ProSource Realty & Property Management

It may still have to get worse before it gets better, but the residential real estate market shows signs that demand is building and home values may start recovering in 2008.

It seems there's bad news for the housing market every day: More mortgage resets are coming in the next year, lenders are tightening standards and homes continue to pour onto the market. All point to sinking home values in the near future.

The National Association of Realtors says existing single-family home sales dropped 8.6 percent to a seasonally adjusted annual rate of 4.38 million in September, compared to a pace of 4.79 million in August. That rate is 19.8 percent below the 5.46 million-unit pace from September 2006. What's more, the median existing single-family home price was $210,200 in September, down 4.9 percent from the same time last year.

Good news, bad news
But there are also some encouraging signs. Lawrence Yun, chief economist for the National Association of Realtors, or NAR, believes home values may start recovering next year because significant demand has been accumulating. He says prices actually continue to trend upward in the Northeast, Midwest, throughout the condo sector and in areas that are not dependent on jumbo loans.

In the past two years, Yun says, more than 4 million new jobs have been created, wages have been rising and Americans accumulated $4 trillion in wealth through the stock market. He says that many people who may have been priced out of the market haven't yet returned due to a lack of confidence and a continuing bad news.

"Many people may just be wondering if it is better to buy later rather than now. Whether that is now or later, buyers are (and will be) able to re-enter the market at a more attractive price and a much larger selection of inventory," says Yun. "Mortgage rates are still favorable."

Slashing prices
As desperate sellers are forced to cut their asking prices and as home builders slash prices to get rid of excess inventory, Yun feels it is inevitable that some of those bargain shoppers will jump at offers and, in turn, slowly put upward pressure on sales and prices.

An early indicator that such a trend may be underway came in September 2007 when, the Commerce Department reported, sales of new single-family homes actually rose 4.8 percent with a revised annual rate of 770,000 compared to a rate of 735,000 in August 2007, despite a drop in the median sales price of new homes from $232,100 to $230,000 from August through September.

NAR data from the second quarter of 2007 actually shows price increases in 97 of the 149 metropolitan statistical areas. Because high-population areas such as Florida, Nevada and California have led the downturn, it sometimes masks the fact that the overall market has remained stable throughout most of the country.

Yun says Utah has still seen growth and believes Texas is ripe for price gains because of the strong job growth. Much of the South -- except for Florida -- has remained stable. With declining inventories, he also expects Denver and Boston to switch to positive pricing in the near future.

"For the vast middle part of the country, we are actually seeing price increases. We found that only about one-third of the MSAs (Metropolitan Statistical Areas) were actually seeing prices contract," Yun says.

Moody's Economy.com economist Patrick McPherron isn't so confident about a fast housing recovery and anticipates the market staying down at least through 2008. He says that a weakening in the economy and financial markets, combined with higher guidelines for mortgage lending, will drive down demand. The homeownership rate peaked at 69.2 percent in 2004 and now stands at 68.2 percent. McPherron says that 1 percent difference may seem insignificant, but shows a steady decline and means that a lot more homes will likely go unsold.

Downward pressure continues
"There is constant pressure on supply that is just now starting to alleviate, and you have all these additional homes coming in because of foreclosures and short sales. You now have an enormous amount of supply facing restricted demand and prices have to come down (further)," says McPherron.

Paul Kasriel, chief economist with Northern Trust in Chicago, also anticipates further weakening in the housing market because of growing inventories. He also believes that the wave of foreclosures isn't over and points to the $683 billion in subprime mortgages that are due to reset between now and the end of 2008. Those foreclosures will put even more homes on the market that will likely be sold at a discount by creditors that take possession of the homes.

"I think you'll see an increase in auctions with prices being slashed. I think prices are still going to be weakening for a while and it looks as though we're only in the early stages of homeowners capitulating in terms of their asking prices," says Kasriel.

While the housing downturn may not be good for the overextended homeowner or mortgage lender left holding the bag, many economists agree that it is healthy to make a transition to a housing market driven on fundamentals instead of speculation. McPherron says that in recent years, homes were being treated more as assets than consumption goods. That mind-set, combined with low interest rates and new mortgage innovations, including interest-only loans and teaser-rate adjustable mortgages, caused people to rush into houses not in search of shelter but high returns.

The waiting game
"The shift is going back toward the real value of the home because the price is so high that people are wondering if they should be in a home or if they could wait for a year for prices to come down," says McPherron.

Yun also believes there was an excess push in the market through speculation. He points to the fact that the markets with the largest number of investors and speculators, such as Florida, Nevada and Arizona, had the biggest excess in price increases. As home prices started to decline, many of the investors were put upside down and the demand from that group has quickly disappeared.

