Home prices going forward in the US... & Bay Area

US house prices are going to rise at twice the speed of inflation and pay: Reuters poll   
Source: CNBC Article

An acute shortage of affordable homes in the United States will continue over the coming year, according to a majority of property market analysts polled by Reuters, driving prices up faster than inflation and wage growth.

The latest poll of nearly 45 analysts taken May 16-June 5 showed the S&P/Case Shiller composite index of home prices in 20 cities is expected to gain a further 5.7 percent this year.
That compared to predictions for average earnings growth of 2.8 percent and inflation of 2.5 percent 2018, according to a separate Reuters poll of economists.

U.S. house prices are then forecast to rise 4.3 percent next year and 3.6 percent in 2020.

A further breakdown of the April data showed the inventory of existing homes had declined for 35 straight months on an annual basis while the median house price was up for a 74th consecutive month.

About 80 percent of nearly 40 analysts who answered an extra question said the already tight supply of affordable homes in the United States will either stay the same or fall over the next 12 months.

In the Bay Area, things are not better.  The ratio of home completions to job growth is still very small, which will keep pressure on home prices here too:

.. while according to this article from the Mercury News, the nation's top three most expensive places for renters are here in the Bay Area...

Thank you for reading,

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

New Surprising Buyers Demographics

New Surprising Buyers Demographics:

According to a new report by Veritas Urbis Economics, the landscape of buyers is changing in surprising ways as compared to  35 years ago.

According to this Housing Wire article by Kelsey Ramirez:
- the share of women as buyers has increased from 18.9% in 1981 to 46.4% in 2017,
- single women homebuyers make up 18.9% of all buyers, when it was just 9.1% in 1981,
- the share of households over 55 increased to 27.8% in 2017 (it was 16.1% in 1981),
- homebuyers under 35 made up 52% of all buyers in 1981, they are now under 34%.

How does it play out in the Bay Area of San Francisco, the Silicon Valley?
I don't think we fall within those stats very well when it comes to age.  In my (limited) experience, in the local market, there are quite a few younger households among the buyers, and as far as households over 55, they make up a lot of the sellers, not buyers: as people age, they are likely to sell their home at some point, and in that case they most often leave the area.  Typically this demographic segment does not buy in the Valley as prices and property taxes are too high for the retired population.  Although we do have a portion of the elderly buyers who are moving down, after selling a property that has become too large or far away for them.

Thank you for reading,

Francis

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

Who is Buying Homes, Nationwide?

Yes indeed, who is buying homes nowadays in the U.S.?
This little graph summarizes well some interesting statistics, like for instance the fact that more single women buy a place than young single men, but still 65% of all buyers were married couples.
With regards to women buying a home alone, this article (for the Realtor Magazine) also indicates that in some areas home builders design their homes with women in mind: in some of their developments, more than 50% of buyers are single women.

Thank you for reading,
and let me know if I can help you with any real estate questions.

Best regards,
Francis


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Silicon Valley real estate specialist

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

The Effect of Interest Rates Increase

What happens to your mortgage payments when interest rates change?

For all buyers trying to get in contract right now, the same question is on everyone's mind: what are interest rates today, and how much is my loan payment going to be after my offer is accepted?

This informational slide below, compliments of the California Association of Realtors, gives us a pretty good idea on the impact of any change in the rates:

Also, here is a good link for current mortgage rates, to keep abreast of interest rates in general.

Tip: unless you are a gambler, it is usually a good idea to lock the rate the moment you are in contract to purchase a home.
Should 30-yr fixed rates increase too much on you, and you cannot qualify for the same amount any longer, you may have to consider a loan that would be fixed for a few years, and which then becomes adjustable.  These are the "3-yr, or 5-yr, or 7-yr fixed then adjustable" loans.  The starting rate, on which you are qualified by the lender, is lower, and that in turn allows you to qualify for a larger loan amount.  Ask your lender to advise you on the matter.

Let me know if I can help with any of your real estate questions!

Thank you for reading!
Francis

Price your home online

Silicon Valley real estate specialist

Detailed, local trends etc...

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

Disclosures Sellers Don't Have to Make...

Do you have to disclose that a house is haunted?

Since disclosures are one of the most important topics to address for sellers who sell their home, this is a subject certainly worth talking about.  A good rule of thumb is typically: if you wonder if you have to disclose something about your property, usually the answer is a resounding "YES".

