Real Estate Information Archive

September 3, 2014

 

HARRY’S BI-WEEKLY UPDATE

                  A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.

                                       

THE THOUGHT BEHIND THE LOGO

Have you ever looked at my company logo and wondered what it means?  I’ve been asked that question quite often and thought I’d take a minute to share the answer with you.

When I started my company back in 1978, I wrote a Policy and Procedural Manual and in it I wrote what I wanted my “Company Philosophy” to be.  Today that would be called my “Mission Statement” and it remains as true today as it did when I wrote it back then.

“The most important entity of a family is the love between the members of the family.  Next to the love within the family comes the family home.

To locate the absolute finest home for the family or to sell their house in order to purchase another is our business.

We feel that the home is the single most important physical element of people, and we place the housing needs of our Buyers and Sellers first.  This philosophy was incorporated into the Company Logo, as you see a house first before the ‘S’.”

So there you have it. 

Your goals come first. 

They become MY goals when working with you. 

That’s a philosophy I’m proud to have adhered to and will continue to do so for as long as I’m in business. After all, why change a philosophy that has passed the test of time?  It’s proven to me that my original reason for becoming a real estate Broker hasn’t changed and never will.

Thank you for letting me into your lives and helping you to make good financial decisions when it comes to home Buying or Selling.  After all, without you and your families I wouldn’t need the “house” before the “S”.

 

AUGUST LOCAL STATISTICS JUST OUT TODAY

Statistics provided by the Pikes Peak REALTORS Service Corp, or it’s PPMLS

PPAR reported the August stats this afternoon and I waited an extra day to send you this eNewsletter in order to get them to you in a timely manner.  Therefore, I won’t comment as much as usual except to say that things are continuing to look good in the local housing market. 

I was asked by Tatiana Bailey,the director of the Southern Colorado Economic Forum, to stick my neck out and make a prediction as to how I thought the local housing market would do in the next 12 months.  I told her I thought local housing would appreciate by 2-4 percent and I’m thrilled to see that in comparing January-August 2014 to January-August 2013, the cumulative year to date average sales price for Single-Family/Patio Homes was up 2.5% and for Condo/Townhomes it was up 2.7%.  And comparing August 2014 to August 2013 was also very positive, as you will see below.  So, at the moment my prediction is looking good. 

In comparing August 2014 to August 2013 in PPAR:                      

                        Single Family/Patio Homes:

• New Listings are 1422, Down 2.8%%
• Number of Sales are 1,111, Up 0.5%
• Average Sales Price is $258,398 Up 3.7%
• Median Sales Price is $230,000, Up 4.5%
• Total Active Listings are 4,104, Down 3.5%

                        Condo/Townhomes:

• New Listings are 183, Same as last year
• Number of Sales are 164, Up 1.9%
• Average Sales Price is $188,930, Up 2.5%
• Median Sales Price is $151,500, Up 1.1%
• Total Active Listings are 403, Down 14.6%

COLORADO SPRINGS AREA MONTHLY SINGLE FAMILY/PATIO HOME SALES ANALYSIS*

                                                Median Sales Price               Average Sales Price

Black Forest                             $348,000                              $395,616

Briargate                                   $295,000                              $315,827        

Central                                      $180,000                              $209,618

East                                           $195,625                              $205,629

Fountain Valley:                       $198,250                              $204,463

Manitou Springs:                     $319,200                              $297,000

Marksheffel:                             $230,000                              $238,770

Northeast:                                 $225,250                              $245,903

Northgate:                                $352,450                              $366,640

Northwest:                                $315,875                              $358,542

Old Colorado City:                  $207,500                               $219,882

Powers:                                     $232,250                              $244,227

Southwest:                               $268,000                              $310,392

Tri-Lakes:                                 $380,000                              $387,704

West:                                         $209,250                              $275,194

*Statistics provided by the Pikes Peak REALTORS Services Corp,or its PPMLS.

Click here to see the full -page report and see how your neighborhood is doing.  If you have any questions please give me a call.

LOCAL EMPLOYMENT AND SALES TAX REVENUE ARE LOOKING REAL GOOD

The Gazette 8.22.14 & 8.28.14

Colorado Springs sales tax revenues grew by the biggest percentage in 17 months and had double-digit gains in back-to-back months for the first time in more than 10 years according to a report by the city’s Finance Department.

Commercial machines accounted for much of the increase, but collections in all 13 industry categories tracked rose during that same period.

“The city collects money from a use tax, paid on manufacturing equipment, building materials and other items bought outside the city and used inside the city.  Collections from use tax rose 14.9 percent in July from the same month in 2013 to nearly $1 million, the highest monthly total since February.

Combined sales and use tax collections in July were up 12.1 percent from July 2013 to $13.9 million and this year are up 4.1 percent from the same period of 2013.”

In the job market, Colorado Springs unemployment fell to 6.5 percent—the lowest since November 2008 according to the U.S. Bureau of Labor Statistics. 

Local unemployment is now the closest it has been to the national average since it hit a high of 10 percent in late 2010, when the national rate was 9.8 percent.  In July, the national jobless rate was 6.2 percent.  Colorado Springs is now only 4,300 jobs below the September peak of 262,400.

And from where I sit, all this good news means more and more people are taking their recent equity increases and looking to Sell and Trade Up.  With interest rates still low, an increase in listings in most price ranges and positive employment news, now is a good time to begin the search if you’ve been waiting. 

If you or any family member or coworker is considering a move, please give me a call at 598.3200 or email me at Harry@HarrySalzman.com and let’s see if we can make that dream a reality.

 

HOUSING OUTLOOK SHOWS OPTIMISM & RECOVERY ACCORDING TO ECONOMISTS, NAR

RealtorMag 8.31.14, The Wall Street Journal, 8.31.14, LA Times, 8.22.14, Housingwire, 8.31.14

The decreasing unemployment rate is also causing economists to gain increased confidence in the housing market over the next two years, according to a newly released poll by Reuters of 29 housing analysts, including investors and economists.

Economists surveyed expect existing-home sales to increase to 5.25 million units in the first three months of 2015.  Currently they stand around 5.09 million.  In changing their outlook, economists now also expect home resales to continue to inch up in 2015, reaching 5.29 million by the second quarter of 2015.

“Low mortgage rates and improving labor market dynamics should remain conducive to gradual growth in the housing sector,” Gennadly Goldberg, a strategist at TD Securities, said in a note to clients.

The NAR, in it’s latest housing data release, reports that existing-home sales were on the rise in July, with sales moving to the highest pace of this year.  It also marked the fourth consecutive month of sales gains. 

The housing recovery appears to be on track, with sales of previously owned homes rising more than expected in July.   The positive report from NAR is the latest sign that the housing market may be turning a corner after starting to slow last summer amid higher mortgage rates and prices.

“The number of houses for sale is higher than a year ago and tamer price increases are giving prospective buyers less hesitation about entering the market,” says Lawrence Yun, NAR’s chief economist.  “More people are buying homes compared to earlier in the year, and this trend should continue with interest rates remaining low and apartment rents on the rise.”

“The increase in the number of new and existing homes for sale is creating less competition and is giving prospective buyers more time to review their options before submitting an offer,” he added.

And, more importantly, Yun explained that steady job additions to the economy are helping family finances and giving them added confidence to enter the market.

U.S. consumers also viewed the economy with increased optimism in August, hinting at a strong jobs report for the month.

According to The Conference Board, a private research group, consumer confidence rose to 92.4% in August from a revised 90.3% in July.  The August index is the highest level of confidence since October 2007, before the recession started. 

Consumers who own homes got more good news:  the S&P Case-Shiller report said home prices nationwide increased 6.2% in the year through June.

Another beneficiary of the good news on housing was the Dow’s recent rise.  Stocks such as Home Depot, and various Home Builder/Construction stocks increased due to these reports.

“Housing is an absolute must in terms of…long-term economic growth in the U.S.,” said Natalie Trunow, chief investment officer of equities at Calvert Investments, which has about $13 billion under her management.  The report on housing starts is “a positive sign for the home-builder sector,” she said, adding that she is looking to increase her position in stocks of homebuilders.

All in all—great news for the housing industry and consumers alike.

 

HOME BUYERS STRUGGLE WITH T.M.I.

The Wall Street Journal, 8.22.14

When it comes to mortgage advice, borrowers are struggling with information overload and are finding that specific totals on payments and rates are hard to get.

While a number of mortgage websites will define “balloon payments” and “debt-to-income ratio”, very few are giving the answer to the one questions on borrowers’ minds:  “What will I owe?”

Whether you’re a seasoned Buyer or new to the market, there’s a lot of information out there and it’s difficult to discern what’s really important.  Plenty of mortgage-education websites include a general discussion about income and down-payment requirements, but don’t get down to the specific questions of what documentation is needed so that borrowers can plan ahead. 

Here are a few tips to help you get the mortgage information you really need:

• Go Beyond Calculators.  Meet with several potential lenders to get a specific rate before shopping for a home.
• Prequalify.  This gives borrowers a chance to catch and correct problems before their dream house is on the line.  Jack Wind, executive vice president of home lending at a FL based financial institution said, “Before the crisis, Sellers had a lot more confidence that Buyers could find financing because it was readily available.  Now Sellers are asking Buyers to ‘get the loan and close within a reasonably short period.’”
• Clarity is coming.  New federal rules will replace the “good-faith estimate” document with a standardized “loan estimate” document starting August 1, 2015.  This new standardized summary—issued at the start of the loan process—will itemize key loan terms and estimated loan and closing costs, making it easier for borrows to compare loans.

I’m going to tell you this one more time because I think it’s of vital importance in today’s real estate market.  You need to have a qualified, competent real estate Broker to help you whether you are Buying or Selling.  There is just too much information for a lay person to easily comprehend.  Hey—it’s hard enough for us Brokers with things changing all the time in terms of disclosure and mortgage lending rules and more—so it’s almost impossible for the uninitiated to keep up.  That’s our job—to know how to navigate the housing and mortgage lending waters and to make certain that we get the best possible outcome for our clients. 

Those of you who have worked with me know that I take special pride in my Investment Banking background because it has afforded me the opportunity to help my clients make informed decisions and to get the best mortgage lending available.  I do the homework in order to make the entire process as stress-free as possible.  It’s my philosophy and my pleasure.  I look forward to my continued relationship with you all.

 

HARRY’S PHILOSOPHY OF THE DAY

I’d like to share another item from my 1978 Policy and Procedural Manual.  This was written by someone at the National Association of Realtors and says something about my “Product”.  Again…as true today as when it was written.  After all, as a wise man or woman once said, “They aren’t making any more LAND.”

“I AM real estate”

I am the basis of all wealth, the heritage of the wise, the thrifty, and prudent.

I am the poor man’s joy and comfort, the rich man’s prize, the right hand of capital, the silent partner of many thousands of successful men.

I am the solace of the widow, the comfort of old age, the cornerstone of security against misfortune and want.  I am handed down to children through generations as a thing of great worth.

I am the choicest fruit of toil.  Credit respects me.  Yet I am humble, I stand before every man bidding him know me for what I am and possess me.

I am growing in value through countless days.  Though I seem dormant, my worth increases, never failing, never ceasing.  Time is an aid and populations heaps up my gain.  Fire and the elements I defy, for they cannot destroy me.

I am trustworthy.  I am sound.  The thriftless speak ill of me.  The Charlatans of finance attack me.  Unfailingly, I triumph and detractors are disproved.

I am producer of food.  The basis for ships and factories; the foundation of banks.  Minerals and oil come from me.

I am so common that thousands unthinkingly and unknowingly pass me by.

I am real estate.

 

 

August 18, 2014

 

                       HARRY’S BI-WEEKLY UPDATE

                   A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.                       

                                    

THE “GOOD OLD DAYS” ARE STILL HERE IN “MY” WORLD

When I saw this illustration I couldn’t help think about “Dick and Jane” and “Spot” and the early days of learning to read at school.  With most schools starting this week in Colorado Springs, a lot of kids will be attending a new school because of it being their first time, graduations, or their family has moved to a new neighborhood.

I personally have helped a number of families relocate this year and when there are children involved, one of the big considerations is moving to an area with good schools, parks and other children in the neighborhood for playmates. One of the many facets of moving involves the happiness of the “entire” family, especially the young members.  Oftentimes the parents might want to look at various neighborhoods recommended by friends and I have had to lead them in another direction entirely because of my awareness of the lack of “kid friendliness” of their first suggestion. 

My objective as a Realtor is to try my best to find the best fit for the family as a “whole”.  Having been involved in more than 2000 transactions during the last 42 years has given me extensive knowledge of local neighborhoods and how they might work for a particular family’s needs. 

Neighborhoods change over time, as do the demographics and the quality of schools located within them.  No matter how much you might like a home, if it no longer suits your family’s current needs there will be considerable stress for all.  And if you are looking to Buy, the house you think is great might not be located in the best area for the needs of all family members. 

These considerations are probably the most important when looking for a home or considering to Sell your present one.  The happiness of the entire family will play a role of great importance for the next several or many years, depending on your individual situation. 

My goal is to make sure that the “Good Old Days” are here to stay for every family I relocate and I can help you and your family share in that goal.  Your happiness is important to me.  I will always make that my main focus when working with each and every client. 

