Archive for October, 2005

Maine Real Estate Cooling

Monday, October 31st, 2005

PORTLAND, Maine—After years of double-digit price increases, southern Maine’s red-hot housing market is showing signs of cooling off.

Some of the region’s key real estate brokers said listings are up and there are fewer buyers. Homes are staying on the market longer, prompting some sellers to drop their prices.

Bill Trask, of Coldwell Banker Friends and Neighbors in Standish, said the so-called real estate bubble may not be bursting, but it looks as though the air went out fast.

Last month’s home sales figures don’t reflect the slowdown, which appears to have come on quickly. It’s unclear whether the change signals a trend or is merely a pause in the steady climb in prices. The median home statewide has gone up from $97,000 six years ago to nearly $195,000 today.

U.S. incomes up 1.7%, inflation up 0.9%

Monday, October 31st, 2005

U.S. incomes and inflation bounced higher in September on the impact of destructive hurricanes, the Commerce Department reported Monday. Incomes rose 1.7% in September after plunging a revised 0.9% in August. Excluding the impact of uninsured losses on property owners, however, incomes rose 0.5% in September after rising 0.3% in August. Meanwhile, prices soared on higher energy prices. The personal consumption expenditure price index rose 0.9% in September, the biggest increase since February 1981. Excluding food and energy prices, however, the core PCE price index rose a more moderate 0.2%. Adjusted for inflation, real spending fell 0.4% in September after dropping 1% in August.

This story was supplied by MarketWatch. For further information see www.marketwatch.com.

Commercial Real Estate Transfers

Monday, October 31st, 2005

The Enquirer

Transfers

The most expensive commercial property transfers recorded recently in Hamilton, Clermont, Butler and Warren counties in Ohio; and Boone, Kenton and Campbell counties in Kentucky, based on dollar values of $200,000 or more (data collected by First American Real Estate Solutions, publisher of the Pace Report, from county records):

Kentucky

Covington

Property: 314 Greenup St. Use: Office building. Price: $265,000. Buyer: Greenup Place Properties LLC and Richard R. Slukich. Seller: Robert W. Carran.

Newport

Property: 25 Carothers Road. Use: Other commercial structures. Price: $403,000. Buyer: William Newman and Merril Hodge. Seller: GE Capital Franchise Financial Corp.

Ohio

Blue Ash

Property: 11405 Grooms Road. Use: Light manufacturing and assembly. Price: $1,650,000. Buyer: Feintool Cincinnati Inc. Seller: Mavitt Group LLC.

Clifton

Property: 3313 Vine St. Use: Apartment building. Price: $315,000. Buyer: John L. Frase and Larry Griggs. Seller: William B Hensley.

Columbia Township

Property: 6540 Murray Ave. Use: Apartment building. Price: $1,925,000. Buyer: Mariemont Woods LLC. Seller: Marcus Investments II Ltd.

Fairfield

Property: 7245 Dixie Highway. Use: Restaurant/cafeteria/bar. Price: $950,000. Buyer: Crystal Palace. Seller: Thu V Tran.

Glendale

Property: 500 E. Sharon Road. Use: Industrial warehouse. Price: $400,000. Buyer: Cincinnati Capital Partners XXV LLC. Seller: Contractors Service Co.

Mount Auburn

Property: 2531 Burnet Ave. Use: Apartment building. Price: $349,500. Buyer: 2531 Burnet LLC. Seller: John F. Glaser Jr. trustee.

Over-the-Rhine

Property: 1312 Main St. Use: Barber/hair shops. Price: $2,000,100. Buyer: FHD Holdings LLC. Seller: Franciscan Homes II Ltd. Partnership.

Property: 1343 Main St. Use: Apartment building. Price: $760,000. Buyer: Kauffman Jacobs and Sulfsted Holdings LLC. Seller: Over-the-Rhine Property Investments LLC.

Oxford

Property: 5285 Brown Road. Use: Medical clinic and office. Price: $520,000. Buyer: Miami University. Seller: Nevaeh Ltd.

Union Township

Property: 4427 Aicholtz Road. Use: Other commercial structures. Price: $540,000. Buyer: Eastgate Professional Office Park VI. Seller: Integrated Auto Technology.

Property: 4414 Aicholtz Road. Use: Commercial garage. Price: $300,000. Buyer: Eastgate Professional Office Park. Seller: Chanticleer Properties.

University Heights

Property: 650 Straight St. Use: Apartment building. Price: $1,200,000. Buyer: 201 Klotter LLC. Seller: Gaslight Property LLC.

Walnut Hills

Property: 2548 Woodburn Ave. Use: Apartment building. Price: $500,000. Buyer: Bulluck Terrace Developers LLC. Seller: Walnut Hills Association Ltd. Partnership.

