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Americans are starting to feel better about buying homes — sort of

February 13, 2019 by Kathy Reichle Leave a Comment

  • The share of Americans who say it is a good time to buy a home increased 4 percentage points to 15 percent in January compared with December, according to a monthly survey from Fannie Mae.
  • Home price gains have been shrinking since last summer and are now rising at the slowest pace in more than six years, according to CoreLogic.
  • The share of Americans who say home prices will go up fell 1 percentage point to 30 percent.

Daniel Acker | Bloomberg | Getty Images
Prospective home buyers arrive with a realtor to a house for sale in Dunlap, Illinois, U.S., on Sunday, Aug. 19, 2018.

More consumers now see the door to homeownership slowly squeaking open, but they still think it’s pretty pricey.

The share of Americans who say it is a good time to buy a home increased 4 percentage points to 15 percent in January compared with December, according to a monthly survey from Fannie Mae. The share is still down sizably from the start of 2018, when housing demand was soaring and home prices were rising at a much faster clip.

Home price gains have been shrinking since last summer and are now rising at the slowest pace in more than six years, according to CoreLogic. Consequently, the share of Americans who say home prices will go up fell 1 percentage point to 30 percent. That share has been declining for four straight months and is down a whopping 22 percentage points from a year ago, according to Fannie Mae.

While consumer confidence in housing is rising this year, it was still a bit unsteady in the fourth quarter of last year.

Seventy-six percent of potential home buyers estimated they could afford fewer than half the homes for sale in their markets, according to a year-end poll from the National Association of Home Builders. That share is lower than the 79 percent who shared that perception in the fourth quarter of 2017, but not by much.

“In the year ended in the fourth quarter of 2018, there was not a lot of change in how homebuyers perceived their ability to afford homes available in their markets,” said Rose Quint, author of the NAHB survey.

Attitudes toward homebuying are improving this year because it appears that mortgage rates will not be increasing as much as previously expected. The share of those who expect rates to go up over the next year fell 3 percentage points to 53 percent in the Fannie Mae survey. The Federal Reserve has signaled it may not be as aggressive in hiking interest rates as previously forecast.

“Overall, these results are in line with our forecast that, amid improving affordability conditions, home sales should stabilize in 2019 after declining last year for the first time in four years,” said Doug Duncan, Fannie Mae’s chief economist.

Cooler home prices and lower interest rates certainly increase affordability and help consumers feel better about buying, but the biggest change influencing that sentiment is consumers’ perception of their own wealth.

The share of those who say their household income is significantly higher than it was a year ago increased 8 percentage points to 27 percent. That is 11 percentage points higher from the same time last year.

In addition, fewer Americans said they were concerned about losing their jobs.

Diana Olick

Filed Under: Homeownership Tagged With: Fannie Mae, Home Prices, Homebuyers, Interest Rates

American Homeownership Increases Again as Housing Market Looks for Balance

November 7, 2018 by Kathy Reichle Leave a Comment

More Americans became homeowners in the summer months, fresh evidence of a housing market that’s finding some stability after several rocky years.

The national homeownership rate was 64.4% in the third quarter, the Census Bureau said Tuesday. That’s a half-percentage point higher than a year ago.

 A look at the rate of homeownership since 2004. Census Bureau/Haver Analytics

 

After touching an all-time high of 69.1% in 2004 as the housing bubble inflated, the homeownership rate bottomed out at 62.9% in 2016 as waves of Americans lost their homes or sold under duress. At the same time, many Americans who would ordinarily become buyers were locked out of the market by stringent lending rules, a lack of affordable inventory and a challenging economic backdrop.

All that has made the post-crisis housing market not just less accessible, but less dynamic. It’s possible the moderation in home prices over the course of 2018, which some analysts believe came from would-be buyers pushing back against hefty price gains, helped many of them finally become owners.

The homeownership rate can be controversial. Some analysts believe that government policies that helped enable ownership more broadly were responsible for the housing crisis, although many others believe there’s blame to go around.

Still, the meager recovery to this point puts the homeownership rate only back to 1995 levels, well before the run-up to the bubble. That suggests it may be possible for many more Americans to become owners, if housing market conditions ease further. The vacancy rate for owners was just 1.5% for the second month in a row, tighter than the 1.6% it averaged throughout 2017.

By Andrea Riquier

Filed Under: Eastside Real Estate Blog, Home Value, Homeownership, Homeownership rate, Housing Market, Issaquah Real Estate, King County home prices, Mortgages, What's Trending Tagged With: Home ownership, Issaquah Real Estate, Trending Topics

To PMI or Not to PMI

November 2, 2018 by Kathy Reichle Leave a Comment

Is Private Mortgage Insurance (PMI) necessary? Will it help me buy a house? Is there a way around it? Those are the questions.

