Tuesday, February 24, 2015

Townhome Market Shows Signs of a Comeback

DAILY REAL ESTATE NEWS | TUESDAY, FEBRUARY 24, 2015
Townhouse construction was back on the rise in 2014, as home buyers show an increasing appetite for this type of housing once again. 
Single-family attached starts totaled 19,000 in the fourth quarter of 2014 – 12 percent higher than a year prior, according to Census data. For all of 2014, townhouse construction starts totaled 72,000, up from 68,000 starts in 2013.
The market share of townhouses comprises 12 percent of all single-family starts. The peak for townhouse construction was during the first quarter of 2008 when it reached 14.6 percent.
During the recent recession, the townhome market plunged, particularly as the number of first-time home buyers fled the market. But as the number of first-time home buyers rebounds, construction of town homes is expected to rise again too.
“The prospects for townhouse construction over the long run are positive given large numbers of home buyers looking for medium density residential neighborhoods, such as urban villages that offer walkable environments and other amenities,” writes Robert Dietz, an economist for the National Association of Home Builders, on NAHB’s Eye on Housing blog.
REALTORS® are upbeat about townhome prospects in the District of Columbia, North Dakota, Colorado, Texas, California, Florida, Hawaii, and Alaska, according to the December 2014 REALTORS® Confidence Index Survey.
However, REALTORS® continue to be concerned about the condo market overall, reporting that obtaining Federal Housing Administration financing for condos remains a big hurdle for home buyers because many condos continue to not meet FHA eligibility criteria. Existing condo and co-op sales fell 3.5 percent on a seasonally adjusted annual rate in January; they remain 1.8 percent below year ago levels, the National Association of REALTORS® reported in its latest housing report.  
“Condominiums offer an affordable option and are the first step to home ownership for many home buyers,” NAR President Chris Polychron said in a recent statement. “NAR has urged FHA to develop policies that will give buyers access to more flexible and affordable financing opportunities and a wider choice of approved condo developments.”
Source: “Townhouse Market Expanded in 2014,” National Association of Home Builders’ Eye on Housing blog (Feb. 23, 2015) and “States with Strong Townhouses and Condos Market,” National Association of REALTORS® Economists’ Outlook blog (Feb. 10, 2015)


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The Hottest Winter Home Markets

DAILY REAL ESTATE NEWS | TUESDAY, FEBRUARY 24, 2015
While most of the United States is currently under a deep freeze, real estate markets in many cities across the country are heating up, according to the recent Hotness Index compiled by realtor.com®.
Not surprisingly, warm locations continue to be hot spots for winter buyers. Miami, Las Vegas, Phoenix, Raleigh, and San Diego rank highest on the Hotness Index, and see busy Spring level home-buying activity earlier than other cities across the country.
To compile the Hotness Index rankings, economists fromrealtor.com® looked at 2014 monthly search volume on realtor.com®, adjusted for population, and combined climate data from the National Oceanic and Atmospheric Administration.
“The correlation between warmer metropolitan areas and more January searches makes sense, as it’s easier to get out and go house hunting in these cities,” said Jonathan Smoke, Chief Economist forrealtor.com®. “In these markets, looking for a home in November or January makes as much sense as August.
Winter home-buying activity isn't just booming in cities with balmy climates. Chicago is a surprisingly hot real estate market in the winter months, according to the Hottest Index. Despite Chicago's frigid temperatures, their prime buying season actually begins in January and home showings during snowstorms are the norm.
Some suggest that what's driving this push towards an earlier Spring buying season is the lack of inventory in many metropolitan areas.
“Prices are appreciating and homes are selling more quickly,” Smoke said. “These are the criteria that we use to define a healthy market. When inventory is growing as well, the hot market can keep its momentum, which benefits both sellers and buyers.”
Source: "What Do Winter Home Buyers Seek? Our Hotness Index Knows," realtor.com® (Feb. 19, 2015), "It’s February—and the Spring Home-Buying Market Is Almost Over," realtor.com® (Feb. 9, 2015)
http://realtormag.realtor.org/daily-news/2015/02/24/hottest-winter-home-markets-0
www.RebeccaSellsAZ.com
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Monday, February 23, 2015

