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Seattle-area home prices rise faster than nearly every other U.S. city, driven in part by younger homebuyers

August 26, 2020 by Kathy Reichle Leave a Comment

An aerial view of West Seattle, looking west from White Center. (Ken Lambert / The Seattle Times)

Like much during the pandemic, the latest news on home prices inspires a definite sense of deja vu.

For the fifth month in a row, home prices around Seattle rose faster in June — 6.5%, year-over-year — than any of the nation’s other top 18 metro areas, save Phoenix, according to new data from S&P CoreLogic Case-Shiller Home Price Index. That’s more or less the same rate of growth we’ve seen since spring.

Price growth in King, Pierce and Snohomish counties topped national averages for the eighth month straight. National year-over-year home price growth of 4.3% in June pointed to a “stable” market, said S&P Managing Director Craig Lazzara in a statement. Prices rose in each of the 19 large cities that Case-Shiller tracks; among just those metros, year-over-year price growth averaged 3.5%. (Typically, Case-Shiller examines home prices in 20 metro areas, but data for the Detroit metro area has been unavailable since the start of the pandemic.)

A major imbalance between the number of homes for sale and a swell of interested buyers on the market has boosted prices. Until very recently, far fewer people were listing their homes than did in 2019. Many would-be sellers decided instead to take advantage of historically low mortgage rates to refinance their homes.

Price growth in the Seattle metro area has been driven by an uptick in cost for the area’s most affordable homes. Prices rose nearly 9% year-over-year among homes that sold for less than $448,069, which represent the most affordable third of all homes sold this spring. Among the most expensive third of homes, those selling for more than $670,317 — including most homes in King County, where a typical home now runs $727,500 — prices rose relatively more slowly, 5% compared to last year.

The lure of an under-three-percent mortgage has drawn younger buyers to the market, many likely for the first time. Across generations, only millennials are taking out more for-purchase loans than last year, according to data on VA loans from the Department of Veteran Affairs. The number of Seattle millennials who received for-purchase loans in the first nine months of the fiscal year rose 21.8% over the same period the previous year.

Refinances, however, have swollen a whopping 276% across all demographics, compared to the previous period.

By 

Katherine Khashimova Long 
Seattle Times business reporter

Filed Under: Issaquah Community Blog Tagged With: Interest Rates, Millennials, Mortgages, Refinances, Seattle Real Estate

3 Reasons to Invest in Single-Family Rentals

February 21, 2019 by Kathy Reichle Leave a Comment

A rental investment can be a safe haven in a volatile market.


With high demand and low supply, the housing market should remain strong in 2019

FEW PEOPLE TALK WITH their financial advisors about alternative investments like purchasing a property, but real estate may be a good strategy this year. It’s one that more high net worth investors seem to be employing to cope with market volatility.

A December 2018 survey from Millennium Trust Company found an increasing preference for alternative investments, including real estate. Among those surveyed who held real estate, 73 percent favored single-family rentals.

Robert Mulcahy, senior vice president of production and strategic initiatives at Angel Oak Prime Bridge in Atlanta, says a rental property investment is a great strategy for any investor, regardless of net worth. The market gyrations of 2018 and the outlook for real estate in the year ahead are compelling reasons to examine the benefits of owning a rental property.

“Since markets don’t exist in a vacuum, there tends to be a beta between the rental market and the stock market,” says Jason Haber, a real estate agent at Warburg Realty Partnership in New York. The difference, he says, is volatility.

“The rental market is reactionary to the general direction of the stock market,” Haber says, meaning that daily swings in stock prices don’t effect real estate investors like equity investors. “Real estate investments provide for more stability, and many markets can outperform the Dow and S&P 500.”

That may be music to the ears of volatility-weary investors. Here are three reasons why now is the perfect time to consider a property investment:

  • The 2019 outlook is strong.
  • Housing is bolstered by low unemployment.
  • Renter profiles are shifting.

