Buying November 11, 2020

A Guide to VA Loans

VA loans provide a path toward homeownership for active service and veteran personnel and their families. The following serves as a guide to understanding what they are, who they are available to, and what types of loans are available to them.

VA loans can be confusing, so talk with your Windermere agent as you prepare to discuss your options with your lender. “Even people in the military have misconceptions about (VA loans),” said Windermere agent and Veteran Gervon Simon in a recent episode of our “Ask An Agent” series.

 

What Are VA Loans?

The VA loan program was established by the United States Department of Veterans Affairs (VA) to help active service members, veterans, and surviving spouses become homeowners. VA loans are backed by the federal government yet provided by private lenders such as banks and mortgage companies. VA loans can be used to buy, build, or improve a home, or to refinance a current home loan.

 

How Do VA Loans work?

VA loans have appealing characteristics for homeowners including lower-than-average mortgage rates, zero down payment on the purchase price, no-prepayment penalties, limited closing costs, and no Private Mortgage Insurance (PMI). They are typically easier to qualify for than standard home loans. With VA-backed loans, they guarantee a portion of the loan from a private lender. This means less risk for the lender, often resulting in more favorable terms for the homeowner. You do not have to be a first-time homebuyer to receive a VA loan. VA loan limits vary by county, so be sure to work with your Windermere agent to determine the limit in your area.

 

Which Loans Are Available?

 

Purchase Loan

  • VA-backed purchase loans may be used to buy a single-family home, condo, manufactured home, or land. They also may be used to make energy-efficient changes to your home. Additionally, you can use a purchase loan to build a new home.
  • They offer no down payment, as long as the home’s sales price does not exceed its appraised value.
  • There is no need for PMI or mortgage insurance premiums (MIP).

 

Native American Direct Loan (NADL)

  • For Veterans who are either Native American or have a Native American spouse, the NADL can help to buy, build, or improve a home on federal trust land.
  • Beyond basic requirements of eligibility and credit standards, to be considered for the loan your tribal government must have an agreement—or Memorandum of Understanding (MOU)—with the VA. For more information on MOUs, visit this page: MOU Info

 

Interest Rate Reduction Refinance Loan (IRRRL)

  • The IRRRL is a refinancing tool for those with VA-backed home loans that are looking to reduce their monthly mortgage payments.
  • The IRRRL replaces a current loan, giving homeowners the ability to stabilize their repayment plans.
  • A VA funding fee may be required. Loan interest and closing fees will be charged by your lender but including these costs in your IRRRL will help you avoid paying the costs upfront.

 

Cash-out Refinance Loan:

  • The cash-out refinance loan allows homeowners to take cash out of their home equity or refinance a non-VA loan into a VA-backed loan.
  • In addition to your Certificate of Eligibility (COE), you’ll need to provide additional federal income tax information to your lender.
  • A home appraisal will be ordered by your lender. Similar to an IRRRL, a VA funding fee may be charged at closing. Follow their closing process and pay all closing costs.

 

For more information on the different types of VA Loans, eligibility, and more, visit the Veterans Affairs website here: VA Loans

Market News November 3, 2020

Hawaii/Maui Real Estate Market Update

The following analysis of select Maui real estate markets is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent. 

 

ECONOMIC OVERVIEW

COVID-19 continues to significantly impact employment on Maui, causing the loss of 23,000 jobs between February and September. That said, although it really is no consolation, employment has risen by 900 jobs from the low in May. The mandatory 14-day self-quarantine proclamation introduced by Governor Inge has been replaced with a pre-travel testing option. Hopefully this will lead to increased tourism, which is the backbone of Maui’s economy. The unemployment rate on the island hit a very high 35.8% in April. This has dropped to the current rate of 24%, which is still high. I will temper enthusiasm about this improvement by saying that much of the decline was due to a significant reduction in the labor force. All of the Hawaiian Islands are suffering, but a bottom in employment has been reached. That said, I am not holding out any hope of significant job recovery until next year when a vaccine is freely available—and being used.

