- 1 Unit: $517,500
- 2 Unit: $662,500
- 3 Unit: $800,800
- 4 Unit: $995,200
All other counties in Washington state will have the same loan limits in 2015 as they did this year.
Are you thinking of buying a house in Seattle in 2015? Or perhaps it’s time to sell your home? Either way, you’ll learn some great information at Quill Realty’s free House Buying Seminars for 2015. We ‘re offering a free home buyer class – great for sellers too – on the fourth Wednesday of every month through June, from 7p – 9p here at the Quill office in Georgetown. Whether you’re a first time homebuyer or a seasoned veteran looking to “move up,” you’ll learn something valuable at these free real estate classes. Topics will include the current and anticipated future of the real estate market, common real estate legal issues (including from the seller’s perspective), and real estate search tips for finding “the one” (and other good marketing tips for sellers). All from the unique perspective of a consumer-driven, alternative real estate brokerage. Continue reading
Early Friday evening one of my favorite long term clients asked me this question: “Why is the market so slow these days? I have an alert for ($) houses in (zip code) and I barely get a couple of hits every week west of (the freeway). Almost always tear-downs.” (actual specifics from his email removed)
My first data set pulled was a line up the number of homes sold where I primarily work (North King County – North of I-90), by month, over the last 6 years from 2009 to 2014 YTD. This to answer only the first 8 words of his question “Why is the market so slow these days?” The easy answer would be “because it is past October 15th”. I test my knee jerk response by pulling all of the relevant data to be sure I am not answering like grandma in a rocking chair pulling some now irrelevant data from her long term memory bank. I also do this because I need to discover why this person’s current perspective may vary from the long term norm.
Something may recently have happened leading this person to believe that the standard progression is no longer the realistic expectation. I value his thought process as part of how I answer the question…by first pulling the data…lots and lots of data.
The line graph below documents the data pulled for the last 6 years. But as I almost always do when pulling stats, I went back 12 years because data expires! More on that in graphs 4 and 5. Since I almost never regurgitate already documented data from other sources, but rather only trust the data if I calculate it myself, I usually go back as far as my data source will allow, which in this case was 12 years.
First I test my perception that 2014 is not a low inventory year, even though there are tons of articles saying that inventory is low. Many articles talking about the frustration of buyers with “low inventory”. But look…no…my perception is indeed correct. The red line is the “low” or at least the first half of 2009 depicted in the red line. The green line of this year is not only NOT “low”…it is pretty close to the high over the last 6 years.
To be clear, I am using “homes worth buying” as “inventory” and the proof that they ARE homes worth buying…is someone actually bought them.
After I peruse some of the recent data as an attempt to start at the point where he may be coming from when asking the question, I dive into my own “expert opinion” perspective, which is my 2001 baseline. This information is really already carved in my brain, but since I turned 60 this year I figure it wouldn’t hurt to double check that my memory is still accurate. 🙂
I actually did all 12 years before honing in on the actual answer to the question, which comes from comparing 2014 with 2013 and 2013 with both 2001 and 2005.
To determine which were the correct comparison years, I had to first pull ALL of the data that the data source would allow.
While yes…my knee jerk answer of “because it is October” would have been correct, by pulling all of the data I can see from the variance of the actual stats from 2013 against the baseline of 2001 exactly why the question made 100% sense from this person’s perspective at the time he asked it.
This person, along with every average homebuyer, is looking week to week over a period of 6 months to 18 months for a home to buy. They have no “baseline perspective”. Their expectations come from more recent history’s actual activity, and rightly so, with no way to tell if the last 6 months was exceeding or under performing standard market expectations.
The bar graph below explains where the expectation may come from. I have 2005 in there just because it is the one year over the last 12 years when the most number of homes were purchased (ipso facto “available” to be purchased), so highest inventory year. But the key to answering the question is in the 12% of June 2013.
If you look at every piece of data on this page which looks at all 12 months for all 12 years in 6 different comparative charts…12% of a full year’s total inventory being available to buy in one 30 day period is pretty much unheard of! That was June of 2013.
I had another client who started looking in early 2013 and did not buy the house they could-should have purchased in June of 2013. After that they were progressively and continuously disappointed with the number of homes that came on market for months and months afterward. They had no way to know that the volume of homes coming on market since they started looking were many more than the normal market expectation.