West Chester Township

Property: 7379 Squire Court. Use: Industrial warehouse. Price: $2,250,000. Buyer: Squire Road Property LLC. Seller: Seba B. Payne trust.

Property: 4860 Duff Drive. Use: Industrial warehouse. Price: $1,800,000. Buyer: Duffers Development LLC. Seller: Watch Holdings LLC.

Property: 9639 Inter Ocean Drive. Use: Industrial warehouse. Price: $1,100,000. Buyer: Duffers Development LLC. Seller: Watch Holdings LLC.

Property: 9984 Commerce Park Drive. Use: Machine tool shop. Price: $450,000. Buyer: Updike Development LLC. Seller: Stanley and Frances L. Cohen.

Real estate prices soar near downtown Vegas

Monday, October 31st, 2005

Monday, October 31, 2005

By KATHLEEN HENNESSEY

Copyright © 2005 AP Wire

LAS VEGAS —Its front windows wish you “Feliz Navidad” in paint that won’t wash off. The landscaping consists of four shriveling cacti and a patio piled with empty cat food boxes. Inside, it’s 700 square feet of confirmed bachelor’s clutter.

And it can all be yours for $1.2 million—cash.

There’s perhaps no better evidence of the condo fever raging through Las Vegas’ real estate market than the asking price on Manuel Corchuelo’s home. Once considered deadlocked in the wasteland where the Las Vegas Strip fizzled into a decaying downtown, the World War II-era home is now happily nestled in the shadows of billions of dollars of new and proposed high-rise condominium projects. Corchuelo is sitting on much-coveted land.

From his front lawn, Corchuelo likes to smile up at the cranes and listen to the clang of construction.

“It’s a good sound,” he said.

The former catering waiter and Colombian immigrant bought the home in 1978 for $30,000. He worked more than 20 years serving high rollers and conventioneers. He never married, saved some money and lost $15,000 of it on the stock market. Ten years ago, he started reading about investors’ plans to build condominiums outside his door. He cut the clipping from the newspaper and put it in a three-ring binder.

A few years later, he put his house on the market.

At last count, there were 93 luxury condominium projects, totaling 175 towers, proposed, planned or under construction in the Las Vegas valley in the second quarter of this year, according to a report released in September by Applied Analysis, a Las Vegas-based consulting firm. Though Brian Gordon, an analyst for the group, estimates that little more than one in three of the 93 will ever open its doors, 15 projects representing 10,000 units are expected to be completed by the end of next year.

Developers tout the boom as the Manhattanization of Las Vegas, the move to “verticality” instead of sprawl. They promise an urban lifestyle, skyline views and celebrity neighbors. They court the young, rich and out of town.

About 85 percent of condo buyers are non-Nevada residents or investors, Gordon said.

Most of the projects are huddled on or around the Strip.

“It’s sort of like beach-front property. They’re not making any more of it. Everybody that’s within a stone’s throw thinks their property is worth $20 million an acre,” he said.

The hype is fueling increases throughout the city. The cost of a vacant acre in the Las Vegas area has hit $601,600—an 88 percent increase over last year.

Corchuelo’s home is one block off Las Vegas Boulevard and across the street from the future home of the Allure, a 41-story luxury complex under construction.

Five years ago, his initial asking price of $350,000 attracted few offers. His agent dropped the listing.

Corchuelo found an agent who, like him, is convinced they’re riding an upturn that hasn’t peaked.

The pair has raised the asking price several times and are looking for a buyer who doesn’t need financing.

“I’ve been waiting 30 years for this,” Corchuelo said, adding that he knows exactly what he’ll do with the money once he sells.

“Buy another house,” he said.

Hamish McRae: Katrina didn’t do it, but with a fall in house prices, America could be blown off course

Sunday, October 30th, 2005

The US shrugged off recent blows, but a slowdown is coming
Published: 30 October 2005

The American economy continues to amaze. There is so much political flak here in Washington at the moment, with the indictment and resignation of the Vice-President’s chief of staff, Lewis Libby, and all its implications, that the political story has pushed the economic one down the news agenda. As one commentator put it, given the economic news, the President should have been doing cartwheels on the White House lawn.

Well, he certainly wasn’t doing that. But while political headlines will always out-punch economic ones, the economic story is the one that will affect the rest of us in a way that the political one won’t.