 

HOME SALES

❱ In the third quarter of 2020, 487 homes sold, a drop of 19.8% compared to the same period a year ago, but 36.8% higher than in the second quarter of this year.

❱ Sales did rise in the Central area, but the increase only amounted to one additional sale. The largest drop in sales was again in South Maui, where 98 fewer transactions closed compared to a year ago.

❱ Listing activity rose 14.7% compared to the same quarter in 2019 and was 10% higher than in the second quarter. This increase in the choice of homes for sale appears to have helped increase sales from the second quarter.

❱ Pending home sales were 2.2% lower than a year ago but they were a significant 49.3% higher than in the second quarter of this year. This means closings in the final quarter will likely be positive.

 

Graph showing the annual change in home sales q3 2019 compared to q3 2020 in the different areas on Maui, Hawaii

 

HOME PRICES

❱ As we saw in the second quarter, the average home price on the island rose 14.7% from last year to $1,030,000 and was 5.7% higher than in the second quarter of this year.Heat map of the areas in Maui and the changes in home sale prices.

❱ Affordability is still a significant issue, but prices continue to appreciate. It is possible that buyers from the mainland are seeking out alternatives to traditional hotel or rental home vacations and are choosing to buy instead.

❱ Price growth was a mixed bag, with prices rising in three areas and dropping in two. The Westside and South Maui saw significant price growth, but the North Shore market experienced a major price drop. I am not particularly concerned about this as it is a very small area.

❱ The takeaway here is that price growth was very positive regardless of the economic issues that persist.

 

Graph showing the annual change in home sale prices from q3 2019 compared to q3 2020 in the different areas in Maui.

 

DAYS ON MARKET

❱ The average number of days it took to sell a home on Maui dropped 18 days compared to the third quarter of 2019.

❱ The amount of time it took to sell a home dropped in the Westside, North Shore, and Up Country but rose in all other areas.

❱ In the third quarter, it took an average of 54 days to sell a home, with North Shore homes selling at the fastest pace. It is taking the longest time to sell in South Maui.

❱ Market time not only dropped relative to a year ago, it also took 16 fewer days than in the second quarter. This is positive and shows there is demand from buyers.

 

Graph showing the average days listings were on the market in each area in Maui, Hawaii

 

CONCLUSIONS

Spedometer with Buyers Market on the left and Sellers Market on the right with the needle pointing toward Sellers market. This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

Unsurprisingly, the island is still reacting to the influences of COVID-19. Demand, although down from a year ago, was up relative to the second quarter, which is good. The pandemic will continue to influence the direction of the housing market and, as I suggested would be the case in the second quarter Gardner Report, there does appear to be some sort of return to a more normal market.

Price growth was significant, and sales rose in the quarter. As such, I am moving the needle back a little more in favor of sellers.

 

ABOUT MATTHEW GARDNER

Headshot of Matthew GardnerAs Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

Market News November 3, 2020

Big Island of Hawaii Real Estate Market Update

The following analysis of the Big Island real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent. 

 

ECONOMIC OVERVIEW

COVID-19 continues to significantly impact employment on the Big Island, causing the loss of 13,000 jobs between February and September. That said, although it really is no consolation, employment has risen by 900 jobs from the low in May. The mandatory 14-day self-quarantine proclamation introduced by Governor Inge has been replaced with a pre-travel testing option. Hopefully, this will lead to increased tourism, which is the backbone of the Big Island’s economy. The unemployment rate on the island hit a high of 23.4% in April. It has dropped to the current rate of 13.6%, which is still quite high. I would also note that the rate would have been higher had the island not seen a significant reduction in the labor force. All of the Hawaiian Islands are suffering, but a bottom in employment has been reached. That said, it will be a long slog to get back to the employment levels of early spring.

 

HOME SALES

❱ In the third quarter of 2020, 890 homes sold on the Big Island, an increase of 6.7% compared to the third quarter of 2019, and a significant 52.9% higher than in the second quarter of 2020.