 

HOME PRICES ARE RISING AT SLOWEST PACE SINCE 2012, BUT THAT’S NOT SO BAD

NAR,8.12.14, Realtor.org 8.12.14, The Wall Street Journal, 8.13-16.14, RealtorMag, various dates, DSNews 8.7.14

The National Association of Realtor’s (NAR’s) latest Quarterly Report of Median Sales Price of Existing Single-Family Homes for Metropolitan Areas was released several days ago and home value appreciation continued to moderate in 122 of the 173 metropolitan areas surveyed. 

While the median existing single-family home price increased in 71% of measured markets from the second quarter 2013, the gain continued to be lower than in recent times.  Colorado Springs was among those cities and showed an increase in median home price of 1.4% compared to a year ago.

Forty-seven areas (27%) recorded lower median prices during that same time period.  To read the 3-page report in its entirety, please click here.

Lawrence Yun, NAR chief economist, says price increases are balancing out the benefit for both Buyers and Sellers.  “National median home prices began their most recent rise during the first quarter of 2012 but had climbed to unsustainable levels given the current pace of inflation and wage growth,” he said.  “At this slower but healthier rate, homeowners can continue steadily building equity.  Meanwhile, for Buyers, increased supply with moderate price gains is giving them better opportunities to choose.”

The national median existing single-family home price in the second quarter was $212,400, up 4.4% from the second quarter of 2013.  The median price during the first quarter of 2014 rose 8.3% from a year earlier.

Yun added that despite the stabilization in price growth, sharp increases still exist in some markets and are impacting sales, most notably on the West Coast where inventory shortages are more prevalent. 

Despite the slow increase in home prices, Yun still expects home sales to make a strong showing in the second half of 2014.  He also made the following forecasts.

• Higher inflation and higher interest rates.  The Federal Reserve is planning to end its purchasing of Treasury and mortgage-backed securities in October.  Yun expects interest rates to increase in 2015.  He also expects the Consumer Price Index (CPI) which measures inflation, to increase 3.5 percent in 2015.
• Multi-year housing expansion.  The population is on the rise.  The U.S. gained 34 million people since 2000, but home sales were 5.2 million in 2000 and 5.1 million in 2013.  The pent up demand will eventually equate to additional home sales over the next few years, Yun says.
• Continued inequitable wealth distribution.  Household net worth is at an all time high, but only for the 10 percent of the U.S. population that has investments in the stock market.  At the same time, rents are rising and incomes are generally stagnant.

According to Mark Fleming, the chief economist with CoreLogic, the ongoing slowdown in price appreciation reflects a “reversion to normality” that is “expected to continue across the country and should further alleviate concern over diminishing affordability and the risk of another asset bubble”.

Fannie Mae’s chief economist, Doug Duncan, in commenting on Fannie Mae’s July 2014 National Housing Survey says “the continued cautious sentiment expressed across the range of consumer indicators this month gives weight to our view that the first phase of the housing recovery is decelerating, and 2014 will be a year of mixed housing outcomes with home prices rising more slowly and home sales falling slightly.  We have always believed that for the housing recovery to be considered robust, we will need strong and sustained full-time job and income growth.  Recent data indicating the creations of more than 200,000 jobs over each of the last six months, combined with this month’s improvement in the share of consumers reporting significantly higher household income than a year ago, does provide some reason for optimism.  If these trends continue, they could lead to some upside in housing in 2015.”

For now, though, caution seems to be the rule.  Many economists are saying that price appreciation is slowing partly because Buyers, including Investors, have become more cautious and are pulling back amid the big price gains of the past year.  Also, these same price gains have persuaded more homeowners to put their homes up for sale which has added inventory.  The multiple-offer situations are not as prevalent as they were earlier this year.

There are also some Sellers who are listing their homes now rather than waiting for next year’s Spring buying season because of fear that interest rates will be higher at that time.

Highlights from the Fannie Mae Survey include:

• Half of respondents said they thought it would be difficult for them to get a home mortgage today
• The average 12-month home price change expectation dropped to 2.3%
• The average 12-month rental price change expectation fell to 3.8%
• The share of respondents who say their household income is significantly higher than it was a year ago rose by 4 percentage points to 28%--a survey high.

 And locally…

As I mentioned above, Colorado Springs saw a 1.4% increase in the median home price in the NAR Quarterly Report.  While this is lower than recent increases, it must be reiterated that our area never saw the dramatic drops or number of foreclosures that many areas in the country did. 

What these statistics mean to us is that our local homes are still increasing in value and providing steady home equity for owners.  More importantly, it means that more Buyers are NOT being priced out of the market by unsustainable home price gains that have kept them from qualifying for home financing.  It’s a “win-win” for all at the moment, most especially when you consider that mortgage loan rates are still historically low and lenders are slowly making funds more available.

 

MORTGAGES ROLL BACK TO YEARLY LOW

RealtorMag 8.15.14, Housingwire, 8.8.14

This past week, the 30-year fixed-rate mortgage rate averaged it’s low for the year at 4.12%.  The same low was reached in May as well as a week in July, this according to Freddie Mac in its weekly mortgage market survey.

The rates have countered many forecasters’ expectations so far this year by not rising, but dropping instead.

Will this continue?  According to the above statements by Yun, possibly not.  But it’s really anyone’s guess at the moment. 

The best advice I can give you is today’s interest rates are CHEAP.  If you Buy now, I believe you will be looking back a year from now and be happy that you did.

 

CHANGE IN CREDIT REPORTS COULD REVAMP CREDIT SCORES

The Gazette, 8.9.14, DSNews, 8.11.14

FICO, the company responsible for one of the most widely used measures of credit health is making changes to its current model that could boost credit scores nationwide.

In a recent announcement, analytics and decision management from FICO said its new credit model, FICO Score 9, “introduces a more nuanced way to access consumer collection information,” resulting in greater precision for lenders measuring a borrower’s credit stability.  The model will be available to lenders through the country’s various reporting agencies in the fall.

When I learn how the changes will effect home mortgage lending, you will read it here.

And good news for renters looking to buy…two of the national credit bureaus—Experian and TransUnion—have begun incorporating verified rental-payment data into credit files where it can be included in the computations of credit scores when they apply for a mortgage. 

 

MORTGAGE LENDING STANDARDS EASING

The Wall Street Journal 8.5.14, Bloomberg-BusinessWeek, 8.5.14

The Federal Reserve’s quarterly survey of banks showed that nearly one in four U.S. banks said they had eased mortgage-lending standards for borrowers with strong credit during the second quarter of 2014.  This is the largest such movement by lenders since the housing bust hit 8 years ago.

The standards have eased amid sustained increases across the U.S. in home prices and a plunge in refinancing activity over the past year. 

According to the survey, demand for prime mortgages rebounded to its highest level in a year, offering a hopeful sign for housing markets that have stumbled during the first half of the year. 

Over the past year, top policy makers have expressed concern that tight credit standards could hamper the housing recovery.  Fed Chairwoman, Janet Yellen,  speaking to a congressional hearing last month, said that while standards should have ratcheted up after the housing bubble, “it is now become the case than any borrower without a pretty pristine credit rating finds it awfully hard to get a mortgage.” 

While easing the lending standards will help some consumers, those who have high levels of debt, damaged credit from the recession or insufficient incomes to become home Buyers will have to wait for these to change in order to obtain mortgage loans. 

HARRY’S JOKE OF THE DAY

 

 

 

August 4, 2014

 

HARRY’S BI-WEEKLY UPDATE

                     A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.

                                    

JULY LOCAL STATISTICS JUST OUT AND POSITIVE

Statistics provided by the Pikes Peak REALTORS Service Corp, or it’s PPMLS

Some interesting facts came to mind as I was looking over the new PPAR report yesterday.  While local sales are basically the same as they were a year ago, you will notice in the full report an “Investor Snapshot” that indicates Single Family/Patio Homes sales in July were the highest for July since 2007! 

When you consider that in July 2007 our market had 7065 listings vs. 4230 for this July, we had 40% fewer homes for sale last month than 7 years ago!  And the Average Sales Price on Single Family/Patio Homes in July was 4.0% higher than a year ago while the Average Sales Price on Condo/Townhomes was 5.3% higher. 

What does this mean?  The time to Buy is NOW.  Homes are worth more, interest rates are still historically low and while there are fewer listings, there are still plenty of choices in most price ranges.  

The local stats include “all homes”—both resale and new homes sold through July 31, 2014 as compared to July 31, 2013.

In comparing July 2014 to July 2013 in PPAR:                     

                        Single Family/Patio Homes:

• New Listings are 1647, Down 0.7%%
• Number of Sales are 1,199, Down 0.2%
• Average Sales Price is $267,109 Up 4.0%
• Median Sales Price is $230,000, Up 1.9%
• Total Active Listings are 4,226, Up 2.2%

                        Condo/Townhomes:

• New Listings are 186, Down 16.6%
• Number of Sales are 158, Up 5.3%
• Average Sales Price is $163,793, Up 3.0%
• Median Sales Price is $148,750, Up 4.5%
• Total Active Listings are 401, Down 13.6%

 

COLORADO SPRINGS AREA MONTHLY SINGLE FAMILY/PATIO HOME SALES ANALYSIS*

                                                Median Sales Price               Average Sales Price

Black Forest                             $400,950                              $664,954

Briargate                                   $322,000                              $326,596                    

Central                                      $176,200                              $213,829

East                                           $185,000                              $185,052

Fountain Valley:                       $190,000                              $190,786

Manitou Springs:                     $325,000                              $332,545

Marksheffel:                             $271,460                              $256,492

Northeast:                                 $225,000                               $244,227

Northgate:                                $400,000                              $393,017

Northwest:                                $334,000                              $346,728

Old Colorado City:                  $167,500                               $207,601

Powers:                                     $225,450                              $225,794

Southwest:                               $265,000                               $347,439

Tri-Lakes:                                 $375,000                              $416,624

West:                                         $225,775                              $294,950

*Statistics provided by the Pikes Peak REALTORS Services Corp,or its PPMLS.

An interesting note in terms of financing of the 1357 total local single family/patio homes and townhomes/condos sold in July:

Financing                               Number                      Percentage of Total

Cash                                        183                              13.5%

Conventional Loan                  488                                 36%

FHA                                         186                              13.7%

VA                                           465                                 34%    

Other Financing                      35                                  2.8%

As you can see illustrated above, the majority of sales were financed either through conventional lenders or VA. 

Click here to see the full 12-page report and see how your neighborhood is doing.  If you have any questions please give me a call.

 

U.S. HOME OWNERSHIP NEARS 20 YEAR LOW

REALTORMag, KeepingCurrentMatters, Housingwire, late July issues

Lots of reasons cited, but the fallout from the housing crisis continues as the number of Americans who own homes has dropped to the lowest level in nearly two decades according to the U.S. Department of Commerce.  The percentage of homeowners today is 64.8%.  Large metro areas such were among the lowest of any in the country, but those areas were the ones hit the hardest in the housing crisis.

“The falling home ownership in recent years is partly due to the struggles of first-time buyers,” Lawrence Yun, chief economist for NAR wrote in the Economists’ Outlook blog.  “Lower wages and larger student debts among recent college graduates have limited the Millennial generation from taking advantage of the historically low interest rates.”

This is indicative of the fact that only 35.9% of those under 35 are homeowners, an historical low.

Home ownership peaked in 2004 at 69.4 percent of adult population and has been dropping steadily ever since.  There were higher numbers in the past few months, but the number of renters grew faster.  Yun said that in the past three months, the number of renter households rose by 312,000 while the number of homeowners rose by 54,000.

“The strange pattern of more homeowners but a falling home ownership rate will continue for the next two years at least,” Yun notes.  “That’s because household formation of young adults who had been living with their parents will seek out their own housing with an improving economy, first as renters before making the shift to homeowners. This trend also means that housing demand for both home purchases and rentals will be on the increase.”

As more homes come on the market, this should help increase the totals.

Other sources have cited low inventory as another reason for the low ownership rates.  According to Freddie Mac:  “Including newly built homes in the inventory count, the total number of homes for sale relative to the number of households in the U.S. has been running at the lowest level in more than 30 years.  The relatively low for-sale inventory reflects several features of today’s market.” 

According to NAR, “History shows us that a balanced real estate market requires a six month supply of available housing inventory.”  In their Existing Homes Sales Report last week, NAR revealed that we are still only at a 5.5-month supply of homes for sale.  We have not reached the 6-month mark in over two years.

This has been blamed on the recent increase in Buyers who are continuing to put a strain on this number.

Yun indicated that “Activity is notably higher than earlier this year as prices have moderated and inventory levels have improved, however, supply shortages still exist in parts of the country, wages are flat and tight credit conditions are deterring a higher number of potential buyers from fully taking advantage of lower interest rates.”

“The good news,” he said, “is that price appreciation has decreased to its slowest place since March 2012 behind much-needed increases in inventory.  With rents rising 4% annually, potential buyers are less likely to experience ‘sticker shock’ and can make smart decisions on whether or not it makes sense to buy or continue renting.”

Bottom line?  If you or someone you know are considering selling to trade up….now might be the best time to cash in on your home equity and, while a change in home ownership may not be as easy as it once was, locally we still have a decent selection available. 

Also, with the influx of renters, those looking to Buy a home for Investment might want to get in that market as soon as possible.

