Monday Night Football Party!!!
Monday Night Football Party Every Monday Night at Rivals Sports Bar and Grill on Rio Road. Kick-off is at 8:30 PM!! Click the Link for more Information!!
BlogCatalog
http://www.robsellscharlottesville.com
Wednesday, September 12, 2007
Monday Night Football Party!!!!
Monday Night Football Party!!!
Monday Night Football Party Every Monday Night at Rivals Sports Bar and Grill on Rio Road. Kick-off is at 8:30 PM!! Click the Link for more Information!!
BlogCatalog
http://www.robsellscharlottesville.com
Monday Night Football Party Every Monday Night at Rivals Sports Bar and Grill on Rio Road. Kick-off is at 8:30 PM!! Click the Link for more Information!!
BlogCatalog
http://www.robsellscharlottesville.com
The Short Sale - A Viable Alternative to Foreclosure
The Short Sale
A Viable Alternative to Foreclosure
Economic experts have said that the real estate market is not a major factor in the Federal Reserve's true goal of keeping inflation in check – and its recent activity seems to bear this out. By strategically infusing billions of dollars into the banking system and unexpectedly cutting its discount window rate for 30 days, the Fed has clearly attempted to "bail out" the financial and credit markets. The real estate market, however, continues to suffer nearly double the number of foreclosures as it did this time a year ago – one in every 693 US households. In some states, the statistics are even worse, with foreclosures claiming one in every 199 households!
Because of this, YOU Magazine will ignore the media hype surrounding the Fed's financial policies and focus our attention this month on an interesting process known as a short sale. As a realistic "last" alternative to foreclosure, and a great opportunity for potential homebuyers and real estate investors, the short sale will continue to become more and more prevalent as millions of ARMs reset (see YOU Magazine's August issue) over the next 2 to 18 months and trigger newer and bigger waves of foreclosures.
If you or someone you know has an ARM that is scheduled to adjust in 2007 or 2008, please schedule an appointment with a mortgage specialist right away. Don't let a foreclosure or default situation sneak up on you. Remember, even if the Federal Reserve does lower its Fed Funds Rate later this month (which does seem likely), the majority of these ARMs borrowers will not be positively affected or "saved" by this move. For many borrowers, a short sale or a foreclosure will be the only available option.
What is a Short Sale?
A short sale, defined as an "agreement" to allow a home to be sold for less than the amount that is owed, can be a helpful compromise for everyone involved. For debt-ridden homeowners or those who owe more than the house is currently worth, a short sale could save them some of the enormous pain, embarrassment, and major credit challenges associated with bankruptcy and/or foreclosure. For lenders, it helps avoid some of the hassle and expense of seizing and auctioning off delinquent real estate. Lastly, for potential homebuyers and real estate investors, a short sale offers a great opportunity to purchase property at a significant discount in today's tight-fisted credit environment.
And, while short sales are not by any means common or easy, inventory levels of unsold homes are now exceeding a 36-month supply in some parts of the country. Add to that the increasing number of foreclosures, and lenders are much more eager to negotiate with borrowers who are having trouble paying their mortgages.
Short Sale Requirements
It's important to note that short sales occur at the sole discretion of the existing lender or servicing company. This is not like negotiating the price of a home under normal circumstances. Would-be buyers need to accept and understand this concept completely prior to entering into any purchase agreement on a short sale transaction. While a buyer and seller may come to some sort of agreement on their own, the lender in a short sale will ultimately have final approval of this legally-binding arrangement.
Remember, lenders are not looking to bail out borrowers who simply overextended themselves during the recent real estate boom. In most cases, a lender will only consider a short sale if a borrower has clearly suffered a serious financial hardship that directly caused him or her to default on the mortgage. This means the loss of a job, a serious illness, or the death of a loved one – something devastating and "unforeseen" that can justify such a state of financial disrepair. If you're a "flipper" with 2 or 3 homes that you weren't able to unload before the market turned, or if you have other assets or income that could easily cover your mortgage debt, it's not likely that a lender will accept a short sale proposal.
A written declaration and supporting documentation demonstrating financial hardship and an inability to make payments will definitely be required by the lender in order to even consider a short sale. This may include pay stubs, tax returns, and liquid asset statements – including those for retirement accounts – among other documentation. In addition, the borrower must be at least 91-days delinquent before a lender will even discuss a short sale.