❱ Sales were higher in six markets, were static on one, and fell in two. Kau, South Kona, and North Kohala all saw significant increases in sales and the markets where sales were lower only experienced small losses on an absolute basis.

❱ The growth in sales came even as inventory levels dropped 24.2% from a year ago. The average number of homes for sale in the quarter was also down 15.7% from the second quarter of 2020.

❱ Pending home sales jumped 49.3% from the second quarter, suggesting that closed sales will be positive in the final quarter of the year.

 

Graph showing the annual change in home sales q3 2019 compared to q3 2020 in each area on the Big Island, Hawaii

 

HOME PRICES

❱ The average home price on the island rose an impressive 8.1% year over year to $629,751. Prices were also 8.8% higher than in the second quarter of 2020.Heat Map of each area on the Big Island, Hawaii, showing the change in home prices.

❱ Affordability remains an issue, but there appears to be demand from locals as well as mainlanders. Buyers have dipped their toes back into the market. This is likely due to very competitive mortgage rates, as well as people seeking out alternatives to traditional hotel or rental home vacations and choosing to buy instead.

❱ Prices rose in every market other than North Kona. Appreciation was strongest in the Hamakua market area. In areas that saw market growth, all but one of them experienced double-digit increases.

❱ The market has improved, and I am hopeful this will continue with the easing of travel restrictions.

 

 

 

 

 

 

Graph showing annual change in home sales q3 2019 compared to q3 2020 in each area of Big Island, Hawaii

 

DAYS ON MARKET

❱ The average time it took to sell a home on the Big Island dropped eight days compared to the third quarter of 2019.

❱ The amount of time it took to sell a home dropped in North Hilo, North Kohala, and Kau, but rose in all other markets.

❱ In the third quarter, it took an average of 106 days to sell a home. Homes sold fastest in North Kona and slowest in Kau.

❱ It took 14 fewer days to sell a home in the third quarter than in the second quarter of this year.

 

Graph showing the average days on market for each area in Big Island, Hawaii.

 

CONCLUSIONS

This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

Unsurprisingly, the island is still impacted by the influence of COVID-19. Demand has improved and I remain hopeful that lowered travel restrictions will allow Island sales to continue to improve.

Increased demand and a low supply of homes for sale has allowed prices to rise at a very decent pace. As such, I am moving the needle back a little more in favor of home sellers.

 

ABOUT MATTHEW GARDNER

Headshot of Matthew GardnerAs Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

Market News November 3, 2020

Northern California Real Estate Market Update

The following analysis of the Northern California real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent. 

 

ECONOMIC OVERVIEW

We are certainly seeing some “green shoots” in the regional economy, but employment levels across the Northern Californian counties contained in this report remain well below where they were before COVID-19 hit. The region shed more than 432,000 jobs between February and May, but it appears as if we have turned the corner: preliminary data for September shows the region has recovered over 162,000 of those lost jobs. Even though jobs are returning, close to a quarter of a million people are still looking for work. It is, therefore, unsurprising to see the unemployment rate remain elevated at 8.3%, up from 3% in February. By county, the lowest jobless rate was in Santa Clara County (7%) and highest in Solano County (9.7%). The economy is recovering, and it appears as if new COVID-19 cases in the state are leveling out. However, some counties in Northern California appear to be doing better than others. Additionally, the state’s wildfires—although mostly contained—are still likely to act as headwinds to a complete economic recovery.

 

HOME SALES

❱ In the third quarter of 2020, 14,800 homes sold, an increase of 14% compared to the third quarter of 2019. I was pleased to see a significant recovery from the second quarter of this year
as well, as sales rose a notable 62.2%.

❱ Year-over-year sales were positive in all counties other than Solano, although the drop there was very modest. The largest increase in sales was in Napa County, which was a little surprising given its exposure to the Hennessy Fire.

❱ Listing activity was down 32.1% compared to the third quarter of 2019, and came in 12.5% lower than in the second quarter of this year.

