LOL: We’re having a wild house party- but too many sellers missing out on all the fun!
It seems like every day I see national headlines decrying the
“struggling” housing market and questioning when things will finally
turn around. And then I get to work and read the reports from our Bay
Area offices showing sales jumping and multiple offers for many if not
most homes in a number of areas, and I wonder if we’re on the same
planet.
The disconnect between the Bay Area housing market and what’s being
reported on a national basis is getting stranger every day. In other
parts of the country, agents and government officials are trying to
figure out creative ways to rid their markets of a huge backlog of
housing while buyers show little interest in jumping in to help. Then
there’s the Bay Area, where the housing market is just the opposite.
Take, for example, a few of the reports this week from our managers and agents on the frontlines:
- From our Southern Marin manager: “Multiple offers continue to be the name of the game, but the difference from the past markets is we are now seeing multiple offers in all price ranges, not just REOs and Short Sales.”
- One $1 million-plus Mill Valley home in Strawberry garnered 11 offers last week, and another priced at $1.35 million had six offers. Both are rumored to be in contract for almost $300,000 over list price.
- “Buyers are getting frustrated over not getting the property in multiple offer situations, even when going substantially over the list price.”
- From our Los Altos manager: “We are selling more than we are listing in most price ranges. We had a healthy increase in the high end this past week with a $12 million and $7 million sale, several sales above $3 million and a dozen over $2 million.”
- “Inventories are at historic lows and the market continues to heat up!”
- From our Walnut Creek manager: “We’re seeing multiple offers on most every listing that comes on the market. A condo in Walnut Creek received seven all cash offers!”
The same stories are being echoed in all parts of the Bay, from San
Francisco and the Peninsula to San Jose to the East Bay, and not just
the more expensive markets. Buyers are pounding the pavement, cash in
hand and looking for good properties to buy – now, if not sooner. “It’s
nuts out there,” said our Cupertino manager. “A third of our sales
resulting in multiple offers.”
Given the surging demand for housing you’d think sellers would be
rushing to their local brokerage office to list their home, right? Guess
again. The inventory of homes for sale is the lowest it has been in
years, maybe even a decade, according to long-time industry observers.
The result is that buyers are fighting it out for the few homes on the
market listed by savvy sellers.
So what’s keeping the other sellers away when homes are going for
great prices once again? Two things, both of which could come back to
bite sellers who try to time the market:
- A misunderstanding of the state of the housing market.
Perhaps they are reading the national headlines and still believe the
market is in the doldrums, prices are still going down, and they don’t
want to sell at bargain-basement prices. If so, they’re missing an
incredible opportunity. We’re having a honest-to-goodness house party
with lots of anxious buyers. But somehow, sellers never got their Evite.
- They’re waiting for the Facebook IPO.
The thinking goes that once Facebook goes public, hundreds of
employees will receive lucrative stock options which – eventually – they
will be able to cash after the lockup period and then rush out to bid
up prices for local homes. Wow, talking about betting on the come.
I’m not questioning the “Facebook effect” on the Silicon Valley
housing market. Far from it, I think it certainly will have some impact
on pricing at some point in some communities in the heart of the valley.
But this strikes me as something like trying to time the stock market. I
don’t know about you, but I’ve never been able to get that right. And I
don’t think many others have as well.
The fact is that the real estate market has always come down to two
simple factors: the law of supply and demand, and consumer confidence.
Right now, both of those are telling me it’s a sellers’ market in the
Bay Area. Consumers are feeling pretty darn confident as the economy
picks up steam and the stock market presses higher. And the scales of
supply and demand are tipping heavily in favor of sellers.
Smart, strategic sellers get that, and they’re making their moves now
– not six months or a year from now. They’re the ones receiving
multiple offers over their asking price because there just isn’t a lot
of competition for buyers’ attention. They’re out there now, well before
everyone else joins the party, tipping the scales back in favor of
buyers once again.