If you’re sitting on the fence or looking for Investment property, give me a call at 598.3200 or email me at Harry@HarrySalzman.com and let’s discuss whether or not this is the right time for you.  

 

FHA FEES, DODD-FRANK ACT STILL HAVING AFFECT ON HOME LOANS

RealtorMag 7.28.14

The Dodd-Frank Act, which went into effect January 10, 2014 is still having an adverse effect on borrowers as lenders are trying to comply with new regulations for mortgage loans.  Hopefully as lenders find ways to deal with the regs and still make loans to eligible borrowers things will improve. 

FHA rate increases in mortgage insurance have caused borrowers to walk away and transactions to fall though according to the NAR’s second Survey of Mortgage Originators which includes questions to lenders about the impact of changes to the FHA program.  The FHA has, in recent years, increased its premium structure as a way to make up for the 2 percent capital reserve ratio it’s required to keep but lost when many loans went sour during the housing crisis. 

The rise in FHA fees is also pricing some buyers out of the market.  68.4 percent of mortgage originators indicated that they had clients who chose not to buy or who put off buying indefinitely due to the increase in FHA mortgage insurance rates.

 

AND LOCALLY…

The Gazette, 7-23 & 31, 2014

Foreclosure rates in the Springs area have fallen according to a report by CoreLogic, a California based housing data firm. 

The percentage of local area mortgage holders who were delinquent on their loan payments by 90 or more days declined to 2.5 % in May, down from 3% during the same time in 2013. 

Foreclosure notices in El Paso County were 117 in June, down 17% from May and nearly 28% lower than the same month last year.

The job market locally took another positive turn in June as the unemployment rate fell to 6.8%, the lowest in 5 ½ years and the biggest month-to-month drop since at least 2000 according to the U.S. Bureau of Labor Statistics. 

The number of Colorado Springs residents looking for jobs in June fell by more than 1400 from May, more than doubling the largest decline in the unemployed during the past 14 ½ years.

Great news for the county and good for homeowners because as the economy improves, so does the housing market.

 

FAMILES NEED TO HAVE THE ‘FINANCIAL’ TALK

RISMedia, 7.29.14

This is a tough one.  It’s the conversation many families put off.  And then put off some more.

It’s the discussion between elderly parents and their adult children concerning the parents’ finances. 

Lauren Brouhard, a Sr. V.P. at Fidelity Investments says that “Money is a taboo subject for families, be we do find that silence can be costly.”

“It’s a difference between destiny and certainty,” say Michael B. Cohen, an elder law attorney.  “A failure of the family to communicate will lead to mere destiny, whereas if there is a family discussion, then a plan can be discussed for certainty.  If nothing else, there will be a better understanding of what is truly important to the parent and what risks they are willing to take, if any.”

Adult children can broach the subject by using another person’s situation as an example.  That can be used as a bridge to ask the parents whether they have done estate planning and have medical documents prepared to spell out their desires.

Parents can also initiate the talk and feel secure knowing they have expressed their desires so that their wishes can be accurately carried out.

“One of people’s big fears as they age is being a burden on others,” Brouhard says.  “Taking the time to have more detailed conversations can really dramatically increase peace of mind and reduce anxiety for many families.”

“Short of these discussions there are often surprises about a parent’s wishes and what responsibilities a parent may be assuming a child may or may not be willing to take on—important matters that really impact everyone’s life in the family,” Brouhard says.

For example, a Fidelity study found a wide gap in expectations about who will care for a parent if they become ill.   Of adult children surveyed, 43% expect they or a sibling will need to handle caregiving duties.  Only 6 % of parents expect this.

It’s important for adult children to remember that these decisions are up to their parents as long as they are capable of making them.

“When it comes to finances, it’s not a democracy,’ Brouhard says.  “While different family members should have a role in the planning process, ultimately, it’s going to be up to the parents to make the important decisions that they have a right to make about their future, as well as how they disperse their assets and who’s in charge of what.”

 

SKY SOX TICKETS AVAILABLE

Just a reminder that I have 4 front row seats to all Sky Sox games available to you on a first-come-first-served basis.  They’ve been going fast lately, so just give me a call and I’ll be happy to put tickets aside for you.

 

HARRY’S JOKE OF THE DAY

 

 

 

 

July 21, 2014

 

HARRY’S BI-WEEKLY UPDATE

                      A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.

                    

A FEW WORDS ABOUT MORgTAGE LOANS

Keeping Current Matters 7.8.14

If the process of obtaining a mortgage loan brings any or all the above words to mind, you’re not alone.  When it comes to finding the right lender, it’s more important than ever to utilize the services of a qualified real estate Broker. 

The asset management firm, Nomura, recently stated:

“Analysts say it’s not that Millennials and other potential homebuyers aren’t qualified in terms of their credit scores or in how much they have saved for their down payment.  It’s that they think they’re not qualified or they think that they don’t have a big enough down payment.”

In the same vein, a survey by Zelman & Associates revealed that “38% of those between the ages of 25-29 years old and 42% of those between the ages of 30-34 years old believe that a minimum of 15% is required as a down payment to purchase a home.  In actuality, a purchaser may be able to put down far less.”

Today there are many options available; however, knowing the best one for your particular situation may not be so easy.  The ability to understand what type of commitment you are making is very important as you will be dealing with the mortgage lender for as long as they hold a lien on your property—often as long as 30 years in today’s “low interest rate” times. 

A qualified Realtor can direct you to a lender who best suits your needs, both for today and into the future.  Understanding the “fine print” and particulars of a mortgage loan is something we Realtors deal with on a daily basis and this can and will save you a lot of time and money. 

My background in Investment Banking has allowed me to find lenders where others may not know to look, and at rates that are the best for the situation of each individual client.  And with 40 plus years in local real estate, I am uniquely qualified to do the homework for you. 

If you or any family member are thinking about buying a home and obtaining a mortgage, please give me a call at 598.3200 or email me at Harry@HarrySalzman.com and let me help take the stress and confusion out of the home buying experience.

 

FORECLOSURE DECLINE REACHES IMPORTANT ‘MILESTONE’

RealtorMag 7.17.14

The foreclosure rate for June was down 16% from a year ago, marking the lowest level since July 2005—before the housing bubble burst—according to RealtyTrac’s Midyear 2014 U.S. Foreclosure Market Report. 

Colorado was one of the ten states that reached their lowest level since 2006.  While the overall percentage of foreclosures locally were far less than the national level due to not having as many homes that were “under water”, it is still quite significant that we are now at this low level.

According to Daren Blomquist, vice president at RealtyTrac, “Over the next six to nine months, nationwide foreclosure numbers should start to flatline at consistent historically normal levels.”

While the days for easily finding a foreclosure to buy and fix up for Investment purposes or a quick sale are numbered, there are a limited number of homes listed that would be ideal for those looking for an Investment.  Rental rates are on the rise and there are plenty of folks who need to rent rather than buy for whatever reason, so if Investment buying is on your mind, give me a call and let’s see if we can make that happen.

 

WHY MORTAGE RATES HAVEN’T RISEN AS EXPECTED

Market Watch, 7.15.14, HousingWire, 7.15.14

According to most sources, mortgage rates were expected to climb to more than 5% on a 30-year fixed-rate loan.  In actuality, rates are now lower than they were this time last year—a great advantage to mortgage shoppers.

Analysts and economists expected that mortgage rates would rise after the Federal Reserve indicated it would taper its purchase of mortgage-backed securities through its quantitative easing program.  While rates did creep up a bit last summer, they have since largely been flat. 

When the Fed actually began purchasing fewer of these securities, mortgage rates began to fall.  That’s because the tapering ended up coinciding with a reduction in mortgage originations—which means fewer mortgage-backed securities were being issued, according to Leonard Kiefer, deputy chief economist with Freddie Mac.

“The Fed’s ‘demand’ for new mortgage-backed securities has declined less than has the new ‘supply’,” Kiefer and chief economist Frank Nothaft wrote in a recent outlook.  And that’s keeping rates down.

According to Ted Aherm, chief financial officer of mortgage lender Guaranteed Rate,  “Fewer mortgages are being originated in large part because refinance activity is going down; with rates no longer at record lows, there are fewer homeowners interested in refinancing these days.  Also, while the housing market is improving, there hasn’t been an abundance of first-time home buyers in the market today and that has been a drag on housing.” 

While some of this can be attributed to the “confusion” over mortgage loans as I mentioned earlier, the stricter mortgage regulations due to the Dodd-Frank Act quite possibly accounts for fewer loans being approved.

In any case, “eventually the mortgage rates will go higher—unless there’s some sort of slowdown in economic growth, a recession or some big shock to the economy,” Kiefer said.  “It’s likely to be gradual, but rates are going up, for sure,” he added.

What this means to you is two-fold.  First, mortgage rates are still historically low but secondly, don’t wait too long.  It’s not likely they will drop lower, and it’s fairly certain they will rise.  If you are on the fence, now’s the time to make your move. 

 

LOW INTEREST RATES NOT NECESSARILY GOOD FOR HOUSING

Daily real estate News, 7.14.14

An aside to the low mortgage rate issue is the fact that in reality, these historic lows are not necessarily great news for homeowners and Buyers.  At present more than 1/3 of homes with a mortgage have a rate below 4% according to estimates provided by Core-Logic, a real estate data provider.

Many homeowners are inclined to stay put knowing that swapping a current mortgage for a new one might carry a rate of one point higher or more in the coming months.  Those who can’t stay put may decide to keep their home and rent it out.  In either case, the number of homes for sale could continue to be low and contribute to slower sales, home analysts note.

Mark Fleming, chief economist at Core-Logic estimates that up to 3.6 million homeowners will be unlikely to sell this year because they do not want to give up a lower mortgage rate.

“They got the deal of the century,” Glenn Kelman, CEO of Redfin, told the Associated Press.  “I don’t think in 100 years anyone will be lending money at 3.5 percent.  How do you walk away from a deal like that?”

The AP reports that this marks a significant shift from the way the housing market has worked in the past three decades.  “For most of that time, whenever a homeowner decided to trade up to a better home, mortgage rates usually were lower than the last time they had bought,” the AP reports.  

Ok.  So I’ll say it one more time.  If you’re looking to Sell and Trade Up or looking for Investment property, rates are still historically low.  But don’t think this is here for good, as all signs still point to mortgage rate increases this year.  Don’t say you haven’t been forewarned more than once.

 

BUYERS, SELLERS ‘NOT ON THE SAME PAGE’

RealtorMag, 7.10.14

A recent survey by Redfin showed that home Buyers and Sellers are “not on the same page” when it comes to the state of the housing market.  Both of them are taking a more aggressive stance in the market, with some Sellers overpricing their homes and more Buyers refusing to get into bidding wars, the survey found.

The survey also found that Sellers are holding “unrealistic” expectations about the value of their homes and Buyers are showing less willingness to chase after a home as they face affordability and financing hurdles.

According to Nela Richardson, Redfin’s chief economist, “Buyers who have been searching for a long time may still try to win deals with aggressive offers.  However, new Buyers in the market are much less willing to chase an escalating sale price to compete with multiple bids.  The demand side of real estate is moving from ’please take my offer’ to ‘take it or leave it as you please’.  Homebuyers’ willingness to walk away from a deal that’s a bad fit is good for them and is ultimately healthier for the housing market.”

So whether it’s a Buyers or Sellers Market is currently up for grabs.  One thing I can tell you from experience—whether you are Selling or Buying—you must be realistic.  Market comparables are a more reliable indicator of what a home is worth than what Sellers “think” it’s worth.  Equally important for Buyers is knowing what they can afford and knowing when a deal is one to walk away from. 

Again, that’s where having a Qualified real estate Broker is vitally important.  We do the homework and are not as emotionally involved in the transaction as you might be.  It’s our job to help Sellers determine the best selling price for your home based on a number of non-emotional issues.  It’s also our job to advise Buyers when it’s in their best interest to walk away from a deal. 

My professional goal is to make certain that my clients have the best available knowledge to make informed decisions based on actual FACTS.  Your continued trust in me is not something I take lightly and you can rest assured that I will always do my best to help you obtain your own personal homeownership goals.

 

THINKING OF A SOLAR LEASE?  YOU MIGHT WANT TO THINK AGAIN

You might have heard about the rapid growth of rooftop solar installations in Colorado, including  long-term, third-party solar leases to Colorado homeowners.  What exactly is this and what might it mean to you when it’s time to sell your home?

Solar leasing companies offer homeowners the option of signing a long-term lease (sometimes 20 years) in order to have a ‘no-money down” solar system installed without the significant outlay of money that such systems normally cost.

The idea behind this is that homeowners pay a monthly fee to the solar leasing company and any power generated by the solar panels is applied against their electric bill with the hope that the overall electric savings are greater than the monthly lease payment.  It’s important to note here that the homeowners give the solar leasing companies all the tax subsidies they would have gotten had they bought a solar system themselves.  The federal tax credit alone is 30% of the system’s cost so the subsidies on an average system can be pretty significant.

According to recent articles in Bloomberg Businessweek, there are some serious considerations when looking at buying v. leasing for rooftop solar installations.  Prospective Buyers are hesitant to buy a house with an existing long-term lease that they will inherit and some prospective Buyers may not even be able to inherit the lease even if they wanted to because the credit requirements for solar leasing can be even higher than those required to buy a house.