Actually, they probably constitute only the tip of the mortgage iceberg if you’re buying your first home. But squaring away the PMI query is an important effort that will help you zero in on the right loan for you and better understand your monthly commitment as a homeowner. Let’s tackle those questions.

So, what is PMI anyway?

Call it an insurance policy that protects your lender against the possibility that you could default on your loan. “One of the risk measures that lenders use in underwriting a mortgage is the mortgage’s loan-to-value (LTV) ratio,” said Investopedia. “This is a simple calculation made by dividing the amount of the loan by the value of the home. The higher the LTV ratio, the higher the risk profile of the mortgage. Most mortgages with an LTV ratio greater than 80% require that private mortgage insurance (PMI) be paid by the borrower. That’s because a borrower who owns less than 20% of the property’s value is considered to be more likely to default on a loan.”

Why do I need it?

Coming up with 20% for a down payment obviously isn’t easy. “Many first-time homebuyers don’t have that kind of money sitting around,” Randall Yates, founder and president of The Lenders Network, told us. So, PMI can spell the difference between being able to buy a home, and not—even if it costs you a couple hundred dollars a month.

How much will it cost me?

You can expect to pay between $30–70 for every $100,000 that you borrowed to purchase your home every month. Unison’s estimated monthly payments based on the example of a “30-year loan for $250,000 with an interest rate of 4 percent” breaks down as:

• Principal and interest: $1,194
• Property taxes: $100
• Homeowners insurance: $80
• PMI: $125

Do I have to pay PMI no matter what?

Not necessarily. “There are a couple alternatives that may work for some buyers,” said Yates. “If you’re a veteran, you’re in luck because VA loans are the only type of home loan that doesn’t require PMI. A piggy-back mortgage or 80/10/10 is another option some buyers use if they do not have the full 20% down payment. The borrower puts 10% down and gets a second loan for the other half of the down payment. In this scenario, you would have two loans to repay, but you avoid paying PMI. If you’re in a rural area, you could qualify for a USDA loan. USDA loans are a type of government-backed mortgage that does not require a down payment and has a very low PMI rate of just 0.35% of the loan amount.”

Can I ever get rid of PMI?

You can, but it’s not easy. “To remove PMI, or private mortgage insurance, you must have at least 20 percent equity in the home. You may ask the lender to cancel PMI when you have paid down the mortgage balance to 80 percent of the home’s original appraised value,” said Bankrate. “When the balance drops to 78 percent, the mortgage servicer is required to eliminate PMI. Although you can cancel private mortgage insurance, you cannot cancel Federal Housing Administration insurance. You can get rid of FHA insurance by refinancing into a non-FHA-insured loan.”

WRITTEN BY JAYMI NACIRI

Filed Under: Down Payment, Finances, First Time Homeowner, Homeownership, Issaquah Lifestyle Blog, Mortgage Rates, Private Mortgage Insurance Tagged With: Finances, Issaquah Real Estate, Mortgage Rates, Private Mortgage Insurance, Trending Topics

Conditions are perfect for the real estate market in Seattle to cool some

October 23, 2018 by Kathy Reichle Leave a Comment

October will be the last month with good inventory — so now’s as good a time as any to buy

Summer is over, but the real estate market is just catching up.

The heyday for the market is typically between May and October, when the sunshine makes for nice pictures and easy open houses. Which means that the final month is here to take advantage of the housing market before the fall drop-off.

“Over the winter, new monthly resale listings will lower by approximately 50 percent compared to summer months,” J. Lennox Scott, chairman and CEO of John L. Scott Real Estate, said in the latest Northwest Multiple Listing

Services report, noting that it’s been quite a season for Seattle’s market.

“The housing market close to the job centers has gone from a historic extreme-frenzy market in the spring down a few levels of hotness to a strong level of pending sales activity for new listings.”

Which is true; the Seattle 2018 real estate “season” came in like a lion and seems to be going out like a lamb: Housing inventory continued to improve in September, while the pace of sales has slowed in many counties.

Some balance has been restored to the market — across the NWMLS system, last month ended with 2.56 months of supply of single-family homes and condos. And though that’s not perfect (analysts prefer somewhere between four and six months of supply for a truly balanced market between sellers and buyers) it’s the highest level since February 2015, when brokers reported 3.56 months of inventory.

“This is a more traditional yearly market cycle taking the place of the unusually overheated real estate market of the past several years,” said John Deely, principal managing broker at Coldwell Banker Bain, in the NWMLS report.

“Given there doesn’t appear to be any end in sight related to the region’s job growth, with employees moving here and not enough units being built to accommodate them, we believe this market normalization will continue.”

In a normal market, October marks a steep drop-off in inventory as winter doldrums settle in; at this same time last year, analysts were also wondering if Seattle was going through a cool-down.

Scott’s advice then was about the same as it is now: “October will be the best month for selection and availability until late February.”

Get in while the getting’s good, Seattle buyers.

