Need to sell to move up or move down?

Need to sell your home to move up or down?

This is the typical conundrum that we face in our market: there are fewer homes on the market because, while it can be “easy” to sell your place in this market, it is not so easy to buy your replacement property.  This is why many people have postponed their real estate plans.

There are a few ways around this, all requiring to be well prepared:

-       Arrange for temporary housing, with the help of your friends or family: a short-term solution sometimes can be found if you turn to relatives or friends who may have a second home, a vacant rental unit, or even room in their house.  This is not ideal but could enable you to sell your house first, and have less pressure to find the replacement home.

-       Place a contingent offer: “subject to the sale of your property within ..xx days”.  This refers to a condition in your offer to purchase, with the condition that you will be “in contract” on the house that you have to sell within so many days.  There is quite a bit of preparation to be able to achieve that: you need to be ready to go, on the starting blocks, for the sale of your house - before you place an offer on another house.  That means all inspections done, all repairs done (if any), and the whole marketing file ready to go.  Usually, once your offer has been accepted, and if it is well negotiated, you have a few days before the other party can cancel on you, so that you do not find yourself having sold your home, and with no place to go.

-       Sell first, and arrange for a rent-back.  This means that you take an offer subject to you being able to stay in your home for a given time, renting it from your buyers, to enable you to find a replacement home and buy it.  If your buyers are buying with a new loan, the rent-back will most likely be limited to a maximum of 2 months.  If they buy all cash, then this limit disappears.  This gives you an additional chance that you will not have to move twice.

-       Arrange for a “bridge loan”.  This solution, in the most recent version, will let you borrow up to 70% of the value of both homes at a high interest rate for a few months, as long as you qualify for the final (purchase) loan.  The goal will be to purchase, then sell as soon as possible, and refinance the bridge loan into a "normal" loan.  An alternative is to get a line of credit on the 1st house and use the cash for a larger down payment on the second house, but in that case your lender will need to see you qualify for both loans + the line of credit.  You avoid that with that new "bridge loan".  It can be expensive, but if it is only for 2 to 3 months and it does enable you to move, it can be worth it.  Call me for further information.

Unfortunately, there is still currently no real bridge loan, as they existed a decade ago (see my previous blog from 2013:  "But, where did the old bridge loans go??").  But it is nonetheless possible, with good preparation, to “sell and buy”.  It is made a little easier lately by the fact that the local market is slowing down: fewer multiple offers, and more properties languishing on the market.  The inventory is going up nearly everywhere, and some sellers are more willing to accept a “contingent” offer, if it is otherwise a good offer.

For this to happen, it is also important to be aware of whether it is easier to sell a home or to buy one in the exact locations you are considering: the location you leave, and the location you want to buy in.  Your Realtor, a local specialist, is essential to help you with the research.

Thank you for reading - Let me know if I can help you with your real estate plans.

Francis

Silicon Valley real estate specialist

Detailed, local trends etc...

Current mortgage rates

A worthy local non-profit to remember: Community Services Agency in Mountain View.  Meeting you there next week to serve food? On Tuesday afternoon.

First-time home buyers

First-time home buyers make about a third of all home buyers, nationwide, according to the National Association of Realtors. 

The median age of a first-time buyer is 31, (making about $70k), while the median age of a repeat buyer is 53, (making nearly $100k).  It is safe to say that they do not have the same priorities.

While first-time home buyers usually settled in the past for a cheaper “starter home”, there are signs now that more want to have a home for the long term, holding back for a home that will work for them for a much longer time.  70% are willing to wait, rather than settle for that cheaper, smaller house with some repairs. 

Since we have been faced with a severe scarcity of “starter homes” for sale, compared with a few years back, the price tag of those properties went up drastically.  It is possible that first-time home buyers find that the price is not worth it any more and prefer to wait for more savings to buy a larger first home that will serve their needs for many more years.

Per the Residential Specialist (trsmag.com) the main home features that first time home buyers like most are, in order:

- updated kitchen and bathrooms (81%),

- an open floor plan (59%),

- low maintenance characteristics (43%),

- walkable communities (36%),

- energy efficiency (20%),

- cell phone service and wifi access (19%).

Those feature preferences are definitely evident in our market in the Silicon Valley, and with the exception of the last one, I think the order is pretty much the same.  Here, phone reception and wifi access is also close to the top of the list in my experience.

Thank you for reading!

Let me know if I can be of assistance to you, or someone you know, with real estate questions.