In some cases, the lender's hands may be tied, depending on how the borrower's loan was sold into the open market through mortgage-backed securities. If the mortgage in question was not sold by the lender, but rather retained in its own portfolio, the lender may have more flexibility. However, don't expect a lot of help from the lender without first providing a sales contract from a qualified buyer and all the information required by the lender's loss mitigation department. This is where an experienced real estate professional becomes invaluable to your cause. A good real estate agent has not only successfully negotiated short sales in the past, he or she will also have access to qualified investors who are well-versed in the substantial risk and reward involved in this extremely complex and often drawn out process.
Important Additional Considerations:
The lender will likely issue a 1099 to the seller for the difference between what is owed and the final amount the lender collects after the costs of the sale, including real estate commissions and possibly other charges. This means that the "deficiency" (the difference between the short sale price and the original loan amount) can be considered as taxable income to the borrower. Some lenders may even attempt to get the existing homeowner to sign a note for the remaining amount due.
If there are currently multiple liens against the property, all lien holders will have to be involved in the negotiation process, not just the first lien holder. Therefore, communication and patience are essential components of any short sale.
There is no guarantee of success. With several parties involved, it's difficult to please all sides all of the time. Short sales require expert advisors who know precisely what is to happen at every stage.
A number of scams resembling short sales currently exist and, because of the obvious intensity of emotion involved with this process, borrowers can quickly become vulnerable to new scams.
In other words, be proactive. If you have an ARM that is scheduled to reset in the near future, or if you're facing foreclosure because of unexpected life events, don't wait until a short sale is your last viable option – and don't count on the Fed to "bail out" the real estate market any time soon.
Contact the professional who provides you with your subscription to YOU Magazine and get the latest information you need. A short sale may represent your best opportunity to avoid foreclosure or to get a great deal on your next home or investment property.
http://www.charlottesvilleshortsale.com/
434-975-9000
A Viable Alternative to Foreclosure
Economic experts have said that the real estate market is not a major factor in the Federal Reserve's true goal of keeping inflation in check – and its recent activity seems to bear this out. By strategically infusing billions of dollars into the banking system and unexpectedly cutting its discount window rate for 30 days, the Fed has clearly attempted to "bail out" the financial and credit markets. The real estate market, however, continues to suffer nearly double the number of foreclosures as it did this time a year ago – one in every 693 US households. In some states, the statistics are even worse, with foreclosures claiming one in every 199 households!
Because of this, YOU Magazine will ignore the media hype surrounding the Fed's financial policies and focus our attention this month on an interesting process known as a short sale. As a realistic "last" alternative to foreclosure, and a great opportunity for potential homebuyers and real estate investors, the short sale will continue to become more and more prevalent as millions of ARMs reset (see YOU Magazine's August issue) over the next 2 to 18 months and trigger newer and bigger waves of foreclosures.
If you or someone you know has an ARM that is scheduled to adjust in 2007 or 2008, please schedule an appointment with a mortgage specialist right away. Don't let a foreclosure or default situation sneak up on you. Remember, even if the Federal Reserve does lower its Fed Funds Rate later this month (which does seem likely), the majority of these ARMs borrowers will not be positively affected or "saved" by this move. For many borrowers, a short sale or a foreclosure will be the only available option.
What is a Short Sale?
A short sale, defined as an "agreement" to allow a home to be sold for less than the amount that is owed, can be a helpful compromise for everyone involved. For debt-ridden homeowners or those who owe more than the house is currently worth, a short sale could save them some of the enormous pain, embarrassment, and major credit challenges associated with bankruptcy and/or foreclosure. For lenders, it helps avoid some of the hassle and expense of seizing and auctioning off delinquent real estate. Lastly, for potential homebuyers and real estate investors, a short sale offers a great opportunity to purchase property at a significant discount in today's tight-fisted credit environment.
And, while short sales are not by any means common or easy, inventory levels of unsold homes are now exceeding a 36-month supply in some parts of the country. Add to that the increasing number of foreclosures, and lenders are much more eager to negotiate with borrowers who are having trouble paying their mortgages.