Why Buyers May Find Mortgages Easier to Get

DAILY REAL ESTATE NEWS | MONDAY, FEBRUARY 23, 2015
Good news for potential home shoppers: A Mortgage Bankers Association index shows lender requirements regarding credit scores, down payments, and other key terms are finally loosening up. Some lenders are even expanding the types of mortgages they offer. These moves come after years of lenders tightening loan requirements in the aftermath of the housing crisis.
The Opening of the Credit Box
The newly-released MBA index shows that recent improvements in lending are mostly tied to the government’s efforts to ease regulations and improve affordability in the housing market. For example, mortgage financing giant Fannie Mae is now allowing purchases of conventional mortgages that have down payments as low as 3 percent; Freddie Mac is planning to do the same for mortgages closed on or after March 23.
Also, the Federal Housing Administration, which insures loans with down payments as low as 3.5 percent, reduced its upfront mortgage insurance premiums last month, which is expanding eligibility for home purchases to thousands of potential home shoppers.
“Things are looking better for home buyers and refinancers,” not just in the loosening of underwriting requirements but also in the cost of credit, says Brad Blackwell, executive vice president of Wells Fargo Home Mortgage, the nation’s largest mortgage originator based on volume.
Blackwell says that Wells Fargo has been gradually opening its credit box as the government has taken steps to clarify its lending policies and penalties against lenders for defaulting loans. That has helped lenders gain confidence to expand lending to a broader range of borrowers, including those who may not have high credit scores or a sizable down payment for their home purchase.
Wells Fargo says it also has relaxed its policy on down payment gifts to borrowers from relatives and friends. Wells Fargo previously required borrowers to contribute at least 5 percent of the total costs on a home purchase from their own finances in order to qualify for a conventional loan with a 5 percent or lower down payment. The bank giant recently reduced that requirement to 3 percent, allowing for greater gift assistance.
Source: “Lenders Begin Easing Requirements to get a Mortgage,” The Los Angeles Times (Feb. 22, 2015)



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Friday, February 20, 2015

Bet on These Home Improvements in 2015

DAILY REAL ESTATE NEWS | THURSDAY, FEBRUARY 19, 2015
If you're considering giving your home an upgrade this year, it can be overwhelming to choose what home features need an overhaul. Trends seem to change all the time, and the last thing you want is to spend money on costly improvements that will soon be out of date.
What's Hot In Design?
Real estate brokerage Redfin recently analyzed home features that are most desirable to potential home buyers. First, they asked local real estate agents to take note to what features were cropping up the most on home tours. Then they searched for those design keywords and took note of what trends experienced the most growth in popularity in the last five years.
So what seven home improvements made their list of the safest bets?  
  1. Quartz Countertops: For years it was all about the granite counters, but it appears that quartz is all the rage these days for buyers. According to Redfin, quartz has experienced a huge increase since 2012, due to its durability and overall buyer granite fatigue.
  2. Smart Homes: While Smart Home design is overall still a niche with buyers, it's a phrase that has experienced an explosion in listing mentions since 2012. Redfin agents caution that buyers really need to choose a smart home system with the most up-to-date software since smart home technology is rapidly evolving.
  3. Stainless Steel Appliances: This trend is here to stay, and it has only increased in popularity since 2011. According to a Redfin agent, stainless steel is "the gold standard for kitchens these days" and it appears to be a very safe home improvement bet.
  4. Fire Pits: Buyers are still interested in turning their backyards into relaxing areas with multiple focal points that encourages interaction and socializing, and adding a fire pit remains a popular upgrade.
  5. Tasting Rooms: In the high-end and luxury market, the term "tasting" has slowly increased in listings over the last five years. In the past, buyers hid their wine cellars away from the main focal point of the house, but these days they're requesting tasting rooms that are adjacent to the main socializing rooms of the house, such as the kitchen and living rooms.
  6. Outdoor Kitchens: Along with fire pits, outdoor kitchens and multi-use backyard areas have only gained in popularity, especially for high-end buyers who mention socializing in the home as a priority. According to Redfin, "Backyards are becoming places to lounge during the summer, with full kitchens, fireplaces and televisions."
  7. Freestanding Tubs: The days of the space-saving combined shower and tub are over, at least for luxury buyers. Redfin reports that the term "freestanding tub" has increased dramatically since 2011, as buyers want a bathroom that's more reminiscent of a spa.
And lastly, one trend that is seemingly on its way out? Exposed brick. According to Redfin, mentions of exposed brick in listings peaked back in 2013, and they caution that other than loft homes, buyers' interest in exposed brick is waning.