Francis

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates
A worthy local non-profit to remember: Community Services Agency in Mountain View

The State of the Nation's Housing - 2016

The State of the Nation’s Housing - 2016               

With this last report from the Joint Center for HousingStudies of Harvard University, we have a comprehensive look at the state of the US Housing.

In it, one can find important stats which can be found here and there in various real estate articles and publications, - and in some of my blogs, like:

Inventory (fig. 10, page 10): 

-       There are 1.9% fewer existing homes for sale in the US than one year ago,

-       7.8% fewer entry-level homes for sale,

-       New home sales still at their lowest, for the past 25 years (although the inventory of new homes for sale went up by 8.2% in 2015, which is a step in the right direction) - see page 9 and 10.

 

Homeownership:  fewer people own their home in the US:

-       Homeownership rate is much lower than before the 2008 crisis, over all at 63.7% (see page 19),

-       This is the case in pretty much all of the age groups (page 2).

-        The number of renters has increased by 9 million in the past 10 years, with vacancy rates falling and rents climbing, as we all know (especially in the Bay Area). Not so well known: people in their 50s and 60s make up the largest part of the increase in renters.

-       The number of renters paying more than 50% of income for housing jumped by 2.1 million, to a total of 11.4 million. (page 4).

-       A growing supply of new housing being built may help ease these conditions.  Something to follow up on …

Affordability:

-        The percentage of all households that can afford to purchase a median-priced, single-family home is called the Housing Affordability Index.  It is 60% for the US.  Compare this to California: 30%, and the County of Santa Clara: 20%

-       The share of adults aged 20-39 with student loan debt went from 22% in 2001 to 39% in 2013, while the average amount owed went respectively from $17k to $30k;  - this has an impact on the housing market as a whole: fewer homes sell as a consequence.  Since housing makes a good part of the economy, one could deduce that it is not good for the US.

-       Homebuying activity is much lower than before 2007, but is now on the uptick (pg.21).

 

Property value appreciation:

-       Very uneven, depending on the area.  Some areas still lag in appreciation (pg 11). Some areas are higher than at the peak before the 2007 crisis, and some are still way below.

-       Of course, overall, fewer homeowners are “under water”.   

The report, for those interested, is a treasure trove of fascinating information about our society and the US housing situation.   In trying to keep some perspective on the real estate market locally in the Bay Area, I find it enlightening, and offer the following graph that I keep over the years:

click on the graph for better viewing.

Thanks for reading,
Francis

Silicon Valley Real Estate
Smart local Stats and Graphs 
non-profit organization worth noting: Partners for New Generations.

Foreign buyers - California - US

The number of sales to foreign buyers rose once again over the past year, although international buyers are shifting their preferences from luxury homes to less-pricey properties.

NAR (National Association or Realtors) economists think the change in the price of homes international buyers are after may be due to overall higher home prices, along with a stronger U.S. dollar, which both cost foreign buyers more these days.

“Weaker economic growth throughout the world, devalued foreign currencies and financial market turbulence” all had an impact on foreign buyers over the past year, said Lawrence Yun, NAR’s chief economist.  “While these obstacles led to a cool down in sales from nonresident foreign buyers, the purchases by recent immigrant foreigners rose, resulting in the overall sales dollar volume still being the second highest since 2009.”

Foreign buyers purchased $102.6 billion of residential property in the U.S. between April 2015 and March 2016, according to NAR’s report. The number of properties purchased rose 2.8 percent to 214,885. The value of homes bought by foreigners was typically higher than the median price of all U.S. homes.

Experts say a slight drop in dollar volume is due to the types of properties purchased, and the locations of those properties. There are signs that foreign buyers have begun looking beyond higher-priced markets like San Francisco and New York to purchase properties in smaller, less-expensive cities in the Southeast and Midwest.

Chinese purchasers continued to outpace all others, with their dollar volume exceeding the total of the next four ranked countries combined. Their dollar volume of sales, at $27.3 billion, was three times as much as Canadian buyers, who were ranked second. Chinese buyers also bought the most expensive homes at a median price of $542,084.

Five states accounted for half of foreign buyer purchases, according to the NAR report: Florida, (22 percent), California (15 percent), Texas (10 percent), Arizona and New York (each at 4 percent).

 It is interesting to note that California is home to about 25% of all of the foreign-born population of the US.  Florida has only 9% of the foreign-born population of the US, as shown on the graph below:

 

Thank you for reading,
Francis
 

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates
A worthy local non-profit to remember: Community Services Agency in Mountain View.

