Wednesday, November 25, 2009

New 2010 Real Estate Laws


Many new laws for real estate have been passed for 2010. They are lengthy and wordy and not always easy to understand. However, the California Association of Realtors has done a good job of putting together a table of the laws, with a summary of what each of them means. You can find that table here.

Wednesday, April 8, 2009

Tire Kickers, No More!

We have seen a pick up in open house attendance this last week and the people coming through are ready to buy. Several already have pre-approvals from lenders (always step 1). The tire kicking has slowed down.

I was asked by a local newspaper recently, "What incentives do you offer your clients?" I offer clients ethics and experience. No car pitched in with the sale, or other gimmick can compete with a Realtor who knows how to protect their clients.

Lawsuits abound right now. In a recent meeting with four of the local broker's attorneys, one was quoted as saying a lot of time could be saved if the contracts read "Buyer/Plaintiff". When markets decrease, Buyers want more later. When they increase, Sellers are the plaintiffs, trying to recover what they gave away.
Beware the agent who does so much business that you correspond mostly with assistants. If they can't spend time to truly discuss if buying or selling is the right thing to do for you now, they may not be able to represent your needs well. Their needs will be met with a paycheck quickly, but it's not about a Realtors' needs when we work ethically. It is completely surprising to me how people who bought and are now in trouble are using the same Realtor who got them into this position.

I show that one major brokerage is responsible for approximately 50% of the condos that are in short sale or REO status, with the other 50% having been purchased using "out of the area" or no name companies. Using your friend or family member to get you a cheaper commission cancels your opportunity to get local expertise, and is now showing to have large negative affect that is tangible. How many times have you bought something you completely did not need because it was inexpensive? Commissions are earned when you use an ethical Realtor.

It's a little extreme, but I like to say, good Realtors are like acupuncturists, they haven't been around for so long because they don't work.

(One of my preferred lenders notes as of this morning..)

Fannie Mae should be raising conforming loan limits from $625,000 to $729,000 May 1, 2009. Also, we are seeing some lenders return to the market with true Jumbo (>$729K) loans. The BofA / Countrywide joint adventure, effective 4/27 all will be known as “Bank of America Home Loans” – they have made it clear they will be aggressive in the true Jumbo field during the transition period. They have also warned their Loan Officers to not expect their aggressiveness to last forever..nothing good does. Let's see if this qualifies as something good.

The other lenders plus BofA in the true jumbo product will help with the rare and expensive parts of the problem. Loans are much harder to qualify for across the spectrum now and lenders have much less latitude with borrowers that have spots on their credit or some other qualifying question, such as time on current job, self employment, etc.

(Per my preferred attorney)
When working with any short sale situations in markets recently, Countrywide has proven to skate around any regulations more than any other bank, which has resulted on several of their clients suing them after they have gone into foreclosure, or been foreclosed upon.

I am feeling a little tentative about pushing anything affiliated with Countrywide unless the buyer is very, very qualified for the purchase because of their uncooperative dealings with owners in the short sale markets.

Most every lender has shown cooperation and expedience with short sales and a true intention to not foreclose. This has not been the case with Countrywide and keeps the Realtors as well as potential clients having a bitter taste in their mouths about beginning to find confidence in lenders in general. It's a shame one lender, who boasted having more loans than other banks, is acting so shamelessly.

We are seeing a pick up in sales as of this last week with several Realtors reporting multiple offers on their listings both in San Mateo County and Santa Clara County.

It is my opinion that the visible price reductions (what you can buy this year versus what you could have bought last year), combined with the low interest rates (consistently hovering right at 5%, several in the 4.875% range) have buyers out in droves currently.

Local information is always more important than anything one can hear on a medium that has too broad of an audience..(i.e. TV or radio). I invite anyone interested to please see my local market reports which include Los Altos, Los Altos Hills, Menlo Park, Mountain View, Palo Alto, Portola Valley, and Sunnyvale at http://www.dsoldit.com/lalahmvpapvsu_area_updates.html. I also post current local information for Los Altos/ Los Altos Hills on Facebook on my group called Los Altos/Los Altos Hills Real Estate Update, and host another group called Mountain View Real Estate Update. My main website is www.dsoldit.com for more about me, or just call me directly at 650-483-2055. I'd love to allow my expertise and local knowledge go to work for you.