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Thursday, February 19, 2015

After Baby Boomers, What’s Next for Housing?

DAILY REAL ESTATE NEWS | THURSDAY, FEBRUARY 19, 2015
As baby boomers age, the decline of this mammoth generation will have a “dampening effect on household growth,” according to a new report by Harvard’s Joint Center for Housing Studies. However, this decline in growth will occur over several decades and may be offset by the millennial generation starting households of their own.
But the big question is whether the housing left by baby boomers will be desirable to younger generations?
“Many homes vacated by aging seniors will not be in demand by tomorrow’s young adults, being in the wrong part of the country or otherwise unsuitable,” according to JCHS researchers. “Some will be simply too expensive. Some ‘affordable’ vacated homes in desirable locations will be torn down and replaced by larger and more energy efficient/amenity rich houses targeted to older buyers. Many houses will sit on the market for long periods of time before sellers are willing to recognize that they are overpriced. Some homes in declining communities will become abandoned.”
As such between now and 2030, new construction will be needed to meet the housing demand from the large number of those under the age of 30 that are currently in the pipeline – which will be even further escalated due to future immigration trends, researchers note.
Later this decade, the adult population growth is expect to turn sharply, according to recent Census Bureau population projections. Growth in the population age 20 and older is expected to see a 40 percent decline, gradually falling to about 1.5 million per year by 2050.
“Despite their improving life expectancies, the oldest baby boomers will soon turn 70, and begin to die off in ever-greater numbers,” notes JCHS’ report. “Today, there are about 2.6 million deaths every year, but this number will rise to over 4 million a year by 2050.”
Baby boomers have long had a thirst for real estate. As they aged, the share heading an independent household rose from 53.4 percent in 1990; 56.1 percent in 2000; and 58.5 percent in 2010.
On the other hand, younger age groups have been slower to enter the housing market. “Higher minority shares and delayed marriage have had a negative effect on headship rates, as has the Great Recession’s impact on employment and income,” JCHS researchers note.
So what does this mean for the future of housing?
“Projected declining adult population growth because of increasing deaths will have several effects on housing markets,” JCHS researchers predict. “But it will not have an immediate and proportional impact on household growth for a variety of reasons. First, many initial baby boomer deaths will occur to married couples, leaving the surviving spouse to continue to head a household. Many deaths will also occur to people who do not head a household, but rather live in a household headed by children or other relatives, or in institutional settings (assisted living or nursing facilities).”
The decline in household growth due to the aging baby boomers will occur over many decades. By then, aging millennials could cause “the changing age structure effect to be more positive, similar to what baby boomers exerted as they passed into middle age, offsetting the effects of declining adult population growth.”
Source: “What Will Happen to Housing When Baby Boomers Are Gone?” Harvard Joint Center for Housing Studies’ Housing Perspectives Blog (Feb. 17, 2015)


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Wednesday, February 18, 2015

Home Owners, Appraisers Align on Price

DAILY REAL ESTATE NEWS | WEDNESDAY, FEBRUARY 18, 2015
Appraisers’ opinions of home values are mostly falling in line with home owners’ estimates, according to the latest reading of Quicken Loans' Home Price Perception Index. Indeed, appraisers’ opinions of home values were only 0.18 percent higher than home owners – the closest the two opinions have been since September 2013. The previous month, the difference between appraiser and home owners’ price opinions was 1.43 percent.
While the value perception is closing, home values have also been on the rise. The national median single-family home price at $208,700 in the fourth quarter, up 6 percent year-over-year, according to the National Association of REALTORS®. 
Quicken Loans, the nation’s second largest retail mortgage lender, uses its index to evaluate perceptions of the housing market. Appraisers in more than 74 percent of the metro areas the company examined continued to have higher opinions of home values than the home owners – which means that many may have more equity in their home than they realize.
“Interest rates have dropped and we have seen more and more Americans refinance their mortgage,” says Bob Walters, chief economist for Quicken Loans. “These consumers have been watching their local housing market and realizing their home’s true value more accurately than any time in the last year and a half. This is encouraging, but I urge home owners to continue to watch the ebbs and flows of the market, especially in their neighborhood, so they understand the direction of home values in their community when it comes time to sell.”
Source: “Quicken Loans Study Shows Appraiser and Homeowner  Opinions in January Nearly Equal,” Quicken Loans Press Room (Feb. 10, 2015)