California: Millennials - Baby Boomers

The definition of a Millennial is not straightforward as evidenced by the many resources found online. However, if we follow the general guidelines of the Pew Research Center we can agree that these would be the people between the age of 19 and 35 as of 2016  (i.e. born between 1981 and 1997).
For the 3rd straight year nationwide, millennial homebuyers made up the largest part of all homebuyers: 35%, edging out Gen X (26%), boomers (31%) and the silent generation (9%).

Lots has been said and written about the level of indebtedness found associated with this slice of the American population (see for instance the article by Maya Pope-Chappell that I show on my previous post on my FB page:  "buried-in-debt millennials...").  Because they are the largest part of all homebuyers, we can only assume that more people nationwide would be engaged into the process of owning a home if the Millennials were not so saddled with student loans.  This could have in turn very positive repercussions on the US economy as a whole.

In California, these are some of the stats for Millennials and Baby Boomers (born between 1946 and 1964):

Click on the picture to see it larger.

Thank you for reading,
Francis

Silicon Valley Real Estate
Smart local Stats and Graphs 
non-profit organization worth noting: Partners for New Generations.

News from the trenches .... in the Silicon Valley.

Taking the pulse of the local offices, and managers and agents in the local cities.  It does not get more "down to earth" and "raw" than that!   ;-)

SF Peninsula – Listing inventory is steadily increasing in the Burlingame area, and so are sales, according to our local manager. Across the hill in Half Moon Bay, there has been a continuous increase in inventory. Our local manager provided this update for the area of Half Moon Bay, El Granada, Montara, Moss Beach, and Pescadero market update: The average listing price is $1,428,716, highest listing price is $3,388,888, and the lowest listing price is $699,000. Pending Average listing price is $1,372,445, highest listing price is $1,988,000, and the lowest listing price is $785,000. Sold average listing price is $1,062,552, the sold price is $1,071,980, days on the market is 14 days. ...  Our Menlo Park manager said the local market is steady but cautious. No throwing money at houses now like caution to the wind. She adds that sellers are more likely to look at a pre-emptive offer now realizing that we could be close to the ‘top of the market’ if anyone can really see that without it being behind them.  Our Redwood City-San Carlos manager reports lots and lots of frustration out there for everyone (sellers, buyers, agents). It’s a definite alteration in the market (which was needed). Only the ideal homes with the ideal location and the ideal price are selling quickly. All the rest are remaining on the market with very little, if any, showings. The San Mateo market has slowed down, our local manager says. Our Woodside-Portola Valley manager says that
Woodside continues to be a good/bad market. It is a month to month thing. Big buyers are out there but always waiting for the RIGHT house. The market is feeling cautious, she notes.

Silicon Valley – Our Cupertino manager says homes are staying on the market longer and need to be priced right. Open houses are spotty. That can be a good thing because agents have more chances to engage visitors in conversation, and perhaps get new clients. She adds that the luxury segment has been slowing. In the Los Gatos area, competition remains heavy for entry-level homes listed under $2,000,000. More inventory is hitting the market in the $2,000,000 plus range. Our San Jose-Almaden manager says we’re starting to see an increase number of active listings as well as a lower number of homes pending in Santa Clara County. The available inventory is actually higher than the number of available in 2014. Not surprising were the lower number of units sold for May. There were 35 properties sold in Almaden for the month which is down 25% from last month and 18% from the previous year. Blossom Valley was slightly better with a total of 101 homes sold for the month which is down 8.5% from the previous year. Cambrian was almost flat, with 78 properties selling for the month which is just down 2.5% for the previous month and year. Santa Teresa had 27 homes sold which is down 16% from the same time last year. Willow Glen had a sleepy Memorial Day week. Sales were slow and not many new listings came to the market. The following week things started moving again we had one of our better sales weeks and listing inventory is back up to 92 units. We are still hovering at 3-4 year highs for active listing inventory. The local market seems to be driven mainly by price point. Anything under or around the $850,000 price point is drawing lots of attention and still attracting multiple offers well over list price.

It is my experience that in Los Altos / Mountain View / Palo Alto the market is a little slower like elsewhere, but still quite active: anything priced right is selling quite well, even if sometimes it is not right away (like the first week).  I think the consensus is that prices are going to be flatter unless the property is among the most desirable in its category (and not overpriced).
The least expensive house in Mountain View sold in April for $1,050,000.
The least expensive house in Palo Alto sold in February for $1,325,000  (with a lot of 2,875 sq.ft.).