By Zosha Millman, SeattlePI

Filed Under: A little bit of Trivia, Eastside Real Estate Blog, Fall Changes, Home Value, Homeownership, Hottest housing markets, Housing Market, Investing in Real Estate, Issaquah Lifestyle Blog, Issaquah Real Estate, King County home prices, What's Trending Tagged With: Home ownership, Home Trends, Trending Topics

Slowing real estate might let us catch our breath — or knock the wind out of us

October 18, 2018 by Kathy Reichle Leave a Comment

Last year Seattle ranked first in a widely watched report on markets with an strong outlook for real estate. This year it’s not in the top 10. (Greg Gilbert / The Seattle Times)

An important real estate forecast knocks Seattle out of the top 10 booming markets. We still rank well, but some risks are also gathering.

If you read my colleague Mike Rosenberg, you already know that segments of the Seattle real-estate market are slowing.

We have an apartment glut thanks to heavy investment in multifamily housing coming out of the Great Recession. Sales and inventory numbers for homes in King County are back to 2012 levels. Prices are dropping many places after record leaps in recent years.

Last week came further evidence: For the first time in about a decade, Seattle wasn’t among the top 10 markets for the coming year in the “Emerging Trends in Real Estate” report by the Urban Land Institute and PricewaterhouseCoopers. Last year, we were No. 1.

The report focuses on the Seattle-Bellevue area, setting Tacoma (No. 53) out separately. And it doesn’t directly correlate with livability. Rather, it assesses investment and development trends, and for several years has chronicled the rise of high-quality urban centers.

Many people will see this as all good news, a pause from explosive growth that has also been blamed for lower affordability, rising inequality and social ills. I would add that markets go down as well as up, and every swing creates winners and losers.

Still, while Seattle’s growth isn’t stopping, going from the equivalent of 90 miles per hour to 50 would be felt, and in some unpleasant ways, too.

“Emerging Trends” is the gold standard in real-estate forecasts, based on interviews and surveys of hundreds of leading developers, investors and lenders.  It provides a deep analysis of the outlook for residential, retail, office, hotel and industrial properties, as well as the wider economic environment.

For next year, the top overall markets according to the ULI study are Dallas-Fort Worth, Brooklyn, Raleigh-Durham, Orlando, Nashville, Austin, Boston, Denver, Charlotte and Tampa-St. Petersburg.

At No. 16, Seattle still shows a decent outlook among the 79 markets surveyed. We rank No. 20 in homebuilding prospects. And second, behind Boston, in local market attractiveness for investors. Office demand is expected to continue doing well in the central business district. Being No. 1 isn’t everything. I’d take Seattle over almost any city among the top 10. But Seattle dropping off might mark an inflection point — emphasis on “might.”

The report also offers this caution about Seattle’s drop: “Seattle is still viewed as an attractive place in which to invest, but did media coverage of potential new supply being delivered and increased regulatory discussions sway the opinion of survey respondents?”

(I’d say the news coverage reflected real events and trends.)

Seattle’s population is expected to keep growing, next year at twice the national rate.  Hard as it is to process, Seattle also gets relatively good marks for housing affordability within the context of the Pacific Coast (Tacoma does even better). Demand remains strong for distribution space, too.  The report points to a local economy operating near capacity (e.g. employment) as a constraint on real-estate investment next year.

“This is evidenced by the comments from focus group participants in Seattle and Portland that attracting qualified labor is getting more difficult and could be hurting employment growth,” it reads. The unemployment rate for Seattle-Tacoma-Bellevue was 3.6 percent in August.  Assuming the larger economic climate is stable, we can expect Seattle to go from “hot” to “warm.”  Even so, a pullback in construction would be felt, and not just by speculators.

Being the crane capital of America was part of the enormous construction boom during this expansion. It put hundreds of millions of dollars into the city treasury. This has helped finance low-income housing and social services.

On the other hand, the economy is never static. Risks abound nationally and internationally, from trade battles and asset bubbles to new vulnerability in the banking sector. Geopolitical instability is rising. So are interest rates.

The past week’s wobbly stock market was centered in nervousness about potential inflation — enough at least to cut into profit margins. Popular tech stocks, including Amazon, were among the shares roughed up.  Nobody has repealed the business cycle, so this second-longest expansion in modern American history shouldn’t be taken for granted.  A veteran asset manager quoted in “Emerging Trends” says, “2019 will be a turning-point year.  I think about the capital markets correction that is coming. We have been used to easy money and very low rates for so long. Now is the time to harvest, to hedge, to be cautious.”

Seattle specifically has yet to see how a “separate, equal” HQ2 — yet to be announced — will affect it. Those effects could pinball to small-businesses, city tax revenues, vendors and even charitable giving, as well as hiring at the city’s largest employer.  The metro area would also be hurt by a stock market correction — not only in terms of lost wealth, but potential job cutbacks by companies in response.  But the stomach-knot scenarios might not happen. What we know is that real estate is slowing.  This boom has remade Seattle more dramatically than almost any since the Great Fire. It’s been a lightning rod for criticism, and not just from the social-justice warriors.