Remember what has happened to the American economy in recent months. Hurricane Katrina brought devastation and a rise in energy prices. These hit an economy already facing a sustained increase in interest rates, one that the markets expect will continue next week. Tough stuff. So how has the economy been damaged? Hardly at all – to judge by the first set of figures for the economy out on Friday. Indeed, far from slowing, it actually picked up speed in the July-September quarter to reach 3.8 per cent annual growth. So, under what circumstances will this great growth run end – and more generally, what drives economies nowadays and what brings them to a halt?

As anyone who has visited the US in recent months will testify, the spend, spend, spend culture is deeply embedded. You can see that in these latest figures. Far from weakening, domestic consumption actually rose in the third quarter, rising at nearly 4 per cent (see bar chart). Housing did well, too, down on the first half of the year but up on last autumn. Government spending? Well, you would expect that to be up, but so too is business investment. This is pretty balanced growth, driven, it is true, by consumption because that is 70 per cent of total demand, but with other sectors also rising – even exports (not shown) were up a bit too.

There was also some good news on Friday on inflation: wage growth remained very low. The annual increase is only 3 per cent, which is the lowest for more than 20 years. This will give comfort to the Fed. Alan Greenspan puts a lot of weight on the employment cost index, as this is the best overall measure of wage pressure. The headline figure for consumer price inflation is nearly 5 per cent, which is pretty shocking, but core inflation is much lower. It won’t stop the Fed raising interest rates by another quarter per cent next Tuesday, but borrowers can be comforted by the fact that further rises will be limited as long as the rise in energy prices does not feed though into more general inflation.

Now you have to be careful about all this. These are the first GDP figures for the quarter and figures do get revised. There were also some special features: car-buying boomed in the summer as manufacturers pushed smaller vehicles and slashed the prices of gas-guzzlers. Real incomes actually fell and it will be hard for consumers to keep spending more if they are not earning more.

Remember, too, that these figures are looking backwards. If you look forwards you can see some tentative signs that the housing boom is coming to an end, as Capital Economics notes in a paper last week. There has been a sharp fall in the rate of growth in new house prices, which could be a leading indicator for what might happen to house prices more generally. For what it is worth, the share price of housebuilders has recently dipped sharply, while mortgage applications have been falling for five months. As in Britain, the housing market is extraordinarily important for its role in underpinning consumption more generally.

So while it is true that the economy has shrugged off these blows so far, some sort of slow-down is going to take place. The graph, from the Bank Credit Analyst team in Montreal, shows the relationship between the Conference Board lead indicator and actual growth. It is not a perfect “fit” but insofar as the lead indicator gives a feel for longer-term economic trends it suggests a slowing in the next few months.

That must be right. For a British observer there seems to be an uncanny parallel with the UK, where the turn in the housing market preceded a wider slowdown in the economy by about a year. If that parallel holds, US growth next year will be a lot lower than it has been in 2005.

This leads to some more general points about what determines economic growth and what dents it. One-off natural disasters don’t matter much. Such blows matter hugely in human terms and no economists should ever forget that. They also matter regionally, for reconstruction can be a long and difficult process. But Hurricane Katrina in particular was about as bad a natural disaster as the US economy could reasonably expect, for quite aside from the flooding of New Orleans, it damaged the country’s largest oil production and refining facilities at a time of an oil-price spike. But now we know that a strongly growing economy can sweep by almost unaffected. Once an economy has achieved growth momentum, it takes a lot to stop it.

Several other conclusions flow from this. An obvious one is that other countries that have established a strong-growth pattern, such as Ireland, China and India, should expect their growth run to continue a while yet.

A more disturbing one is the corollary of that: if an economy is stagnating, it takes a lot to get it moving. We are seeing slightly faster growth in the eurozone this autumn, which is good. But it is hard to see it picking up by much, particularly since the markets, at least now, expect the slightly faster growth to give the European Central Bank an excuse to do what it has wanted to do for some time: nudge up interest rates.

A further conclusion is that while UK growth has slowed this year, we should be aware that it still has momentum. Those of us who expect further interest rate cuts in the UK need to acknowledge that if the incipient momentum reasserts itself, rates may not need to come down much to keep things going.

Finally, if there are further one-off blows to the world economy – and bird flu is top of the list of threats – provided general growth is strong, it will be able to grow through these troubles.

This is a fascinating case study of what affects economies and what does not.

Fiscal reform will be the true casualty of this political scandal

Yes, but what will be the economic effect of there being an undoubtedly weaker US administration for the next three years?

It is a bit early to be thinking about this, amid the political furore in Washington. The US financial markets on Friday certainly focused on the economic news of the day, not the politics. I suppose it is conceivable that international investors, particularly in Asia, will be unnerved by the news and that may next week be reflected in the foreign exchanges and in US bond prices. But we will have to wait and see. Meanwhile, it is worth charting some of the probable consequences of having an administration not able to do much.