In hindsight every subsequent month looked pss-poor in comparison. Pretty much all activity if you started looking in April of 2013, and didn’t purchase by June-July of 2013, is looking relatively dim. BUT in reality inventory is not dim. Inventory, the number of homes you can expect to choose from, is in fact currently performing at or over market expectations adjusted weekly for seasonality. All this can be gleaned from the 12% spike in that bar graph, noting the rational explanation as to why your expectations may be “off” by comparing relatively recent actual data against 12 years of data comparisons.
Basically that makes us both right. I’m right at “because it’s October” and the person asking the question is right to consider the options dim based on more recent relative comparison.
Posting the data and graphs that helped formulate the above. Worth noting, while I brought forward the Red Line year of 2009 to note inventory low point, the graph below shows that the 12 months of low inventory started in the 2nd half of the gold line of 2008 and proceeded to the lowest point of Jan and Feb of 2009, which some of my readers may remember as “my bottom call” that made front page news at the time.
Looking above and below at the thick green line of 2014 inventory against the high inventory years of both 2004 and 2005 you can easily see why all of the articles calling 2014 low…and actually they were saying that last year in 2013 as well, are simply not true.
While my analysis will continue to use 2001 as a baseline, you may want to use the bar graph below to set your expectations. This is the average good homes on market based on the average of 12 years worth of data.
I use 2001, as many of the variances over the last 12 years are influenced by Tax Credit Incentives coming in and out and artificial interest rate jockyings…not to mention all of the massive changes in loan approval criteria over this same period. For that reason 2001 is still the purist baseline by which to compare and contrast other market influences as they come and go from time to time.
WHY IS THE MARKET SO SLOW THESE DAYS?
Getting back to the first 8 words of the original question…because based on normal seasonal activity you can expect that there will be HALF the number of homes coming on market that are worth buying by December than in May. “coming on market” activity is the month prior to the sold month. So highest SOLD volume in June will = highest number of instant alerts of new listings coming to your phone in May.
Expect the numbers to increase from December through May and then begin a decrease through year end before beginning the next climb.
WHY IS DATA THE NEW BLACK?
Because it saves you time and reduces your stress to DRILL down the data from the general comparisons above and fine tune your actual parameters before you waste any time looking for something that doesn’t exist in the place where you are looking. That brings us to the 2nd and 3rd part of this person’s question ” I have an alert for ($) houses in (zip code) and I barely get a couple of hits every week west of (the freeway). Almost always tear-downs.” (actual specifics from his email removed)”
Only 25 houses were sold using a full $150,000 spread with your $ amount as the cap in the whole 6 months of “high season”. So expecting 2 a MONTH in low season let alone 2 a week…is an invalid expectation. Expect ONE really good one a month from here to February of 2015.
“Almost always tear-downs” means you are looking for a nice home at the price of the land alone. Again an invalid expectation. Changing your price to what that home will sell for there is not an option. Changing your choice of what to a tear down is also not a reasonable option.
The only answer to your dilemma is to change the where and not the price or the what.
(Required Disclosure: Stats in this post are not compiled, verified or published by The Northwest Multiple Listing Service.)
Just received a press release that Costco is leasing 176,656 sf of space from Vulcan (Paul Allen) Real Estate at Sammamish Park Place in Issaquah. Sammamish Park Place is a 3 building complex totalling 586,823 sf with the other two buildings being occupied by Microsoft.
This complex was built in or around 2000, so I am wondering who left that Costco is replacing. I don’t see any stories on this move yet, but will post a link if and when someone else picks it up with more info.
Buying or selling a home is a legal transaction. Real estate brokers are able to engage in the limited practice of law needed to put together contracts for real property. But brokers certainly aren’t lawyers. And buying or selling a house is usually one of the biggest financial transactions in someone’s life.
So “forward thinking” consumers – both buyers and sellers – might consider using a lawyer instead of a broker. This allows them to save money while getting superior legal services. Other consumers will go the traditional route, but end up wondering whether they should also hire a lawyer to assist them in the transaction. If that describes you…
What is “legal risk”? For a seller, it means possible liability for someone else’s financial losses. So there are two parts to “legal risk.” First, what is the possibility of being held liable? And second, what is the probable amount of that liability? A 98% chance of owing $100 is a very different legal risk than a 2% chance of facing a cool $1m liability.