Too many classic Seattle three-story brick apartment buildings have been lost, diminishing lower-rent units for renters. Too many useful commercial buildings have been demolished for towers, annihilating affordable retail space and the human-scale delights of the city. Add in straight-up skyscrapers with no setbacks and little distance between them, plus loss of views toward the Space Needle.

I’ve watched these changes over a decade and wondered: Why does this happen in a supposedly progressive city?

Some will pour out corruption conspiracy theories. My guess about what happened is a combination of inattention to protection and design standards; addiction to construction fees; loss of imagination among architects, and political division — all happening as this firehose of demand came at us with great suddenness.  On the other hand, the real-estate boom has been pretty good to Seattle, and not only in terms of tax revenues.

On the commercial side, it’s been driven by demand from some of the top companies offering some of the best jobs. We’re not cursed by the desert of huge surface parking lots or store fronts emptied out by changing consumer patterns and online competition. Speculation is an element in rising housing prices, but demand was the big driver. Real estate and construction are significant employers.

In the America as it is, rather than what I might wish it to be, this is a gift horse that shouldn’t require obsessing over its dental work.  In the many left-behind localities — places without the bother of an Amazon headquarters — inequality and opportunity are worse than here and future prospects are dim. These include some of the once-greatest American cities.

Seattle has been lucky, and made its luck. Now we’ll see whether what’s happening in real estate is a natural downshifting or something more.

By 

Jon Talton
The Seattle Times

Filed Under: A little bit of Trivia, Eastside Real Estate Blog, Home Value, Homeownership, Housing Market, Issaquah Real Estate, King County home prices, Larry and Kathy Reichle, What's Trending Tagged With: Home ownership, Home Trends, Trending Topics

Lawn Care For The Fall: Essential Tips to Follow

October 15, 2018 by Kathy Reichle Leave a Comment

All summer you’ve been watering, cutting, trimming and feeding your yard in the hopes of having the greenest plot of land in the neighborhood. So what should you do to get your lawn in shapefor the cool breezes of autumn? These six steps will help you get a head start on the colder weather.

Aeration and Overseeding

If you live in a climate with cool-season grass, fall is the perfect time to aerate your lawn because the air is cool and the soil is still warm from the heat of summer. The earlier you can do this, the better the results will be for your yard. Depending on where you live, September or early October is the best time to tackle this project. You’ll pay around $120 for lawn aeration.

Aeration removes small plugs of soil from your lawn, allowing greater amounts of air, nutrients and water to reach the root system of your grass. It also reduces soil compaction in the process. Following aeration, you might want to overseed your yard. Overseeding makes it easier for seeds to germinate while the soil is loose.

Feed Your Yard

Fall is the prime season of the year to fertilize cool-season grasses. Unlike warm-season grasses, which often go dormant in the fall and winter, cool-season grasses can actually hit their peak growth rates during the fall. This means they need a full dosage of nitrogen to help boost the health of the soil and your grass. Most importantly, this will help prevent the growth of weeds, which choke out the grass over time.

Cut Down on Mowing

Throughout the summer, you’ve gotten into the habit of mowing weekly. But if you have cool-season grass, it’s time to start cutting back on the number of mowing events each month. Generally speaking, every other week should be your maximum. If you have too much leaf coverage on your yard, you can mulch those up, but remember to leave your cutting deck high so you aren’t cutting off too much of your grass in the process.

The professional recommendation is not to cut off more than one-third of the total blade of grass each time you mow. Doing so can result in scalping the lawn, which stunts the growth of your grass. If you live in a warmer climate with warm-season grass, you can likely skip mowing altogether because your grass is going into its dormancy cycle.

Leaf Removal

There are two approaches you can take when dealing with falling leaves. At a bare minimum, you should remove any fallen foliage within seven to 10 days because it blocks sunlight from reaching your grass. But, if you get a relatively light leaf fall each autumn and you own a strong mulching mower, you can turn fallen leaves into a composting gold mine. If you mulch your leaf fall on a regular basis — at least once a week — you are recycling the nutrients back into the soil. If your leaf pile is too big, consider hiring a pro. You can expect to pay about $310 for professional leaf removal services.

Sow and Reseed

Believe it or not, but fall is a great time to reseed the bare patches of your yard and sow new sections of lawn for cool-season grasses. Applying fresh soil and some new seed to barren patches of your yard can help prepare your lawn to bounce back in the fall. As mentioned earlier, this time of year is often the strongest for cool-season yard growth, so take advantage.