Short Sale Requirements
It's important to note that short sales occur at the sole discretion of the existing lender or servicing company. This is not like negotiating the price of a home under normal circumstances. Would-be buyers need to accept and understand this concept completely prior to entering into any purchase agreement on a short sale transaction. While a buyer and seller may come to some sort of agreement on their own, the lender in a short sale will ultimately have final approval of this legally-binding arrangement.
Remember, lenders are not looking to bail out borrowers who simply overextended themselves during the recent real estate boom. In most cases, a lender will only consider a short sale if a borrower has clearly suffered a serious financial hardship that directly caused him or her to default on the mortgage. This means the loss of a job, a serious illness, or the death of a loved one – something devastating and "unforeseen" that can justify such a state of financial disrepair. If you're a "flipper" with 2 or 3 homes that you weren't able to unload before the market turned, or if you have other assets or income that could easily cover your mortgage debt, it's not likely that a lender will accept a short sale proposal.
A written declaration and supporting documentation demonstrating financial hardship and an inability to make payments will definitely be required by the lender in order to even consider a short sale. This may include pay stubs, tax returns, and liquid asset statements – including those for retirement accounts – among other documentation. In addition, the borrower must be at least 91-days delinquent before a lender will even discuss a short sale.
In some cases, the lender's hands may be tied, depending on how the borrower's loan was sold into the open market through mortgage-backed securities. If the mortgage in question was not sold by the lender, but rather retained in its own portfolio, the lender may have more flexibility. However, don't expect a lot of help from the lender without first providing a sales contract from a qualified buyer and all the information required by the lender's loss mitigation department. This is where an experienced real estate professional becomes invaluable to your cause. A good real estate agent has not only successfully negotiated short sales in the past, he or she will also have access to qualified investors who are well-versed in the substantial risk and reward involved in this extremely complex and often drawn out process.
Important Additional Considerations:
The lender will likely issue a 1099 to the seller for the difference between what is owed and the final amount the lender collects after the costs of the sale, including real estate commissions and possibly other charges. This means that the "deficiency" (the difference between the short sale price and the original loan amount) can be considered as taxable income to the borrower. Some lenders may even attempt to get the existing homeowner to sign a note for the remaining amount due.
If there are currently multiple liens against the property, all lien holders will have to be involved in the negotiation process, not just the first lien holder. Therefore, communication and patience are essential components of any short sale.
There is no guarantee of success. With several parties involved, it's difficult to please all sides all of the time. Short sales require expert advisors who know precisely what is to happen at every stage.
A number of scams resembling short sales currently exist and, because of the obvious intensity of emotion involved with this process, borrowers can quickly become vulnerable to new scams.
In other words, be proactive. If you have an ARM that is scheduled to reset in the near future, or if you're facing foreclosure because of unexpected life events, don't wait until a short sale is your last viable option – and don't count on the Fed to "bail out" the real estate market any time soon.
Contact the professional who provides you with your subscription to YOU Magazine and get the latest information you need. A short sale may represent your best opportunity to avoid foreclosure or to get a great deal on your next home or investment property.
http://www.charlottesvilleshortsale.com/
434-975-9000
The Short Sale - A Viable Alternative to Foreclosure
The Short Sale
A Viable Alternative to Foreclosure
Economic experts have said that the real estate market is not a major factor in the Federal Reserve's true goal of keeping inflation in check – and its recent activity seems to bear this out. By strategically infusing billions of dollars into the banking system and unexpectedly cutting its discount window rate for 30 days, the Fed has clearly attempted to "bail out" the financial and credit markets. The real estate market, however, continues to suffer nearly double the number of foreclosures as it did this time a year ago – one in every 693 US households. In some states, the statistics are even worse, with foreclosures claiming one in every 199 households!
Because of this, YOU Magazine will ignore the media hype surrounding the Fed's financial policies and focus our attention this month on an interesting process known as a short sale. As a realistic "last" alternative to foreclosure, and a great opportunity for potential homebuyers and real estate investors, the short sale will continue to become more and more prevalent as millions of ARMs reset (see YOU Magazine's August issue) over the next 2 to 18 months and trigger newer and bigger waves of foreclosures.
If you or someone you know has an ARM that is scheduled to adjust in 2007 or 2008, please schedule an appointment with a mortgage specialist right away. Don't let a foreclosure or default situation sneak up on you. Remember, even if the Federal Reserve does lower its Fed Funds Rate later this month (which does seem likely), the majority of these ARMs borrowers will not be positively affected or "saved" by this move. For many borrowers, a short sale or a foreclosure will be the only available option.