Thanks for reading, and hoping each finds his/her own area in the above ;-)
Francis

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates

non-profit organization worth noting: Partners for New Generations.

Direct news from the City of Mountain View Affordable Housing initiatives.

The City of Mountain View has earmarked $36 million for affordable housing.   (See: "The View of Spring/Summer 2016).

Of these funds, $22.25 million were allocated by the City Council to contribute to a project  of a new 116-unit affordable family development located at the corner of East Evelyn Ave and South Bernardo Ave.  This project aims to benefit people with incomes at or below 60% area median income (AMI), with a particular focus on those who live or work in Mountain View.  This development by ROEM Development Corporation is anticipated to be fully occupied by late Summer 2018.

Another project by Palo Alto Housing Corporation is a 67-studio unit development located at 1701-07 W. El Camino Real.  It will provide 30 units of veteran housing with the remaining units available to extremely low-income households earning 30 % AMI or less, and very-low income households with annual incomes at or below 60% AMI.  Here the City Council reserved $8 million funding in Oct 2015 and the completion of construction is anticipated for late 2017.

For more information on these projects, or to sign up on the interest list for the proposed affordable developments, go to the Affordable Housing tab of the City of Mountain View web site.  

Separately, but in the same vein on the affordable housing subject, the City is updating its companion unit regulations to allow for and encourage additional diverse housing opportunities.  What is more commonly known as "granny units", or "in-law units", or "accessory dwelling units" currently need to fit fairly strict guidelines, some of them laid out in this part of the City of Mountain View "City Code" page (Chapter 36 - Zoning).
Will we see loosening of the guidelines soon?  Some people like the idea. 

Thank you for reading,

Francis

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates

A non-profit of interest:  the Salvation Army - Silicon Valley.

Is it too hard to get a loan nowadays?

Mortgage lenders are easing up on credit, but not much…. 

“Credit is expanding very, very slightly from absurdly tight levels”  said Laurie Goodman, Ph.D., Director of Housing Policy at the Urban Institute.  (see CAR's magazine - Nov/Dec 2015).

The Institute’s Housing Credit Availability Index (HCAI) measures the probability of a loan ever going 90 days delinquent.  Based on the Index, the fourth-quarter 2015 default rate was 5.6%.  As a comparison, the average default rate for the whole mortgage market in the years 2001 to 2003 was 12.5%, and considered standard. 

Lenders are taking much less risks nowadays, and it shows in the current process that buyers have to go through right now in order to get their loan.  Underwriters have to show that they have been super careful.  As loose criteria lead to abuses - as we have seen too well 6-8 years ago, this is a good thing. But current criteria are too tight for some, who would like to see more "willing and able" buyers have access to home ownership.  Indeed the renting alternative can be brutal and in some cases more costly, actually. 

"Current criteria" also include the lack of bridge loans, which were so prevalent up until the financial crisis.  In my opinion, this is one of the main reasons why the market is currently so tight: most people who would like to move up, or down, do not have the means to qualify for both houses, which is what lenders currently demand.   Before the crisis, banks would only ask the buyers to qualify for their new purchase, not both the new purchase and the currently owned home.  All they wanted to see was some proof that the currently owned home was going to be sold (i.e. a listing agreement with a Realtor).  But this is not the case any more.
The reason why bridge loans are not available is a mystery to me: there is no risk at all for the banks in the Bay Area (and many other appreciating areas, see my last blog on underwater properties), to lend money on a move-up or down purchase. The demand for housing is so strong that the previous home will sell very fast.  More houses sold means more loans made by the banks, doesn't it?
These new tight lending rules certainly contribute to the lack of inventory, which also make it harder for buyers to make a purchase.  I have several clients would have moved by now if real bridge loans were available.

As is often the case, the pendulum swung too far the other way in my opinion.

Thanks for reading,
Francis

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates
A worthy local non-profit to remember: Community Services Agency in Mountain View - our last event there.

Bay Area: some relief for homebuyers?

As demand for housing remains quite strong locally in the San Francisco Bay Area and the Silicon Valley, are homebuyers going to see some relief coming their way soon?