There are two big fiscal changes that the administration has in train: the social security reforms that are now in front of Congress and a reform of the tax code, which is supposed to follow. On the first, do not expect any significant impact, nor indeed any knock-on effects for the rest of us. What one country, even the largest economy, does on social security does not have much impact on the rest of the world.

Tax, however, is more interesting. The US may not set global best practice on taxation but what it does on both corporate and personal taxes has a profound impact on world tax systems. Other countries follow the US not because they admire it but because they have to compete.

The US tax system is not only extremely complex but also remarkably unprogressive. The rich are able to exploit loopholes to limit their tax bills to much greater extent than in other developed countries. Somehow it has to be simplified and the issue is whether the administration’s idea of how to do so will carry weight. Last April the President established a bi-partisan advisory panel to suggest revenue-neutral proposals on reform, to report by next Tuesday, 1 November.

The trouble with any tax change is that some people lose out. So ahead of the panel’s report there has been plenty of noise: attacks in the papers on the way in which householders may suffer if tax breaks are limited. (In the US you get a break on mortgages on second homes, for example.) Had the President more political capital, then maybe he could have used it to push through radical changes. Now that looks less likely. So the US will scramble along with a cobbled-together tax system.

Tax simplification is one of the great global issues of the moment. Someone, somewhere around the world, will take the lead. It is still possible it may come from the US - but on balance that looks less likely now as a result of the events of Friday.

The American economy continues to amaze. There is so much political flak here in Washington at the moment, with the indictment and resignation of the Vice-President’s chief of staff, Lewis Libby, and all its implications, that the political story has pushed the economic one down the news agenda. As one commentator put it, given the economic news, the President should have been doing cartwheels on the White House lawn.

Well, he certainly wasn’t doing that. But while political headlines will always out-punch economic ones, the economic story is the one that will affect the rest of us in a way that the political one won’t.

Remember what has happened to the American economy in recent months. Hurricane Katrina brought devastation and a rise in energy prices. These hit an economy already facing a sustained increase in interest rates, one that the markets expect will continue next week. Tough stuff. So how has the economy been damaged? Hardly at all – to judge by the first set of figures for the economy out on Friday. Indeed, far from slowing, it actually picked up speed in the July-September quarter to reach 3.8 per cent annual growth. So, under what circumstances will this great growth run end – and more generally, what drives economies nowadays and what brings them to a halt?

As anyone who has visited the US in recent months will testify, the spend, spend, spend culture is deeply embedded. You can see that in these latest figures. Far from weakening, domestic consumption actually rose in the third quarter, rising at nearly 4 per cent (see bar chart). Housing did well, too, down on the first half of the year but up on last autumn. Government spending? Well, you would expect that to be up, but so too is business investment. This is pretty balanced growth, driven, it is true, by consumption because that is 70 per cent of total demand, but with other sectors also rising – even exports (not shown) were up a bit too.

There was also some good news on Friday on inflation: wage growth remained very low. The annual increase is only 3 per cent, which is the lowest for more than 20 years. This will give comfort to the Fed. Alan Greenspan puts a lot of weight on the employment cost index, as this is the best overall measure of wage pressure. The headline figure for consumer price inflation is nearly 5 per cent, which is pretty shocking, but core inflation is much lower. It won’t stop the Fed raising interest rates by another quarter per cent next Tuesday, but borrowers can be comforted by the fact that further rises will be limited as long as the rise in energy prices does not feed though into more general inflation.

Now you have to be careful about all this. These are the first GDP figures for the quarter and figures do get revised. There were also some special features: car-buying boomed in the summer as manufacturers pushed smaller vehicles and slashed the prices of gas-guzzlers. Real incomes actually fell and it will be hard for consumers to keep spending more if they are not earning more.

Remember, too, that these figures are looking backwards. If you look forwards you can see some tentative signs that the housing boom is coming to an end, as Capital Economics notes in a paper last week. There has been a sharp fall in the rate of growth in new house prices, which could be a leading indicator for what might happen to house prices more generally. For what it is worth, the share price of housebuilders has recently dipped sharply, while mortgage applications have been falling for five months. As in Britain, the housing market is extraordinarily important for its role in underpinning consumption more generally.

So while it is true that the economy has shrugged off these blows so far, some sort of slow-down is going to take place. The graph, from the Bank Credit Analyst team in Montreal, shows the relationship between the Conference Board lead indicator and actual growth. It is not a perfect “fit” but insofar as the lead indicator gives a feel for longer-term economic trends it suggests a slowing in the next few months.

