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A Tale of 2 Housing Markets in California: Why Some Homes Still Cause Heated Bidding Wars While Others Sit Unsold

Why Some Homes Still Cause Heated Bidding Wars While Others Sit Unsold

Came across this very interesting & informative article by  Clare Trapasso earlier this month, and feel impelled to share:

Homebuyers who are closely watching the correction in the real estate market might believe now is a good time to pounce. After all, homes are sitting on the market for longer, those maddening bidding wars have dried up, and wild offers over the asking price are things of the past, right?

Well, not exactly. It all depends on what they’re hoping to purchase.

Those searching for a home are seeing plenty of fixer-uppers, homes lacking curb appeal, and those in less desirable areas sitting on the market for longer and undergoing price reductions. But well-appointed, well-situated turnkey homes are still selling fast, often receiving multiple offers, and even selling over the asking price. It’s as if the housing slowdown hasn’t affected these properties much at all.

“If it’s a good home in the resale market, it’s selling quickly,” says Ali Wolf, chief economist of the building consultancy Zonda. “The buyer who is buying today is not the same buyer buying 12 months ago. If [they’re] paying this much, it needs to be a nice home.”

Competition for turnkey homes in good school districts remains fierce.

“If the house is perfect, the odds of someone else wanting it are high, too,” says Geena Peoples, an Austin, TX–based real estate agent with The Juice Group at Compass.

Home prices are still much higher than they were before the COVID-19 pandemic. And while mortgage rates have fallen a bit of late, they’re still substantially higher than they were at this time last year, jumping to just over 6% for 30-year fixed-rate loans, according to Freddie Mac.  So, buyers don’t have much room in their budget for costly repairs.

“In a market where costs are still high and buyers can be a little choosier, it makes sense they’re going to really zero in on the homes that are the most appealing,” says Realtor.com® Chief Economist Danielle Hale.

During the pandemic, just about everything was selling for more money than ever before because homebuyers didn’t have much to choose from.  Even fixer-uppers in the right markets were hot commodities. Buyers and investors could snap up these properties and still be able to afford the work they needed.

“Back in 2021, you could list just about anything and there would be a line out the door,” says Peoples. She used to see dated homes with cracks in the foundation and the walls on the market, and buyers would still pounce on them. But those days seem to have ended, at least for now.

There you go, some information to consider when advising your Home Buyers and Borrowers on what’s the best move for them to get a new home loan to buy or to refinance, throughout California!

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What’s Happening in the North Bay Real Estate Market?

What’s Happening In The North Bay Real Estate Market?

I always find that knowing what’s happening with the real estate market is beneficial towards assisting Homebuyers and Borrowers make better decisions.  Keeping abreast of this information is also helpful when working with licensed peers, to better work together to help clients.

The following report includes both single-family and condominiums in some popular counties:

Marin County:

  • Inventory was 46% (211 homes) below January 2022, but only 4% below December 2022.
  • New sales were 21% (99 homes) below January 2022 and were 29% above December 2022.

Napa County:

  • Inventory was 43% (78 homes) below January 2022 but 3% above December 2022
  • New sales were 9% (43 homes) below January 2022 and were 54% above December 2022

Mendocino County:

  • Inventory was 8% (210 homes) below January 2022 and 13% below December 2022
  • New sales of 36 homes in January 2023 were slightly above the sale of 35 homes in January 2022 and slightly below the December 2022 level of 37 homes.

Lake County:

  • Inventory was 13% above the inventory in January 2022 and 2% below the inventory last month of 357 homes.
  • Closed sales in January were 39% below January 2022 and 32% below December 2022

Solano County:

  • Inventory was at 436.
  • 223 homes sold and closed in January 2023 while historically 500 sales occur per month.

What we can conclude from this report is that while sales and inventory are well below the levels of January 2022, they definitely look better for most counties than December looked.

Real estate experts expect the Spring will bring better reporting numbers with more inventory and more buyers looking for a less competitive market than they experienced during the last couple of years.

I look forward to a busy 2023 in the real estate and lending markets. Hope you do too!

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A Look At The Real Estate Market in California

California Housing Market California’s Housing Market Continued To Improve In January As Buyers Gained More Confidence In Purchasing A Home And The Affordability Outlook Improved Slightly. Monthly Sales May Have Been Nominal For The Past Few Months, But The Market Appears To Be Heading In The Right Direction. Home Prices Are Expected To Remain Soft And Less Expensive Homes Will Be Easier To Sell, Especially In The San Francisco Bay Area According To The California Association Of Realtors’ Chief Economist.California’s housing market continued to improve in January as buyers gained more confidence in purchasing a home and the affordability outlook improved slightly. Monthly sales may have been nominal for the past few months, but the market appears to be heading in the right direction. Home prices are expected to remain soft and less expensive homes will be easier to sell, especially in the San Francisco Bay Area according to the California Association of Realtors’ chief economist.