What is a Short Sale?
A short sale, defined as an "agreement" to allow a home to be sold for less than the amount that is owed, can be a helpful compromise for everyone involved. For debt-ridden homeowners or those who owe more than the house is currently worth, a short sale could save them some of the enormous pain, embarrassment, and major credit challenges associated with bankruptcy and/or foreclosure. For lenders, it helps avoid some of the hassle and expense of seizing and auctioning off delinquent real estate. Lastly, for potential homebuyers and real estate investors, a short sale offers a great opportunity to purchase property at a significant discount in today's tight-fisted credit environment.
And, while short sales are not by any means common or easy, inventory levels of unsold homes are now exceeding a 36-month supply in some parts of the country. Add to that the increasing number of foreclosures, and lenders are much more eager to negotiate with borrowers who are having trouble paying their mortgages.
Short Sale Requirements
It's important to note that short sales occur at the sole discretion of the existing lender or servicing company. This is not like negotiating the price of a home under normal circumstances. Would-be buyers need to accept and understand this concept completely prior to entering into any purchase agreement on a short sale transaction. While a buyer and seller may come to some sort of agreement on their own, the lender in a short sale will ultimately have final approval of this legally-binding arrangement.
Remember, lenders are not looking to bail out borrowers who simply overextended themselves during the recent real estate boom. In most cases, a lender will only consider a short sale if a borrower has clearly suffered a serious financial hardship that directly caused him or her to default on the mortgage. This means the loss of a job, a serious illness, or the death of a loved one – something devastating and "unforeseen" that can justify such a state of financial disrepair. If you're a "flipper" with 2 or 3 homes that you weren't able to unload before the market turned, or if you have other assets or income that could easily cover your mortgage debt, it's not likely that a lender will accept a short sale proposal.
A written declaration and supporting documentation demonstrating financial hardship and an inability to make payments will definitely be required by the lender in order to even consider a short sale. This may include pay stubs, tax returns, and liquid asset statements – including those for retirement accounts – among other documentation. In addition, the borrower must be at least 91-days delinquent before a lender will even discuss a short sale.
In some cases, the lender's hands may be tied, depending on how the borrower's loan was sold into the open market through mortgage-backed securities. If the mortgage in question was not sold by the lender, but rather retained in its own portfolio, the lender may have more flexibility. However, don't expect a lot of help from the lender without first providing a sales contract from a qualified buyer and all the information required by the lender's loss mitigation department. This is where an experienced real estate professional becomes invaluable to your cause. A good real estate agent has not only successfully negotiated short sales in the past, he or she will also have access to qualified investors who are well-versed in the substantial risk and reward involved in this extremely complex and often drawn out process.
Important Additional Considerations:
The lender will likely issue a 1099 to the seller for the difference between what is owed and the final amount the lender collects after the costs of the sale, including real estate commissions and possibly other charges. This means that the "deficiency" (the difference between the short sale price and the original loan amount) can be considered as taxable income to the borrower. Some lenders may even attempt to get the existing homeowner to sign a note for the remaining amount due.
If there are currently multiple liens against the property, all lien holders will have to be involved in the negotiation process, not just the first lien holder. Therefore, communication and patience are essential components of any short sale.
There is no guarantee of success. With several parties involved, it's difficult to please all sides all of the time. Short sales require expert advisors who know precisely what is to happen at every stage.
A number of scams resembling short sales currently exist and, because of the obvious intensity of emotion involved with this process, borrowers can quickly become vulnerable to new scams.
In other words, be proactive. If you have an ARM that is scheduled to reset in the near future, or if you're facing foreclosure because of unexpected life events, don't wait until a short sale is your last viable option – and don't count on the Fed to "bail out" the real estate market any time soon.