Inventory is key to this equation.  Look at the situation the way it was last year, and what it is today, in the cities around Palo Alto and Los Altos:

Inventory for all houses, condominiums & townhouses, a year ago,
-------------  on March 31, 2015 ----- Inventory today - April 6 2016:
Los Altos:...............27               - - - - - - - - - -        29
Palo Alto: ...............45               - - - - - - - - - -        51
Mountain View:......26              - - - - - - - - - - -       43
Sunnyvale:..............46              - - - - - - - - - - -       82
Menlo Park: ...........21              - - - - - - - - - - - -     30
Cupertino: ..............31              - - - - - - - - - - - -     67
For Mountain View, Sunnyvale and Cupertino, this is almost twice as many homes for sale now than last year.  This could mean some relief for homebuyers.

From the trenches, dealing with the market on a daily basis, I think many agents would agree that the activity shows signs of leveling a bit - but we have to characterize this with a few caveats: buyers still need to be completely pre-approved, and very motivated.  It's just that where we could expect 10 offers, it seems that we are seeing, say, half that amount lately.  Several factors are in play here, influencing activity:

- overpriced listings will stay on the market for a while, (& there are a few more lately),
- the increase in price is not as high as it has been until now,
- the best properties (most desirable) will always be the ones with the most activity,
- more homes are coming now on the market, and this is normal for the time of the year,
- inventory is -still- not a lot higher in PA, Los Altos and Menlo Park,
- and finally, some buyers have been priced out of the market (hence, a bit less competition).

Whether you are a buyer or a seller, I think a real estate professional has never been so important in helping you see more clearly, and separate the hype from the facts.

Stay tuned! as things change pretty fast here in the Silicon Valley!

Thanks for reading,
Francis

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates
A worthy local non-profit to remember: Community Services Agency in Mountain View - our last event there.

"under water" properties at their lowest level in a long time!

Just read on RisMedia:

One million borrowers regained equity in 2015, bringing the total number of mortgaged residential properties with equity at the end of the 4^th quarter of 2015 to approximately 46.3 million, or 91.5 % of all mortgaged properties, according to a new CoreLogic® analysis.  Nationwide, borrower equity increased year-over-year by $682 billion in Q4 2015. 

The total number of mortgaged residential properties with negative equity (“under water”) decreased 19.1 % year over year from what it was at the end of last year.

Interestingly, Miami-Miami Beach-Kendall, Florida, had the highest percentage of mortgaged properties in negative equity (22% of the total).

San Francisco-Redwood City-South San Francisco, CA, had the highest percentage of mortgaged properties in a positive equity position, at 99.3%.    Houston, then Denver followed SF in that category.

To read the full article on RisMedia.

Thanks for reading!

Francis

The 2016 French Fair is coming to Palo Alto:

March 19th - Lucie Stern community Center

1305 Middlefield Rd - Palo Alto.

http://www.frenchfair.org/
See you there, for French food, fashion, dance, live music, art, company!

Try out neighborhood before buying. What a novel idea!

Didn't you ever wish you could try out your neighborhood - before buying your home there? 

What a novel idea!:

Realtor.com’s new partnership with Airbnb, which launched in June 2015, aims to allow just that. 

A buyer thinking about buying in a specific neighborhood can “try out” the area by renting a place for a few days through Airbnb. 

Such recommended accommodation can be found on realtor.com in the same area as the home listing they are viewing.  “Real estate professionals are finding that buyers are more likely to be happier if they are able to try out a neighborhood before choosing to buy” says a Realtor.com spokesperson.

Checking out noise levels, culture, overall vibes gives prospective condo and single-family home owners important information as they make their decision.

Thank you for reading!

Francis

The 2016 French Fair is coming to Palo Alto:

March 19th - Lucie Stern community Center

1305 Middlefield Rd - Palo Alto.

http://www.frenchfair.org/
See you there, for French food, fashion, dance, live music, art, company!

Fewer first-time buyers...

The share of first-time home buyers declined for the 3rd consecutive year and remained at its lowest point in nearly three decades, according to the NAR (National Association of Realtors^®). 
The overall strong pace of home sales in 2015 was driven more by repeat buyers with dual incomes, according to NAR's annual survey.

In the past 5 years, this is the share of new buyers among all the buyers of real estate:

To continue on with this survey, this is how buyers responded overall to the question: Why buy now?

"Homes affordable" was not popular...  ;-)
It is refreshing to see "Right time" come up so much in the results - isn't it the best reason to buy?

Thanks for reading!
Francis

Silicon Valley real estate

Trends: Local prices and graphs.
A worthy local non-profit to remember: Community Services Agency in Mountain View

Report from the trenches - The Silicon Valley & SF Peninsula real estate activity.