What sorts of issues might create liability? On the seller side, there are two general obligations: disclosure obligations, and title obligations. An attorney will help you to understand these obligations, what you need to do to comply with them, and the possible amount of liability if you fail to do so and are held accountable. In other words, by hiring a lawyer, you’ll be able to identify – and then reduce – legal risks.
On the buyer side, “legal risk” means the possible hassle and costs associated with some condition of the property. In other words, a buyer engages in due diligence specifically to identify the legal risk of completing the purchase and owing the house, usually under the title contingency and the inspection contingency. If there are land use concerns or landlord/tenant issues, an attorney will really help. And regarding title, only an attorney is qualified to analyze a title report. For example, if a neighbor has a driveway easement across the property, you’ll want to know that. Based on what you find, you might have the ability to renegotiate the contract to account for the defect. An attorney can help there too.
And of course you need to know the cost of an attorney. As a general rule, expect to spend $1-2k on an attorney if you need to rope one in for some legal analysis and counsel.
At the end of the day, it simply makes sense to hire both a lawyer and a broker if you are a prudent consumer. Why? Because…
Every transaction has risk. A lawyer reduces it.
Those two statements are simply not debatable. And as a long-time practicing attorney, I have lots of examples of the risks associated with buying or selling a home, and how a lawyer will reduce those risks. Here is one such example.
Here’s another quick tale from the trenches as I continue to work with clients at my new real estate firm, this time from the rough-and-tumble market of South King County. Yup, it’s tough everywhere…
My client identified a home in Kent for purchase. It had been on the market for 200 days, with a couple of failed contracts in the meantime (one due to “buyer remorse” and one to failed financing) and nary a price drop. The listing showed an Agent and a Co-agent (both from the same office). I promptly reached out to the Agent, who told me they had no offers and none expected. Within a day or two we submitted our offer at $10k off list. Having heard nothing in response, I followed up with a call two days later. Her voicemail told me she was the managing broker for the office. Good, I’m dealing with the boss…
The Agent called back and explained that the sellers were having health issues and thus the delay in responding. I asked about other offers and was assured there were none. I noted that our offer amount was predicated on us being the only offer, and if another offer appeared to please let us know. In that event, obviously we would take a different tack in the negotiations. I also said that we had no problem at all being patient with the sellers given their health issues, assuming they were indeed acting in good faith and negotiating only with us. The Agent assured me that was the case. Yeah. She said that the Co-agent was trying to meet with the sellers and they would get back to us in a day or two. She said the sellers were likely to counter at $4k off list. Riiiiiight.
The next day, I got a call from the Co-agent. With “the bad news.” Sellers had received a full-priced offer, so they accepted it. Another “WTF?!?” moment. Although signed, it had yet to be returned to the buyers, leaving me a tiny bit of room to maneuver. So I tried to salvage the situation, and the Co-agent at least pretended to be sympathetic. I called the client and got authority to draft a new offer at $1k OVER list – thus beating the offer in hand – but the sellers had made their decision and had no interest in giving me or my clients the time of day.
When the smoke cleared, and the rage had subsided, I though about the lesson to be learned. Always go with full list in this market if it’s within shouting distance of fair? That seems extreme and not consistent with my professional obligations to my client. Recognize that assurances of “good faith” are rendered meaningless the moment a new offer comes in? Yeah, but that’s a little obvious, this is after all real estate. 🙂 Then it hit me: Know who is really “the agent.” You know, the person with the seller’s ear who is actually driving the ship. It may be the “Agent” or it may be the “Co-agent,” assume nothing based on title (even if the “Agent” is also the managing broker!). Listen for clues. When the Agent says, “Oh, the Co-agent will be meeting with the sellers tomorrow,” immediately hang up and call the Co-agent. Don’t waste your breath talking to anyone else. It is a waste of time that will not be helpful going forward.
Another lesson learned. And confirmation that the Quill model strikes the right balance between protecting the client (by keeping an attorney on board and behind the scenes) and getting a deal done (by allowing the Quill agent to take the lead when negotiating a contract).
As I work my way back into the market following the launch of my real estate firm, I am learning just how difficult it is from a buyer’s perspective. Specifically, I am trying to get a client into a $400-500k home in West Seattle. It turns out there are only a few thousand other people looking for the exact same thing, and a few dozen homes that fit the description. OK, I’m making these numbers up, but you get the drift. It’s tough out there.