"On a long-term horizon, things don't look that bad. We're just moving through all these excesses that occurred. The markets that had a large investor presence are the markets that are seeing a major decline," says Yun.

Good News For Real Estate? Larges Monthly Home Sale Percentage Increase in 5 Years Reported
By RISMedia, 2009

RISMEDIA, Oct. 27, 2008-Due to falling real estate prices and rising foreclosures on the West Coast, sales of existing homes rose to its highest level in 13 months and highest percentage increase in five years, according to a report issued today by the National Association of Realtors (NAR). The increase resulted from buyers responding to improved housing affordability conditions, the organization stated.

Existing-home sales-including single-family, townhomes, condominiums and co-ops-rose 5.5% to a seasonally adjusted annual rate of 5.18 million units in September from a level of 4.91 million in August, and are 1.4% higher than the 5.11 million-unit pace in September 2007.

Lawrence Yun, NAR chief economist, said more markets are seeing year-over-year gains. “The sales turnaround which began in California several months ago is broadening now to Colorado, Kansas, Minnesota, Missouri and Rhode Island,” he said. “The South was hampered by much lower home sales in Houston in the aftermath of Hurricane Ike.”

NAR President Richard F. Gaylord, a broker with RE/MAX Real Estate Specialists in Long Beach, Calif., said low home prices and low interest rates have been attracting buyers. “This is the first time since November 2005 that home sales have been above year-ago levels,” he said. “Credit tightened at the end of September, but the improvement demonstrates that buyers who’ve been on the sidelines want to get into the market to make a long-term investment in their future.”

According to Freddie Mac, the national average commitment rate for a 30-year, conventional, fixed-rate mortgage fell to 6.04% in September from 6.48% in August; the rate was 6.38% in September 2007.

Yun said there may be market disruptions. “The credit markets are not settled yet, although the mortgage market stabilized with the government takeover of Fannie Mae and Freddie Mac. Inventory remains high, and price declines are pressuring owners,” he said. “Additional housing stimulus would stabilize prices more quickly, which in turn would bring faster stability to Wall Street. Removing the repayment feature on the first-time buyer tax credit and permanently raising loan limits would bring more buyers into the market and further reduce inventory.”

Total housing inventory at the end of September fell 1.6% to 4.27 million existing homes available for sale, which represents a 9.9-month supply² at the current sales pace, down from a 10.6-month supply in August. This marks two consecutive monthly declines since inventories peaked in July.

The national median existing-home price for all housing types was $191,600 in September, down 9.0% from a year ago when the median was $210,500. “Compared to a fairly small share of foreclosures or short sales a year ago, distressed sales are currently 35 to 40% of transactions. These are pulling the median price down because many are being sold at discounted prices,” Yun explained. “The current market is not being dominated by speculative investors. Rather, 80% of current buyers are purchasing a primary residence, which is a bit higher than historic norms.”

Single-family home sales increased 6.2% to a seasonally adjusted annual rate of 4.62 million in September from a pace of 4.35 million in August, and are 3.8% above the 4.45 million-unit level a year ago. The median existing single-family home price was $190,600 in September, which is 8.6% below September 2007.

Existing condominium and co-op sales were unchanged at a seasonally adjusted annual rate of 560,000 units in September, but are 15.7% below the 664,000-unit pace in September 2007. The median existing condo price4 was $199,400 in September, down 10.2% from a year ago.

Regionally, existing-home sales in the West jumped 16.8% to an annual rate of 1.25 million in September, and are 34.4% higher than September 2007. The median price in the West was $253,600, down 18.5% from a year ago.

In the Midwest, existing-home sales increased 4.4% to an annual pace of 1.19 million in September, but are 2.5% below a year ago. The median price in the Midwest was $152,500, which is 7.9% lower than September 2007.

Existing-home sales in the South rose 2.2% in September to a pace of 1.90 million but remain 7.8% below September 2007. The median price in the South was $167,200, down 4.1% from a year ago.

In the Northeast, existing-home sales slipped 1.2% to an annual pace of 840,000 in September, and are 7.7% lower than a year ago. The median price in the Northeast was $246,800, down 5.4% from September 2007.

(Excludes repossessions but includes sales by banks after they repossess. ASU calls these “Traditional Sales”)

The number of homes sold in the Phoenix area in June INCREASED 70% over June 2008.

More suprising to me, the number of homes sold in June was 12% higher than May. Typically, home sales start to fade in June except in very strong years like 2005. To have June sales go against the seasonal trend and actually increase significantly over May is an extremely bullish (non-bearish?) sign to me.