Our latest "report from the trenches", from the Coldwell Banker office managers all along the Peninsula:

SF Peninsula – ...  In her decades of experience in this area, our Menlo Park manager has never seen the market so low on inventory – even for this time of year.  Buyers are out in droves yet after last week in the equity markets, they are a bit in a wait and see attitude.  Properties are still moving quickly but there are more buyers than actual ‘bidders’ right now, she says. Anything under $1.4 million is getting a lot of attention and selling quickly. $5-6 million homes are becoming more and more common in Menlo Park. Inventory is seasonally low in Palo Alto, but demand is still there. Amazingly there is still an incredible lack of inventory all over the Peninsula, says our Redwood City manager. Because of this almost all offers are multiple offers. There still are a lot of buyers with sufficient funds to purchase but due to the lack of inventory there is a tremendous amount of frustration. More inventory is hitting the San Mateo area market, our local manager says. Agents have a number of listings inked and ready to come on in the next couple of weeks. The market is “moribund” right now in the country offices, reports our Portola Valley-Woodside manager.  But she says that this area always seems slow to start the new year.

Silicon Valley – New inventory is slow to hit the Cupertino area market. The few new open houses our local agents held had 200-300 visitors in some cases. There are currently 25 homes for sale in Los Gatos, down 40% from the same time last year, reports our Los Gatos manager. The San Jose Almaden market has been more of the same with lower inventory than previous years, although it has increased since December.  Buyers aren’t waiting to write up offers.  Most of the listings are going into contract during the first weekend of open houses.  A 1,330 square foot SFR in Santa Clara (with Cupertino HS) that had a list price of $895,000 received 46 offers and sold for $1,330,000.  With the New Year underway the post-holiday local Willow Glen market is busy although it is still experiencing extremely low listing inventory. The year started with only 23 active listings and dropped to 21 in week two. Open houses are jammed, and multiple offers well over list price are the norm. Agents all have a bounty of buyers they are trying to get into something.

My personal experience has been a difficult market for buyers, even towards the end of the year, when buyers typically are given a break. The transactions I have had in the past two months have been tough, and buyers could not ask for much... 
Such is the market!

Thank you for reading,

Francis

Silicon Valley real estate

Trends: Local prices and graphs.
A worthy local non-profit to remember: Community Services Agency in Mountain View

Median Sales Price - Santa Clara Cnty - did not let up.

Piggy-backing on my September blog looking at the monthly median prices in the County of Santa Clara, I'd like to share what happened next.

At the time, I was speculating that prices may let up a bit, as is usually the case at the end of any given year.  Buyers looking during the last few months of the year could expect a break and have less competition.

My experience from the trenches, reflected in the updated graph below, is that there were a little fewer offerors on homes for sale, but prices certainly did not go down. The competition remained quite strong.  Overall prices stayed at the same level, at the minimum, and I mostly saw an increase in home values, especially in the entry-level category.

Often seen in the past 3 months were:
- Houses offered at a certain price, and if it did not sell for way over, their asking price changed upward,
- offers being shopped around, in some cases what felt like excessively,
- lower cash offers sometimes selected over higher offers needing a loan - (can make sense of course...),
- some of the latter cash contracts being cancelled  right before close of escrow - setting the clock back to zero on the sales process, and triggering plenty of legal questions marks for all.

Be sure to work with an experienced professional if you are thinking of selling, or buying a place in this tense environment.  It is sometimes hard to make sense of it and to navigate a prudent, legally safe line.

Thank you for reading,

Francis

Silicon Valley real estate specialist

Detailed, local trends etc...

Current mortgage rates

A worthy local non-profit to remember: Community Services Agency in Mountain View.

Offshore Buyers Continue to Invest in Bay Area Real Estate

From our Coldwell Banker desk:  

2015 was another very strong year for foreign investment in U.S. real estate, especially here in the Bay Area and particularly from Asian buyers. 

The dollar volume of all foreign investment in the U.S. reached $104 billion for the 12 months ended March 2015, up 13 percent from the same period a year ago, according to the National Association of REALTORS®. More than half of that investment went to California and three other states – Florida, Arizona and Texas.

No one knows for sure exactly how much foreign investment there is in the Bay Area housing market, but anecdotal evidence from our agents and managers in the field tell me it is substantial. And it's probably not surprising, considering the fact that the Bay Area has long been one of the most sought after housing markets for Chinese investors and other offshore buyers.

