Lee Morof's Real Estate Blog

Real estate investors sometimes get stuck in a rut. They repeat the same type of investment that they did before. This is not necessarily a bad thing because a successful experience is worth repeating. However, it is also a good idea to occasionally take a look at the big picture as well, to see what else is out there for investment consideration.

Real estate markets go up and down. This can be a regional phenomenon. In some states, there are lots of properties that are “underwater.” This means the owners borrowed more on their property than it is currently worth.

In other states, there are properties that generate positive cash flow, while increasing in value. This is very desirable. It means that after paying all the expenses of owning the property, there is cash left over for the owner to receive and profits when selling the home.

Invest In Value

The investment strategy of buying low and then selling high is sage advice. To that, we would add the fine-tuning of buying value. Buying value means making investments that produce the greatest positive cash flows, while the investments appreciate in value.

State-By-State Comparisons

GoBankingRates did an analysis of the United States to see what states currently offer the best real estate deals for investors. They took a look at the three top markets in each state. They calculated the average for the home values and noted the increase in property value from 2017 to 2018.

There are 15 states that offer opportunities worth considering, which are:

Utah 

The three largest markets are Salt Lake, Provo, and Ogden. The average home price is $350,000 with a 12.6% year-over-year increase in value.

Idaho

The largest markets are Boise, Idaho Falls, and Coeur d’Alene. The average home price is $304,000 with a 12.6% year-over-year increase in value.

Montana

The largest markets are Billings, Missoula, and Great Falls. The average home price is $343,000 with an 11.1% year-over-year increase in value.

Maine

The largest markets are Augusta, Bangor, and Portland. The average home price is $231,000 with a 10.7% year-over-year increase in value.

Indiana

The largest markets are Indianapolis, Fort Wayne, and Evansville. The average home price is $179,000 with a 9.3% year-over-year increase in value.

Tennessee

The largest markets are Nashville, Memphis, and Knoxville. The average home price is $251,000 with a 9.1% year-over-year increase in value.

Georgia

The largest markets are Atlanta, Augusta, and Columbus. The average home price is $250,000 with an 8.8% year-over-year increase in value.

Michigan

The largest markets are Detroit, Grand Rapids, and Warren. The average home price is $205,000 with an 8.5% year-over-year increase in value.

Missouri

The largest markets are St. Louis, Springfield, and Kansas City. The average home price is $203,000 with an 8.1% year-over-year increase in value.

Mississippi

The largest markets are Jackson, Hattiesburg, and Gulfport. The average home price is $191,000 with a 7.4% year-over-year increase in value.

Ohio

The largest markets are Cincinnati, Columbus, and Cleveland. The average home price is $207,000 with a 7.2% year-over-year increase in value.

Nebraska

The largest markets are Omaha, Lincoln, and Bellevue. The average home price is $221,000 with a 7.0% year-over-year increase in value.

Alabama

The largest markets are Birmingham, Montgomery, and Huntsville. The average home price is $210,000 with a 7.0% year-over-year increase in value.

Kentucky

The largest markets are Louisville, Lexington, and Bowling Green. The average home price is $226,000 with a 6.0% year-over-year increase in value.

Arkansas

The largest markets are Little Rock, Fort Smith, and Fayetteville. The average home price is $195,000 with a 5.7% year-over-year increase in value.

Summary

There are interesting opportunities uncovered by this analysis. Utah and Idaho are very attractive for investing right now. Real estate investors considering any of these states can also compare population growth rates, unemployment rates, cost-of-living, and other livability factors when making an investment decision.

If you’re interested in looking at properties in another state, contact your trusted local real estate professional. They are the best resource to help you identify great properties and agents to work with across the country.

Home price indices issued by S&P Case-Shiller showed further slowing in home price growth in January. The national home price index showed 4.30 percent home price growth for the three months ended in January. Analysts expected home prices to grow 4.20 percent for the same period in cities surveyed by Case-Shiller. More cities reported declines in home prices than those that posted gains in home prices.