Until this week, I had a high degree of respect for sellers and their agents who noted in the listing that the seller would consider all offers on a particular date in the future. This allows all interested buyers to really put their best foot forward, particularly by pre-inspecting so that the offer is not contingent on the inspection. Particularly in older neighborhoods like West Seattle, where homes routinely approach or exceed the century mark in age, sellers appreciate knowing that there will be no renegotiation based on the condition of the home.
So on Wednesday afternoon, I met my client at the “target” home where we were awaiting the arrival of our inspector for a pre-inspection. The seller was to consider offers on Friday morning. Buyers and an agent were inside, I assumed simply touring the home. Suddenly, the owner emerged from the house and announced she had just sold the house to the folks who were inside with her. As the kids say, WTF???
It turns out that the seller had every right to accept this offer, notwithstanding the “offers to be considered” date as stated in the listing. NWMLS rules specifically allow a selling agent to present an offer directly to the seller long before the stated “deadline.” So it turns out my anger and frustration at the seller, the listing agent, and the selling agent who pulled the coup were all misplaced. (I wouldn’t even rule out an apology, now that I know the rules.)
But it begs the question: Is that fair to buyers? What if my client had completed the pre-inspection? He would have been out-of-pocket money specifically in reliance on the seller’s and listing agent’s representation in the listing. And even without that expense, it seems unfair that a stated “deadline” can be wholly circumscribed by one buyer at the expense of all others. If it were up to me, the rules would be changed. But all I can do is continue working towards providing buyers with an improved home buying process.
There is a buzz going on among fellow mortgage bloggers about how days may be numbered for mortgage blogs. This is as a largely the result of guidance issued by federal regulators late last year specifically on social media. When I first read this guidance, my initial response was “so what? This is pretty much what lenders are supposed to be doing anyhow”… stuff like properly quoting rates, not being misleading to consumers, etc. It’s also my opinion that this seems to be written in favor of mortgage banks and not mortgage companies. The big banks seem to not want loan originators who have or express their own opinions.
After more thought and discussion with other mortgage bloggers, I can see the real issue is the compliance factor. Many mortgage companies are already stretched with the cost of compliance with just the day to day operations of originating mortgage loans. It’s my understanding that some lenders have made the decision to just not allow their loan officers to have any independent sights or social media sights (like Facebook or Twitter) as this is the easiest route…no extra compliance cost (additional personal hours) and less risk.
Blogs typically have information released freely and quickly. There are times that I have done “live post” when I’m covering an event, such as the Fed testifying before Congress or to illustrate how something like that may impact mortgage rates. I’m not sure it’s feasible for a compliance officer to be able to regulate and approve everything that a loan officer says or does with social media – imagine a person having to approve any comment or update you put on Facebook or Twitter… it’s simply not realistic and it’s no longer “you” being social or in the moment – it’s you-approved by your employer.
The thought of me no longer being able to blog or to no longer have my blog, The Mortgage Porter, which I began back in 2006 is absolutely depressing. I really enjoy writing and sharing information with my readers about mortgages, including the process of financing a home and various mortgage programs. At times, it’s even been therapeutic by allowing me to vent or “rant”. Blogging and social media has brought me so many wonderful opportunities and experiences that I would not have had as a non-blogging mortgage originator.
When I began my blog, it was because of a lack of information, or actually because the wrong information was being shared by the media about loan officer licensing. I never dreamed anyone would read it or that people would actually decide they want me to be their loan officer because of the information I freely shared with them – information that they could not find anywhere else! I use my blog to share information with potential clients – like “what is a letter of explanation” and sometimes, I’ll write a post just to address an answer to a clients question… if they’re asking it, odds are somebody else is searching for that answer too.
I fully agree that content on mortgage blogs must be compliant – however doing away with mortgage blogs is a travesty.
Less information and less transparency is never good for the consumer.
P.S. Glenn, more than a year has gone by. I’ve busted my you-know-what trying to build a better Redfin-style mousetrap. And a couple of months ago, I said to myself: Wait a sec. I don’t think that sort of mousetrap is EVER going to work. I think technology and modern business practices have rendered that old type of mousetrap obsolete. The world is just waiting for somebody to invent something different entirely. Real estate isn’t immune to evolution. It just takes real change and a new way of doing things before it evolves.
So yesterday, I announced my imminent withdrawal from the NWMLS. A move made possible, in part Glenn, by Redfin’s devotion to solid data quality. Via FSBO platforms, I will be able to list homes for sale on Redfin – exactly where most buyers are looking in Seattle – without having to list on the NWMLS. And thus without having to pay a cooperating broker commission in the first place. But unlike Redfin and every other real estate firm – whether traditional or alternative – I won’t be on the NWMLS.