Contact the professional who provides you with your subscription to YOU Magazine and get the latest information you need. A short sale may represent your best opportunity to avoid foreclosure or to get a great deal on your next home or investment property.
http://www.charlottesvilleshortsale.com/
434-975-9000
A Viable Alternative to Foreclosure
Economic experts have said that the real estate market is not a major factor in the Federal Reserve's true goal of keeping inflation in check – and its recent activity seems to bear this out. By strategically infusing billions of dollars into the banking system and unexpectedly cutting its discount window rate for 30 days, the Fed has clearly attempted to "bail out" the financial and credit markets. The real estate market, however, continues to suffer nearly double the number of foreclosures as it did this time a year ago – one in every 693 US households. In some states, the statistics are even worse, with foreclosures claiming one in every 199 households!
Because of this, YOU Magazine will ignore the media hype surrounding the Fed's financial policies and focus our attention this month on an interesting process known as a short sale. As a realistic "last" alternative to foreclosure, and a great opportunity for potential homebuyers and real estate investors, the short sale will continue to become more and more prevalent as millions of ARMs reset (see YOU Magazine's August issue) over the next 2 to 18 months and trigger newer and bigger waves of foreclosures.
If you or someone you know has an ARM that is scheduled to adjust in 2007 or 2008, please schedule an appointment with a mortgage specialist right away. Don't let a foreclosure or default situation sneak up on you. Remember, even if the Federal Reserve does lower its Fed Funds Rate later this month (which does seem likely), the majority of these ARMs borrowers will not be positively affected or "saved" by this move. For many borrowers, a short sale or a foreclosure will be the only available option.
What is a Short Sale?
A short sale, defined as an "agreement" to allow a home to be sold for less than the amount that is owed, can be a helpful compromise for everyone involved. For debt-ridden homeowners or those who owe more than the house is currently worth, a short sale could save them some of the enormous pain, embarrassment, and major credit challenges associated with bankruptcy and/or foreclosure. For lenders, it helps avoid some of the hassle and expense of seizing and auctioning off delinquent real estate. Lastly, for potential homebuyers and real estate investors, a short sale offers a great opportunity to purchase property at a significant discount in today's tight-fisted credit environment.
And, while short sales are not by any means common or easy, inventory levels of unsold homes are now exceeding a 36-month supply in some parts of the country. Add to that the increasing number of foreclosures, and lenders are much more eager to negotiate with borrowers who are having trouble paying their mortgages.
Short Sale Requirements
It's important to note that short sales occur at the sole discretion of the existing lender or servicing company. This is not like negotiating the price of a home under normal circumstances. Would-be buyers need to accept and understand this concept completely prior to entering into any purchase agreement on a short sale transaction. While a buyer and seller may come to some sort of agreement on their own, the lender in a short sale will ultimately have final approval of this legally-binding arrangement.
Remember, lenders are not looking to bail out borrowers who simply overextended themselves during the recent real estate boom. In most cases, a lender will only consider a short sale if a borrower has clearly suffered a serious financial hardship that directly caused him or her to default on the mortgage. This means the loss of a job, a serious illness, or the death of a loved one – something devastating and "unforeseen" that can justify such a state of financial disrepair. If you're a "flipper" with 2 or 3 homes that you weren't able to unload before the market turned, or if you have other assets or income that could easily cover your mortgage debt, it's not likely that a lender will accept a short sale proposal.
A written declaration and supporting documentation demonstrating financial hardship and an inability to make payments will definitely be required by the lender in order to even consider a short sale. This may include pay stubs, tax returns, and liquid asset statements – including those for retirement accounts – among other documentation. In addition, the borrower must be at least 91-days delinquent before a lender will even discuss a short sale.
In some cases, the lender's hands may be tied, depending on how the borrower's loan was sold into the open market through mortgage-backed securities. If the mortgage in question was not sold by the lender, but rather retained in its own portfolio, the lender may have more flexibility. However, don't expect a lot of help from the lender without first providing a sales contract from a qualified buyer and all the information required by the lender's loss mitigation department. This is where an experienced real estate professional becomes invaluable to your cause. A good real estate agent has not only successfully negotiated short sales in the past, he or she will also have access to qualified investors who are well-versed in the substantial risk and reward involved in this extremely complex and often drawn out process.
Important Additional Considerations:
The lender will likely issue a 1099 to the seller for the difference between what is owed and the final amount the lender collects after the costs of the sale, including real estate commissions and possibly other charges. This means that the "deficiency" (the difference between the short sale price and the original loan amount) can be considered as taxable income to the borrower. Some lenders may even attempt to get the existing homeowner to sign a note for the remaining amount due.