The 2019 Outlook Is Strong

Quinn Palomino, co-founder and principal at Virtua Partners in San Diego, is optimistic about the outlook for leasing.

“Demand is high and supply is still constrained, particularly for entry-level housing,” she says. “We anticipate rent increases will outpace the overall commercial real estate market, landing in the 5 to 7 percent range.”

Palomino says these rentals are positioned to outperform stocks in 2019, as the market reacts to a slowdown in economic growth and recession fears. She cites the Great Recession, in which “single-family rentals did not have a down year in occupancy or rental rates.”

Housing Is Bolstered by Low Unemployment

Haber says that while the fundamentals of individual rental markets differ, two things are driving momentum: employment and interest rates.

“Generally speaking, a low unemployment environment translates into a stronger housing market,” Haber says. “Right now, we have both low unemployment and low interest rates. This dynamic has kept the housing market healthy.”

Additional rate hikes could give the single-family rental market an additional boost, says Nick Giovacchini, director of client services at AlphaFlow in San Francisco.

“With the Fed’s expectation of two more rate hikes this year, mortgage rates should rise once again,” he says. “(This) could potentially price some newer home buyers out of the market and keep them focused on rentals.”

Renter Profiles are Shifting

While low interest rates and job growth are leaving a positive mark on housing, Kevin Sneddon, founder and managing partner of the private client team at Compass in New York, says there’s a larger dynamic to consider.

“Renting single-family homes has become a new norm,” Sneddon says. He identifies three specific renter profiles that are fueling the new normal in the housing market.

The first is renters who can’t afford to buy because they lack a down payment on a mortgage. The second is those who don’t want to buy because they want flexibility. And the third group includes those who choose not to buy because they feel that real estate values will soften in the future.

Palomino says it’s largely millennials who are the main driving factor. “Millennials don’t have the same attachment to homeownership as preceding generations, are more transient and are overburdened with debt,” she says. “Yet, as millennial couples have children, they want to move out of the apartment and into a house with a backyard and garage.”[ 

It’s not just the younger crowd, however, who is on the hunt for homes to rent.

“As boomers are moving out of their previous homes, many are looking to downsize, but have less cash than expected,” Giovacchini says. As a result, they “may have to rent rather than purchase a new home.”

Those set on steering the course of single-family rental homes can benefit from doing their homework.

“The single-family rental market needs to be analyzed on a local level,” says Janine Yorio, CEO of Compound in New York. “We’ve seen tremendous discrepancies in rental growth and price appreciations across different locales.”

The biggest risk, she says, is the cyclical nature of real estate. Yorio makes a case for investing in multifamily properties through a real estate investment trust.

“Single-family investments at the individual level are far more risky than diversified REITs,” she says. “An owner needs to be ready for prolonged periods of vacancy, capital improvement requirements and dealing directly with problematic tenants.”

Yorio also says not all single-family residential investments are created equal: “It’s important to pay attention to more than just the initial rental yield or cap rate and pay attention to the near- and medium-term cash flow at the property level, taking into account required repairs and maintenance.”

There are also subtle differences in investing in a townhouse versus a single-family home. Town homes can carry fewer cost considerations regarding maintenance, repairs and landscaping if those expenses are handled by a homeowner’s or condo association.

Sneddon says the target tenant profile matters, as does your exit strategy. Most important, he says, is the likelihood that the asset will increase in value over time.

“Things like location, property condition, property style, local job growth, etc. are important factors to consider when selecting which single-family rentals to acquire,” he says.

Investors shouldn’t expect renting a home to be a passive investment.

“There’s a lot of work in being a landlord,” Yorio says. But outsourcing leasing or property management to a trusted team can ease the burden. 

By Rebecca Lake, Contributor


Filed Under: Rental Investments Tagged With: Baby Boomers, homeownership, Interest Rates, Millennials

What home sellers need to know about appealing to millennial buyers

January 18, 2018 by Kathy Reichle Leave a Comment

Millennials make up more than 50 percent of all first-time home buyers and represent a growing segment of the Washington-area population. These young professionals and activists are looking to make their mark on the world at the epicenter of American politics and culture.