Below is a market-by-market report from our local offices:
North Bay – Inventory shortages and multiple offers
continue to be the order of the day, according to Greenbrae agents. One
agent who held an open house reported non-stop buyers all day long and
an offer Monday morning. The client of another agent lost out for the
fifth time despite all cash offers. Is it really this hard to buy a home
when you’re all cash at $1.5 million? One property got 11 offers,
$200K over asking price. Our Southern Marin manager reports multiple
offers continue to be the name of the game. One million plus dollar
Mill Valley home in Strawberry garnered 11 offers last week, and another
priced at $1,350,000 had six offers. Both are rumored to be in
contract for almost $300,000 over list price. A Tiburon property
priced over $2.6 million had five offers. The difference from the past
markets is we are now seeing multiple offers in all price ranges, not
just REOs and Short Sales. Buyers are getting frustrated over not
getting the property in multiple offer situations, even when going
substantially over the list price. In Northern Marin, our local manager
reports that inventory remains low and the market is still hottest in
the lower end of the price spectrum. The median list price is $598,200,
and the 122 active properties have been on the market for an average of
122 days (and no, that’s not a typo, just a coincidence). Buyers are
moving aggressively on well-priced properties, with a number of
“flipping” companies competing with owner-occupiers – and usually
winning any bidding wars, primarily due to the fact that distressed
properties are not good candidates for conventional lenders. These
deals are mostly cash. Lady Gaga spotted in Sonoma County taking in the
food scene and enjoying the vistas, our Santa Rosa manager reports.
There is some talk, unconfirmed, that the 25-year-old singer may be
shopping for a house in the area. While that created quite a stir in
the community, inventory levels are still at amazingly low levels with
multiple offers creating a great deal of strain on Buyer’s agents. In
the under-$500K category single-family home inventories are running at
one month’s supply. In the $500K to $1M category SFH inventories are 3.1
months supply and in the $1 Million plus category inventories are
improving but remain relatively high at 7.6 months. Agents are hoping
Lady Gaga helps them with the higher end category. In Sebastopol, open
house activity remains strong with lower priced and well-presented
properties garnering the best response and the most offers.
San Francisco – The inventory shortage continues and
has created an atmosphere verging on panic, our Lakeside office manager
says. Faced with increasing competition in multiple offers, some
buyers are retreating hoping for a quieter time to make their purchase.
Multiple offer competition has become increasingly intense and favoring
cash, large down payments and even pre offer inspections. Yet sellers
have not yet responded by providing more product in spite of signs of
price increases in certain neighborhoods. Our agents are continuing to
sell homes by scouring stale and expired listings and even finding homes
to sell before they come on the market formally. Our Market Street
manager says he continues to see pockets of the city that are getting
huge amounts of traffic, resulting in multiple offers. 50% of the
offices’ ratified contracts in the second half of February resulted in
multiple offers. Buyers are qualified, have strong down payments and
are waiving many contingencies to make deals happen. One recent
transaction came down to three similar offers, but the winning offer was
a buyer that had gone into the property with their agent and done all
inspections prior to writing the offer, therefore waiving those
contingencies, which sealed the deal. A recent sales meeting
discussion about the impact of Facebook and other tech money affecting
our market led to some conclusive information- there are buyers out
there looking to buy now, before the market is even more competitive.
And conversely there are sellers who are holding their property back
until the new pool of buyers get out there, which of course disconnects
the supply and demand further. Our Sunset office manager says eight out
14 ratified offers were multiple offer situations. Buyers are
definitely out there pulling the trigger. Couple of examples: One
Sunset commercial building listed at $1.5M received nine offers with at
least half of them all cash; two-unit building by USF received 20
offers, many all cash and almost all were above asking. A single-family
fixer upper in Noe Valley had over 100 agents during an hour and half
broker tour. If only we have more listings. Similar, sales activity is
heating up according to our Van Ness office manager. One of his sales
had 11 offers.
SF Peninsula — Our Burlingame manager says agents
are “crazy busy” and honing their multiple offer skills as it seems that
every home in every price point has multiple buyers making offers. We
are back to the non-contingent 1-3% per offer over asking type of
market, last seen in 2004-2006. One Burlingame listing had 7 offers. The
winning offer was $200k over asking. One other listing had 9 offers,
and $179k over asking only got a backup position. The challenge now is
taking the buyers who are rightfully afraid of overpaying for a property
through the process enough times and suffering enough disappointment
that they begin to understand what it will take to be successful in an
offer. In Half Moon Bay, our local office is seeing a lot of buyers from
the over the hill coming to the coast with serious interest due to the
low inventory and multiple offers situations on the Peninsula. Our Menlo
Park manager says she’s seeing some “pretty vicious competition” for
prime housing there. If buyers do not have 50% down, it is VERY
difficult to buy a house. The local market still needs a lot more
inventory. Buyers want to buy now. Our Palo Alto manager says they’re
still suffering from extremely low inventory – probably a seven year
low. There are approximately 20 listings for 425 agents in Palo Alto.