If there are currently multiple liens against the property, all lien holders will have to be involved in the negotiation process, not just the first lien holder. Therefore, communication and patience are essential components of any short sale.
There is no guarantee of success. With several parties involved, it's difficult to please all sides all of the time. Short sales require expert advisors who know precisely what is to happen at every stage.
A number of scams resembling short sales currently exist and, because of the obvious intensity of emotion involved with this process, borrowers can quickly become vulnerable to new scams.
In other words, be proactive. If you have an ARM that is scheduled to reset in the near future, or if you're facing foreclosure because of unexpected life events, don't wait until a short sale is your last viable option – and don't count on the Fed to "bail out" the real estate market any time soon.
Contact the professional who provides you with your subscription to YOU Magazine and get the latest information you need. A short sale may represent your best opportunity to avoid foreclosure or to get a great deal on your next home or investment property.
http://www.charlottesvilleshortsale.com/
434-975-9000
Wednesday, June 27, 2007
Thursday, May 24, 2007
Real Estate Happenings in Charlottesville VA
2007 1st Quarter Market Report
A New Report for a New Market
The real estate market is often compared to a roller coaster ride because it tends to go up and down repeatedly over time. While the Charlottesville area real estate market is subject to the normal ups and downs of a free market, our area does not offer the adrenalin rush most roller coaster fans enjoy. The Charlottesville area real estate market is like the old Scooby-Doo Kid’s Roller Coaster (now called Taxi Jam) at Kings Dominion – small “ups” and small “downs.” If you want to get a real thrill from your real estate investments, go to Northern Virginia where the swings in the market resemble a ride on the Rebel Yell Roller Coaster.
The Charlottesville market can be described as “insulated” because our overall economy is more stable thanks to the presence of the University of Virginia. Since UVA is not generally subject to the economic swings associated with businesses, our local economy (and the housing market) is not subject to the same fluctuations as other areas that have more broad-based economies. As an example, the Fredericksburg housing market saw median housing prices increase $57,000 in 2005 while our area only increased $30,000. On the other hand, Fredericksburg saw the median price drop $21,000 in 2006 while the Charlottesville area went up $18,900.
To highlight the historical swings in the market over several years, we have re-formatted the CAAR Market Report for 2007. We went back six years to see where the market was in 2002 and to see the historical “blip” in the market in 2005. Our hope is that this linear view of the market data will help keep this current downturn in the market in perspective. If you have any feedback on this new report, please let us know.
Overview of the First Quarter
While the first quarter numbers for 2007 are down from last year’s first quarter, they do show a rebound from the 4th quarter of 2006. Based on local and national statistics, the market appears to have hit bottom late last year and is heading in a positive direction. Some counties in the Charlottesville area showed price increases, while others posted lower median prices than last year. This was the first quarter in several years to show an overall decrease in the median price of homes. Also, this was the first quarter in many years to post an average days on market over 100 days. We have been expecting a price decrease and a higher DOM for several months and it finally showed up in the statistics.
Homes Sold
There were 706 homes sold in the first quarter of 2007 which was down 115 (-15%) from last year. All local areas (Albemarle -62, Charlottesville -35, Fluvanna -9, Greene -26, Louisa -2, and Nelson -5) posted lower sales than the same period last year. Looking at the past 6 years (see chart below), we have returned to the sales levels of 2003 which was just prior to the crazy boom years of 2004-2006. Albemarle led the way with 255 sales (down 16.4%) while Charlottesville remained the second largest market with 99 sales (down 24.4%). The other primary market areas were Fluvanna down 8.5%, Greene down 34.7%, Louisa down 4.4%, and Nelson down 8.2%.
New Construction
New to the CAAR market report is a look at the number of new homes that were sold through the CAAR MLS system. It is important to note that many “new” homes are not included in this statistic. It is very common for a buyer to contact a builder directly to custom build a home. As a rule, new home statistics tend to lag behind the rest of the market as far as trends are concerned. New home sales peaked in 2006, a year after the overall market. New construction, both locally and nationally, slowed dramatically in mid 2006 and is not showing signs of recovery even though the real estate market is rebounding.
