Two weeks ago, we posted a blog which explained that current increases in home prices were the result of the well-known concept of supply & demand and should not lead to conversations of a new housing bubble. Today, we want to look at home prices as compared to current incomes.
Source: Further Proof This Isn’t a Housing Bubble | Keeping Current Matters
Is it a Buyer's or Seller's Market?
In a balanced market, one that is neither in favor of buyers or sellers, there is six - seven months of inventory. In a buyer's market, the amount of inventory is higher resulting in a market that leans in favor of buyers because they have more choices. Conversely, when the amount of inventory is lower the market leans in favor of sellers because buyers have fewer choices. Of course, this we call a seller's market.
According to our friends at Investopedia.com, absorption rate "is the rate at which available homes are sold in a specific real estate market during a given time period".
To calculate this, you divide the number of days in a time frame (30 days) by the number of sold listings in that time (1,150) to get the number of homes sold per day. This number includes all single family, town and patio homes and condos. Then, you multiply that number by the number of active listings (2,033) to get the absorption rate.
Take a look at the graph to the right, which shows a tremendous drop in inventory from July 2015 - February 2016.
As of this writing, in the Colorado Springs market there is less than two months of inventory, 53 days to be exact meaning, we are definitely in a seller's market and have been for quite sometime, along with the entire nation for the most part.
Supply and Demand
Economic principles are such that prices are determined in great part by scarcity meaning, the less of something, the higher its price and real estate is no exception as we see home prices rising steadily in many parts of the country.
To illustrate this in the Colorado Springs market, median prices, that point at which exactly half are higher and half are lower than a set data point, have risen roughly 6.25% from Feb 2015 - Feb 2016 where the average home price has risen even higher to just about 8.2%.
This is called appreciation, which is just one of the many reasons to invest in real estate as opposed to other investment vehicles, such as deposit accounts, CD's, mutual funds, etc., and certainly cars, big screen TV's and the like.
Are We There Yet?
Though climbing due to market conditions, also consider that with interest rates at historic lows, the dream of home ownership is a reality for more consumers, even with the tighter lending restrictions that came about as a result of the market crash, though it is not unheard of for even those with challenged credit to still qualify for a home loan.
So, is now a good time to buy? A good time to sell? Yes!
On the one hand, buyers that are willing and able AKA qualified, and keep in mind qualified is a relative term, are well advised to heed the urgency of now to take the plunge into home ownership. And why not? Prices are rising, meaning now is the time to "buy low and sell high" as they say and take advantage of appreciation all while their affordability is maximized due to the current low-interest rate environment which may change in the future.
On the other, sellers have a unique value proposition: there aren't that many of them around! This means their product (homes) are at a premium that if priced right can sell in days, sometimes hours and many times for more than their asking price!
Thanks for reading.
A trade name of Norberto Villanueva, the Axiom Realty Team at Equity Colorado is a REALTOR member in good standing of the Pikes Peak, Colorado and National Association of REALTORS, holds an Employing Broker level license and is a former REALTIST member of the National Association of Real Estate Brokers. Certified as a Short Sale and Foreclosure Resource (SFR) and a Real Estate Owned (REO) specialist, he focuses on win-win-win solutions or none at all, offering expert analysis, acquisition, disposition and specialty finance consultation for retail buyers and sellers as well as private and institutional investors alike.
Contact the Axiom Realty Team at Equity Colorado for all your real estate investment needs by using the contact form found in the lower right of this page.
We are the ART of Real Estate and look forward to serving you.
Stop wondering "What do you need to buy a house?" and assemble the necessary documents, from paychecks and your driver's license to a pre-approval letter.
Source: What Do You Need to Buy a House: 19 Documents to Have – Real Estate 101 – Trulia Blog
Don't Go It Alone
Buyer beware also applies to sellers who buy into the notion they can save money by selling their home by owner (FSBO). First, National Association of REALTOR statistics show only 8% of completed home sales through November 2015 were completed by owner and of those, 38% knew the buyer. This is important because time is money, meaning the homes that did not sell often end up being listed with a REALTOR anyway after much time on the market.
Given the title of this article, you might be wondering why there is so much about selling implications. To state the obvious, every buy-side has a sell-side of the transaction, to which there are many legal implications which many FSBO sites and service providers will not guide you on since they may not be a licensed broker. Ignorance is no excuse, and overlooking even the slightest detail or disclosure can cause significant hassle or financial loss to the unsuspecting seller.