❱ It was also encouraging to see pending home sales in the quarter rising significantly (42.7%) compared to the second quarter, which tells me that closings in the final quarter of the year will be positive.

 

Graph showing the percent change of home sales between 3rd quarter 2019 and third quarter 2020 for each county in Northern California.

 

HOME PRICES

❱The average home price in the Northern Californian counties contained in this report rose 12.7% year-over-year to $1,029,000.

❱ The most affordable counties in terms of average sale prices were Placer and Solano. Price growth in these markets was very solid, but we also saw significant price increases in the more expensive counties.

❱ Average prices rose in all but one of the counties contained in this report. There was a small drop in San Luis Obispo County, reversing the impressive increase that this county saw last quarter.

❱ Home price growth is a function of supply and demand. Supply levels, which increased in the second quarter, have pulled back and it appears as if solid demand has pushed prices significantly higher.

 

 

 

 

 

 

 

 

 

 

 

 

DAYS ON MARKET

❱ The average time it took to sell a home in the Northern Californian counties covered by this report rose four days compared to the third quarter of 2019.

❱ The amount of time it took to sell a home dropped in six counties but rose in Napa (34 days) and Solano (25 days).

❱ In the third quarter, it took an average of 51 days to sell a home, with homes selling fastest in Alameda County and slowest in Napa County.

❱ The greatest drop in market time was in Contra Costa County, where it took seven fewer days to sell a home than in the third quarter of 2019.

 

Graph showing the average days on market for each county in Northern California for the 3rd quarter of 2020.

 

 

CONCLUSIONS

Spedometer graphic with Buyers Market on the left and Sellers market on the right with the needle pointing toward seller marketThis speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

I was pleased to see jobs returning in reasonable numbers, and buyers—likely buoyed by very attractive mortgage rates—returning to the market. That said, listing activity was underwhelming, and this is likely part of the reason for the significant price growth.

If COVID-19 cases slow further and the forest fires are extinguished, I see no reason why the market cannot continue to improve. Because of these factors, I am moving the needle a little more in favor of home sellers.

 

 

ABOUT MATTHEW GARDNER

Headshot of Matthew GardnerAs Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

Market News November 3, 2020

Nevada Real Estate Market Update

The following analysis of the greater Las Vegas real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent.

 

ECONOMIC OVERVIEW

COVID-19’s massive impact on jobs has started to taper, but the market is still a long way from a full recovery. Las Vegas shed almost 247,000 jobs in only two months, but more than 118,000 of them have returned. Naturally, the Leisure & Hospitality sector was significantly impacted, but I am pleased to report that well over half of those 136,000 lost jobs have now returned. With major declines in employment, it was not surprising to see the unemployment rate rise from 3.9% in February to 34% in April. Given the return of a significant number of jobs, the rate in September came down to 15.5%. The market still has a long way to go to get back to where it was pre-COVID, but the improvement is palpable. Although it is certainly too early to say we are out of the woods, the direction the economy is heading is positive. That said, COVID-19 infection rates in Nevada started increasing in June and that may slow the economic recovery if the direction is not reversed.

Break down of submarkets in Nevada used for this Report

 

HOME SALES

❱ A total of 9,515 homes sold in the third quarter of 2020. This was an increase of only 0.9% compared to the same period a year ago, but a significant 56% higher than in the second quarter of 2020.

❱ Pending sales jumped 33.6% over the second quarter, suggesting that faith in the market is returning, which bodes well for closings in the fourth quarter.

❱ Sales rose in six markets, were static in one, and dropped in eight. The Anthem area saw significant growth, but this increase was offset by lower sales activity in the Spring Valley and Southeast Las Vegas markets.

❱ Listing activity was down 11.9% from the second quarter of the year and down 31.9% compared to a year ago. This is not encouraging. Listings will likely remain relatively muted until a vaccine is available, and the Las Vegas economy gets back to as close to normal as is achievable.

 

Graph showing annual percentage change in home sales for each county in Nevada.

