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Posts Tagged ‘pleasanton real estate’

Keeping up the upward moves!

Monday, April 1st, 2013

CAR Reports a Growing Market for California Real Estate

Alex Ferreras | loansafe.com | March 18, 2013 | link

Source: CAR) -- California’s median home price marked a full year of annual price gains, propelled by strong sales of higher-priced homes in February, while a lack of inventory constrained total home sales for the month, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) reported.  Also, consistent with a rebenchmarking conducted by the NATIONAL ASSOCIATION OF REALTORS® (NAR) in December 2011, C.A.R. released today benchmark revisions to historic single-family existing-home sales.  Rebenchmarking is an adjustment performed periodically on a series of data to ensure its continued accuracy.

“The demand for homes remains solid, but a shortage of homes for sale, especially in the lower-priced segments, is negatively impacting housing sales,” said C.A.R. President Don Faught.  “Sales of homes priced above $500,000 continue to be strong, posting nearly 31 percent higher than a year ago, while homes priced below $300,000 were down 27 percent from last February due to fewer available homes for sale.”

Closed escrow sales of existing, single-family detached homes in California totaled a seasonally adjusted annualized rate of 416,610 units in February, according to information collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide.  Sales in February were down 0.9 percent from a revised 420,270 in January and down 5.9 percent from a revised 442,660 in February 2012.  The statewide sales figure represents what would be the total number of homes sold during 2013 if sales maintained the February pace throughout the year.  It is adjusted to account for seasonal factors that typically influence home sales.

The statewide median price of an existing, single-family detached home slipped 1 percent from January’s revised median price of $337,360 to $333,880 in February.  February’s price was up 24.2 percent from a revised $268,810 recorded in February 2012, marking a full year of annual price increases and the eighth consecutive month of double-digit annual gains.  The median sales price is the point at which half of homes sold for more and half sold for less; it is influenced by the types of homes selling as well as a general change in values.

“With housing inventory dropping nearly 39 percent from a year ago, supply constraints continued to propel strong gains in the median price, but also intensified market competition,” said C.A.R. Vice President and Chief Economist Leslie Appleton-Young.  “With an imbalance between supply and demand, home buyers have been fiercely competing with each other.  More than half of home sales are receiving multiple offers, with homes getting an average of four to five offers, and some even more.”

Other key facts of C.A.R.’s February 2013 resale housing report include:

- The available supply of homes for sale was essentially unchanged from January, but was down markedly from a year ago.  The February Unsold Inventory Index for existing, single-family detached homes was 3.6 months in February, up from 3.5 months in January, but down from 5.4 months in February 2012.  The index indicates the number of months needed to sell the supply of homes on the market at the current sales rate.  A six- to seven-month supply is considered normal.

- Increased market competition has significantly driven down the time on market compared to a year ago.  Homes sold more quickly in February, with the median number of days it took to sell a single-family home decreasing to 34.2 days in February, down from 36.6 days in January and down from a revised 57.4 days for the same period a year ago.

- Mortgage rates edged up in February, with the 30-year fixed-mortgage interest rate averaging 3.53 percent, up from 3.41 percent in January 2013 but down from 3.89 percent in February 2012, according to Freddie Mac.  Adjustable-mortgage interest rates also edged up, averaging 2.61 percent in February, up from 2.58 percent in January but down from 2.78 percent February 2012.

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Time to overhaul?

Thursday, March 21st, 2013

Is it time to move or improve?

4 factors to consider before committing to a large renovation project

Dian Hymer | Inman News | Monday, March 4, 2013 | link

<a href="http://www.shutterstock.com/pic.mhtml?id=96631414" target="_blank">Dining room addition</a> image via Shutterstock.” width=”225″ /><a href=Dining room addition image via Shutterstock.

At some point, you may find that your home doesn’t work well for you anymore. You may need more space or a reconfiguration of the floor plan. The decision to remodel or move can be relatively easy in some cases and difficult in others.

In one example, homeowners in Berkeley, Calif., needed more space for their growing family. They looked at more expensive houses to buy instead of facing the hassle of renovating. They discovered that they couldn’t afford to buy a larger home in a prime location. But they could afford to add enough space to their home to make it work for them. Luckily, their home was already in their preferred location.

Since they owned one of the smaller homes in the neighborhood, they could afford to invest in an expansion without overimproving for the neighborhood. They intended to stay in the home indefinitely.