International investors are attracted by the strength of our local economy, particularly the tech sector in Silicon Valley. They also favor the stability of the U.S. political and financial systems, our strong schools and world-class universities like Stanford and Cal, solid appreciation on homes in the Bay Area, and the relatively affordable prices - yes "affordable" - compared to many other major cities around the world.

If you have any doubt about just how fast Chinese and other Asian investment is growing in the U.S., consider a recent NAR study that found Chinese buyers were the number one international investors in U.S. real estate over the past year with $28.6 billion in sales volume, nearly three times the number two country, Canada. As recently as six years ago, Canadian investment in the U.S. market was more than double China's, which also ranked behind India and the U.K. and was at the same level as Mexico.

In recent years, Coldwell Banker has deployed a very targeted marketing program to reach Asian consumers in a variety of media outlets, both print and digital. We are reaching out to buyers and marketing properties on many of the biggest Asian websites and publications. In addition, our strong international network of offices and agents – the most of any U.S. brokerage – has helped us attract more offshore buyers. Given the interest in the Bay Area housing market from Asian investors and others overseas, I don't see that trend changing anytime soon.

Thank you for reading!

Francis

Silicon Valley real estate specialist

Detailed, local trends etc...

Current mortgage rates

A worthy local non-profit to remember: Community Services Agency in Mountain View.

Neighbor's tree problems, etc...

What happens when a neighbor’s tree wreaks havoc on your property?
What can you do when a neighbor’s tree shades your solar panels?
What do you do if a neighbor’s large tree leans dangerously over your roof, and home?

Of course everybody loves trees and the local jurisdictions protect trees past a certain size.  So even offending trees can be protected…  You cannot do whatever you want with trees, whether they are on your property or on the neighbor’s property.  It turns out that the answers to those questions are not always straightforward or obvious.

A long time ago, in 1886, a legal case established the rule with regards to encroaching trees: tree branches overhanging on your side from a neighbor’s property were something that you could cut, right above your property line.  This was extended several years later to include the roots (because of the damage they could do on your side).  However, several other cases happening later on made it clear that you cannot do that indiscriminately: you cannot kill or otherwise endanger a neighbor’s tree.  Also, any cutting better be well on your side of the fence, lest you’d be accused of trespassing … hum… one can see that it is a good idea to get a legal opinion on the matter, should you have such a problem. 

In some cases it seems that past legal disputes have made it clear that it goes down in a certain way: in the instance of solar panels, often times the one who wins is the one who was there first: the solar panels, or the trees.  Also, when a neighbor’s tree branches invade your property, it is fairly accepted that you can cut off whatever is in your yard; -but be careful: you cannot endanger the neighbor’s tree in the process.  If a neighbor’s tree dumps tons of leaves on your property, what do you do? Do you have a recourse?  Yes, in certain cases where you can prove that it is a nuisance to you.  - however, proving a nuisance is not always so easy.

There are several ways such disputes can be approached, and hopefully resolved.
One of them is to find a mediator, and this service is often offered by the City in which you live, in cooperation with such non-profit organizations as Project Sentinel which deal with dispute resolutions.  As an example, in Mountain View, one would find such a resource through their City mediation page.

Also, here is an interesting blog on tree problems, by Simon Offord, from a local Real Estate Law Office (Peter N. Brewer); this article reviews various situations in careful terms, and they also have other blogs on neighbor issues which I found most interesting.

Bottom line, it is better to review the whole situation carefully before acting too fast when it comes to neighbors’ relations.

Thank you for reading,

 

Francis

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates
A worthy local non-profit to remember: Community Services Agency in Mountain View.

Bay Area: A (long) Perspective On Prices.

Bay Area, Santa Clara County, California State, and the US:

A long perpective on prices, since 1968.

A picture is worth a thousand words... This graph that I have updated for several years now shows the evolution of the median price of a single family residence at the County level, the 9-County region of the Bay Area, and compares them with the median price at the California level, and at the US level.

 

It shows that really, only the great Crisis of 2008- 2009 had a significant impact on prices over a whole year period.  The earthquake of 1989 definitely stopped prices from going up (along with an economic slow-down), starting a long drawn-out period of time when prices were essentially flat.  The dot-com bubble collapse in 2000 and 2001, coupled with 9/11 also had a significant impact on the curve.  After 2 or 3 years, prices started to go up again at all levels, but more acutely in the Bay Area and in California.

Pls click on graph for a full size picture.