So if you are considering a solar lease, check out all the ramifications involved in case you may want to sell that home.  You don’t want to find yourself saddled with having to pay off a long-term lease in order to sell your home as it could possible eat up all the hard earned equity that you might need as a down payment on a new home. 

Additionally, it would be a good idea to check with your tax advisor to determine whether it’s in your best interest to forego the tax subsidies in lieu of a solar lease.

 

HARRY’S PHILOSOPHY OF THE DAY :

MEN AND WOMEN ARE ‘WIRED’ DIFFERENTLY…

Inman.com, 7.15.14

Have you ever had a conversations with a spouse or friend and left saying, “You just don’t understand”?

Women and men are “wired” differently in terms of how they communicate and understanding these differences can improve both your business and personal communication.

According to the book “Men Are Like Waffles, Women Are Like Spaghetti” men tend to compartmentalize.  To illustrate this point, think of a waffle.  Men start in one “box” or compartment in the waffle.  They need to resolve what is in that compartment before going on to the next idea or concept.

Women, on the other hand, “are like spaghetti” and tend to start a train of thought and then let it run without a break, much like a strand of spaghetti.

This is not always the case, but it does show how this can often be the point where male-female communications breaks down.  Men often become frustrated when women launch into a stream of multiple ideas, while other women have no problem following the conversation.  Conversely, women become frustrated when they have to backtrack to explain a previous point they thought they had already covered.

So the next time you find yourself befuddled when talking with the opposite sex, just try to remember these things and attempt to communicate in the manner in which the person you are with will understand.  If you can’t do that, at least realize that it’s quite possible you might not be getting your point across!

 

 

July 7, 2014

 

HARRY’S BI-WEEKLY UPDATE

                       A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.

               

HARRY’S JOKE OF THE DAY…(So funny I had to put it first!)

                                             

 

THANK YOU…THANK YOU…THANK YOU

On Thursday, June 26^th, Salzman real estate Services was honored as one of the top three Residential Real Estate companies by the Colorado Springs Business Journal’s “Best of Business” poll. 

While it’s always nice to be publically recognized for the work we do, the most important honor to us is the vote of confidence given by you, our clients, who have used us multiple times for your residential needs and have referred family members and co-workers. 

We take great pride in our special brand of customer service and want you to know we don’t take your loyalty lightly.  We look at each and every client individually and work to find the best fit for the needs, wants and budget of every family.  We understand how these can change over the years and we offer advice to help you make certain that the decisions you make today are the right ones for your current situation. 

So, again…let me thank you for your continued patronage.  It’s all the reward we need.

 

GARDEN OF THE GODS TOPS LIST OF UNITED STATES PARKS

Those of us who live here know just how fabulous Garden of the Gods Park is, but now it’s official.  The online travel site TripAdvisor recently ranked it Number One in the country, ahead of New York’s Central Park and Chicago’s Millennium Park.

In world park rankings, Garden of the Gods Park is number 2, right behind Stanley Park in Vancouver, Canada.

This is definitely something for us to celebrate, as TripAdvisor is a major internet site that helps tourists decide where to visit.  Garden of the Gods already gets approximately two million visitors each year and this can be an economic driver in a city that depends a lot on tourism.

 

JUNE LOCAL STATISTICS ARE VERY POSITIVE

Statistics provided by the Pikes Peak REALTORS Service Corp, or its PPMLS

These local stats include “all homes”—both resale and new homes built through June 30, 2014 as compared to June 30, 2013.

• The number of single family/patio homes sold is 8.0% greater than a year ago.
• New listings were 8.8% more than a year ago.
• The average sales price is 4.6% more than a year ago.
• The median sales price is 5.3% more than a year ago.

A market appreciation of 4.6% or 5.3% is very comfortable and as I illustrated on my 40^th anniversary in the business a couple of years ago—the long term appreciation over that 40 year period was equal to 5.3% per year.  We are right on target according to these newly released statistics.

This appreciation in investment numbers certainly justifies buying a home in today’s market.  Coupled with the “cheap” interest rates of today (the 30-year fixed rate is around 4.0%) and the reasonable number of current listings, there are choices available for most all price ranges. 

Putting it in “my” language:

Good choices available in most price ranges

+ Current Stable Appreciation

+ Cheap Interest Rates___________

= A great quality of life for you and your family !

 

In comparing June 2014 to June 2013 in PPAR:                     

                        Single Family/Patio Homes:

• New Listings are 1,816 Up 8.8%
• Number of Sales are 1,192, Up 8.0%
• Average Sales Price is $267,379 Up 4.6%
• Median Sales Price is $237,000, Up 5.3%
• Total Active Listings are 4,233, Up 9.4%

                        Condo/Townhomes:

• New Listings are 204, Up 4.1%
• Number of Sales are 146, Down 2.0%
• Average Sales Price is $173,657, Up 6.7%
• Median Sales Price is $155,050, Up 10.8%
• Total Active Listings are 429, Up 0.7%
•  

COLORADO SPRINGS AREA MONTHLY SINGLE FAMILY/PATIO HOME SALES ANALYSIS*

                                                Median Sales Price               Average Sales Price

Black Forest                             $453,500                              $423,767

Briargate                                   $305,000                              $313,264                    

Central                                      $163,950                              $183,843

East                                           $178,320                               $189,366

Fountain Valley:                       $183,250                              $185,465

Manitou Springs:                     $348,750                              $384,375

Marksheffel:                             $254,950                              $287,449

Northeast:                                 $215,700                              $237,203

Northgate:                                $380,000                              $420,224

Northwest:                                $312,500                              $342,059

Old Colorado City:                  $225,950                               $222,536

Powers:                                     $226,000                              $227,042

Southwest:                               $355,000                               $422,303

Tri-Lakes:                                 $387,000                              $411,905

West:                                         $215,000                              $224,756

*Statistics provided by the Pikes Peak REALTORS Services Corp,or its PPMLS.

Click here to see the full 10-page report and see how your neighborhood is doing.  If you have any questions concerning the report please call me for further explanation.

 

LOCAL JOBS & UNEMPLOYMENT NUMBERS ARE BEST IN MORE THAN FIVE YEARS

The Gazette, 7.1.14

Things are continuing to look up in more areas than home sales.  The Colorado Springs jobless rate of 7.2 percent in May was the lowest since December 2008 and is down from 7.4 percent in April and 8.1 percent in May 2013, according to the latest data from the U.S. Bureau of Statistics.

In the fourth consecutive month of employment increases, the number of local residents holding jobs in May was the highest level since January 2009, and up about 400 since April 2014.

 

DOWNSIZE SOONER, NOT LATER

The Wall Street Journal, Encore Column

While your home may be your biggest asset, in most cases it’s also your biggest expense.  Oftentimes, when it’s time for retirement planning, a house isn’t on the top of the list of changes to consider.

There are lots of reasons.  Emotionally it may be hard to let go of a family home filled with memories.  Moving is a hassle and a smaller home is not always financially the best move.  

However, for many retirees, it can pay to downsize sooner than later.  Some issues to consider:

• Lifestyle changes such as moving to an adult community.
• Moving prior to illness or death of a spouse can ensure that the surviving spouse or children do not have to contend with emptying and selling a big home.
• Trading a multi-story home for a single level one.
• “If it makes sense, don’t wait”, suggest Steven Sass, an associate director at the Boston College Center for Retirement Research.

Sometimes the reluctance stems from knowing that you might be trading a home with a paid-off mortgage for a rental or a condo with association or maintenance fees.  According to Lawrence Glazer, a financial planner at Mayflower Advisors in Boston, that can be a mirage.  “In a home, the expenses are hidden,” he says.  “It’s maintenance, a roof, a boiler, heating and landscaping.”

Mr. Glazer urges his clients to think twice about holding on to a home so that children and grandchildren can come back to visit.  “Rather than clinging onto a three-bedroom and paying for the maintenance and heating, it’s cheaper to put them up in a hotel room,” he says.

When you trade for the more visible costs of a rental or condo you are aware of your fixed costs and this can help with your financial planning, according to David Schwartz, chief executive at advisory firm FCE Group in Great Neck, NY.  It doesn’t take a major downsizing to reduce costs, either.  With rising property taxes, often simply moving out of a great school district and into a mediocre one can help reduce those taxes. 

According to Mr. Glazer, another important thing to consider is the ability to make the move while you are physically and mentally able.  Moving can be exhausting at any age, and the older we are the harder it becomes.  “Once you’re over 80, more things happen where you don’t have 100 control, and it’s harder for those people to move,” says Mr. Schwartz.  If you wait until you are unable to make the move yourself, it often falls to children or other caregivers to take care of and ultimately sell the house, he says.

This is a question I am often asked and when I read this column I was reminded again of these thoughts and suggestions.  Hope this helps you or someone you know who is considering downsizing. 

Since every downsizing or relocating situation is different, I’m here to help with various options that make the best sense for each individual client.  Just give me a call at 598.3200 or email me at Harry@HarrySalzman.com today and we can discuss the best options for you or a family member.

 

SHOULD PARENTS HELP ADULT CHILDEN BUY A HOME?

9News.com 6.29.14

“There is a renting stigma that exists out there,” said Paul Golden, spokesman for the National Endowment for Financial Education.  “You’re paying somebody else’s mortgage and you’re throwing money away.”

That being said, when an adult child doesn’t have enough money to put down on a house, parents might want to weigh their options carefully about whether to step in and help.

There are many things to consider, among them:

• Do you have enough money or are you sacrificing your own financial independence for your adult child’s financial independence?
• Are you jeopardizing your retirement finances?
• Even if you can afford it, most experts say it’s probably better character building to let your children do it on their own.
• Self-sufficiency sometimes means that your children need to learn from their own “School of Hard Knocks” a little bit.

For parents that do choose to help, here’s a bit of advice:

• A couple can gift up to $28,000 per child.  And if it’s a married child, they can gift up to $48,000 a year without any reporting by the IRS.
• More importantly, check with you tax advisor to see what’s the best situation for you, tax-wise.

While owning a home is an amazing first step to financial independence, make sure you have all the facts before deciding whether it’s a good move to help your adult children in making that move. 

 

SKY SOX TICKETS AVAILABLE

Just a reminder that I have 4 front row seats to all Sky Sox games available to you on a first-come-first-served basis.  Just give me a call and I’ll be happy to put the tickets aside for you.

 

 

                                                            

June 23, 2014

 

HARRY’S BI-WEEKLY UPDATE

                             A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.             

                                                            

REALTORS LOOKING FOR 4% MEDIAN HOME PRICE RISE

Housingwire.com 6.12.14

Despite negative reports to the contrary, the latest survey of the National Association of Realtors (NAR) in their confidence index shows that Realtors expect home prices to continue to appreciate over the next year, with a median price increase of 4%. 

This index reflects the responses of more than 3,000 NAR members and while some states are forecasted for higher median increases, those are states that suffered the most during the housing crisis. 

All in all, good news… as Realtors can help play an important role in helping protect your investment.

 

FORECLOSURES CAN AFFECT YOUR HEALTH

MarketWatch, The Wall Street Journal 6.14

I’m sure you can imagine that having a home foreclosed on would be difficult, but you might not be aware that simply living next to or near a foreclosed home can also affect you in ways you never dreamed of.

A new study found that the foreclosure next door can elevate your blood pressure.  According to a researcher at the Harvard Center for Population and Development Studies, each additional foreclosure within 100 meters (328 feet) of an individual’s home corresponds with an increase of 1.17 millimeters of mercury in systolic blood pressure. 

One in three American adults already has high blood pressure—a reading over 140/90 mmHg.  This additional increase doesn’t push homeowners into hypertension territory; however, it is worrisome and reveals larger public-health implications, according to the study.

It was also found that stress from these nearby foreclosures affected the study participants’ health in other ways, such as in increase in alcohol consumption and nominal weight gain. 

The study looked at bank-owned foreclosures, which are often left vacant and unkempt, in the year leading up to the examinations of participants.  The 100-meter radius covers roughly two properties on either side of the home, as well as properties directly behind and across the street.

This is just another reason to use a competent Realtor when looking to Buy.  A good Realtor will check out any foreclosure activity in neighborhoods you are considering.  Just another part of our job—making sure you won’t be facing any health-related problems due to foreclosures in the vicinity of your new home!

 

‘BOOMERANG’ BUYERS GET A SECOND CHANCE, BUT NOT GREATLY AFFECTING MARKET AT PRESENT

RealtorMag 6.16.14

A government program launched last summer by the FHA is helping former homeowners to step back into home ownership in a little as a year after a foreclosure or short sale.  The FHA’s Back to Work Program allows them to qualify for low interest rates with a minimum of 3.5% down payment. 

Applicants much show that the main culprit behind losing their home was that they lost at least 20 percent of their household income for at least six months.  They also much show they’ve worked to repair their credit for at least a year.

Since approximately 7.2 million homes were lost to foreclosure or short sale since the housing crash began, many of these former homeowners have been forced into renting as they rebuild their credit.  And, while opportunities to apply for a home loan are increasing, some of these former homeowners are hesitant to stop back in, according to housing analysts.