The top cities posting year-over-year home price gains in the 20-City Home Price Index were Las Vegas, Nevada with 10.50 percent growth; Phoenix, Arizona posted a year-over-year home price gain of 7.50 percent. Three cities tied for third place with Charlotte, North Carolina, Minneapolis, Minnesota and Tampa, Florida posting year-over-year home price growth rates of 5.10 percent.

Home Price Growth Stalls Throughout U.S.

Noteworthy in January’s readings were the West Coast’s loss of dominance in home price growth rates and the retreat of double-digit yearly growth rates for home prices. Las Vegas, Nevada posted the only double-digit price gain year-over-year, but it suffered steep declines in home values during the recession. The 20-City HPI for January showed month-to-month home price growth slowed in 14 cities, was unchanged in one city and five cities posted gains in home price growth rates.

David M. Blitzer, managing director and chair of the S&P Case-Shiller Index Committee, said that the home prices had not grown so slowly since April 2015. Rapidly rising home prices sidelined many buyers who could not afford to keep up with home prices that rose faster than inflation and wages. Analysts said that housing markets were leaning in favor of home buyers as home price growth slowed. Mr. Blitzer said that it “remains to be seen if recent low mortgage rates and smaller price gains can sustain improved home sales.”

Federal Reserve policymakers recently announced that the Fed would hold steady on its target federal funds rate range of 2.25 to 2.50 percent; this fueled a drop in mortgage rates. Analysts said that rates could continue to fall. Slower home price growth and lower mortgage rates are expected to encourage would-be home buyers back into the market.

If you are considering purchasing a new property, be sure to contact your trusted real estate professional to discuss the market conditions in your area.

Home ownership is highly valued in our culture. However, buying a home isn’t the best decision for everyone. Examine the differences between owning and renting your home to help you decide if now is the time to buy.

Effect On Flexibility

Renters enjoy more freedom than homeowners. After the leasing period ends, renters are free to walk away and find a new place to live. Homeowners, on the other hand, are at the mercy of the market. Depending on the conditions, owners might have a hard time selling their property quickly. It also takes a lot more paperwork to sell a home than it does to end a lease.

Those who don’t have plans to stay settled for at least a few years might be better off renting their homes. If circumstances suddenly change, they have more options than heavily-invested homeowners.

Financial Concerns

Home equity is a huge perk of ownership. A home equity line of credit gives homeowners a source of quick cash for emergencies or to take advantage of investment opportunities. These loans come with friendly options that make them ideal funding for a variety of situations. 

It’s a myth that renting is more expensive than owning without taking home value appreciation into account. When monthly expenses are compared side-by-side, owners invest more of their income into their living space than renters.

Beyond monthly mortgage payments, homeowners are responsible for insurance, property taxes, and utilities like garbage and water that are generally included in rental prices. In addition, homeowners bear the full cost of maintenance and repairs.

Owning a home can be a safeguard against harsh financial circumstances and give the opportunity for the appreciation of home value. However, for those who are currently cash-strapped, renting may be the more wallet-friendly choice.

Your Lifestyle

When things go wrong, renters can rely on their landlord or management company to coordinate and facilitate repairs. Homeowners, however, are solely responsible for handling the condition of their property. Besides the financial costs, it can take hours of research and dirty work to preserve your residential property.

If you enjoy handiwork, the chores associated with home ownership aren’t such a big deal. For the more technically challenged, however, taking care of a home could become a hassle.

Be honest about your abilities, interests, and resources before you commit to a home purchase.

If you are considering a new home purchase, be sure to contact your trusted real estate agent. These professionals are experienced and well-versed in the market in your area and can answer any questions that you might have about finding just the right place.

Maintenance is an important part of home ownership. Improper care compromises the safety of your property and can result in big repair bills. Include these strategies in your maintenance plan to reduce your out-of-pocket costs.