That must be right. For a British observer there seems to be an uncanny parallel with the UK, where the turn in the housing market preceded a wider slowdown in the economy by about a year. If that parallel holds, US growth next year will be a lot lower than it has been in 2005.

This leads to some more general points about what determines economic growth and what dents it. One-off natural disasters don’t matter much. Such blows matter hugely in human terms and no economists should ever forget that. They also matter regionally, for reconstruction can be a long and difficult process. But Hurricane Katrina in particular was about as bad a natural disaster as the US economy could reasonably expect, for quite aside from the flooding of New Orleans, it damaged the country’s largest oil production and refining facilities at a time of an oil-price spike. But now we know that a strongly growing economy can sweep by almost unaffected. Once an economy has achieved growth momentum, it takes a lot to stop it.
Several other conclusions flow from this. An obvious one is that other countries that have established a strong-growth pattern, such as Ireland, China and India, should expect their growth run to continue a while yet.

A more disturbing one is the corollary of that: if an economy is stagnating, it takes a lot to get it moving. We are seeing slightly faster growth in the eurozone this autumn, which is good. But it is hard to see it picking up by much, particularly since the markets, at least now, expect the slightly faster growth to give the European Central Bank an excuse to do what it has wanted to do for some time: nudge up interest rates.

A further conclusion is that while UK growth has slowed this year, we should be aware that it still has momentum. Those of us who expect further interest rate cuts in the UK need to acknowledge that if the incipient momentum reasserts itself, rates may not need to come down much to keep things going.

Finally, if there are further one-off blows to the world economy – and bird flu is top of the list of threats – provided general growth is strong, it will be able to grow through these troubles.

This is a fascinating case study of what affects economies and what does not.

Fiscal reform will be the true casualty of this political scandal

Yes, but what will be the economic effect of there being an undoubtedly weaker US administration for the next three years?

It is a bit early to be thinking about this, amid the political furore in Washington. The US financial markets on Friday certainly focused on the economic news of the day, not the politics. I suppose it is conceivable that international investors, particularly in Asia, will be unnerved by the news and that may next week be reflected in the foreign exchanges and in US bond prices. But we will have to wait and see. Meanwhile, it is worth charting some of the probable consequences of having an administration not able to do much.

There are two big fiscal changes that the administration has in train: the social security reforms that are now in front of Congress and a reform of the tax code, which is supposed to follow. On the first, do not expect any significant impact, nor indeed any knock-on effects for the rest of us. What one country, even the largest economy, does on social security does not have much impact on the rest of the world.

Tax, however, is more interesting. The US may not set global best practice on taxation but what it does on both corporate and personal taxes has a profound impact on world tax systems. Other countries follow the US not because they admire it but because they have to compete.

The US tax system is not only extremely complex but also remarkably unprogressive. The rich are able to exploit loopholes to limit their tax bills to much greater extent than in other developed countries. Somehow it has to be simplified and the issue is whether the administration’s idea of how to do so will carry weight. Last April the President established a bi-partisan advisory panel to suggest revenue-neutral proposals on reform, to report by next Tuesday, 1 November.

The trouble with any tax change is that some people lose out. So ahead of the panel’s report there has been plenty of noise: attacks in the papers on the way in which householders may suffer if tax breaks are limited. (In the US you get a break on mortgages on second homes, for example.) Had the President more political capital, then maybe he could have used it to push through radical changes. Now that looks less likely. So the US will scramble along with a cobbled-together tax system.

Tax simplification is one of the great global issues of the moment. Someone, somewhere around the world, will take the lead. It is still possible it may come from the US - but on balance that looks less likely now as a result of the events of Friday.

Real estate prices soar in downtown Las Vegas

Sunday, October 30th, 2005

There’s perhaps no better evidence of the condo fever raging through Las Vegas’ real estate market than the asking price on Manuel Corchuelo’s home.

Once considered deadlocked in the wasteland where the Las Vegas Strip fizzled into a decaying downtown, the World War II-era home is now happily nestled in the shadows of billions of dollars of new and proposed high-rise condominium projects. Corchuelo is sitting on much-coveted land.

From his front lawn, Corchuelo likes to smile up at the cranes and listen to the clang of construction.

“It’s a good sound,” he said.

The former catering waiter and Colombian immigrant bought the home in 1978 for $30,000. He worked more than 20 years serving high rollers and conventioneers. He never married, saved some money and lost $15,000 of it on the stock market.

Ten years ago, he started reading about investors’ plans to build condominiums outside his door. He cut the clipping from the newspaper and put it in a three-ring binder.

A few years later, he put his house on the market.

At last count, there were 93 luxury condominium projects, totaling 175 towers, proposed, planned or under construction in the Las Vegas valley in the second quarter of this year, according to a report released in September by Applied Analysis, a Las Vegas-based consulting firm.