Winterize Your Sprinkler System

If you have an underground sprinkler system to help you keep your yard green all summer, it could be the biggest threat to your utility bill and soil during the winter months. If you fail to blow out your underground system, the water left in the pipes could freeze, expand and burst the pipes. This could lead to a water leak in your yard that could compromise the integrity of the soil and cause serious damage. If you live in a cooler climate, it’s important to winterize your sprinkler system immediately.

Conclusion

With one weekend of work, you can accomplish most of these tasks and have a yard that looks great for the coming fall months.

WRITTEN BY ANDREA DAVIS

Filed Under: A little bit of Trivia, Curb Appeal, Eastside Real Estate Blog, Fall Changes, Garden Trends, Homeownership, Larry and Kathy Reichle, Things To Do, What's Trending Tagged With: Gardens, Issaquah Real Estate, Lawn Care, Trending Topics

How much do you really know about the value of your home?

September 27, 2018 by Kathy Reichle Leave a Comment

If you stalk the real estate listings in your neighborhood and make the open house rounds on the weekends you may feel pretty good about your real estate knowledge. I know I like to play the game of guessing my home’s value every time a house near us sells. But real estate can be a high stakes game, even if it sometimes seems like play money being thrown around on real estate TV shows. A misstep can cost thousands, even tens of thousands of dollars, but how do you even know what you don’t know?

To get some insight into mistakes many of us may be making when it comes to our houses, I talked with Seattle-based real estate expert Aaron Hendon. And did he set me straight.

Here are the six top things we’re getting wrong about real estate.

1. YOU TRUST AN ALGORITHM KNOWS YOUR HOME’S VALUE

The worst thing Hendon sees, he told NBC News BETTER, is homeowners who assume they know something about the value of a house. Maybe they saw something about real estate prices on the news, or talked to their uncle, or saw it on Zillow, he said. The absolute worst, he added, is to think that the Zestimate is the true value of your home.

The “Zestimate” is an estimated value listed on popular real estate site Zillow. And it’s notoriously off, Hendon said. So badly so, in fact, that when Zillow CEO Spencer Rascoff sold his condo, the the Zestimate was 40 percent off.

“The problem is you can’t do it by an algorithm because there are too many variables and they change too rapidly to get a good read,” Hendon explained. “The assumption is there’s a real inherent value to our house but there is not. There’s what a buyer is willing to pay for it on the day they buy it and what the seller is willing to take for it. You’re selling a commodity, one of multiple houses, and you have no idea who’s shopping that particular week. How could you value your house by a computer estimate? At best it’s a guess.”

But “it’s a shiny website and looks like it has authority,” he said. “It’s a real problem that people tend to weight those things heavily.”

There is some value to be found in the Zestimate, however, Hendon said. “Say I want to track my house value over time. I check the Zestimate every six months, and it’s going up. It doesn’t tell me what it’s worth but tells me it’s worth more than it was.”

2. YOU THINK YOUR NEIGHBOR’S HOUSE WILL TELL YOU YOUR HOME’S VALUE

So the house up the street just sold. You quickly do the math and figure out the price per square foot, then apply that to yours: voila, there’s your value.

Not so fast.

“The problem with that logic is you don’t really know the details of the house that sold,” Hendon said, “the particular way it was marketed, maybe the realtor did crappy pictures or maybe the owner took out loan after loan so they’re under water. They don’t know the conditions upon which, or to whom it was sold, or the terms.” It could have sold for cash, the owner could have been leaving the country or going through a divorce, and that’s not even to mention the huge variance possible in the condition of the house.

What’s more, “all square footage is not equal,” he said. If it were, “that would mean 4000 square feet should be worth twice as much as 2000. You need a first thousand to even have a house, the next thousands are options. What are those rooms? Bedrooms are worth way less than bathrooms.” People tend to gloss over a myriad of variables that are hidden, he said.

3. YOU BELIEVE THE APPRAISER SETS THE VALUE

“The tendency is to live like the appraiser is coming up with the true value,” Hendon said. But, he reiterated, “there is no value, it doesn’t exist, it’s worth what someone will pay for it and you’ll accept.”

At the end of the day “it’s a subjective valuation of your property,” he said. The appraiser doesn’t have to agree that you paid the right amount. “Their job in that case is to say to the bank, ‘if this guy defaults you’ll be able to get your money back.’”

While a common worry during homebuying and selling is that the house won’t appraise for the sale price, “rarely does it not come in at value,” he said. “By definition if you’re willing to pay it, it’s worth it. Why would you pay for it if it wasn’t?”

This, at least, is one thing not to worry so much about.

4. YOU THINK RENOVATING BEFORE SELLING WILL BOOST THE VALUE

Tempted to upgrade the kitchen or get new carpet right before you sell? That’s a mistake, Hendon said. “Don’t redo your house right before you sell. I can’t tell you the number of people I have to talk out of remodeling right before sale. I’m a little blunt, I go ‘that’s crazy thinking.’”