Educate Yourself

It’s usually cheaper to do most home maintenance jobs yourself. Teach yourself some basic skills to save yourself from professional fees.

• Take some classes. Community colleges and hardware stores often host community courses that help you plan projects, get familiar with new tools, or gain more value from property assessments.

• Invest in beginner books on carpentry, electrical work, and plumbing. These will be invaluable references throughout your home ownership journey. Online versions allow searchable access to necessary information.

• Experience is the best teacher. Start with small, decorative projects to hone your hand skills. As confidence increases, you can try more difficult builds and repairs.

The right combination of knowledge and skills means you realize minimal maintenance costs.

Make Maintenance A Routine

Preventive maintenance catches small problems before they become big, expensive ones. Schedule essential tasks to ensure all the important parts of your property are monitored consistently.

• Perform a perimeter check when the seasons change. Walk around the outside of your home. Examine the grounds and exterior for signs of wear-and-tear or degradation. Take pictures and make a plan to address the damage.

• Have your HVAC system professionally serviced once a year. For those with allergies or other adverse respiratory conditions, have your ducts, vents, and filters cleaned every six months.

• Practice good property hygiene. Keep your landscaping, exterior, and storage spaces clean and uncluttered. If a problem does occur, an unkempt environment can complicate repair efforts.

Incorporate maintenance into your regular routine to circumvent emergencies.

Prepare Financially

Make sure you’ll always have enough money to fix your home with these tips.

• Decrease the deductible on your home insurance policy. You pay slightly higher premiums. However, the extra funds could come in handy if a big claim occurs.

• Start a home repair fund. Aim for an amount equal to 10% of the value of your property.

• Establish a relationship with a local contractor. Your friendly relationship and loyal patronage could earn you some valuable discounts in times of need.

The cost of maintaining your home doesn’t have to be a mystery. With these tips, you can keep a safe and healthy home without draining your bank account.

Your trusted real estate professional is a reliable source when it comes to helping you find a new home. If you are in the market for a new property, be sure to make contact today!

Last week’s economic news included readings from the National Association of Home Builders, Federal Reserve Federal Open Market Committee and a press conference by Fed Chair Jerome Powell.

Sales of pre-owned homes in February were reported along with weekly readings on mortgage rates and new jobless claims.

NAHB: Builder Confidence Unchanged Despite Headwinds

Home builders remained confident about housing market conditions in March. The NAHB Housing Market Index posted a reading of 62, which matched February’s reading and fell one point short of expectations. NAHB Index readings above 50 represent a positive outlook on housing market conditions.

Home builders continued to face obstacles including high materials costs and lack of buildable lots and labor. Analysts said builders focused on building larger homes, which were not affordable for many prospective buyers.

FOMC: Fed Puts Brakes on Interest Rate Hikes

Monetary policymakers reversed course on raising the target range for federal funds and voted not to raise the current rate range of 2.25 to 2.50 percent. FOMC members cited global economic concerns including Brexit and wavering economic conditions in China.

While the U.S. Labor sector was strong with ongoing jobs and wage growth and low national unemployment, FOMC members said that the Fed could be “patient” about raising rates and did not expect to raise rates in 2019. Slowing economic growth and inflation were reasons for holding interest rates steady.

Fed Chair Jerome Powell described the current economy as “good” and said that the Fed would gradually roll back its accommodative purchase of treasury bonds. This news was likely to cause yields on 10-year Treasury notes to fall; this would cause mortgage rates to fall due to their connection with 10-year Treasury notes.

Pre-Owned Home Sales Hit 11 Month High in February

The National Association of Realtors® reported 5.50 million sales of pre-owned homes on a seasonally-adjusted annual basis. February sales reading fell short of 5.12 million sales expected but were higher than the rate of 4.93 million sales in January.

February’s reading was 11.80 percent higher than January’s sales. The sales pace was 1.80 percent lower year-over-year, but the median sale price of preowned homes was $249,500., which was 3.60 percent higher year-over-year.