Median Sales Price
Perhaps the most telling statistic in this report is the decrease in the median sales price for the entire market (-$26,500, -9.2%). This marks the first quarter the overall median price has declined in many years. The decrease in median sales price is directly related to the roller-coaster effect described above. Fortunately, the Charlottesville area has seen only a minor decline compared to other parts of the state and country.
In addition, it is important to note that statistics for home prices naturally lag behind the market reality. Since a home that goes under contract today may not “close” for months, the median price figures we see in this report are reflective of properties that went under contract in the 4th quarter of 2006. Since inventory levels remain high (see below), we can expect prices to remain soft for the near future. No serious decline is expected. There is evidence that the market hit the bottom late last year and that the worst may be over. Due to the lag in median price statistics, we may show prices down through the mid-year report, but the should rebound in the last two quarters of 2007.
Some counties in our area did show a price increase in the first quarter report. Louisa led the way with a $26,000 (12.3%) increase. Fluvanna (+$17,650, +7.2%) and Greene (+$9,925, +3.4%) also showed increases in median price. Nelson showed the largest drop (-$82,000, -24.2%) followed by Albemarle (-$54,450, -13.2%) and Charlottesville
(-$24,000, -8.8%).
Inventory of Homes for Sale
The inventory of homes for sale in the Charlottesville area has been a key factor in the local market for the past several years. Inventory levels are generally a good indication of where home prices are going. In the early part of the decade we saw extremely low inventory levels of around 4 or 5 months of supply. This caused home prices to soar as buyers were forced to make aggressive offers to purchase the home they wanted. Today, we have slightly over 11 months supply of homes on the market, which is more than adequate. We are just entering the peak selling season, so a high inventory is good for the marketplace. Buyers will have plenty of properties to choose from and prices should be stable. In other words, we are still in a “buyers market.”
Currently we have just over 3100 homes on the market and the median price of these homes is $339,000. The average days on the market of these homes is 112 days, so we can probably expect future market reports to show further increases in DOM averages. There are 418 homes for sale under $200,000 and 210 priced at a million dollars or more.
Day on Market (DOM)
As discussed, the current high inventories have a significant effect on DOM. The DOM for the entire market was 109 days, which is up 29 days from last year. There were wide variations between local areas that ranged from 153 DOM for Louisa to just 76 for Charlottesville. Other areas include Albemarle (118), Fluvanna (108), Greene (98), and Nelson (123).
Condos and Townhomes
Over the past three years we have seen an explosion of condominiums and townhomes to help address our area’s problems with affordable housing. Most of these attached homes are in Charlottesville and Albemarle, so this report covers only those areas. The charts below show the attached homes sold in the first quarter. The most interesting statistic is that attached homes are selling at a slower pace than detached homes. This would indicate that there is a surplus of inventory in condos and townhomes.
Conclusions
It is easy to look at the 1st quarter market stats and conclude that the market has been struggling. The good news is that evidence indicates the market may have hit bottom and is set for gradual, sustainable growth. There is no expectation that we will return to the unsustainable pace of the 2005 market, but we are looking for sales to grow at a reasonable rate for the remainder of the year.
The current “buyer’s market” should continue with solid inventory levels and soft prices. With interest rates remaining low, wages on the rise and the cost of homes lower, the affordability index for local homes should post its first improvement in several years. In fact, this is the best time to buy a home in at least a decade.
Over the past three years we have seen an explosion of condominiums and townhomes to help address our area’s problems with affordable housing. Most of these attached homes are in Charlottesville and Albemarle, so this report covers only those areas. The charts below show the attached homes sold in the first quarter. The most interesting statistic is that attached homes are selling at a slower pace than detached homes. This would indicate that there is a surplus of inventory in condos and townhomes.
Conclusions
It is easy to look at the 1st quarter market stats and conclude that the market has been struggling. The good news is that evidence indicates the market may have hit bottom and is set for gradual, sustainable growth. There is no expectation that we will return to the unsustainable pace of the 2005 market, but we are looking for sales to grow at a reasonable rate for the remainder of the year.
The current “buyer’s market” should continue with solid inventory levels and soft prices. With interest rates remaining low, wages on the rise and the cost of homes lower, the affordability index for local homes should post its first improvement in several years. In fact, this is the best time to buy a home in at least a decade.
For more information on this report or the real estate market, contact Rob Alley, REALTOR®, at 434-220-7630 or RobAlley@RoyWheeler.com.
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