He asks sellers to look at the math. “You’re going to spend how much to redo kitchen? Say 15? Do you think we’ll get 20 more? The kitchen will be torn up for six months, that’s got to be worth something, and then we don’t know what the market will be in six months — and everyone may not love your choices.”

When’s the right time to remodel? Five years ago, Hendon said.

“If you did it five years ago and you loved it and used it you don’t care if you get the money back.”

If you’re a professional flipper, go for it, he said. Otherwise, “clean it, get it neutral. You’ll get less, but the net will be the same.” And you save yourself the hassle.

5. YOU UNDERESTIMATE THE ROLE OF THE REALTOR

Homes are the most expensive, most emotionally impactful, rarest sale and purchase in our lives, Hendon said. “What makes me craziest — when people go hire a realtor, they do it with due diligence of where to eat dinner. They hire their friend, they go to Yelp or Zillow and see stars, they use a discount broker or see a guy’s signs all over the neighborhood.”

“None of it has anything to do with performance,” he said. “Sure go try the Chinese restaurant your friend recommends, but using your uncle’s realtor without asking them to show you how much they sell houses for compared to asking price, you’re crazy.”

“No one has ever asked me to see my last 12 months statistics,” he said. “That is crazy to me.

It takes nothing to ask that.” And no realtor should be offended by the question, he said. “You’re going to give someone $8,000 [commission] they should be ready to compete, they should be ready to fight for your business.”

6. YOU CAN SAVE THE SIX PERCENT BY SELLING THE HOUSE YOURSELF

While in a very hot market there could be value in a FSBO, or for sale by owner, the math on this rarely pans out, Hendon said.

First, it’s not six percent, because almost every buyer will have realtor, he said, “so they still have to spend that three percent [for the buyer’s agent].” So you’re down to three percent. Which is still a lot of money.

Is it worth it? “If you don’t have a job [so you have the time], and you’re ok with letting strangers in your house and leaving while they’re there, and doing all the work, and will somehow find a way to price it correctly, and don’t mind the risk involved in the liability of getting it to close, and you who do not negotiate for a living, who do not sell a hundred houses a year are going to trust that the buyer’s agent is somehow not going to screw you over …” Hendon said. We’ll take that as a you do the math.

When my husband and I sold our last house and bought our current one, some of the biggest value to us was our realtor’s role as counselor in guiding us through the process and keeping our best interests first in negotiations with our buyer and seller and their respective agents. It felt like a house of cards most days that would fall apart at any moment, but he made it happen and that was more than worth the commission.

We also listed and sold our house for more than we’d have ever tried ourselves. Hendon wasn’t surprised to hear this.

The trouble with selling your own home, he said, is “most people make it look like a yard sale. The same sign from Home Depot that says ‘yard sale’ but it says ‘home for sale.’ No one goes to a yard sale and pays full price, it’s a yard sale for God’s sake.”

by Dana McMahan

 

Filed Under: A little bit of Trivia, First Time Homeowner, Getting Ready To Sell, Home Value, Homeownership, Housing Market, Issaquah Real Estate, Larry and Kathy Reichle, Realtors, What's Trending Tagged With: Home ownership, housing prices, Issaquah Real Estate, Pricing your home correctly, Trending Topics

Late Boomers: How Seniors are Affecting the Housing Market

September 17, 2018 by Kathy Reichle Leave a Comment

The baby boomers are entering their golden years and are poised to become the largest generation of retirees in the country’s history. Through their sheer numbers, boomers have impacted the nation’s economic trends. Now, as more of them enter their retirement years, this generation’s housing preferences will help determine the housing options available to younger people entering the market.

Not only are baby boomers the largest generation, but they also have different lifestyle preferences than previous generations. Baby boomers are working longer and delaying the home downsizing many have been expecting. While some observers think baby boomers are contributing to the inventory crunch by staying in place, others believe boomers are holding on to their homes to time the market and that a massive sell-off is on the horizon.

To better understand this demographic group, Trulia took a close look at the housing situation of seniors 65 and over now and a decade ago, as well as how senior households stack up in different metros. Of course, not all boomers are seniors yet—we define baby boomers as individuals born between 1945 and 1964, making them between 54 and 73 this year. However, we focus on changes in senior housing preferences over the last decade to offer insight into how boomers, who are starting to become seniors en masse, differ in their housing choices compared to previous generations.

We found that:

  • Senior households are delaying downsizing. They’re working longer and their kids are living with them more often compared with seniors a decade ago.
  • Senior households with no younger generations living with them—which include empty nesters— on average have two more bedrooms than people in their homes. Households under 65 on average only have one extra bedroom.
  • Places where housing inventory is most needed—the most unaffordable metros in the nation—aren’t the places where seniors are holding onto inventory. Like the rest of the population, seniors rent in these places at much higher rates and also have younger generations living with them more often. Unless they kick out the kids, they won’t be able to downsize.
  • Metros that have the most senior households that could potentially downsize—that is, those households that own their single family home and have no younger generations living with them—are among the most affordable in the nation. That may be evidence that boomers holding onto their homes is not driving up prices.