“Based on the fact that the home ownership rate isn’t rising again and demand for single-family rentals is historically high, the comeback Buyer is not a significant phenomenon in the market,” says Mark Fleming, chief economist at CoreLogic.  “Given the duration of the recovery, its’ likely that many of the initially foreclosed borrowers have repaired their credit and are now creditworthy, but the scale at which they will enter the market is not sufficient to significantly influence demand.”

 

MILLENNIALS ARE BUYING AND SELLING HOMES

Keeping current matters, 6.18.14

Millennials are a much higher percentage of the overall housing market than the public may realize, according to a recent study by the NAR entitled Home Buyer and Seller Generational Trends.

Contrary to what many believe, Millennials make up the largest percentage of all Buyers and a substantial percentage of all sellers.

Below is a chart illustrating results of the survey.

 

                           BUYERS

        

 

                         SELLERS

         

 

MAY SCORECARD SHOWS PROGRESS IN EQUITY AND HOME SALES

DSNews, 6.18.14

The U.S. Department of Housing and Urban Development and the U.S. Department of the Treasury recently released the May edition of the Obama Administration’s Housing Scorecard.  The report showed progress, noting growth in key indicators such as increasing equity and a rebound in the sales of new and existing homes.

Homeowner equity was up nearly $795 billion in Q1 2014, totally more than $108 trillion, according to the Federal Reserve.  May’s figure was the highest level since the second quarter of 2007 and equity has continued to rise since the beginning of 2012, up 73 percent through the first quarter of 2014.

HUD assistant secretary, Katherine O’Regan said that “May’s Housing Scorecard shows that the housing market recovery is picking up after the harsh winter months.  More homeowners have positive equity, foreclosures continue their downward trend and sales of new and existing homes are rebounding.  Whiles these are all good signs, it’s clear that we must remain committed to helping homeowners as they recover from the worst recession since the Great Depression.”

HUD cited figures from CoreLogic which found that the number of underwater borrowers dropped 48 percent, lifting more then 5.8 million homeowners above water from 2012 to the first quarter of 2014.  But despite first quarter gains of 300,000 homeowners who returned to positions of positive equity, approximately 12.7 percent of residential properties with a mortgage are still underwater.

New home sales were up 6.4 percent in April and foreclosure starts continued on a downward slope and are the lowest since December 2005.

Existing home sales also rose but are still below the pace of a year earlier, according to the report

 

SALZMAN real estate SERVICES TO BE HONORED ON THURSDAY

The Colorado Springs Business Journal is holding it’s annual “Best of Business” Awards this Thursday, June 26^th and I’m happy to tell you that we have been informed that we are one of three finalists for “Best Residential real estate Company” in Colorado Springs.  We understand that more then 25,000 votes have been cast and this is indeed an honor.

While we will be happy to accept this award, what’s more rewarding to us is the fact that we wouldn’t be in this position without you, our readers and clients.  Your loyalty and patronage means more to us than we can say.  Our biggest reward is knowing that we have done all we can to provide our clients with the best, most thorough and as stress-free as possible home buying or selling experience.

Our special brand of customer service is something we provide each and every client and we appreciate all the referrals and repeat clients.  Each transaction is tailored to the needs, wants, and budget of individual clients and we do the homework to make your homeownership dreams come true. 

If you or any family member, friend or co-worker is thinking of Buying or Selling, please call me at 598.3200 or email me at Harry@HarrySalzman.com and let us provide you or them with some of our award-winning service.

 

HARRY’S JOKE OF THE DAY 

 

 

 

 

June 9, 2014

 

HARRY’S BI-WEEKLY UPDATE

A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.

                                             

JUST SOME PERSONAL THOUGHTS….

When you buy a home you are purchasing much more than what is represented on MLS.   This purchase in most cases is representing a “new LIFE” for you and your family.  That’s why I ask so many questions when I talk to my clients.  I am aware that my input and advice will be vitally important in the “life” of my clients for many years to come. 

With more than 40 years in the local real estate arena, I am aware of ALL the neighborhoods in the Pikes Peak area and what they have to offer.  My suggestions will depend on whether there are young children in the family or if it’s an “empty nest”, school districts, proximity to parks and playgrounds, high traffic or not, a number of foreclosures in the neighborhood….these factors all come into play when I make suggestions to my clients. 

I cannot re-emphasize enough the importance of dealing with a reputable real estate Broker when you begin the search for one of the biggest and probably most important financial decision of your life. 

Your future happiness is in the hands of your Realtor.  I take that responsibility very seriously because I know how important it is to match a family with the right home and right mortgage for them.  I give each and every client the personal customer service for which I’ve become known.  You can rest assured that when you call me, or refer someone you know to me, that I will do the homework necessary to make the homeownership process a happy one and as stress-free as possible.

Recent market conditions have been terrific for my clients and also for me personally.  Between April 30 and May 31, 2014 I have had 12 closings for single family clients on nine different properties.  On three of those closings, I represented both the Seller and the Buyer which I do for about 20% of my listings.  And this does not included closings for relocation clients outside of Colorado, so May was a very good month all around.

This represents an ALL TIME HIGH for me on monthly single family personal production in Colorado Springs and what can I say but….THANK YOU….THANK YOU….THANK YOU.  Your continued trust in me is the best reward of all.

 

                                        

NOW THE HOUSING NEWS….SOME GOOD, SOME NOT AS MUCH, BUT WITH THE RIGHT REALTOR YOU SHOULD BE JUST FINE IN EITHER CASE

In reading these full reports you will see that local prices were somewhat flat for the month of May; however, that’s not necessarily a bad thing.  Home prices here are VERY reasonable compared to many other areas of the country.  The fact that they are not rising significantly at the present time works to our advantage.  That means if you recently bought a home it is holding its value and should continue to increase in value, but at a slower rate than in the past few years.  Prices will hopefully stay very stable so that we won’t have the unrealistic “run-up” that occurred in the recent past.

Interest rates are almost “cheap”.  Current rates (which are subject to change hourly and/or daily) include 30-year fixed conventional rates at about 4.12%; 15-year fixed conventional rates at about 3.25% and 10-year fixed conventional at around 3.0%.  This is “new purchase” money only, but if you are in the market, now is a great time for the best mortgage rate.  If it makes financial sense, that 10-year fixed conventional is downright “cheap”.  FHA/VA mortgage rates at press time were 3.75% for a 30-year loan and 3.00% for a 15-year loan.  Again, “cheap” money. 

Another thing to keep in mind when reading the following reports is that fewer people are qualifying for mortgage loans due to the Dodd-Frank Bill that took effect on January 10, 2014.  This has been affecting residential sales nationwide and hopefully we will see some lessening of restrictions by mortgage lenders as they have been suggesting recently.

 

MAY LOCAL STATISTICS BASICALLY FLAT

Statistics provided by the Pikes Peak REALTORS Service Corp, or its PPMLS

These local stats include “all homes”—both resale and new homes built through May 31, 2014 as compared to May 31, 2013.

• The number of single family/patio homes sold is only .9% fewer than a year ago.
• New listings were 10.1% more than a year ago.
• The average sales price is 2.6% less than a year ago.
• The median sales price is about the same—.5% more than a year ago.

And now a look at the actual numbers.  To read the complete 10-page report, click here.  If you have any questions, as always, I’d be happy to answer them for you.

In comparing May 2014 to May 2013 in PPAR:                       

                        Single Family/Patio Homes:

• New Listings are 1,887 Up 10.1%
• Number of Sales are 1,124, Up 0.9%
• Average Sales Price is $243,230, Down 2.6%
• Median Sales Price is $216,250, Up 0.5%
• Total Active Listings are 4,009, Up 10.0%

                        Condo/Townhomes:

• New Listings are 210, Up 9.9%
• Number of Sales are 144, Up 33.3%
• Average Sales Price is $174,152, Down 11.1%
• Median Sales Price is $150,000, Up 12.0%
• Total Active Listings are 425, Up 0.2%

 

COLORADO SPRINGS AREA MONTHLY SINGLE FAMILY/PATIO HOME SALES ANALYSIS*

                                                Median Sales Price             Average Sales Price

Black Forest                            $330,000                              $342,382

Briargate                                  $311,885                              $326,668                    

Central                                      $164,500                              $176,220

East                                           $182,500                              $185,471

Fountain Valley:                      $200,000                              $198,293

Manitou Springs:                    $359,900                              $367,877

Marksheffel:                             $258,900                              $264,531

Northeast:                                $210,000                               $232,517

Northgate:                                $350,000                              $386,422

Northwest:                               $285,000                               $321,576

Old Colorado City:                  $177,500                               $197,714

Powers:                                    $217,000                               $224,429

Southwest:                              $318,750                               $335,565

Tri-Lakes:                                $340,000                                $395,771

West:                                        $235,000                               $294,882

*Statistics provided by the Pikes Peak REALTORS Services Corp,or its PPMLS.

 

QUARTERLY UPDATES AND ESTIMATES

College of Business and Administration, UCCS, Fred Crowley, Senior Economist

This report provides statistics for El Paso County in the areas of the Economy, Single and Multi-family Housing, MLS Activity, Foreclosures, Multi-family Market, Colorado Springs Airport Trends, Employment Trends and Wages, Sales Taxes and New Car Registrations.  To read the 9-page report in its entirely, please click here.

Some highlights include:

• Six of the Business Conditions Index’s ten components are lower than last year, however…
• Employment levels are higher than all recent benchmark periods.
• Real income has improved slightly.
• El Paso County needs to have a new spark to build on unique, sustainable, core, comparative advantages to drive it out of its economic malaise.
• Single-family permit activity slowed noticeably after February 2013, but 2013 turned out to be a strong year.  The trend this year indicates that 2014 permit activity may decline 5% below last year.
• Multi-family housing rose, driven by low vacancies, rising rents and a possible shortage of new multi-family housing.  The trend for 2014 is not clear at present.
• In MLS activity the trend in home sales continues to improve.
• Foreclosures were below the projected range.
• Enplanements at the Colorado Springs Airport continued their downward trend but new flights from Allegiant Airlines might be a start at stabilizing passenger activity at the airport.
• Sales taxes increased, with the largest percentage coming from hotels, building materials, furniture, appliance and electronics, utilities and medical marijuana.
• New vehicle registrations increased 15.4% in 2013 and sales of new cars are expected to continue at a brisk pace for the next 12-18 months.

 

HOME PRICE GROWTH SLOWS IN MANY METRO AREAS DURING FIRST QUARTER

National Association of Realtors, 6.2.14

In the most recent quarterly report from the National Association of Realtors (NAR) a strong year-over-year growth continued in most metropolitan areas, although the increases were somewhat smaller than in recent times.

The median existing single-family home price increased in 74 percent of the measured markets, with 125 out of 170 metropolitan statistical areas showing gains based on closings in the first quarter compared with the first quarter of 2013.  In thirty-seven areas, 22 percent had double-digit increases, and 45 areas recorded lower median prices.

In the fourth quarter of 2013, price increases were recorded in 73 percent of metro areas from a year earlier, with 26 percent rising at double-digit rates, but 89 percent of markets were showing year-over-year gains in the first quarter of 2013.

Lawrence Yun, NAR chief economist, said the price trend is favorable.  “The cooling rate of price growth is needed to preserve favorable housing affordability conditions in the future, but we will need more new-home construction to fully alleviate the inventory shortages in much of the country,” he said.  “Limited inventory is creating unsustainable and unhealthy price growth in some large markets, notably on the West Coast.”

The five most expensive housing markets in the first quarter were San Jose, CA metro area, San Francisco, Honolulu, Anaheim-Santa Ana, CA and San Diego.

The five lowest-cost metro areas were Youngstown-Warren-Boardman, Ohio, Decatur, IL Toldedo, Ohio, Rockford, IL and Cumberland, MD.

According to the report, Colorado Springs showed a negative growth in Median Sales Price year-over-year of -1.4%.  While this is not a positive, having a good Realtor can turn it into one for you as long as you price your property realistically and do what is considered necessary to prepare your property for listing.  These things will help make certain that your home is one that is actively looked at by prospective Buyers.

To see the 3-page report comparing all 170 metro areas in the survey, please click here.

 

GOOD NEWS FOR SELLERS

RISMedia 6.5.14

Despite weak demand and an infusion of new listings over the past two months, listings are selling nearly as fast as a year ago and prices are still rising.  

NAR reported that, with little inventory relative to demand, in April properties sold faster for the fifth straight month.

So, again, let me remind you.  If you have realistic expectations and price your home accordingly, it’s more than likely going to sell FAST. 

 

WHAT’S THE REAL REASON PEOPLE MOVED LAST YEAR?

HousingWire, 6.7.14, REALTORMag, 6.8.14

According to the U.S. Census Bureau, the Number One reason that 36 million people (aged one year and older) moved from 2012 to 2013 was because of the desire for a new home.  Family.  Work.  School.  Friends.  All of these were also cited when a new report put real numbers and reasons behind the question.

Forty-eight percent of those who moved last year cited housing as the main reason that contributed to their decision to move, followed by 30.3 percent who cited family.  19.4 percent said employment and 2.3 percent said “other”.

“Picking one reason can be difficult as moves are often motivated by many different, and oftentimes competing, factors,” says David Ihrke, a demographer for the Census Bureau and the report’s author.  “For instance, if one’s primary reason for moving is to be closer to work or having an easier commute, they may have to sacrifice other preferences.  This could include forgoing cheaper housing options or settling for a different neighborhood.  If they mainly want cheaper housing, they may have to deal with a longer commute.”