With this in mind, I found this article from the Law Offices of Peter Brewer most interesting.  It details a few (rare) items that sellers do not have to disclose.
Arguably, the fact that one does not have to disclose does not necessarily mean they should not disclose, and in all cases it is always advisable to ask a qualified California Licensed Real Estate Attorney whether to disclose a specific item if you really are wondering about it - if you sell in California.

Although Realtors cannot advise on legal matters, they will usually tell you that it is best to disclose if you are in doubt (with a few exceptions) - and this is where the above article, written by attorneys, comes in as most interesting.

Most real estate lawsuits stem from sellers' or agents' disclosures or I should say: "lack of disclosures".

Marketing your property is certainly a very important aspect of selling a property, but working on preparing good disclosures when you sell your home is in my opinion by far the most important thing to do, and the wrong guidance on this matter could cost you a lot. I think it is the most important criterion in choosing your Realtor to sell your California property.

Thank you for reading!
Francis

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Price Correlation - SF Bay Area - Nasdaq

Interesting correlation between the average sales price in the San Francisco Bay Area, and the Nasdaq over the past 20 years or so.

This graph is compliment of our Coldwell Banker analysts, and shows the average sales price for Coldwell Banker properties only, not ALL of the sales of properties on the market.

Still, it shows how heavily our local market, around San Francisco, is leaning on the high-tech heavy Nasdaq.

Click on the graph to see larger.

Thanks for reading!
Francis

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More Buyers Gamble with Sight-Unseen Offers

I was really surprised to read this article in the Realtor Magazine (National Association of Realtors) about the number of people making offers without seeing the property first.
The source of the article is a survey of more than 1,500 home purchasers by the real estate company Redfin.

The figures are, I think, somewhat staggering:
in June of 2016, 19% of purchasers made an offer sight-unseen,
in May of 2017, it was 33%, and
in November/December of 2017, it was up to 35%.

It has happened to me to have a client make a purchase "long distance", so I understand the circumstances under which it can happen, but this number still surprises me.  I guess with the market going up so much, and properties selling so fast (especially in the Silicon Valley), one can see how some home buyers may have to cut some corners.

You can click on these links for more details on the Realtor.org article, and the original article on the Redfin web site.

Nationwide, US home prices are up 6.7% year-over-year in February.   

Thanks for reading!
Francis

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The Difference Between "Deed" and "Title"

What is the difference between a “Deed” and “title” to a property?

From our specialists at Cornerstone Title, the Title Insurance branch of Coldwell Banker, here are some pointers for buyers and real estate owners in California. (adapted from an article by Audrey Ference on Realtor.com).

A deed is a legal document used to confirm or convey the ownership rights to real property. It must be a physical document signed by the seller/ grantor.

Title, however, is a legal way of saying you have ownership of real property. Title is not a document, but a concept that says you have the rights to that property.

So when you buy a property, you will receive the deed, a document that proves you own it. That deed is an official document that shows that title to the real property has been conveyed to you as the grantee.

How to get the deed and take title of a property?

To get the deed and "take title," or legally own the property, your title company will perform a title search. This ensures that the seller has the legal right to transfer ownership of the property to you, and that there are no liens against it. If everything is clear, then at closing the seller will transfer the title to you, and you become the legal owner of the property.

In California, the title company will ensure the deed is recorded at the county recorder’s office or courthouse, depending on where you live. You'll generally get a notification a few weeks after closing escrow, that your deed has been recorded. At that point, you have the deed and title to the real estate and the property is all yours.

What is title insurance?

Even with all of the due diligence a title company does before closing, there can be rare instances when title problems can pop up later (e.g., missed liens and other legal issues that can be very costly to resolve). To protect against any financial loss, two types of title insurance exist: owner's title insurance and lender's title insurance.

Unlike other types of insurance that protect the policyholder from events that may happen in the future, an owner’s title policy protects the buyer from events that have happened in the past that may jeopardize your financial interest, such as title defects, fraud, and unpaid liens against the property, or claims that someone else is the real, legal property owner.  On the other hand, when you secure a mortgage, your lender or bank will require that you purchase lender's title insurance to protect the lender in case any title problems arise. Lender's title insurance protects the lender's interest in your property until the loan has been paid off.
Thank you for reading!

Francis   

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