So this is where we part company – for now! 🙂 I suspect Redfin still has room to evolve…
The original letter to Glenn dated February 18, 2014:
Stainless has become a preferred color option. Most people who say “stainless” are not always talking about expensive Stainless STEEL. As long as the color is the same, most people don’t care. Easy way to tell if it is Stainless “Look” is to carry a fridge magnet when you are shopping for appliances or houses and if the magnet doesn’t stick to the front door then stainless is the color and not the material used.
For this post I am pricing out some basic upgrades for a client. Earlier today I did the carpet cost and now am moving to the appliances. We’re looking for relatively low prices for standard sized everyday appliances. The type you might use if you were selling a property or upgrading a modestly priced home. A quick change in the look from white or black and basic clean and new appliances. Nothing too fancy.
I would say $1,000 or less including tax and delivery. I found a few good ones for about $750 which are sometimes $685 or so on sale. There are many in the $800 to $900 range. The property has a standard opening from the 1970s, so 18 cubic feet or so at 65″ high and 30″ wide will probably fit better than a 21 or 22 cubic foot fridge that requires more height between the floor and the upper cabinet of about 70″. For the family I’m doing this for, the $750 fridge on sale for $685 shown in the picture below should be fine. This would work for any full sized 30″ wide opening. The opening is usually 32″ to 34″ and the 30″ has a little room on both sides.
In this case we will be using a standard 30″ wide electric range in mostly stainless and partly black. I will post all the photos together at the bottom so the client can see how they look side by side. For some reason the power cord is often sold separately and the total cost should come in at around $650. The lower priced ones are black or white and we want to stay with a full stainless steel or stainless look result in the kitchen.
All of the appliances are white and we are replacing with stainless, but worth mentioning that the current appliances are all in working order and can probably be sold on Craigslist for a few hundred dollars for all of them or donated to charity for a write off. Most people just let the company bringing the new appliances haul them away. But I do have a few resourceful clients that sell everything, like the young man who actually sold his old carpet that he tore out. 🙂 I haven’t had to replace a dishwasher when selling a home…well pretty much ever. So I’m pricing these off of Home Depot. In this case I used a $600 Dishwasher in the photo. You can get a cheaper one in the same black and silver version as the range…but this all stainless dishwasher is so much better looking and impressive in person for a little more cost. I recommend you not skimp on this appliance and not get the one with some black plastic on it. You need some black on the range for the knobs and digital display. But not on the dishwasher. Speaking of which the fridge can have black sides and sometimes better to have that as fridge magnets will adhere to the sides usually if they are black. Since the range is mixed silver and black, that usually makes a lot of sense.
I’m showing a picture of a $260 over the range microwave. You can find them a little cheaper or pricier, but we’re just trying to get a total price to move out the white appliances and bring in Stainless Steel or Stainless Look appliances. I thought this one was as showy as the dishwasher, and when the nicer looking one is only $60 more…why skimp? USED TO BE you would just put a range hood there, and nothing wrong with that. BUT the last time I tried to do that with stainless vs white or black…it cost an arm and a leg! Might as well go with a Microwave that has a vent fan. You can look at both, but I wouldn’t pay the same for a plain vent as I would for a Microwave. YMMV
So we’re looking at $700 to $800 for the Fridge. $650 or so for the Range including tax and power cord, $600 or so for the dishwasher and another $250 for a microwave or $2,200 to $2,500 total. Roughly the same price as the carpet in the other post. So let’s say we are at $5,000 for all new appliances in the kitchen and all new carpet in the house. Not bad.
First pictures of the kitchen appliances, then I’ll move to washer and dryer which can be simple full sized white top load washer and front load dryer. Note that I just cut and paste these pictures together. I didn’t put model numbers or brand names as you want to be sure they are matching color. Usually best to stick to one brand name for that reason or at least see them together in a store. If you buy the full 4 piece appliance package in the same store you can usually get a better deal of about 20% off.
I’m just going to throw in the washer and dryer at $1,000 for both. People have been getting carried away with washers and dryers costing $3,000 or more for both. But for the purpose of this modestly priced home and knowing the clients as I do, they actually can probably do all of this including the washer and dryer, kitchen appliances and all new carpet for $5,000…$6,000 tops.