Key findings in the report include that males were more inclined to move for job-related reasons than females. In addition, married respondents were the least likely to move for family-related reasons.

The following chart illustrates all the reasons listed in the report.

Source:  U.S. Census Bureau

 

ADVICE FROM BANKERS TO POTENTIAL HOMEBUYERS

HousingWire 6.3.14

Found the perfect home?  Now it’s time to look at getting a mortgage!  Not the right order, according to the Independent Community Bankers of America (ICBA).

One of the biggest obstacles facing prospective homebuyers is obtaining credit.  And for first-time buyers, there are many obstacles that may prevent them from owing their little piece of the American dream.

According to John Buhrmaster, ICBA chairman, “with new mortgage rules and regulations in place, community bankers are available to help potential homebuyers by providing accurate and well-informed information.  Community bankers across the country can help their neighbors in the local community find mortgages that fit their financial needs, budgets and lifestyles.”

The ICBA suggests prospective Buyers do the following to make the home buying process a little easier for themselves:

1. Earn and spend

Know your monthly income and budget, including how much you spend on rent, utilities, entertainment, clothing, food and transportation.

2. Talk about it 

Discuss your finances with a planner at a bank before you begin looking for a home.  It is important to stay within your means when purchasing a home.

3. Have a paper trail

Gather and organize paperwork and documents.  Items you should have readily available include paycheck stubs, W2 forms, tax returns and bank and investment statements for the last two years.

4. What’s your FICO?

Check your credit report so you are aware of what your current credit score is before applying for a loan.  Credit reporting agencies must give you one free report annually.

5. Bad FICO?  Fix it

Maxing out credit cards or falling behind on other loan payments could create issues when applying for a mortgage. Keep tabs on your spending habits before applying for a mortgage, and don’t go on a spending spree afterwards either.

6. 30-year fixed?  Really?

Work with a banker to figure out how much you can borrow and which mortgage product is right for you.  Your local community banker can explain available mortgage options—including rate adjustments, fees and other loan features—so you are prepared for the loan closing and not surprised down the road.

7. Rates.  Rates.  Rates.

Learn what current mortgage rates are.  This will greatly impact your monthly payment.  A banker can explain this to you well before you set your sights on the perfect place.

8. You may get help

Check with your state, city and county government agencies for special first-time-homebuyer loan or grant programs available to assist with down payment and closing costs.

Just one more reason to work with a reputable real estate Broker.  One of the services I provide my clients is my relationship with a number of mortgage lenders and make certain that they get pre-approved prior to starting the home buying process.  This is a very important step that can save you time and money, not to mention heartache if you find the property you want is not the one that fits your budget.  My investment banking background is very helpful when it comes to finding the right mortgage for my clients.  If you are in the market, or know someone who is, please call me at 598.3200 or email me at Harry@HarrySalzman.com and let’s get the conversation started. 

 

SKY SOX TICKETS AVAILABLE

Just a reminder that I have 4 front row seats to all Sky Sox games available to you on a first-come-first-served basis.  Just give me a call and I’ll be happy to put the tickets aside for you.

 

HARRY’S JOKE OF THE DAY 

 

 

 

 

                                                           

May 27, 2014

 

HARRY’S BI-WEEKLY UPDATE

                        A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.

 

                             

EVERY DAY IS MEMORIAL DAY…..

While the “official” observance was yesterday, I believe that every day is Memorial Day in the hearts and minds of those of us who understand its true significance.   My father and father-in-law both served with the members of the Greatest Generation and were among the lucky ones to come back and relate their experiences.  So many others, then and now, were not so fortunate and we owe them a tremendous debt of gratitude for the sacrifices they made in order for us to live in peace.  Those who gave their lives for our country are the true heroes amongst us.

 

THE TIME TO BUY IS NOW

Lots of reasons to BUY NOW and I’d like to share some of them with you. Total home ownership is right around 64.7% compared to 69.1% seven years ago.  Some of this can be attributed to foreclosures from the housing meltdown and some to the new mortgage loan regulations.  Whatever the reason, the situation is creating an increase in renters.  If you are wanting to sell and trade up, you might want to consider keeping your present home as a rental.  With historically cheap mortgage money and long term appreciation better than you could get elsewhere, this is an option worth considering if it makes financial sense to you personally.

Eric Belsky, Managing Director of the Joint Center of Housing Studies at Harvard University, revealed five financial reasons people should consider buying a home in his paper on homeownership entitled: “The Dream Lives On: the Future of Homeownership in America.”

1. Housing is typically the one leveraged investment available.

“Few households are interested in borrowing money to buy stocks and bonds and few lenders are willing to lend them the money.  As a result, homeownership allows households to amplify any appreciation on the value of their homes by a leverage factor.  Even a hefty 20 percent down payment results in a leverage factor of five so that every percentage point rise in the value of the home is a 5 percent return on their equity.  With many buyers putting 10 percent or less down, their leverage factor is 10 or more.”

2. You’re paying for housing whether you own or rent.

“Homeowners pay debt service to pay down their own principal while households that rent pay down the principal of a landlord.”

3. Owning is usually a form of “forced savings”.

“Since many people have trouble saving and have to make a housing payment one way or the other, owning a home can overcome people’s tendency to defer savings to another day.”

4. There are substantial tax benefits to owning.

“Homeowners are able to deduct mortgage interest and property taxes from income.  On top of all this, capital gains up to $250,000 are excluded from income for single filers and up to $500,000 for married couples if they sell their homes for a gain.”

5. Owning is a hedge against inflation.

“Housing costs and rents have tended over most time periods to go up at or higher than the rate of inflation, making owning an attractive proposition.”

Bottom line?  Not only does homeownership makes sense for many Americans for social and family reasons, it makes sense financially.

 

HOUSING RECOVERY REGAINS SOME STEAM BUT REMAINS WEAKEST LINK IN ECONOMIC RECOVERY

The Wall Street Journal, 5.23.14, USAToday, 5.23.14, The Gazette, 5.24.14, inman.com, 5.21.14

The housing recovery regained momentum for the first time this year during the critical Spring selling season.  Sales of existing homes rose 1.3% in April to a seasonally adjusted annual rate of 4.56 million, according to the National Association of Realtors.  It was, however, 6.8% lower than the year ago level.

This comes after a particularly harsh winter nationwide and “we think the recent slump in home sales may now be in the past”, said Daniel Silver, economist at J.P. Morgan Chase.  The coming months are crucial for the U.S. housing market because families prefer to move to a new home in a new school district by the end of summer, among other reasons. 

On the positive side, the supply of homes in April increased from March while price gains eased—two trends that could help pull more Buyers into the market and boost sales further if they continue.

Lawrence Yun, chief economist of NAR expected the improvement.  “Some growth was inevitable after sub-par housing activity in the first quarter, but improved inventory is expanding choices and sales should generally trend upward from this point.”

“We’ll continue to see a balancing act between housing inventory and price growth, which remains stronger than normal simply because there have not been enough Sellers in many areas.  More inventory and increased new-home construction will help to foster healthy market conditions,” Yun said.

NAR President Steve Brown said that there was some heating of the market last moth.  “The typical time on market shrunk in April, with four out of 10 homes selling in less than a month,” he said. 

“Homes that show well and are properly priced tend to sell the fastest.  More housing inventory gives Buyers better choices, and takes the pressure off the buying process, which is a welcome sign, especially for first-time Buyers.”

Properties sold faster for the fourth straight month in April, reflecting the prolonged lag in inventory relative to demand.  The median time on market for all homes was 48 days in April, down from 55 days in March.  It was 43 days on market in April 2013.

Fannie Mae Chief Economist Doug Duncan thinks that improving financial and labor market conditions should also contribute to a rebound, with economic growth in April, May and June accelerating to an annual rate of 3 percent. 

The outlook for housing “remains more worrisome with existing-home sales, new-home sales, housing starts and multifamily housing all experiencing year-over-year declines despite improving consumer attitudes,” Duncan said.  “However, we anticipate a modest uptick in housing activity as the Spring and Summer selling and buying seasons get under way.”

Fannie Mae economists say that “given the current regulatory landscape, we believe rising employment and income are more likely to bolster housing demand rather than easing credit conditions.”

In March, existing homes were selling at the slowest pace (4.59 million units a year) since July 2012, and were down 6.6 percent from a year ago for the first quarter as a whole.

One bright spot, however, is the growing number of consumers surveyed by Fannie Mae who say it’s a good time to sell a home.  “As consumers become more confident in the selling environment and more supply enters the market, it will help to boost turnover,” Fannie Mae economists said.  “Leading indicators of home sales point to cautious optimism in the near-term outlook.”

Fed Chair Janet Yellen appeared before Congress several weeks ago and said that the recent housing slowdown “could prove more protracted” than expected.  While neither Yellen nor other surveyed economists expect a housing rebound that began in 2011 to reverse course, they say the turnaround will be more gradual, crimping economic gains in 2014. 

 

THE MAIN CULPRITS BEHIND THE HOUSING SLOWDOWN…AND A POSSIBLE SOLUTION FOR FIRST TIME BUYERS

RealtorMag 5.22.14, NAR, 5.22.14

Rising mortgage rates are the main culprit for the weakening in home resales this year and they could further dampen existing home sales, according to a new paper published by John Krainer, an economist at the Federal Reserve Bank of San Francisco.  He also cited other factors such as the fragile economic recovery and the retreating of investors who have slowed their market share as home prices rise. 

Fed Chair Janet Yellen cited “very slow household formation” as young adults saddled with student debt continue to live with their parents.  “My expectation is that as the job market strengthens…we’ll see household formation pick up, but it’s hard to know here what exactly the new normal is,” she said.

New mortgage lending regulations which took effect on January 10, 2014 have also made it difficult for many, especially first time homebuyers, to obtain mortgages. 

The FHA has recently announced a plan to expand access to mortgage credit for underserved borrowers according to Department of Housing and Urban Development Secretary Shaun Donovan. 

Donovan said that the FHA will launch a housing counseling program later this year.  The four-year, two-phase pilot program, called Homeowners Armed With Knowledge (HAWK) will offer a 50 basis point reduction in the upfront mortgage insurance premium and a 10 basis point reduction in the annual premium at the time of loan origination to first time home buyers who complete the program.  Loans that remain in good standing will also receive reductions, which could add up to thousands of dollars in savings for homebuyers over the life of their loan. 

 

5 REASONS TO HIRE A real estate PROFESSIONAL

keepingcurrentmatters, 5.20.14

Whether you are Buying or Selling a home, you need an experienced real estate Professional in your corner.  I’ve been telling you this for a long time, but today’s new rules and regulations makes For Sale By Owner (FSBO) more confusing and difficult than ever.

The reasons have not changed, but they have been strengthened in recent months as the market recovers.

1. What do you do with the paperwork?

Each state has different regulations regarding the contracts required for a successful sale, and these regulations are constantly changing.  A true real estate Professional is an expert in their market and can guide you through the stacks of paperwork necessary to make your dream a reality.

2. Ok, so you found your dream home, now what?

There are over 230 possible actions that need to take place during every successful real estate transaction.  Don’t you want someone who has been there before, who knows what these actions are, to make sure that you acquire your dream?

3. Are you a good negotiator?

So maybe you’re not convinced that you need an agent to sell your home.  However, after looking at the list of parties that you need to be prepared to negotiate with, you’ll realize the value in selecting a real estate Professional. From the Buyer (who wants the best deal possible) to the home inspections companies, to the appraiser, there are at least 11 different people that you will have to be knowledgeable with and answer to during the process.

4. What is the home you’re buying/selling really worth?

Not only is it important for your home to be priced correctly from the start to attract the right buyers and shorten the time that it’s on the market, but you also need someone who is not emotionally connected to your home, to give you the truth as to your home’s value.

According to the NAR, “the typical FSBO home sold for $184,000 compared to $230.000 among agent-assisted home sales.”

Get the most out of your transactions by hiring a professional.

5. Do you know what’s really going on in the market?

There is so much information out there on the news and the Internet about home sales, prices, mortgage rates: how do you know what’s going on specifically in your area?  Who do you turn to, to tell you how to competitively price your home correctly at the beginning of the selling process?  How do you know what to offer on your dream home without paying too much or offending the seller with a low-ball offer?

“When getting help with money, whether it’s insurance, real estate or investments, you should always look for someone with the heart of a teacher, not the heart of a salesman”—Dave Ramsey

Hiring an agent who has their finger on the pulse of the market will make your buying/selling experience an educated one.  You need some one who is going to tell you the truth, not just what they think you want to hear.

Bottom Line?

You wouldn’t try to replace the electrical wiring in your home unless you were an electrician nor install new sinks or toilets unless you were a plumber.  Why would you want to make one of the most important financial decisions of your life with hiring a professional? 

Fortunately, if you’re reading this, you already know that answer.  You have me.  With my investment banking background and 40 plus years as a top producer in the local real estate arena, I’ve got you covered.  Whether you’re Buying, Selling or looking for Investment Income, I’ve got the pulse on the market and help make your dreams a reality.  Just give me a call today at 598.3200 or email me at Harry@HarrySalzman.com and let’s get the conversation started.

 

HARRY’S JOKE OF THE DAY 

 

 

 

 

May 12, 2014

HARRY’S BI-WEEKLY UPDATE

                         A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.