Delayed Gratification

Aging boomers are staying in place longer. As households move into their retirement years, some of them are downsizing—moving from owning to renting and from single family to multifamily homes. But, on average, boomers are staying in place longer than previous generations. Some observers worry they are taking up valuable home inventory in high-demand markets that would otherwise be snapped up by younger homebuyers. Of senior households, 83.4% live by themselves, with no younger generations. On average, this group has two more bedrooms than people living in the house—perhaps representing empty nesters whose kids have since moved out. That compares with just one extra bedroom for households under 65.

Characteristics of Senior Households
% of Senior Households 2005 2016
In Labor Force 15.9% 19.3%
Living Alone 85.2% 83.4%
Living with Younger Generation(s) 14.4% 16.1%

 

Baby boomers are staying in place longer because the life events that might cause them to downsize are being delayed. Seniors in recent years have adopted significantly different lifestyles than seniors even a decade ago. For one, they’re working longer. The proportion of household heads 65 and over who are still in the labor force rose to 19.3% in 2016 from 15.9% in 2005. What’s more, the kids are moving out later. Senior households living alone represented 83.4% in 2016, ticking down from 85.2% in 2005. In 2016, 16.1% of senior households had younger generations living with them, up from 14.4% in 2005. These factors mean senior households aren’t considering downsized housing options until later in life. In 2005, more senior households were moving into multifamily than single family housing by age 75. In 2016, this inflection point had shifted to age 80.

Senior Living by Metro

The areas where home supply is limited and affordability is low might appreciate an infusion of inventory from downsizing seniors. However, when looking at the nation’s top 100 metros, we don’t see evidence that boomers holding on to inventory is eroding affordability. Like the general population, seniors in expensive and unaffordable metros rent at much higher rates. Unaffordability also translates to higher levels of multigenerational living. The correlation between unaffordability and the percentage of senior households that could potentially downsize—those that live by themselves and own a single family home—is stark. The higher the income required to purchase the median home, the lower the proportion of senior households that could downsize (with a correlation coefficient of -0.73).

The metros with the highest portion of senior households in a position to downsize are in more affordable metros, including Knoxville, Tenn., Colorado Springs, Colo., and Dayton, Ohio. However, even in these metros, inventory has fallen steadily for the past several years. In Knoxville, inventory decreased 12.4% year over year during the second quarter of 2018, rounding out 12 straight quarters of falling inventory. With this prolonged inventory drought across the nation, these metros may very well welcome an increase in boomers listing their homes.

Power in Numbers

Although seniors appear to be delaying downsizing until later in life, as a group, households 65 and over are still downsizing at roughly the same rate as in years past—which is to say not that often. In 2016, 5.5% of households 65 and over moved, pretty evenly split between moves to single family (2.7%) and multifamily (2.4%) homes. In 2005, these percentages were virtually the same, with 5.5% of senior households moving, including 2.5% into single family and 2.5% into multifamily homes.

Still, because the boomer generation is so much larger than previous generations, that 5.5% moving rate translates into very different raw numbers across the years. There were about 7 million more senior households in 2016 than 2005, meaning 386,000 more senior households moved in 2016.

Of course, the ability of senior households to downsize depends on the availability of homes to downsize into. The acute shortage in starter home inventory can make it difficult for retirees to move to smaller homes. Not only are seniors not responsible for making inventory-scarce metros unaffordable, they’re feeling the inventory pinch themselves. Gen X-ers and millennials, especially in expensive coastal metros, are going to need more than downsizing boomers to alleviate the inventory crunch they are facing.

Methodology

We used 2005 and 2016 5-Year American Community Survey data for labor rates, household generation composition, moving rates, unit structure type, number of bedrooms, and tenure. Our analysis only looks at households that are not in “group quarters”, which would include retirement homes and nursing facilities. This means that our downsizing estimates are likely understated. Affordability is based on our inventory metrics from the second quarter of 2018, defined as the share of the median income needed to purchase the median priced home.

By Alexandra Lee

Filed Under: A little bit of Trivia, Baby Boomers, Education, First Time Homeowner, Home Value, Homeownership, Housing Market, Issaquah Lifestyle Blog, Issaquah Real Estate, Larry and Kathy Reichle, Retirement Tagged With: Baby Boomers, Home ownership, Home Trends, Housing Market, Trending Topics

Ready For Staging: 4 Repairs You Need Before Selling Your Home

September 10, 2018 by Kathy Reichle Leave a Comment

 

Selling your home is a complex process that may take weeks to complete. This is partially because your house may need to be updated or renovated before it can go on the market. What are some of the most crucial fixes that you should make before listing your property?