Another couple with children, living in an Oakland, Calif., neighborhood they liked, talked to an architect about redesigning the space in their home to make it more user-friendly for their family. The plan didn’t give them exactly what they wanted. However, it would be an improvement over the existing floor plan, but at great expense.

The plan didn’t include an expansion of the living space, so the owners would have ended up with a very expensive home for its size. It would have been overimproved for the neighborhood. They wouldn’t have recouped the investment when they sold unless the property appreciated enormously over a decade or so.

HOUSE HUNTING TIP: Before you make a commitment to a large renovation, take a look at homes for sale in areas where you’d like to live that offer the space and amenities you want or need. Depending on the projected cost of the renovation, it may be less expensive and easier in the long run to sell your current home and buy one that better suits your current lifestyle.

Given the limited amount of homes for sale in many areas around the country, this sort of a move may require an interim move to a rental. Offers made contingent on the sale of another home won’t fly in a high-demand, low-inventory neighborhood where you have to compete with other buyers.

An interim move would be no more inconvenient than staying in your house while it’s being renovated, although it would be less expensive. A huge renovation, like the one described above, would have required the family to more out for six to 12 months. This means paying the mortgage while you pay for the renovation and for the interim rental.

It’s not a sin to treat yourself to a costly renovation as long as you understand that what you’re paying for is a lifestyle you desire, and you may not be able to recoup the costs when you sell.

Smaller remodel projects to make your home more enjoyable, like a new master bathroom or eat-in kitchen, could be a lot less expensive and disruptive than moving. And it would make your home more marketable when you do move.

Just make sure to do tasteful upgrades that will have a broad-based appeal. Ask your real estate agent to give you input. You are doing the work for yourself, but you don’t want your home to be one that buyers wish you hadn’t touched. Bad renovations don’t increase the sale price.

Make sure that your contractor takes out building permits for work that requires it. Lenders’ appraisers often don’t give credit for an addition as livable square feet if the work was done without a permit.

THE CLOSING: Don’t do a complete bathroom or kitchen remodel if you’re planning to sell soon. You’ll improve the net proceeds from the sale if you restrict your fix-up work to cosmetic improvements.

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Real Estate in Steps: Your Best Mortgage

Monday, January 28th, 2013

4 refinance myths debunked

Save money on your mortgage in 2013

Jack Guttentag | Inman News | Wednesday, January 2, 2013 | link

<a href="http://www.shutterstock.com/pic.mhtml?id=91635533" target="_blank">Demons</a> image via Shutterstock.” width=”225″ /><a href=Demons image via Shutterstock.

Editor’s note: This is the first of a multipart series.

This series of articles is about opportunities available to consumers to save money on an existing mortgage, or on a new one they plan to take in the near future. This one is about unexploited refinance opportunities.

Interest rates have been at historically low levels for some time now and some borrowers have refinanced two or three times, but there are others who so far have allowed the opportunity to pass them by. I am not referring to borrowers who can’t possibly meet today’s standards. They haven’t refinanced because they can’t. My focus is on those who can refinance profitably but don’t for a variety of reasons.

Erroneous beliefs: The following beliefs that prevent or discourage refinancing have been related to me by borrowers. All are false:

  • Borrowers have to wait some minimum period after taking a mortgage before they can refinance.
  • The borrower who refinances loses the benefit of principal payments already made.
  • The borrower who paid points to reduce the interest rate on the current mortgage should wait until such time as the interest savings have at least covered the cost of the points.
  • The borrower who has had a mortgage for a long time has to begin the process from scratch, delaying the period until they are out of debt.
  • It is better for a borrower who has been making extra payments to continue that practice, rather than refinance.

Readers will find explanations of why these notions are wrong on my website at “Valid and invalid reasons for not refinancing.”

Unrealistic fear of adjustable-rate mortgages (ARMs): There are borrowers with fixed-rate mortgages (FRMs) who would not profit from refinancing into another FRM, but who would profit from refinancing into a lower-rate ARM — but they don’t because of fear of a possible future ARM rate increase. In many cases, this fear is not justified because the borrower can pay off the loan within the initial fixed rate period on the ARM, which can be five, seven or 10 years.