Though Brian Gordon, an analyst for the group, estimates that little more than one in three of the 93 will ever open its doors, 15 projects representing 10,000 units are expected to be completed by the end of next year.

Developers tout the boom as the Manhattanization of Las Vegas, the move to “verticality” instead of sprawl. They promise an urban lifestyle, skyline views and celebrity neighbors. They court the young, rich and out of town.

About 85 percent of condo buyers are non-Nevada residents or investors, Gordon said.

Most of the projects are huddled on or around the Strip.

“It’s sort of like beach-front property. They’re not making any more of it. Everybody that’s within a stone’s throw thinks their property is worth $20 million an acre,” he said.

The hype is fueling increases throughout the city. The cost of a vacant acre in the Las Vegas area has hit $601,600—an 88 percent increase over last year.

Corchuelo’s home is one block off Las Vegas Boulevard and across the street from the future home of the Allure, a 41-story luxury complex under construction.

Five years ago, his initial asking price of $350,000 attracted few offers. His agent dropped the listing. Corchuelo continued to collect articles about the market, filling three binders full of stories and notes handwritten in Spanish. He studied the moves of the city’s real estate tycoons.

“Even Trump makes mistakes,” he said, citing a sale he says cost real estate mogul Donald Trump millions. “You have to know the area. Steve Wynn, he knew what he was doing. He had experience—20 years building hotels. He knows everything moves in cycles.”

Corchuelo found an agent who, like him, is convinced they’re riding an upturn that hasn’t peaked. The pair has upped the asking price several times and are looking for a buyer who doesn’t need financing.

“It’s happening. It’s all going to keep going,” said Paul Miotke, Corchuelo’s agent. “The one thing we know is it’s not going down in value.”

Few would have said that about Corchuelo’s block just a few years ago. In the 1950s, the neighborhood was home to card dealers and strippers who used to sunbathe in the buff to avoid tan lines and earned the place its nickname, Naked City. By the 1980s, it had become a pocket of prostitution and crime.

Now, the streets around Corchuelo’s home are lined with a mix of small, well-kept homes, residential hotels and public housing. Visitors are as likely to see speculators and real estate agents cruising the place as pimps.

In 2000, the city removed building height and parking restrictions in an attempt to lure development to the area. It took a few years, but builders eventually began to eye Naked City for what planners call “higher intensity housing units.”

“We had to expect there would be developers seeking to consolidate smaller properties,” said Margo Wheeler, the director of planning and development for the city of Las Vegas.

Internet becoming a major force in today’s real estate market

Sunday, October 30th, 2005

Kathy Walsh, of Coldwell Banker Walsh Real Estate, recently sold a house in Exeter to a couple relocating from the Midwest.
What made this sale different from most is that every phase of the transaction took place online.

“They viewed photos, developed a relationship with me, e-mailed the purchase-and-sales agreement, and never even set foot in the house till after closing,” said Walsh, who has sold real estate from her Stratham office since 1984.

That sale says much about the growth of the Internet and the changing role of real estate agents.

“The computer is never the first place I go when I want to buy something, but it’s become the first place most home buyers go,” Walsh said. “Customers are prequalifying themselves and viewing lots of properties at least eight weeks prior to meeting an agent.”

In the business of brokering homes, the increase of online resources has given buyers more knowledge and more power.

“The Web has caused a shakedown of information to the consumer,” said Scott Wade of the Hampton Falls firm, Keohan Associates. “Fifteen years ago, the client was indebted to the Realtor for 100 percent of their information.”

Buyers once teamed with real estate agents, hoping for advance word on houses not yet entered into the Multiple Listings Service (MLS) book, which was updated every 10 days.

Nowadays, detail-rich listings that often include virtual tours of the property and the area are posted immediately on numerous Web sites. The Web has also given those selling homes many options, such as ISoldMyHouse.com, which remove the agent from the process.

Realtors are now the ones waiting by the phone. They have been forced to reduce the standard 6 percent commission, and have seen their role in the sales process transformed by an increasing wired customer base. A shrinking number of properties and an ever-widening circle of super-informed buyers have forced many Seacoast agents to change their business approach.

“We no longer sell – we market and serve,” said Ann Cummings, of RE/MAX/Coast to Coast Properties, Portsmouth. “Customers prospect us now. We have to be where they’re prospecting.”

While the transfer of information power to the consumer might seem an obstacle for real estate agents, most see the growth of the Internet as a boon.

“The Internet has helped immensely,” Cummings said. “It has streamlined my work. The less buyers rely on us for property details, the more they need us for other things.”