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Both Home Prices and Affordability on the Rise

DAILY REAL ESTATE NEWS | WEDNESDAY, FEBRUARY 18, 2015
The spring market will likely be a hotter one this year, as low interest rates and a healthier economy lure more home buyers to the marketplace. 
NAR's latest housing report:Tight Supplies Put Home Prices on the Move
“Interest rates below 4 percent, rising rents, and healthier local job markets are convincing more consumers to consider home ownership,” Chris Polychron, National Association of REALTORS® president, said in a recent news release showing fourth-quarter 2014 home prices moving up. 
An increase in the national family median income (to $65,782) mixed with low interest rates slightly improved affordability in the fourth quarter compared to the previous quarter, NAR reports. Affordability improved despite the national median single-family home price moving up to $208,700 in the fourth quarter, an increase of 6 percent year-over-year.
“Low interest rates helped preserve affordability last quarter, but it’ll take stronger income gains and more housing supply to help meet the pent-up demand for buying,” says Lawrence Yun, NAR’s chief economist.
To purchase a single-family home at the national median price, a buyer making a 5 percent down payment would need an income of $45,863. A 10 percent down payment would require an income of $43,449, and $38,621 would be needed for a 20 percent down payment.
The following were the five lowest-cost housing markets in the fourth quarter:
  1. Youngstown-Warren-Boardman, Ohio: $78,000
  2. Rockford, Ill.: $86,800
  3. Toledo, Ohio: $87,100
  4. Decatur, Ill.: $90,400
  5. Cumberland, Md.: $90,500


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Monday, February 16, 2015

Successful Cities Invest in Technology, Energy

DAILY REAL ESTATE NEWS | THURSDAY, FEBRUARY 12, 2015
Smart investments in energy and innovation earn San Francisco, CA and Austin, TX the distiction of being named the Best-Performing Cities in America by the Milken Institute.
Dynamic Cities
The Milken Insitute ranked 379 metro areas to help businesses, investors, government officials, and public-policy groups track and evaluate the performance of metros where they do business relative to the rest of the country. In the 2014 index, the they weighed nine factors, including  job, wage, and technology trends, with a heavy emphasis on growth in jobs creation and retention and the overall quality of new jobs.
What made these cities better equipped to weather the recent economic downturn was their ability to "offset high costs, an unfavorable tax structure, and a burdensome regulatory environment thanks to the clustering of talent and technology in an entrepreneurial ecosystem. The two main factors driving the success of these metros is technology and shale energy production.
"Technological advances in horizontal drilling and hydraulic fracturing are altering the energy landscape of the United States," according to the study. "Few experts had anticipated the magnitude of the boom in shale oil and gas exploration and production occurring since 2007. Energy investment has claimed the largest share of GDP since the early 1980s."
Study Highlights
  • San Franciso, CA, earned the top spot among large metros, accounting for 45 percent of all jobs created over the five years ending in 2013.
  • Five Texas metro areas were ranked in the top 10 list of best-performing cites, due to a combination of tech, energy strength, and a favorable business climate.
  • California and Colorado each had four metro areas in the Top 25.
  • Technology centers, made up of creative and scientific-based industries represented 13 of the Top 25.
  • Seven metros made the Top 25 due to large gains in shale oil and gas exploration, associated infrastructure investment, and related activities.
  • Fargo, ND, was No. 1 among small metros, benefitting from the shale oil boom and a diverse makeup of industries.
  • West Palm Beach, FL, increased 93 spots and was the city with the overall biggest increase.
Sources: "America's Best Performing Cities Are Invested In Technology And Energy,"  Fast Company (Jan 15, 2015), and "Best Performing Cities," Milken Institute, (Janaury, 2015)