Quite a few off-market sales are occurring – adding to an inflamed
market. There was some good action in the Woodside office, including a
couple of big sales – $8 million and $13 million. In San Carlos almost
all sales are multiple offers due to extremely low inventory.
East Bay – Buyers are buying, according to our
Berkeley manager. The office board is filling up with more listings
finally hitting the market as of last week. But the reality check
regarding pricing is still eluding many homeowners. Tough conversations
going on between sellers and their agents. Inventory continues to
remain low in Livermore with 153 listings, which is very close to the
low in 2012. We have less than one month’s inventory based upon the
current sales pace in February. Total pending sales in Livermore in
February were up 38% compared to January and up slightly from a year
ago. Sales activity has increased, according to our Orinda manager.
Buyers are making offers and many sales are in multiple offer
situations. Our Walnut Creek manager says this is the lowest inventory
agents have seen for years. Multiple offers on most every listing that
comes on the market. A condo in Walnut Creek received seven all cash
offers. Some areas such as Clayton, where the market has been sluggish,
have finally started to move. Pockets of the market are showing and
increase in prices.
Silicon Valley – “It’s nuts out there,” our
Cupertino manager said. Both sales activity and inventory are increasing
and a third of sales are resulting in multiple offers. Our Los Altos
manager reports that the single-family home segment of the market
continues to surge and he’s seeing multiple offers in double digits and
overbids of 10-15% on well-priced homes in good school districts in Los
Altos, Mountain View and Cupertino areas. Some activity is driven from
the “Facebook buzz” and some from the stock market uptick. Financing is
still a problem for many and some buyers make cash offers to out compete
the others and then try to get a loan during the escrow period.
Interesting times ahead as we have lost inventory in Santa Clara County
each week this year beginning the second week of January. We are seeing
an uptick in multiple offers at all levels of the market in the Los
Gatos area. In San Jose, our Almaden office manager says overpriced
listings are not selling. However, you cannot underprice a home. It
will and does get bid up – typically much higher than if you came out
asking that price. Sellers who feel the market is healthier are
confusing that it is time to raise prices. That’s not working. Overall
inventory is lowest we’ve seen in a decade. Similarly, our San Jose
Main manager says inventory continues to decline. Open houses are
extremely active. Low interest rates and increased consumer confidence
is driving the market. Multiple offers are common in all price ranges.
Sales activity is also up in Willow Glen.
South County – Sales in the South County and San
Benito County real estate markets started out very strong this year, our
Gilroy manager notes. Inventory in Gilroy, Morgan Hill, and San Benito
County hovers around 115 homes for each area. We are seeing an increase
in all three areas of traditional sales coming on the market,
although the majority of closed sales year-to-date are still either REO
or short sales. New homebuilders are seeing some great success in moving
their inventory, and are reaching out to agents like never before. As a
result of their efforts, one agent in the Gilroy office has sold 10% of
D.R. Horton’s Dakota subdivision thus far. The buyers are out there,
interested and engaged, our Morgan Hill manager says. Morgan Hill
agents are reporting large numbers of potential buyers attending open
houses. Lately it is not unusual for 20 to 30 groups to walk through a
home during an open house. Last weekend an open house in the Evergreen
area of San Jose garnered over 100 visitors. Low inventory coupled
with high buyer demand is reflected in higher final sale prices. Homes
that are correctly priced are receiving multiple offers with buyers
agreeing to pay over the original asking price. However, the one
challenging note to this phenomenon is that appraisers continue to be
very conservative in their approach to value and underwriting guidelines
remain stringent.
Monterey Peninsula – Market activity continues to be
very good over the past two weeks, our local manager reports. Having a
three-day weekend is always helpful to agents, with people coming from
out of town to look at property on the Peninsula. There are lots of
buyers looking for good values across the price ranges except for the
very top, where the showings are less frequent. Inventory in the lower
price range is in short supply and when a good, less expensive property
comes on the market, it is getting many offers. Carmel and Pebble Beach
have had 36 sales closed since beginning of the year, 24 of them above
$1 million. Our local offices had a great Previews sale last week, a
short sale for $6,750,000. There have been 12 sales in Carmel/Pebble
Beach over $1.5 million since first of year, with the most expensive on
Scenic in Carmel for $8 million.
(Source: Weekly Market Watch)
Janice Lee
International President’s Circle
Top Producer, Realtor
415-832-9151
JaniceFLee@Gmail.com
DRE
#01720205
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