To execute this strategy, the borrower must have the capacity to make payments larger than the required payment on the ARM. There is always a payment large enough to pay off the loan fully within the initial ARM rate period, the question being the borrower’s capacity to make that payment. The previous payment on the FRM might be large enough to do the trick, or it might not.

Even if the borrower can’t pay off completely within the initial rate period, paying a higher rate for a few years on a much reduced balance will not come close to wiping out the interest savings during the preceding years.

For more on this topic, read “Refinancing from FRMs into ARMs.”

Failure to exploit a profitable investment opportunity: Many mortgage borrowers can’t refinance profitably, or think

they can’t, because their house has declined in value and a refinance would require the purchase of mortgage insurance, which they don’t have now. However, if they have investment assets that can be liquidated to pay down their mortgage balance, the rate of return on investment will be far higher than the return they are earning on those assets now. This is called “cash-in refinancing” because the borrower is putting cash into the transaction, as opposed to cash-out refinancing where the borrower withdraws cash.

Here is an example: John has a 6 percent mortgage with 300 months to go and a $100,000 balance, but his house is worth only $100,000, which makes him ineligible for a refinance. However, if he pays down the balance to $80,000, he can refinance into a 4.5 percent loan with closing costs of 2 percent. If he stays in the house for five years, the rate of return on his investment, consisting of $20,000 in balance paydown plus $1,600 in closing costs, would be 9.98 percent. The return is riskless to the borrower.

The return on investment can be calculated using Mortgage Cash-in Refinance Calculator 3f on my site.

Rejected and gave up: Some borrowers have not refinanced because they tried and were rejected, and then gave up. But not all rejections are created equal — depending on the reason, some deficiencies are fixable. Here are a few:

  • You met the underwriting standards of the federal agencies (Fannie Mae, Freddie Mac, FHA) but not those of the particular lender who rejected you. Some lenders have “overlays” that impose more restrictive requirements than those of the agencies, and where this is the case, you might well be approved by going to another lender.
  • You were rejected because your credit score was too low for reasons that are quickly remediable. Examples would be scores lowered by a reporting mistake, or by credit card balances that are large relative to the maximums.
  • You were rejected because your equity in the property was too small based on a faulty appraisal. A new appraisal obtained through a different lender could provide a different outcome.
  • You were rejected because your debt-to-income ratio was too high and you have the means to reduce it – for example, by borrowing against a 401(k) in order to pay down other debt.

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Real Estate in Steps: Getting Your Home Sold

Wednesday, January 23rd, 2013

5 Creative Ways to Market Your Home

 Samantha DeBianchi | Zillow Blog | December 20, 2012 | link

“What if someone you never met, someone you never saw, someone you never knew was the only someone for you?”

Sound familiar? It’s the tagline to “Sleepless in Seattle,” and the same adage holds true for the home buying process: Buyers will never find their perfect match if they don’t know it exists. And sometimes sellers have to get creative to make the connection.

Here are five ways to help your home’s dream buyer find it and fall in love.

Go where the buyers are

Is your home within driving distance of a popular tourist attraction, natural beauty, shopping destination, college, entertainment district, major corporation or an airport? If so, there are many people who need your house and don’t even know it. Take your marketing to them; it could be as low-tech as a flier in a coffeehouse or as high-tech as a mobile ad on Internet radio.

Hold the mother of all open houses

Open houses can be so much more than straightening up throw pillows, putting some flowers in a vase and slapping down a plate of cheese and crackers. Take it to the next level and make your open house an A-list affair.

What makes a house a home is its appeal to all of the senses. It should look, smell, feel and sound great. Hire a musician — maybe a steel drummer by the pool, an acoustic guitarist in the garden, a violinist in the great room — or just play some calm and soothing sounds of the ocean or wind chimes. Have comfy seats available for buyers to relax and enjoy the surroundings. Open the windows and let a cool breeze blow through. Hire a great caterer to stage tasty, visually appealing food and drink stations around the home. Light candles or start a fire in the fireplace — anything to create a special atmosphere that will give buyers no option but to imagine your home as theirs.

Have a generous gathering

No matter the size of your home, you can host a charitable event such as a spa night, art auction, fashion show or wine and cheese pairing to benefit your favorite charity. Invite staff and key volunteers from the charity and ask them to help promote the event to their donor and supporter list. Have your real estate agent on hand to give tours of the property during the event, and offer a portion of the home sale’s profit to the charity. A successful charitable event at your home will give your property greater exposure and allow you to do something good for your community — and ultimately, for your wallet!