These things include area knowledge for prospective buyers, and for sellers, ways to enhance value on a property listing and how to broaden exposure.

Cummings was among the earliest adopters of Web technology. She built her first site in 1994, “before I even knew what they were,” long before most people had heard of the World Wide Web.

She maintains three linked sites (two formatted, one custom) that augment her property listings with information on area towns and schools. Being at the mercy of MLS updates was as confining for agents as it was for buyers, Cummings said.

“I used to drive around looking for new “for sale” signs to tell clients about,” said Cummings, a Realtor since 1980. “If you waited for the book, it was too late.”

Stay small, sell big

As much as the Internet has empowered consumers, it has also helped smaller, Web-savvy real estate agencies to remain competitive.

“Many smaller offices are falling behind because they have not embraced the Web,” Wade said. “Yet frames-based Web sites, digital photography and virtual tours enable small offices to offer as much value as larger ones.”

Keohan is a prime example. The two-person firm, which specializes in medium- to high-end homes in Hampton Falls, had 11 listing as of Thursday. That number will fall over the winter.Despite its niche, Keohan’s revamped Web site, www.keohanassociates.com, launched in May, has had more than 1 million hits.

“In the old days, to increase sales, you had to have offices everywhere,” Wade said. “Now, all you need is the Web.”

The new site, Wade said, is easier to navigate and was coded to generate more hits off search-engine queries. Care was taken to enhance the quality of images, which Wade takes himself with a tripod-mounted digital camera.

It’s the speed of posting, according to Wade, that makes the Web so crucial and levels the playing field. If a client wants to sell a house, Wade has the property photographed, a virtual tour created, all marketing materials assembled, and the house posted, all within 48 hours of the initial phone call.

Updates can be made remotely from anywhere. Sellers can also see how many times their house has been viewed.

Having a well-defined Web site also makes it easy to add new sections, such as commercial listings or, in the case of Keohan, listings in Florida.

“You have to keep reinventing yourself, offering more service and a better product,” Wade said. “It’s not tough if you do it right.”

Doing it right means photos, according to Walsh.

“If customers don’t see lots of pictures, they are not interested in seeing the property,” Walsh said.

Walsh built her site, www.kathywalsh.com, five years ago. At the time, she did not know what a Web site was, but followed the advice she got at a Coldwell Banker conference.

Like Cummings, she believes the Web gives Realtors great advantages. “Anytime your property can be seen by more people, it helps you,” Walsh said.

Boston area real estate market cools for first time in a decade

Friday, October 28th, 2005

BOSTON - Real estate agents in the Boston area these days are using a term they haven’t used in about a decade to describe the current state of affairs _ buyer’s market.

Across the region, the list of unsold properties on the market is growing, sellers are lowering asking prices, and open houses attract few, if any, interested buyers.

Agents say a long-predicted market correction appears underway as the gap between home prices and incomes has become too great to sustain recent sales levels.

Linda O’Koniewski, owner of Re/Max Heritage in Melrose, said housing prices are 5 to 10 percent lower now than in the spring and agents are telling sellers to expect lower prices than comparable sellers got just six months ago.

“All trends point to a correction period,” she said.

The reasons, according to industry analysts, include rising interest rates, slow job growth, and higher energy costs. Speculation that prices will fall is fueling the slowdown, and prompting sellers to put properties on the market before prices decline further.

It all leads to more supply, less demand.

The news may be good for buyers, but it is not good for the state economy. Real estate has been a bright spot in an otherwise sluggish state economy is the past few years, generating jobs and wealth.

“A weakening housing market will be a significant weight on the economies that have benefited from the real estate boom,” said Mark Zandi, economy.com’s chief economist. “It means fewer jobs in sectors such as construction. It short circuits equity withdrawals that supported household spending on home improvements, restaurants and vacations.”

The cooling market represents a return to normalcy, said Maggie Tomkiewicz, president of the Massachusetts Association of Realtors.

“The market was overheated,” she said. “A seller now needs to be more realistic.”

The association reported this week that the number of home sales in Massachusetts rose in September from a year ago. Median prices increased about 4 percent from a year ago, but dropped since August. But that data lags behind the market because it only reflects sales that have closed.

Data from listing services, which better reflect current conditions, paint a different picture. The number of condominiums for sale in Boston is up 50 percent from a year ago, while the number of price cuts has more than doubled, according to Listing Information Network, which tracks the city’s condo market.

The slowdown is reflected in the number of people showing up at open houses. Whereas, in the recent past, potential buyers would show up in droves, make quick offers, and even bid against each other to drive prices higher, now they are waiting.