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Friday, February 13, 2015

Mortgage Rates Remain Near 2013 Lows



DAILY REAL ESTATE NEWS | FRIDAY, FEBRUARY 13, 2015
Average fixed-rate mortgages are holding near historical lows, but did inch higher this week amid a stronger employment report, Freddie Mac reports in its weekly mortgage market survey.
The economy added 257,000 new jobs in January, following additional increases in December (329,000) and November (423,000).
Despite this week’s uptick in rates, fixed-rate mortgages remain near lows from May 23, 2013, Freddie Mac reports.
Freddie Mac reports the following national averages with mortgage rates for the week ending Feb. 12:
  • 30-year fixed-rate mortgages: averaged 3.69 percent, with an average 0.6 point up from last week’s 3.59 percent average. A year ago, 30-year rates averaged 4.28 percent.
  • 15-year fixed-rate mortgages: averaged 2.99 percent, with an average 0.6 point, rising from last week’s 2.92 percent average. Last year at this time, 15-year rates averaged 3.33 percent.
  • 5-year hybrid adjustable-rate mortgages: averaged 2.97 percent, with an average 0.5 point, up from last week’s 2.82 percent average. A year ago, 5-year ARMs averaged 3.05 percent.
  • 1-year ARMs: averaged 2.42 percent, with an average 0.4 point, also up from last week’s 2.39 percent average. Last year at this time, 1-year ARMs averaged 2.55 percent.
Source: Freddie Mac


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Thursday, February 12, 2015

Tight Supplies Put Home Prices on the Move

DAILY REAL ESTATE NEWS | THURSDAY, FEBRUARY 12, 2015
Home prices posted solid gains in the fourth quarter of 2014, with the majority of metro areas seeing a slightly stronger price growth, propelled by tight housing supplies, low interest rates, and a strengthening job market, according to the National Association of REALTORS®’ latest quarterly report.
Prices on the Rise
The national median existing single-family home price was $208,700 in the fourth quarter, up 6 percent year-over-year, NAR reports.
The median existing single-family home price rose in 150 out of the 175 metro markets tracked – or 86 percent. That marks a stronger price gain compared to the third quarter when 73 percent of the metro areas had posted increases. What’s more, 24 areas – or 14 percent – saw double-digit increases in the fourth quarter.
“Home prices in metro areas throughout the country continue to show solid price growth, up 25 percent over the past three years on average,” says Lawrence Yun, NAR’s chief economist. “This is good news for current home owners, but remains a challenge for buyers who are seeing home prices continue to outpace their wages. Low interest rates helped preserve affordability last quarter, but it’ll take stronger income gains and more housing supply to help meet the pent-up demand for buying.”
Meanwhile, total existing-home sales – including single-family and condo – fell 1 percent in the fourth quarter to a seasonally adjusted annual rate of 5.07 million. But existing home-sales are still 2.6 percent higher year-over-year, according to NAR’s housing report.
By the end of the fourth quarter, 1.85 million existing homes were available for sale, which is slightly below the 2.01 million homes for-sale during the fourth quarter of 2013. The average supply was 4.9 months in the fourth quarter. Most economists consider a supply of 6 to 7 months a healthy balance of supply between buyers and sellers.
“Despite affordable housing conditions in most of the country, an upward pressure on home prices still persists in some metro areas – particularly in the West – where the current supply of new and existing-homes for sale is failing to keep pace with overall demand and growing populations,” Yun says. “Unless homebuilders significantly boost construction, housing supply shortages could develop and lead to further price acceleration this spring.”
5 Priciest Markets in the Fourth Quarter
The following were the most expensive housing markets in the fourth quarter:
  1. San Jose, Calif. metro: $855,000 (median existing single-family home price)
  2. San Francisco: $742,900
  3. Honolulu: $701,300
  4. Anaheim-Santa Ana, Calif.: $688,500
  5. San Diego: $493,100
By Region
The following is a closer look at how existing-home sales and prices fared across the country in the fourth quarter:
  • Northeast: total existing-home sales increased 2.5 percent in the fourth quarter and are 4.1 percent below the fourth quarter of 2013. Median existing single-family home price: $246,300, up 2.2 percent from a year ago.
  • Midwest: existing-home sales fell 4.7 percent in the fourth quarter and are 0.6 percent below a year ago. Median existing single-family home price: $162,000, a 6.2 percent jump from a year ago.
  • South: existing-home sales rose 2.7 percent in the fourth quarter and are 5.8 percent above the fourth quarter of 2013. Median existing single-family home price: $183,500, 6.2 percent above a year earlier.
  • West: existing-home sales fell 6 percent in the fourth quarter and are 0.9 percent below a year ago. Median existing single-family home price: $299,500, up 4.8 percent year-over-year.


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