Hire professional writers and photographers for your listing

We’ve all seen beautifully written or funny Craigslist ads that have gone viral online. Even those describing the mundane can garner a lot of attention if done with a little creativity. Now try applying this concept to marketing your home. A great write-up and professionally staged photos with quality lighting can capture buyers’ interest like nobody’s business. Hire a professional freelance writer to write your description and a professional photographer to shoot the property. Focus on the unique, funny and interesting details that set your home apart from the rest.

Go social

Share your home listing on social media, but not in the same old boring “look at me” ways that make your contacts run screaming for the “unfriend” button. Try sharing photos on Pinterest or Instagram and linking to Facebook, or tweeting a short teaser about the most unique or interesting aspect of the property with a link to read more. Be sure to respond in real time when people comment or reply to you, so they know there’s a person behind the post. Keep the social in social media and remember that less is more, personality and tone are important and it’s OK to have a little fun with it!

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Posted in Real Estate News | No Comments »

Remodel the right way…

Monday, December 17th, 2012

6 wrong-headed ideas about remodeling

Think twice before installing granite counters, skylights, or recessed lighting

Arrol Gellner

a> | Inman News | Friday, November 30, 2012 | link

 

<a href="http://www.shutterstock.com/pic.mhtml?id=81819568" target="_blank">Granite countertops and recessed lighting</a> image via Shutterstock.” width=”225″ /><a href=Granite countertops and recessed lighting image via Shutterstock.

After 30 years in architecture, I still hear the same tired old wives’ tales circulated about remodeling. It’s amazing how long it can take to stamp out a wrong-headed concept. Here are some of my unfavorites:

1. Bathrooms should be planned back to back to save cost. Rubbish. This chestnut goes way back, and probably stems from the practice of placing apartment house bathrooms back to back. You’re not building apartments, however, so the meager savings in plumbing cost — something on the order of a few hundred dollars — doesn’t justify straitjacketing your floor plan with a bathroom arrangement you don’t like.

2. The best way to improve your home’s energy efficiency is by installing new double-glazed windows. Poppycock. In most houses, windows represent a very small fraction of the total heat loss. By far the most heat is lost through ceilings, so attic insulation is the best place to put your energy-efficiency dollars. Once that’s done, consider installing a higher-efficiency furnace and ductwork. Replacing your windows is far down the list of cost-effective energy improvements.

3. Granite is the best choice for kitchen counters. Balderdash. Granite is definitely durable, but it may not make economic sense to install a 100-year countertop on cabinets that will last only 30. In any case, there are lots of other interesting countertop materials out there, from other types of stone slabs, to butcher block, tile, and yes, even plastic laminate. It’s worth taking a look at them before you choose granite by reflex.

4. Skylights are the best way to get daylight into your house. Malarkey. Skylights are a good last resort to improve daylighting, but adding windows should always be your first choice. Why? Because they’re passive solar devices naturally attuned to the seasons, letting in more low-angle sunlight in winter when you want it, and excluding it in summer when you don’t. Skylights do just the reverse. They also look out of place on many styles of homes, particularly those built before World War II.

5. Point-of-use (“tankless”) water heaters are the most efficient way to heat water. Maybe, maybe not. Tankless units can be just the thing for certain applications, such as bathrooms that are remote from the water heater. But their efficiency is typically oversold, with efficiency ratings based on rarified laboratory conditions that are seldom reflected in actual installations. They’re also complex and subject to erratic response under low-flow conditions.

What’s more, if saving space isn’t your primary concern, there are a number of conventional storage water heaters available with efficiencies in the mid-90s, some at surprisingly reasonable cost.

6. Recessed “can” lights are the best way to modernize a home’s lighting. Piffle. Recessed lighting is useful for very specific purposes — highlighting permanent objects or architectural features, for example — but they do a lousy job of general illumination. This is because cans are inherently directional, creating a pool of light beneath them, rather than diffusing light throughout the room. They’re also terribly overused, leading to the

notorious “swiss cheese ceiling” effect seen in so many remodeled houses. Be sparing in your use of recessed cans — and if you have a house predating World War II, think twice about using them at all. They’re literally a glaring anachronism in most older homes.

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