John Ford of Ford Realty Inc., said open houses at a desirable and fairly priced two-bedroom condo in the South End for two consecutive weekends failed to attract a single person. In Rockport, just four potential buyers visited a three-bedroom Cape on the market since July despite three price reductions to $359,000 from $384,000.

California Home Prices Slip Seasonally

Friday, October 28th, 2005

Median home prices in the Golden State fell in September by 2 percent to more than 4 percent slashing $8,000 off the price of condos and $25,000 of the price of single-family detached homes in September.

But don’t expect a fire sale.

The normal seasonal downturn in prices left condo prices $55,200 ahead of where they were last year and single-family homes were more than $80,000 ahead of the 2004 game, according to the California Association of Realtors (CAR).

Sales were also on par.

Statewide, year-to-year single-family home sales were up 3.9 percent and condo sales rose 4.5 percent. Month-to-month, single-family home sales rose “2.9 percent condo sales fell 11.1 percent.

“The September median home price compared with August has fallen every year since 1993, and in 20 of the last 26 years,” said CAR. President Jim Hamilton. “This year is no exception and is part of the seasonal shift to an off-peak period in the real estate market as we approach year’s end.

“Despite the seasonal slow down for the market as a whole, the median price in the High Desert, Riverside/San Bernardino, Santa Barbara South Coast and San Luis Obispo regions hit record highs last month,” he said.

The full Santa Barbara County, however, was the only county with across the board negative numbers, prices were down month-to-month (25.5 percent) and down year-to-year (19.2 percent) as were month-to-month sales (down 18.1 percent) and year-to-year sales (down 12.3 percent). North Santa Barbara County alone, revealed the opposite, across the board increases in month-to-month and year-to-year sales and prices, while the Santa Barbara South Coast was mixed.

Santa Barbara County’s mix of statistics north and south reflected the mix state wide.

Month-to-month prices fell in 14 of the 20 regions CAR tracks, with all the price increases occurring in regions from central California (San Luis Obispo) to the south. Only Santa Barbara County revealed a year-to-year price drop.

Fourteen of the 20 regions yielded sales drops from August to September, only nine yielded year-to-year sales declines.

Year-to-year, the biggest price jump was in the posh Santa Barbara South Coast region where home prices jumped a cool 55.3 percent, but the area also had the worst year-to-year numbers for sales which plummeted 34.5 percent.

The year-to-year sales leader was San Luis Obispo where sales soared 30.5 percent. All of Santa Barbara County turned in the largest price decline, 19.2 percent.

The sales numbers reveal prices have yet to deter consumers from buying homes in California, but the Public Policy Institute’s recent “California’s Newest Homeowners: Affording the Unaffordable” says buyers make housing affordable by taking risks.

In the past two years, nearly 40 percent the state’s home buyers ignored federal guidelines and spent more than 30 percent of their income on housing. That’s a greater share than any other state. Twenty percent of the state’s home owners spent more than 50 percent of their income on housing, the institute found.

Some compromise on size and buy cheaper housing inland, but others are resorting to creative financing measures deemed riskier than the plain vanilla 30-year fixed rate mortgage.

Zero-down loans, interest-only loans, choose-your-own-payment loans, piggy-back mortgages and other loans with the leverage necessary to get into a California home are de rigueur.

New home sales rise 2.1%

Thursday, October 27th, 2005

NEW YORK (CNN/Money) – Sales of new homes rose in September, according to a report released Thursday, although the overall sales rate fell short of analysts’ estimates.

The Commerce Department said sales of new homes climbed 2.1 percent to 1,222,000 at an annualized rate from a revised 1,197,000 in August.

Economists were looking for new sales of 1,250,000, according to Briefing.com.

Although the September sales are a 2.1 percent increase over August, they are a 0.1 percent decline from September 2004, according to the report.

The median sales price in September was $215,700, a 1.9 percent increase over the median price in September 2004.

Although the year-over-year price increase seems small and is slowing from previous months, Wachovia economist Mark Vitner said that has more to do with developers bringing more low-cost homes to market than it does any price slow down.

“They still look incredibly strong,” said Vitner. “(Housing bubble proponents) will jump on any number that shows a hint of softness, but I don’t think this was it.”

Thursday’s figures comes after a report Tuesday which showed the pace of existing home sales unchanged.

The National Association of Realtors’ report on existing home sales showed an annual rate of 7.28 million in September, matching August’s pace.

The pace of sales tied the second best month on record, behind only the 7.35 million annual sales rate in June.

Thursday’s price increases indicate no let up in the frenzied pace of real estate appreciation.

But some economists have questioned whether the strong sustained rise in home values in recent years is due for a significant correction, especially if mortgage rates rise and drive up the cost of home ownership.