               

                                       

 

LOTS OF HOUSING NEWS THIS MONTH

DSNews 5.2.14 and various other publications

As I’m sure you have seen, there’s lots of talk about the housing market in the news lately.  Some good, some not so much, but the one thing everyone seems to agree on is that as one of life’s biggest financial investments, homeownership is the way to go.  Home prices are increasing—not quite as fast as during the last couple of years—but they are still providing equity and helping those with homes that were at one time under-water. 

According to Zillow, “among positive factors for the short-term for housing are ongoing historically low interest rates.  For example, data from the Federal Housing Finance Agency (FHFA) indicate that the average contract interest rate on conventional mortgages was 4.21 percent in March.  This is higher than rates experienced for the first half of 2013 but remains low by historical standards.  On the other hand, affordability has been challenged by rising home prices.  The FHFA Housing Price Index has risen by 15 points over the last 25 months.”

Also from Zillow, a recent break-even horizon analysis came to an interesting conclusion:

• In half the U.S. metro areas, buying a home is a better financial decision than renting for buyers intending to stay in their home at least two years.

This is based on all costs associated with buying vs. renting, including upfront payments, closing costs, anticipated monthly rent and mortgage payments, taxes, utilities, maintenance and renovation costs.

“Rents keep rising, and mortgage interest rates remain very low, which is helping to skew the rent vs. buy decision toward buying for those who can afford it.  Many renters may ask themselves why renew a lease, when you can break even on the same home in less time in many areas,” said Zillow Chief Economist Dr. Stan Humphries.

On the other hand, “some renters still have to overcome significant hurdles before they can pull the trigger on homeownership.  For those renters who can’t qualify for a mortgage, or aren’t able to save enough for a down payment on a house, renting can be a more flexible, and often far less frustrating option,” Humphries added.

Some of the hurdles faced by first time homeowners have to do with the new regulations from the Dodd-Frank legislations that took effect on January 10, 2014.  It is the first of two rules that were intended to protect consumers by strengthening underwriting standards, but some are arguing that the rules will raise costs and reduce access for consumers (see a real-life incident concerning lenders further down).

If you’re a regular reader of my eNewsletter, you know where I stand.  I’ve been telling my readers for the last couple of years that the time to Sell and Trade Up or Down or Buy for the first time or Investment purposes is NOW.  Mortgages, while now hampered by new regulations, still afford low interest rates.  These are predicted to go up before year-end so that’s something to consider. 

Also, while your present home is continuing to increase in equity, so is the new home you might be looking to purchase.  By securing the lowest interest rate possible at least you can help keep your monthly payment lower. 

There’s a lot going on, both locally and nationally, and if you are wondering how this might translate to your personal situation or that of a family member—give me a call at 598.3200 or email me at Harry@HarrySalzman.com and lets see how we might put the current housing market situation to work for you. 

With my unique background in Investment Banking and more than 40 years in the local real estate market, I do the homework and provide all my clients with personal service tailored to their individual needs, wants and budget.  This includes working with qualified mortgage lenders who understand the new regulations and can help get your home to closing. 

 

APRIL LOCAL STATISTICS BEAT MANY OTHER HOUSING MARKETS

Statistics provided by the Pikes Peak REALTORS Service Corp, or its PPMLS

The Listing and Sales Summary from PPAR was released last week.  In case you’re wondering, February and March were never published so I could not share them with you, but apparently the new MLS system is now up and operating correctly so I should be able to continue sharing these statistics with you on a monthly basis again.

While local single family and patio home sales overall have declined 1.1 percent from a year ago April, there were several factors that most likely contributed to this.  One of the coldest winters in years kept many potential buyers at home rather than out looking at homes.  And many homeowners were still wondering whether to wait for prices to rise more or for interest rates to fall again.  We now know that interest rates, while still low, ARE rising and will continue to do so and that will more than likely help increase sales during the Spring Buying season. 

Many local Realtors feel that this year will be even better than last in terms of total sales, and if my recent experience in the Spring Sales frenzy is any indication, I’m in agreement with them. 

In a similar vein, local homebuilding starts were behind 2013 for the beginning of this year, and more than likely this was due to reasons similar to those stated above.

In spite of the above, some highlights comparing April 2014 to April 2013 still show that the housing market is in good shape:

• The number of single family/patio homes sold is only 1.1% fewer than a year ago.
• New listings were are about the same—only a 0.4% decline over a year ago.
• The average sales price is 2.5% higher than a year ago.
• The median sales price is about the same—only 0.7% less than a year ago.

And now a look at the stats.  To read the complete 10-page report, click here.  If you have any questions, as always, I’d be happy to answer them for you.

In comparing April 2014 to April 2013 in PPAR:                 

                        Single Family/Patio Homes:

• New Listings are 1719 Down 0.4%
• Number of Sales are 922, Down 1.1%
• Average Sales Price is $241,004, Up 2.5%
• Median Sales Price is $213,500, Down 0.7%
• Total Active Listings are 3,691, Up 9.3%

                        Condo/Townhomes:

• New Listings are 197, Down 7.5%
• Number of Sales are 94, Down 24.2%
• Average Sales Price is $153,657, Up 1.3%
• Median Sales Price is $136,500, Down 0.2%
• Total Active Listings are 385, Down 3.0%

 

COLORADO SPRINGS AREA MONTHLY SINGLE FAMILY/PATIO HOME SALES ANALYSIS*

                                                Median Sales Price               Average Sales Price

Black Forest                             $356,500                             $355,605

Briargate                                   $290,000                             $304,887                    

Central                                      $175,000                              $193,195

East                                           $165,500                              $170,135

Fountain Valley:                       $199,250                              $194,602

Manitou Springs:                     $290,000                              $265,000

Marksheffel:                             $239,900                              $247,314

Northeast:                                 $211,000                              $224,065

Northgate:                                $370,750                               $360,201

Northwest:                                $324,960                              $349,732

Old Colorado City:                  $195,500                               $205,882

Powers:                                     $210,000                              $209,269

Southwest:                               $230,000                               $294,834

Tri-Lakes:                                 $420,000                              $438,344

West:                                         $207,450                              $292,648

*Statistics provided by the Pikes Peak REALTORS Services Corp,or its PPMLS.

 

I CAN’T SAY IT ENOUGH…PLEASE USE A REPUTABLE real estate BROKER AND MORTGAGE LENDER

Today’s real estate transactions are more complicated than ever before and the importance of using a reputable, licensed Real Estate Broker cannot be overly emphasized.  A reputable broker does the homework for you.

We all know what we “think” our home is worth and to us it may be.  However, if you want to take advantage of today’s market, it’s important to know what it’s worth in relation to many factors, including local comparables, current interior and exterior conditions of the home and what it’s going to take to present the home in its best light. 

Oftentimes you need to be creative and innovative in order to get your home to closing.

That’s where I come in.  Part of my excellent customer service is helping you do all of the above and more. If you listen to my advice on what I believe to be your best options, you will be way ahead of the game.  This includes my relationship with mortgage lenders that can help make the difference of getting a loan to closing…or not.

A recent example:

As the listing Broker on a home, my Seller was presented with an offer from a “pre-approved” Buyer that was accepted.  However, the loan officer did not fully understand the new Qualified Mortgage (QM) qualifications and the Buyer was disqualified almost a month later.

The downside of the lender’s decision was not good news for my Seller.  At the time of the acceptance, the listed home was currently rented on a month-to-month basis.  Once the acceptance was signed, the Seller gave notice to the tenant, who vacated the home at the end of that month so that the Buyer could take possession after closing.  THAT DID NOT HAPPEN because the closing didn’t take place due to the mortgage lender’s late reversed decision.

However, the Buyer really wanted to purchase this home and I had a discussion with the Buyer’s Broker about how she might better select another lender more familiar with the QM rules.  Extensions of dates are short for “loan extensions”; however, following my advice, with a new, more informed lender, the Buyer was able to secure a mortgage within two weeks.  Extra timely service from an appraiser who went to the home yesterday, on Mother’s Day, will allow the closing to take place within a few days. 

Experienced Brokers understand the new lending regulations and I cannot emphasize that importance here.  If the Broker does not get their client to a credentialed and competent mortgage originator, the result can create problems on both sides of the sale, or at best, delay the closing date.

Enough said.

 

NOW FOR NATIONAL NEWS…

Some positive, some not, and some contradictory… but all interesting enough to share with you.

 

USAToday, 4.30.14:

5 Reasons Why the Housing Recovery is Stalling:

• Home Prices have risen more than 20% in the past two years, driven by the strong ’12 and ’13 real estate market.  They’re still about 20% below their 2006 peaks in many places.
• Higher Mortgage Rates, which rose almost a full percentage point last spring and summer.  They’re now higher than a year ago, but remain near historic lows.
• There’s a Low Supply of Homes for sale, which is contributing to higher prices.  That’s holding back some Buyers who can’t find homes at prices they want to pay.
• A new generation of potential first-time home Buyers is shouldering MORE STUDENT LOAN DEBT than any previous generation, making it hard for them to qualify for mortgages with today’s tougher lending standards.
• High unemployment, A SLOW HIRING PACE and modest economic growth are holding back the creation of new households and keeping people from Buying and Selling homes as they move for new jobs.

​​

Bloomberg Businessweek, 5.5.14:

The Housing Rebound Stalls

• After a decade of boom-bust-boom, the U.S. housing market is going downhill just when many economists thought it would be heading upward.
• Nationally, applications for mortgages are down 21 percent from this time last year, indicating fading demand during what is typically the busiest season for deals.
• Housing woes are slowing the economic recovery as residental investment, including construction, accounted for 3.1 percent of gross domestic product in the fourth quarter, which is less than half the peak contribution of 6.6 percent in 2006.  This was according to an April 28 report by Capital Economics. 
• According to Mark Palim, VP for applied economic and housing at Fannie Mae, “Now that national drivers are less significant to the market, you’re seeing reemergence of local economic factors.”
• The National Association of Realtors’ Housing Affordability Index, which compares household incomes with home prices and mortgage rates, fell 16 percent in the 12 months through February.  Lawrence Yun, chief economist for NAR said that “prices have climbed so fast in the past two years that Buyers have sticker shock.”  He projects sales will decline 2 percent nationally this year.  “Housing is a victim of its own success,” he says.  “It’s just that the fast price growth is not healthy.”
• Signs of a Slowdown: (change from a year earlier)

1. March existing home sales:  -7.5%
2. February new home sales:  -14.5%
3. Mortgage applications for the week ended April 25:  -21%

 

DSNews, 5.8.14, RealtorMag, 5.8.14:

Fannie Mae says Americans are Optimistic About housing market

In it’s April National Housing Survey, Fannie Mae said that with concerns about employment easing, Americans are increasingly optimistic about the housing market.  This optimism may foreshadow an upswing in housing activity through the summer months.

Survey results released last Wednesday show that 42 percent of Americans believe now is a good time to Sell a home.  And 69 percent believe it’s a good time to Buy one.  This is the third straight month that the percentage of respondents saying it’s a good time to Sell has increased. 

Half the respondents to the survey believe home prices will increase in the next 12 months, while 52 percent said they expect mortgage prices to go up in the same time period.

The encouraging thing is that fewer people are concerned about losing their jobs, which, according to Fannie, may encourage potential homebuyers to enter the market.  And 90 percent said their income is either more stable or has improved in the past year.  This was tempered by rising expenses, with 39 percent saying their household expenses are “significantly higher” than 12 months ago.

Doug Duncan, senior VP and chief economist at Fannie Mae said “Concern about job loss among employed consumers has hit a record survey low” and that consumer attitudes are at the most favorable level Fannie has seen in the survey’s four-year history and “consumer confidence is moving in a positive direction.”

 

The Wall Street Journal, 5.4.14:

Home Ownership Falls to Lowest Level Since ‘90s

A recent Census release shows that despite two years of recovery in the housing market, there are still fewer homeowners than before the recession. 

Some 64.8% of American families--74.4 million households—owned the homes they lived in during the first quarter of this year, down from 65.2% at the end of 2013 according to the U.S. Census Bureau.  That was the lowest level since 1995 and a significant drop from 2006, when a peak of 76.5 million households, or 68.9% were owners.

Reasons for the steady decline were familiar.  With the housing bubble burst, many Americans lost their homes to foreclosure when prices fell and exotic mortgages took their toll.  Job loss triggered a second wave of foreclosures.

A positive sign in the data, however, indicates that more young people are moving out of their parents’ homes and into rentals—a first step toward homeownership and an eventual recovery in the ownership rate.

 

SKY SOX TICKETS AVAILABLE

Just a reminder that I have 4 front row seats to all Sky Sox games available to you on a first-come-first-served basis.  Just give me a call and I’ll be happy to put the tickets aside for you.

 

HARRY’S JOKE OF THE DAY 

 

 

 

April 28, 2014

HARRY’S BI-WEEKLY UPDATE

                                 A Current Look at the Colorado Springs Residential real estate Market

As part of my Personal Service, it is my desire to share current real estate issues that will help to make you a more successful and profitable buyer or seller.