First-time buyers accounted for 34 percent of sales; this falls short of the typical 40 percent participation rate for first-time buyers. Affordability and strict mortgage qualification requirements continued to challenge first-time and moderate-income buyers.

Mortgage Rates, New Jobless Claims Fall

Freddie Mac reported lower average rates for fixed rate mortgages. 30-year fixed mortgage rates were three basis points lower and averaged 4.28 percent; Mortgage rates for 15-year fixed rate mortgages averaged 3.71 percent and were five basis points lower on average. The average rate for a 5/1 adjustable-rate mortgage was unchanged at 3.84 percent. Discount points averaged 0.40 percent for fixed-rate mortgages and 0.30 percent for 5/1 adjustable rate mortgages.

First-time jobless claims were lower last week with 221,000 new claims filed. Analysts expected 225,000 new claims based on the prior week’s reading of 230,000 new claims filed.

What‘s Ahead

This week’s scheduled economic news includes readings on housing starts and building permits issued, new and pending home sales and inflation. Weekly readings on mortgage rates and new jobless claims will also be released.

According to the US Department of Energy, the average American household paid $111.67 each month for utilities in 2017. With some research and a few DIY projects, property owners can reduce those energy costs without sacrificing comfort or convenience.

Establish Energy Friendly Habits

Reduce energy waste to see an immediate change in your utility payments.

• Before bed, walk around your home. Make sure you turn off all lights, televisions, computers, and other plugged-in devices.
• In the colder months, close the doors to unused spaces to save big on heating bills.
• Dial down the heat before bed. Invest in extra blankets and cozy pajamas to keep warm without blasting the furnace.

Small habits can add up to big savings.

Incorporate DIY Solutions

These easy projects improve insulation so your interior stays comfortable without HVAC overuse.

• Use weather stripping to seal off drafty windows.
• Install door sweeps on all exterior doors to prevent outdoor air from compromising your indoor temperature.
• Install a programmable thermostat. Many models allow you to automatically adjust temperatures throughout the day.

It doesn’t take a large investment of time or money to positively impact your utility bills.

Install Energy Efficient Appliances

Upgrading your appliances is a simple way to reduce energy waste.

• Install a solar-powered water heater to eliminate the cost of hot water.
• Replace your light bulbs with compact fluorescent (CFL) or LED versions.
• Invest in an Energy Star rated washer and dryer to save money on your electric and water bills.

As a bonus, your new appliances improve the look and feel of your space.

Attend To Administrative Tasks

Pay attention to what you’re paying for. Small details can cost you big dollars.

• Review your billing statements at least once every 3 months. Notice any changes in usage, rate, and fees.
• Talk to your utility company about average payments. This option allows you to pay a flat rate rather than fluctuating per-use charges.
• Install a Smart Meter to ensure accurate usage reporting.

Practice due diligence to protect your wallet from unnecessary charges.

You don’t have to make drastic changes to your lifestyle to control utility costs. Incorporate these easy fixes to bring down your monthly obligations without emptying your wallet.

If you are in the market for an energy efficient home, be sure to tell your trusted real estate professional who is ready to assist you with your search.

Are you just starting on your real estate investing journey? Many newcomers are surprised to learn that there’s more to making money on the real estate market than buying and selling. These are some of the most popular strategies real estate investors use to create profits. Which one is right for you?

Buy And Hold

Buy and hold investors play the market like stocks. They buy properties when prices are low, then hold them until values are high. During the holding period, some investors choose to offer their properties as rentals. Apartment buildings are also a popular option for buy and hold investors, as these properties are always in demand.

Buy and hold investors might run into problems with out-of-control cash flows. Make sure you have plenty of backup cash to keep you afloat until the next sale.

Short Term Rentals

Sharing apps like Airbnb are changing the way short term rentals are done. Instead of pumping money into sterile timeshare properties, travelers are choosing a more home-like environment during their vacations. Many real estates investors concentrate on maintaining homes in various locations and offering them as an alternative to more traditional temporary accommodations.