Thank you for reading!
Francis

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates
A worthy local non-profit organization: Community Services Agency in Mountain View.

Home sale strategy: set a date for offers, or not?

Home sale strategy: set a date for offers, or not?

You have prepared carefully for the big day when your property goes on the market;  first it goes on MLS, then you have a Realtor tour, and an open house during the week end.  The critical “exposure” time has started, a full marketing campaign is in place, with paper advertising and internet advertising - the world is starting to learn about your house.

Should you hold off for offers until a certain date (hoping for multiple offers), or do you take offers as they come?


Holding off for offers is a good strategy, if the house is well priced: it ensures that the house has been seen enough, and that potential buyers have had the time to decide what they want to do, and look at all the disclosures and reports your agent carefully helped you prepare upfront.  When offers are reviewed, chances are they are well thought out, and you have a choice between solid offers.  Odds are higher the transaction will close without problems.

But the down side of this strategy is that some buyers are turned off by the process, and do not want to participate in a competition.  Also, if you hold off too long, other competing properties will come on the market and you will lose some potential buyers.  Finally, with this strategy comes the difficult choice to make if a “preemptive offer” is presented to you, often higher than the asking price.  If you take it you will never know what the other offers could have been (the ones that followed your instructions and waited for the “offer date”).  If you do not take it you could lose out on that high offer.

So the alternative is to “take offers as they come”.  But what do you do when one comes too fast, may be even higher than your asking price, and you have the feeling that “not enough people have seen the house”?  Could you have a higher offer by waiting for more people to have the time to see the property and work on an offer?  In real estate we say that the first offer is often the best one...  In a typical market it is often true (the subject of another blog), but the Bay Area market is not typical.

Several elements are in play here:

1/ the (pricing) strategy you prefer to use (low, average, high?)

2/ how active the market is at that precise moment.

3/ how easy it is to show your property,

4/ how desirable your property is (objectively),

5/ the quality of the information you get.  The tools your Realtor is using are going to be critically important, in order to assess the real interest your property generates.  You’ll want to know: - number of showings, - number of page views on the various web sites, - how many people are looking at the info online, - and what exactly they are looking at: some info, or all of the info available?

What I would like to stress here is that you must have this conversation with your Realtor ahead of time, and stick to your chosen course of action. One cannot really have it both ways.  If you set a date for offers, and take a pre-emptive offer, you may hurt yourself by never seeing the offers that played by the rule, and waited to come forth.  The thing is that you will never know - it is a gamble.  My experience has been that, in very active markets, it is better to hold off until about a week after the house has been in full marketing mode.  Taking an offer too fast may leave you with a lot of question marks about what other offers could have been a few days later.

Finally, it is critical that your Realtor follows closely any interested party, and answers questions as best as possible: better informed buyers, or agents, will bring you an offer, and one additional offer may mean a big difference in the final sales price.

Thank you for reading,

Francis

Silicon Valley real estate specialist
Detailed, local trends etc...
Current mortgage rates
A worthy local non-profit to remember: Community Services Agency in Mountain View.

How sellers have changed over the past decade.

How sellers have changed over the past decade:
a Coldwell Banker Seller Survey - Nationwide.

According to a Coldwell Banker survey of home sellers, today's home seller is notably different than the seller of 10 years ago. The recession not only changed the housing market, but it also changed the way home sellers approach the sale of their home. The Coldwell Banker Seller Survey looks at approximately 1,500 home sellers and analyzes trends from before and through the recession, as well as the initial recovery years and today:

• 2014-2015 - Recent Years (Sellers Today)
• 2010-2013 - Initial Recovery Years
• 2008-2009 - Recession
• 2006-2007 - Pre-Recession
• 2005 and Earlier

Notably, since 2014, more than 1 in 4 home sellers in the US sold their home in less than two weeks.

  Those sellers are twice as likely to choose an offer based on emotion rather than money alone, compared to sellers in pre-recession years.  “There is a notable difference in seller psychology today compared to 10 years ago” says Budge Huskey, president and CEO of Coldwell Banker Real Estate.  “Home sellers often want to feel emotionally connected to the buyer.  These findings should give solace to buyers in highly competitive markets who may present a compelling story as to why they should be the next owners of the home”.   - hint:  think “the Bay Area housing market”…

You can see the whole survey on this Coldwell Banker article.

Thank you for reading,

Francis

Silicon Valley real estate

Trends: Local prices and graphs.
A worthy local non-profit to remember: Community Services Agency in Mountain View