In a landmark case, Conway-Bogue Realty Investment Co. v. Denver Bar Ass’n, 135 Colo. 398, 312 P.2d 998 (1957), the Supreme Court ruled that real estate licensees are allowed the practice of law insofar as helping their clients interpret and complete the extensive documents, forms and processes involved in a legal real estate transaction. This is important because misinterpreting or completing these forms can cost a lot money and the cost of hiring an attorney to help with the process can really add up. Not to mention, the average person rarely completes more than one or two of them in a lifetime as opposed to the licensee who will complete many times that in the normal course of their career. All in all, the commission earned on the contingency of a sale is money well spent.
A trade name of Norberto Villanueva, the Axiom Realty Team at Fathom Realty is a REALTOR member in good standing of the Pikes Peak, Colorado and National Association of REALTORS, holds an Employing Broker level license and is a former REALTIST member of the National Association of Real Estate Brokers. Certified as a Short Sale and Foreclosure Resource (SFR) and a Real Estate Owned (REO) specialist, we focus on win-win-win solutions or none at all, offering expert analysis, acquisition, disposition and specialty finance consultation for retail buyers and sellers as well as private and institutional investors alike.
Contact the Axiom Realty Team at Fathom Realty for all your real estate investment needs by using the contact form found in the lower right of this page.
We are the ART of Real Estate and look forward to serving you.
Turnkey Mortgage and Down Payment Assistance
Not limited to first time home buyers, the “Turnkey” Mortgage is a competitive 30-year fixed-rate mortgage with a Down Payment Assistance (DPA) Grant (no repayment) equal to 4% of the mortgage amount!
Mortgage Tax Credit
Used jointly with the tax credit feature, qualifying first time home buyers receive an annual federal income tax credit equal to 50% of the annual interest they pay on their mortgage loan!
- No “recapture tax”
- Max Income and purchase price limitations
- Available with various lenders!
Additional Down Payment Assistance Programs
We’ve identified over 25 down payment assistance programs to help new and existing home owners with costs to buy or upgrade the home of their dreams while saving tens of thousands, making the dream of home ownership a reality. Visit our Down Payment Resource page to locate additional programs that may help with your home ownership dreams.
The Axiom Realty Team
Norberto Villanueva is a REALTOR©/District Director for the Axiom Realty Team at Fathom Realty in Colorado Springs. A licensed real estate broker since 2002 and a mortgage loan officer/broker for five years before that, we specialize in residential housing and investment solutions. As a Certified Home Buying Advisor, Norberto is able to help most if not all homeowners with the funding necessary to cover most if not all down payment, closing and prepaid costs.
The National Association of Realtors (NAR) just released their latest Existing Home Sales Report on Friday. Sales of existing homes rose by the largest increase every recorded as they rebounded 14.7% over November’s numbers and now stand at 7.7% higher than a year ago.
Source: Existing Home Sales Rebound in December | Keeping Current Matters
Existing Sales Rebound Nationwide
On a national scale, existing sales rose 14.7% over November and are 7.7% higher than December last year. That's good news! Real estate has long been the little engine that could insofar as the national economy is concerned and this is an encouraging fact to consider in terms of consumer confidence.
Location, Location, Location
We've previously discussed the fact that real estate is local in the sense that national trends, be they good or bad, may or may not apply in your local area.
As a case in point, consider the negative trend for existing homes for sale in El Paso County, CO as shown in this graph, where there was a 19% decrease from November to December 2015 and a 18% decrease from December 2014.
Supply and Demand
And not that this is bad news. The law of supply and demand makes it so the decreased supply causes an increase in demand and with it an increase in prices, as you will see from the graph below.
In addition, depending on price range it can also bring nirvana to any seller, multiple offers which often exceed asking price.
Overall, the Colorado Springs real estate market is not only alive and well, but awaits your participation and the professionals at realestatesupermarkets.com are standing by to be of service with down payment assistance, referrals to quality lenders and service providers, as well as investor financing. Contact us anyway you can and let's get it started.
Fannie Mae recently released their “What do consumers know about the Mortgage Qualification Criteria?” Study. The study revealed that Americans are misinformed about what is required to qualify for a mortgage when purchasing a home.
Source: What Do You Actually Need to Get a Mortgage?