Vacation renters can be particularly hard on properties. Check your insurance coverage to make sure you have access to enough cash to repair or replace any damages your visitors leave behind.

Fix And Flip

Made popular by a plethora of cable television reality shows, fix and flippers purchase distressed properties at low costs. They then spend some time correcting cosmetic defects, sprucing up any signs of disrepair, and making the property ready for new residents.

A quick sale ensures maximum profit. However, those can be hard to find. If the market suddenly changes, you could find yourself stuck with mortgage payments you weren’t prepared to meet. Always have a backup plan to protect your personal assets.

Commercial Leasing

From the corner drug store to a multi-unit strip mall, commercial property presents a unique opportunity for more advanced real estate investors. It takes a lot of buying power to acquire commercial property. However, commercial leasers usually last much longer than their residential counterparts, which means a more secure and longer-lasting income stream.

Keep in mind that empty commercial buildings take longer to fill. Check your resources to ensure you can survive a long period at less-than-optimal occupancy.

Real estate investing is a diverse discipline. Choose the strategy that works best for you to enjoy a long and happy career.

If you are in the market for a new investment property, sure to contact your trusted real estate professional.

Builder sentiment held steady in March as headwinds in housing markets affected homebuilder confidence, but National Association of Home Builders Chairman Greg Ugalde said that builders were looking forward to a “solid spring home-buying season.” Builder sentiment mirrored February’s index reading of 62; analysts expected an uptick to 63.

Any Housing Market Index reading over 50 indicates that more builders than fewer have a positive outlook on housing market conditions. The average reading for 2018 was 67, which indicated that builders were less confident current market conditions for new homes than in 2018.

HMI Component Readings Mixed in March

Three sub-readings used to calculate the monthly Housing Market Index reading showed builder confidence in current market conditions rose two points to 68; Builder confidence in market conditions over the next six months rose three points to 71 and homebuilder confidence in buyer traffic dipped four points to 44. Readings for buyer traffic seldom exceed the benchmark reading of 50.

The National Association of Home Builders said in a statement that housing markets are “stabilizing,” but did not say that housing markets were growing. Economists and housing market analysts rely on the Housing Market Index for clues about future housing production. Demand for new homes has been strong for years, but headwinds including tariffs on building materials and labor shortages continued to impact construction rates. More new homes on the market could ease pent-up demand for homes, but rapidly rising home prices are making home ownership less feasible for first-time and moderate-income home-buyers.

Imbalance Between New Homes Built and Consumer Needs

Analysts called out a problematic trend in meeting demands for new homes. Price points are frequently beyond affordable for most buyers, and new housing developments often trend toward larger homes with higher prices. Analysts said that from 2010 to 2017, the average size of new homes increased by 300 square feet while household size decreased over the same period. Lower mortgage rates benefit homebuyers concerned over affordable house payments, but strict mortgage qualification requirements limit the number of potential home buyers that can qualify for mortgage amounts needed to buy homes.

If you are in the market for a new home or interested in selling your current property, be sure to contact your trusted real estate professional.

Whether you’re finally prepared to get into the real estate market or you want to know how you can make a deal quick, there are a few necessary documents you’ll need to prove your reliability to a mortgage lender.

Here are the documents you’ll want to have on hand when the time comes.

Previous Tax Returns

In order to ensure the earnings information you’ve provided to the lender, you’ll need to have your tax returns for the two years prior to your mortgage application. In addition, you may also be required to provide your W-2s as backup documentation.

Bank Statements

To make sure you’re a solid bet who will be able to make your down payment, you’ll need to present bank statements to ensure you have a cushion in the case that interest rates increase. If you do get money gifted to you for your down payment, you’ll need a letter to prove you’re not indebted to the provider.

Recent Pay Stubs

It can be much more difficult to get approved for a mortgage if you have a patchy work history or happen to be self-employed, so you’ll need 2 months of recent pay stubs to prove consistent employment. The pay stubs provided should also be an accurate reflection of the salary you’ve provided on your application to ensure no discrepancies.