California home sales inched up in January for the second straight month as prices moderated somewhat. Sales of single-family homes were up 0.4% from December. The median time to sell a home in California was 33 days in January 2023, compared to the 12 days in 2022.

January’s statewide median home price was $751,330, down just 3% from December 2022. Given the huge appreciation homes acquired over the past couple of years, this decline could be viewed as negligible.

All in all, real estate through California remains a strong investment – for personal home buying, 2nd home buying, purchasing rental properties or even investing in Deeds of Trusts.  Anyone needing fast financing or having difficult qualifying for home loans elsewhere, should check out Private Money or Hard Money loans.  These fast and alternative mortgages from Sun Pacific Mortgage have assisted over 10,000 Borrowers over the past 35 years.

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A Quick View of 2023 Markets for: San Francisco & the Peninsula Real Estate

Housing InventoryReceived another informative article from Val Krysov, long-time Real Estate Broker about the Bay Area’s real estate market.  Summarizing his and other recent articles about San Francisco real estate, we can see declines in sales and values have been predicted. However, based on the latest statistics for sales of single-family and condo residences at the start of the year, there’s no obvious signs of deceleration.  Val’s data supports the market still being strong:

San Francisco Single-Family residences:

  • Ave. sales price: $1,848,077
  • Days on market: 46
  • For sale at end of month: 218
  • Sold: 93

Menlo Park Single-Family residences:

  • Ave. sales price: $3,337,900
  • Days on market: 25
  • Sales price=asking price

Belmont Single-Family residences:

  • Ave. sales price: $1,870,000
  • Days on market: 41
  • Sales price=4% above asking

San Carlos Single-Family residences:

  • Ave. sales price: $2,242,000
  • Days on market: 39
  • Sales price=2% above asking

San Mateo Single-Family residences:

  • Ave. sales price: $1,743,769
  • Days on market: 30
  • Sales price=2% above asking

Burlingame Single-Family residences:

  • Ave. sales price: $2,296,875
  • Days on market: 34
  • Sales price= 2% above asking

This report does not bear out some of the more depressing forecasts touted by the predictions. Perhaps, because of the lack of inventory in these cities we are not seeing prices drop as precipitously as they might and Investors and homebuyers still see these areas as strong real estate investments.

If you have a homebuyer or borrower looking to buy or refinance in the San Francisco Bay Area, and they are in need a private mortgage because they do not qualify for conventional or traditional financing, or just need some FAST mortgage help, give us a call at 707-523-2099 or find us through our website at Sunpacificmortgage.com.  We have helped thousands of borrowers in California for over three decades and we work with Brokers and Agents.

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How’s The Real Estate Market for Alameda and San Joaquin Counties Looking?

Alameda County Real Estate While The Nation Is Concerned About The Effects Of A Possible Recession, It Is Good To Remember That While History Doesn’t Always Repeat Itself, We Can Learn From The Past. According To Historical Data, In Most Recessions, Home Values Have Appreciated And Mortgage Rates Have Declined. By Most Accounts, It Is Highly Unlikely That We Will See Any Kind Of Protracted Decline In New Residential Structures That Could Set Off A Recession.

While the nation is concerned about the effects of a possible recession, it is good to remember that while history doesn’t always repeat itself, we can learn from the past. According to historical data, in most recessions, home values have appreciated and mortgage rates have declined. By most accounts, it is highly unlikely that we will see any kind of protracted decline in new residential structures that could set off a recession.

Looking at the single-family residential market in two random counties in California, i.e. Alameda and San Joaquin, it becomes apparent that California may be spared the worst of the decline:

Alameda County:

Median List Price: $900,000

Average days on Market: 94

Inventory: 587

Price increase: 3%

San Joaquin County:

Median List Price: $555,000

Average days on market: 89

Price increase: 3%

Other than the fact that homes are sitting on the market longer than last year, it does not appear that prices have plunged to extents they have in other places in the nation.

According to Taylor Marr, Deputy Chief Economist at Redfin,

“The housing market has begun to recover after hitting a low point in the second week of November. We’re not out of the woods yet, but homebuyers are coming off the sidelines. The number of people contacting Redfin agents to start the homebuying process has improved 13%.”

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