Wednesday, April 1, 2009

Los Altos March 2007 and 2009 Supply and Demand

Click on photo to enlarge


Los Altos single family detached homes show a 40% increase in supply since 2007 and a 56% decrease in demand. It is much harder to qualify for a loan that it was in 2007 and it is my opinion that the demand has decreased in great part due to this face. However, if you are a buyer and can qualify for a loan now (assuming you are not purchasing all cash), it is a great time to have more choices and take advantage of motivated Sellers, plus good interest rates.

March 2007 vs. March 2009 MV, CA Supply vs. Demand

Click on photo to enlarge


March 2007 supply vs. March 2009 supply of detached single family homes in Mountain View, CA shows that there has been a 125% increase.

March 2007 demand vs. March 2009 demand of detached single family homes in Mountain View, CA shows that there has been a 38% decrease in demand.

Buyers have more choices and much less competition than in previous years. It is a good time to ask for what you want and get fantastic interest rates while doing so!

Thursday, February 12, 2009

Cooperation is Key to Reducing the Deficit. There is No Room for Greed and Ego.


By Deniece Smith

After spending a day in the State Capitol in Sacramento this week speaking with legislators about a cause in which I believe (not eliminating the Department of Boating and Waterways), I learned that there are countless numbers of interest groups whose needs are all important. Prioritizing the necessities of each of these groups is an enormous task. From boating safety officers, to nurses, to unionized construction workers, to elderly caregivers and more, every group has an extremely important purpose.

Our current deficit is so high it will take decades to pay it off and as we incur more deficits with a new federal stimulus package, the repayment will take even longer. So as I spoke to different legislators one general theme echoed that is not communicated by news sounds bites. Everyone must take cuts and taxes must be raised. This is a logical “spend less, make more” economic approach.

When understanding that the heart and soul of being a good legislator is having an uncanny ability to argue your point, I got the feeling that if four legislators were given a piece of paper and asked to write down only one suggestion of where they could endure cuts, that three of the four would write “nowhere, all of my causes are too important”. The fourth person, who cooperatively came up with an answer, although through making sacrifice, would then be looked at as weak.

This “all about me” mentality is what rendered useless the initial $700+ billion from Bush’s bailout plan. Coupled with the lack of guidelines for appropriation of stimulus monies, a voracious downward spiral began and will continue until better solutions are found.

I video recorded Assembly Member Sandre Swanson in a press conference on Tuesday saying, “Remember, this recession is consumer driven. If consumers are not spending then we will stay in this downward spiral.” Allowing already overpaid executives of failing firms to reward themselves exorbitant bonuses is not what I believe Assemblyman Swanson has in mind.

The United States Department of Labor’s Bureau of Labor Statistics publishes tables which show that approximately thirty-five percent of the average annual consumer unit expenditure goes towards housing. This leads me to understand why a stimulus check of a few hundred dollars was futile in creating a jump in consumer spending. Were thirty-five percent of any stimulus plan directed at the housing consumers, we may begin to see headway.

It seems that a solution to our growing deficit, must include a sincere focus on getting money into the hands of every consumer unit rather than decreasing consumer units by encouraging households to combine in tough times. It seems that rather than spending $2Billion of taxpayer money towards “helping redevelopment of abandoned and foreclosed homes” (which are owned by banks) as written in The American Recovery and Reinvestment Act of 2009 press summary, (published February 12, 2009) it is time that the executives give back their bonuses and be responsible for maintaining the assets they took from families. (Caution: Reading the Recovery and Reinvestment Act may cause nausea.)

Written accountability of all dollars spent with penalties to abusers seems appropriate. Specific responsibility to quantify how dollars received stimulate consumer spending seems fair. Let it not happen again that a government entity can conclude that federal funding, appropriated for a bridge that is determined to be a “bridge to nowhere”, results in keeping the money even when the bridge is not built. It seems that, as we all understand that there is no easy solution to solving such a huge problem, cooperation and sacrifice should be seen as more than a “peace and love” theory of the naïve.

Deniece is a Realtor for Cashin Company in Los Altos, California. More information about Deniece can be found on her website www.dsoldit.com.