Investment Statements

It’s certainly a good sign to the lender if you have a healthy balance in your checking and savings accounts, but you’ll also need to provide any statements for mutual funds and other investments. While they may not be necessary to prove financial soundness, they will help with approval if you have a lot of money squirreled away.

A Listing Of Debts

While it may be the least popular of the pile, a lender will also want to know about any outstanding debts like auto loans, credit card payments or student loans. It may be tempting to forego these documents, but it will give the lender a good sense of your honesty and your ability to manage your mortgage.

Mortgage approval may seem like a time-consuming process with no certain end, but by having the appropriate documentation and being upfront about your debts, you may be able to speed up the time frame.

If you’re interested in buying a new home, remember to rely on two of your best assets – your trusted real estate agent and your home mortgage professional. 

Last week’s economic reports included readings on retail sales, inflation and construction spending. New home sales Consumer sentiment readings were posted along with weekly readings on mortgage rates and first-time jobless claims.

Retail Sales Increase after Lowest Reading in 10 Years

Retail sales rose by 0.20 percent in January; analysts expected an increase of 0.10 percent based on December’s negative revised reading of -1.60 percent. Home centers and internet retailers led in overall sales; retail sales without the automotive sector were higher with an 0.90 percent increase in January, which exceeded expectations of an 0.40 percent increase.

December had a negative reading of –2.10 percent. Auto dealers had fewer sales to car rental firms and other business customers; the reading for retail sales excluding automotive sales rose 0.90 percent as compared to expectations of 0.40 percent more sales and December’s reading.

Inflation rose 0.20 percent in February, which matched expectations after a flat reading in January. Core inflation, which excludes readings for volatile food and fuel sectors, rose 0.10 percent, which fell short of 0.20 percent in January.

Construction Spending Rises as New Home Sales Fall

Commerce Department readings for construction spending rose 1.30 percent in January as compared to December’s negative reading of -0.80 percent. The end of the government shutdown likely helped return construction spending return to positive territory, but real estate and mortgage pros said that building more homes is the only solution to persistent shortages coupled with high demand for homes by would-be buyers.

Slim inventories and home prices rising in excess of wages and inflation are factors contributing to fewer eligible buyers. New home sales fell in January, which is not unusual for winter sales. 607,000 new homes were sold on a seasonally-adjusted annual basis in January; 652,000 new home sales were reported in December, but analysts expected a lower reading of 616,000 sales for January.

Mortgage Rates Fall as New Jobless Claims Rise

Freddie Mac reported lower average mortgage rates last week with rates for 30-year fixed rate mortgages averaging ten basis points lower at 4.31 percent. !5-year fixed rate mortgages averaged 3.76 percent after falling seven basis points. 5/1 adjustable-rate mortgages averaged 3.84 percent and were three basis points lower. Discount points averaged 0.40 percent for fixed-rate mortgages and 0.30 percent for 5/1 adjustable rate mortgages.

Initial jobless claims rose to 239,000 new claims last week; 223,000 claims were filed the prior week and analysts expected 225,000 new claims. Last week’s first-time jobless claims were the highest in ten years, but analysts said that layoffs haven’t risen significantly, which signals healthy labor markets.

The University of Michigan reported higher consumer confidence in March with an index reading of 97.80. The expected reading was 95.0 based on February’s index reading of 93.80. Increased consumer confidence in economic conditions suggests that more families will enter the housing market. Analysts said rising consumer confidence resulted from the resolution of the government shutdown.

What’s Ahead

Economic readings scheduled this week include reports on homebuilder confidence in housing market conditions, sales of pre-owned homes and Commerce departments on housing starts and building permits issued. The Federal Reserve’s scheduled announcement will be followed by Fed Chair Jerome Powell’s press conference. Weekly reports on mortgage rates and new jobless claims will also be issued.