Despite lingering college debt, millennials hold a significant amount of buying power and many see the value of investing in a home versus renting. As products of the information age, they are more committed than their predecessors to the search process and are eager to absorb information from peers, reference sites and, of course, local real estate professionals. Their mobile lifestyle coupled with their innate curiosity will likely result in pursuing real estate transactions more frequently than generations before them, buying and selling at an even higher rate.

To underestimate the millennial influence on the Washington real estate market is to bypass a major opportunity. Here are a few things sellers need to know about millennial buyers and what they look for in a home:

Call it the Instagram effect, but millennials are in search of the “picture perfect” home. They’ve grown up watching house tours on HGTV, scrolling through Instagram photos of perfectly staged homes and making Pinterest boards of their dream home. And while the DIY trend has its appeal, not everyone has the time or resources to take on a fixer-upper.

Busy with work, community causes and social activities, most millennials don’t have time to tear down, remodel or replace. They are looking for a home that is move-in ready — the ideal aesthetic, with little to no maintenance. While some buyers may be willing to take on deferred maintenance in exchange for a price cut, millennials are less likely to go for this. They want a home that looks and operates in ship shape so that they can focus their time on work, travel and political and social engagement.

 

The right home at an affordable price

Millennials came of age in the housing crash of 2007 and the subsequent recession of 2008. When they entered the workforce, they faced a post-recession job market and their salaries are just catching up. Today, low interest rates have made ownership more affordable with payments comparable to monthly rent, especially in the Washington area.

These factors and experiences continue to inform millennial purchasing habits — they are looking for great value at an affordable price. As the first generation of digital natives, they have a knack for scouring the Internet to research and find the best price on everything from clothes to groceries. The way they shop for homes is no different  — they will take their time and do their due diligence until they find the perfect house for the right price.

The generational difference

Each generation of home buyers has its own unique set of values and priorities. Gen X-ers and baby boomers were more willing to overlook deferred maintenance issues in return for a better price. A broken dishwasher? Probably not a dealbreaker for a baby boomer. They would fix it, save to buy a new one, or negotiate appliance costs into the sale of the home. In contrast, a millennial might walk away from an otherwise great property to avoid the hassle of repairing or buying new.

The social and cultural value of a property is another factor to consider when looking to attract millennial buyers. While Gen X-ers and baby boomers tend to prefer the privacy of the suburbs, millennials want to be in the middle of the action, with a bevy of cultural, food and entertainment options all around.

Winning the millennial buyer

So how can sellers catch the eye of millennials? Since millennials are looking for move-in ready properties, it’s critical to stay on top of regular maintenance. Sellers should make any necessary updates, such as exchanging old kitchen appliances for stainless-steel appliances, replacing carpet with hardwood floors or adding outdoor living features — before listing on the market.  If sellers are not able or willing to make updates, they should consider lowering the price of their home — according to market values — to compete for millennial buyers.

As the millennial presence in Washington continues to grow, sellers should work with their real estate agent for guidance on how to update and market their home to tap into this new audience. Though different than the generations before them, they hold significant buying power and are eager to engage in the home-buying process.

David Charron, chief strategy officer of Rockville-based multiple-listing service Bright MLS, writes an occasional column about the Washington-area real estate market.

 

Filed Under: A Positive life, Amazon, Eastside Real Estate Blog, First Time Homeowner, Google & FaceBook, Greater Seattle Jobs, Issaquah Real Estate, Microsoft, Millennials Tagged With: Home ownership, Home Trends, Millennials, Trending Topics

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Larry & Kathy Reichle

371 NE Gilman Blvd. #160
Issaquah, WA 98027

Phone: 206-999-1690

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Eastside Real Estate Blog

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