Update the Exterior

The first thing that you will want to do is make sure that the home’s exterior is in good condition. This may involve landscaping work such as removing trees or shrubs that are dead or dying. It may also involve inspecting the roof, siding or other exterior components that may need to be repaired or updated to make the house easier to sell. At the very least, a fresh coat of paint should be applied before putting the house on the open market.

Check the Air Conditioning

If you have a central air conditioning unit in your home, make sure that it works properly. This means that it should start easily and produce an even amount of cool air throughout the house.

Ideally, you will have it inspected once a year by someone like Doctor Fix-It. However, inspecting it and making repairs prior to selling your home should be considered mandatory. It may also be a good idea to check the furnace and clean the ducts before you show the home to buyers.

Make Sure the Floors Are Adequate

Whether your home has wood floors or carpet, make sure that they are in good condition. If necessary, wax and clean the wood or put down new carpet in areas where it may be frayed or dirty. If you are going to replace your carpet, make sure that it is the same color and style throughout a given space.

Check the Plumbing and Electrical Systems

Buyers aren’t going to want to put an offer on a home that has poor water pressure. They are also unlikely to want to make an offer on a home that has dangerous electrical wiring. If the fixes to either system are relatively minor, you can do them yourself. However, it may also be a good idea to call a professional to make sure that the job is done safely.

Selling your home can be a great way to help you downsize or lock in profits. However, if the process is not done right, it could reduce the sale price of the home or result in the home staying on the market longer than you anticipated that it would.

WRITTEN BY MEGHAN BELNAP

Filed Under: A little bit of Trivia, A Positive life, Curb Appeal, Getting Ready To Sell, Homeownership, Issaquah Real Estate, Larry and Kathy Reichle, Staging to sell your home Tagged With: Home ownership, Home Trends, Trending Topics

How to Say Goodbye to Renting and Hello to Home Ownership

September 4, 2018 by Kathy Reichle Leave a Comment

 

Becoming a first-time homeowner takes a lot more than a desire to buy a house. It takes a lot of effort on your part to save up a down payment — which is usually a pretty good sized chunk of change — research neighborhoods, get pre-approved for a loan and other steps. Fortunately, it is quite possible to say goodbye to renting and hello to homeownership, especially when homeowners-to-be consider the following tips:

Focus on the Down Payment

In order to leave the land of rent, you are going to need a down payment — plain and simple. While it is common to put down 20 percent, some lenders now allow a much smaller amount, and first-time home buyer programs may go as low as 3 percent. While a smaller down payment may sound enticing, a 5 percent down payment on a $200K home is still $10,000 — not exactly a small sum. If saving money does not come naturally for you, don’t worry. With some relatively minor lifestyle changes you can speed up the down payment savings process. Come up with a savings plan to determine how much you need to set aside every week or month and then find ways to “find” that money in your budget. Using the $10,000 example from before, if you are determined to buy a home in two years, you’ll have to come up with about $415 a month to stash into your down payment account. Take a close look at your monthly bills and determine what you can pare down or eliminate — maybe you are paying $75 a month for a gym membership you rarely use, or you pay $40 extra for premium satellite channels that no one watches. These services can be cancelled and the money can go directly into your savings account. Eat out less, have Starbucks twice a week instead of every day and if you need to, consider a side hustle on the weekends to reach this magical monthly amount of $415.

Avoid Identity Theft

Unfortunately, the chances of becoming a victim of identity theft increase when you are buying and moving into a new home. The stacks of documents that are part of buying a home and that are filled with your personal information may accidentally fall into the wrong hands, and once you move, mail may not be routed correctly and thieves may steal your mail and your identity from your old mailbox. Prevent this situation from happening by purchasing an identity theft protection program; find a trusted companythat will help safeguard your personal data. In addition to letting you know when a bank pulls your credit report and asking if you have authorized this inquiry, certain services will monitor your financial activity and alert you if anything is amiss.

Check Your Credit Report

When you start the pre-approval process for a loan and then move on to the Big Kahuna of applying for an actual mortgage, your credit report will be pulled numerous times. Your credit score will then be used to determine if you are approved for a loan, and what type of interest rate you will get. Please do not wait until you have the down payment saved and you are champing at the bit to go look at houses to check your FICO score — check your credit as early in the process as you can. If you have a credit card that has been issued through your bank, give them a call and see if they can run your report for you for free; in the cases of some credit cards, they also offer a free monthly FICO score check. Read through the report and check for any errors; this includes credit lines you never opened and delinquent payments that you know were made on time. Dispute any mistakes that you find and look for ways to boost your credit score, like paying down credit card bills and setting up automatic bill pay so you are never late with your payments.

Filed Under: Down Payment, Education, Finances, First Time Homeowner, Homeownership, Identity Theft, Investing in Real Estate, Issaquah Lifestyle Blog, Issaquah Real Estate, Larry and Kathy Reichle Tagged With: Finances, Home ownership, Home Trends, Trending Topics

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