             

                        

 

 

POLL:  AMERICANS PREFER real estate OVER STOCKS, GOLD

Realtor.Mag 4.21.14, Gallop.com/poll 4.17.14, Economists’ Outlook/Blog 4.17.14

Gallup’s April 3-6 Economy and Personal Finances Poll asked Americans to choose the best option for long-term investments:  real estate, Stocks and Mutual Funds, Gold, Savings Accounts and CDs or Bonds.

Results indicated that more Americans (30%) now consider real estate to be their best option for long-term investments.  In a 2011 poll, Americans choose Gold at the time when it was at its highest market price and real estate and Stock values were lower than they are today.  In the recent poll, Gold and Stocks were both named as the best long-term investment by 24% of those surveyed.

Bonds have been the least favorite choice for as long as Gallup has been asking the question and Savings Account and CDs were more popular in the past.  Before 2008, prior to Gold being a poll option and at a time when real estate and the Stock Market were tanking, Savings Accounts were the most popular long-term investment among Americans.

This year, with the housing market improving across the U.S. and home prices recently rising after a steep drop in 2007, almost one-third of Americans chose real estate over other options.  In 2002 during the real estate boom that preceded the mortgage crisis and prior to Gold being offered as an option, half of Americans said Real Estate was the best investment choice.

With Stock values improving in recent years, aided particularly by the bull market in 2013, the 24% of Americans who regard Stocks at the best option is also higher now, up from 19% in 2012.  “Still, Americans are modestly more likely to say real estate is the better investment today, perhaps because of the recent volatility in the Stock Market.”

It’s interesting to note that lower-income Americans are the only sub-group to favor Gold.  Those living in households with less than $30,000 in annual income, favor Gold over real estate by 3 percentage points, with Real Estate as their second most popular choice. 

Upper-income Americans are the least likely to name Gold, at just 18%.  They favor real estate (38%) and Stocks/Mutual Funds (30%), possibly because of their experience with these types of investments. 

And, as might be expected, thirty-four percent of Stock Investors are more likely to favor Stocks as opposed to the 13% of Americans that don’t own stock.

Young Americans (18-29) are about evenly split—with about one-quarter each saying real estate, Stocks, Gold and Savings Accounts are their best choice for long-term investments.  However, the 23% who said Savings Accounts is much higher than the percentage who gave this answer in older ager groups.

These differences could possibly be due to actual home ownership experience and familiarity with the real estate purchasing process.  Also, these individuals have largely become financially independent during the years of volatile housing and stock market returns so Savings Accounts may seem the best option for their age and experience.

Implications?  “With housing prices improving across the country, Americans are regaining faith that real estate is the best choice for long-term investments.  But home ownership is also associated with views of Real Estate as an attractive Investment opportunity.

Likewise, Stock values have been improving and Americans are more likely now than in the recent years to say Stocks are the best investment, though more still choose real estate.”

Those of you who have been reading my eNewsletter for awhile know where I stand on this issue.  I personally put my money where my mouth is and have consistently beat the Stock Market in terms of long-term gains. 

Economist and Yale professor, Robert Shiller, told CNBC last week that even though the housing market is showing some signs of slowing, the recovery still remains strong.

“There is a certain, substantial amount of momentum in the housing market—much more so than in the stock market,” he says.  “I think this boom we saw in the last year and a half in home prices has something to do with quantitative easing and the record-low mortgage rates.”

While there are certain signs of easing with mortgage rates predicted to rise and building permits softening, Shiller says he doesn’t see these factors derailing the housing recover.  In fact, Shiller, who co-founded the Case-Shiller Home Price Index, says the futures market is predicting 25 percent higher home prices in 2018.  “That seems like a possibility,” he told CNBC.

A recent post in the Economists’ Outlook/Blog stated that the real estate industry has a significant role in the U.S. Economy.  Historically, real estate and related industries have accounted for roughly 18% of GDP.  Record low mortgage rates and improved prices have boosted consumer confidence and spending on housing and relate goods and services—another possible reason for the Gallup poll’s results.

All of this---high consumer confidence, home prices on the rise, low available inventory and mortgage interest rates still historically low--- point to now being a great time to sell and trade up or look for buy for the first time or for investment property. 

If you, a family member or co-worker are in the market or starting to consider options, give me a call at 598-.3200 or email me at Harry@HarrySalzman.com and let’s see how I can help you make your dream a reality.

 

AND NOW A THING OR TWO ABOUT REALITY

With Spring Buying and Selling in full swing, I illustrated in my last eNewsletter how I handled three very different situations and turned them into a “win” for my clients.  If you missed this, you can check it out on my website Blog.  I’d like to share with you another example from this past week.

I had a home listed and a “rookie” Broker called with an offer.  The Broker wanted to use a “friend of a friend” to provide the mortgage lending to the client and while it was represented as “pre-approved”, the mortgage broker ultimately declined to finance the home.

The Buyer, while a client of the “rookie” Broker, was frustrated and called me, the Listing Broker and indicated that he wanted to come discuss the situation with me as he really wanted the listed home.  His Broker knew that he was coming to see me.  The Buyer needed an extension in order to find financing and I told him that the only way I would consider this was if he used a reputable, professional mortgage broker.  He asked me for recommendations and I offered some and—happy ending—it took some work, but he was able to get the financing and purchase the home he wanted.

Why do I tell you these “war” stories?  To help illustrate a very important point.  It is crucial, especially in today ‘s world of Qualified Mortgages (QMs) that you use an educated and experienced real estate Broker who understands what it’s going to take to get to closing and can help you get there.   In the illustrated case, errors in the inspection notice and the poor choice of lender ended up taking several weeks and resulted in a declined mortgage approval.  When he asked for my help, the Buyer got loan approval and closed within days.

Quite often, time is of the essence whether you are a Buyer or a Seller.  That’s where an experienced and knowledgeable Broker is of prime importance.  It can make the difference of you getting what you want or not.   And this is where my 40 plus years of experience comes into play.  Not only do I do the “homework” for you in advance of a Listing or a Sale, my Investment Banking background affords me the opportunity to find lending opportunities that may not available to others.  I do my best to help my clients get the best price—whether Buying or Selling.  When they listen to my suggestions, whether to do with home pricing and improvements or in making an offer and obtaining financing, most often it’s a ‘Win”. 

 

LOCAL QUARTERLY STATISTICS NOW AVAILABLE

Statistics provided by the Pikes Peak REALTORS Service Corp, or its PPMLS

I just received the Quarterly Indicators from the Pikes Peak REALTORS Services, Corp and as always, want to share them with you immediately.  As you know, we have not been able to provide monthly statistics for February and March due to changes in the MLS reporting that recently took place.  I’m not certain if this is a permanent change or not, but at least I can provide you with a quarterly overview of the local market and here it is.

You can read the 34 page report in its entirety to see the trends and check how your individual neighborhood is doing by clicking here.  Some highlights include:

An Activity Snapshot of All Residential real estate activity in El Paso and Teller Counties, comprised of single-family properties, patio homes, townhomes and condominiums—the one-year change:

• Properties Sold                     Down 9.8%
• Median Sales Price               Up 2.6%
• Active Listings                       Up 17.7%

Single-Family Market Overview (% change from First Quarter 2013 to First Quarter 2014):

• New Listings                         Down 0.5%
• Pending Sales                       Down 17.5%
• Sold Listings                         Down 10.2%
• Median Sales Price               Up 2.4%
• Average Sales Price             Up 2.5%
• % of List Price Received     Up 0.2%
• Days on Market                     Up 20.7%
• Affordability Index                Down 8.0%
• Active Listings                      Up 18.0%
• Months Supply                      Up 8.9%

Townhouse-Condo Market Overview (% change from First Quarter 2013 to First Quarter 2014):

• New Listings                         Down 9.0%
• Pending Sales                       Down 22.0%
• Sold Listings                         Down 6.2%
• Median Sales Price              Down 2.0%
• Average Sales Price             Up 6.5%
• % of List Price Received     Down 0.5%
• Days on Market                     Up 16.0%
• Affordability Index                Down 4.1%
• Active Listings                      Up 14.9%
• Months Supply                      Down 6.4%

There are several things that hampered the housing market in the first Quarter.

• One of the worst first quarters weather-wise in many years, hampering new home starts and preventing many homes from being seen or listed.
• New Mortgage Regulations went into effect on January 10, 2014, which forced many lenders to review and redo their application and/or approval process.

During the Spring refresh, Seller activity will be on the watch list since low inventory has been a national issue, as well as here locally.  Hopefully lenders are better able to deal with the new regulations and Brokers are able to direct their clients to the “right” lenders in order to get them pre-qualified, rather than simply pre-approved (which doesn’t translate to actual approvals as many Brokers are learning). 

Freddie Mac’s outlook for April is giving “mixed signals”.  It’s U.S. Economic and housing market Outlook for April notes that new home construction will increase by 18 percent, while home appreciation will moderate to an annual growth of 5 percent for 2014. 

Frank Nothaft, Freddie Mac VP and chief economist said, “We’re getting mixed signals as we start the Spring home buying season.  Tight inventory may pose significant challenge for home buyers in many markets across the country, which may result in higher home prices and sales being lower than expected.” 

He added, “This is good news for those markets that have room to run on the house price appreciation front, but it’s also going to increase the affordability pinch in many markets, especially along the country’s east and west coasts.  Two indicators that are supporting local housing activity are rising consumer confidence and declining unemployment rates.”

And even though consumer confidence has waned slightly due to an increase in interest rates, Freddie Mac found that confidence is tracking higher and noted, “March was at the highest level since January 2008.”

Speaking for myself, the Spring frenzy has started early and is moving ahead full-steam.  I’m finding that most all of my clients are able to Buy and Sell confidently and quickly when they take my advice to heart.  I know the local market and how to navigate my way through it without many unforeseen obstacles.  It’s very important to me to develop lifetime relationships with my clients and that’s why I take such pride in my “repeat customers.”  Whether it’s time to upsize, downsize, or simply Buy for Investment purposes, I strive to give the best customer service in the real estate market and have thousands of sales contracts closed to back this up.  So while the Spring market is underway, if you are wondering if now is the right time for you or your family, why not call me and let me help you in making this very important financial decision?

 

THREE REASONS TO SELL YOUR HOME THIS SPRING

Keeping Current Matters, 4.14

If you are hesitant about putting your home on the market here are several reasons to sell your present home sooner rather than later.

1. Demand is About to Skyrocket

The housing market is hottest from April through June and the most serious Buyers are well aware of this and start early in order to beat the heavy competition.  Many Buyers postponed their search due to severe weather this Winter and are eager to begin their search.  Sellers in markets where seasonal weather is never an issue must realize that Buyers relocating to their region will increase dramatically this Spring as these purchasers finally decide to escape the freezing temperatures of the Winters in the North.  Colorado Springs is one city where temperatures are more moderate than most other cold weather areas.  Also, Buyers with children are looking now in order to be settled prior to the new school year.

These Buyers are ready, willing and able to buy…and want to do so NOW.

2. There is Less Competition—For Now

Housing supply most always grows from the Spring through early Summer.  Add that to the fact that there is a growing desire for many homeowners to move, as they were unable to sell over the last few years because of negative equity situations.   Homeowners have seen a return to positive equity as prices increased over the last eighteen months and many of these homes will come on the market in the near future.

The choices Buyers have will continue to increase over the next few months.  Don’t wait until all the other potential Sellers put their homes up for sale.

3. There Will Never Be A Better Time to Move Up

If you are planning to move up to a larger, more expensive home, consider doing it NOW.  Prices are projected appreciate by approximately 4% this year and 8% by the end of 2015.  Moving to a higher priced home will wind-up costing you more in raw dollars (both in down payment and mortgage payment) if you wait.  You can also lock-in your 30-year housing expense with an interest rate of about 4.5% right now.  Freddie Mac projects rates to be 5.1% by this time next year and 5.7% by the fourth quarter of 2015.

Moving up to a new home will be less expensive this Spring than later this year or next year.

So, there you have it.  I’ve been trying to provide you with the best scenarios so that you don’t get left out if you’re wanting to Sell and Trade Up. Whether it’s to a larger home or simply to a new neighborhood, now is the best time to start your search.  Call me and let’s get the conversation started to see if Spring Selling (and Buying) can work for you.

 

COST V. PRICE EXPLAINED

Keeping Current Matters 4.14

If you’re on the fence, just another thing to consider.

Freddie Mac’s most recent Economic Commentary and Projections Table predicts that the 30-year fixed mortgage rate will be 5.7% by the end of next year.

What does this mean to you?  Here is a snapshot of what impact these projected changes would have on the mortgage payment of a home selling for approximately $250,000 today:

Date                           Mortgage                 Interest Rate*                  P&I**

 

Today                          $250,000                     4.41%                            $1,253.38

 

End of 2015                $270,000                     5.7%                               $1,567.08

 

DIFFERENCE IN MONTHLY PAYMENT:  $313.70

*Average Commitment per Freddie Mac     **Principal and Interest Payment

 

SKY SOX BASEBALL TICKETS AVAILABLE

As most of you know by now, I have four fabulous season tickets to the Colorado Springs Sky Sox.  These are available at no charge to you, but on a first-come, first-served basis.  The Sky Sox have started out this year with a bang and you won’t want to miss out watching them from my front row dugout seats.  If you’re interested, please call me at 598.3200 and if available, I’ll be happy to give the tickets to you.

 

HARRY’S JOKE OF THE DAY (talk to me and your future will be aligned with mine!)