 

HOME PRICES

❱ As sales jumped and inventory remained tight, prices took off. The average sale price rose 13.1% year over year to $363,793. Prices were up 7.7% compared to the second quarter this year.

❱ Annual home price growth is still solid. It is clear that buyers are competing for homes, and favorable interest rates are allowing prices to rise at well-above-average rates.

❱ Prices rose in every sub-market compared to the same quarter last year, with significant gains in Henderson. Also of note is that prices rose by double-digits in seven areas.

❱ Buyers are out there, irrespective of an economy that is still on the mend. Belief in the benefits of homeownership is apparent, and this is certainly benefiting home sellers.

 

Graph showing annual change in home sale price in each sub-market in Nevada comparing Q-3 2019 to Q-3 2020

 

DAYS ON MARKET

❱ The average time it took to sell a home in the region dropped one day compared to the third quarter of 2019.

❱ Regionally, it took an average of 43 days to sell a home in the third quarter of 2020. It took 5 more days to sell a home than during the second quarter of this year.

❱ Days on market dropped in nine sub-markets, remained static in two, and rose in four compared to a year ago.

❱ The greatest decline in market time was in the Queens Ridge neighborhood. The greatest increase in market time was in Aliante, where homes took an average of 17 more days to sell than they did a year ago.

 

Graph showing average days on market for listings in each sub-market in Nevada during Q-3 2020

 

CONCLUSIONS

Spedometer graphic with Buyers Market on the left and Sellers Market on the right with the needle pointing toward sellers marketThis speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

The market continues to recover from the impact of COVID-19. Demand has improved, as suggested by the number of pending sales in this quarter, and buyers have become more active. If new infection rates start dropping and the economy continues to improve, the market will recover. Buyers are out there, and supply remains tight. As such, I am moving the needle a little more in favor of home sellers.

 

 

ABOUT MATTHEW GARDNER

Headshot of Matthew GardnerAs Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

 

 

 

Market News November 3, 2020

Matthew Gardner COVID-19 Housing & Economic Update: 11/9/2020

 

On this week’s episode of “Monday with Matthew,” our Chief Economist, Matthew Gardner, analyzes the surprisingly strong U.S. Job Market Report from October. This video was recorded Friday, November 6th.


On the first Friday of the month, we economists get our hands on the latest US employment report and the October numbers are out and there’s a lot worth discussing, so let’s get to the figures.

 

Bar graph showing the Change in U.S. Payroll Employment each month of 2020

 

The country added 638,000 jobs in October and, although some would say that it was a mediocre number, it was well above the consensus forecast which anticipated just 530,000 jobs and it also came in above my forecast for 600,000 jobs. You see, 638,000 was actually surprisingly strong. Why? Well, Coronavirus cases are on the increase again and it would be natural to assume that this would impact the number of jobs returning.

 

Line graph showing the cumulative monthly change in jobs since October 2010

 

But before we all get too carried away – let’s look at it in a slightly different way.

And as you can see here, the country added 22.1 million jobs between the fall of 2010 and February of this year. Now when the pandemic hit, we lost almost the same number, 22.2 million jobs went away but what was remarkable was that we lost almost 10 years of job gains in just 2 months.

And although jobs started to return in May, we are still down by 10.1 million from where we were in February of this year and you can also see that the pace of improvement has certainly slowed.

 

Bar graph showing the Monthly Employment Change in October per sector

 

Looking now at where jobs were added, the biggest gains came in what was the hardest-hit sector during the pandemic, leisure and hospitality, with 271,000 jobs returning, but hotels are still suffering as, of that total, bars and restaurants saw 192,000 jobs return, but the country only added 79,000 hotel jobs.

It’s also worth mentioning that the total gain would have been higher but look at government employment.  It dropped by 268,000 and was actually inflated because of the loss of 147,000 Census workers.

And you can also see that Professional and Business Services rose 208,000 and retail added 104,000, and that was mostly in electronics and appliance stores because we all appear to be on a buying spree right now, and 31,000 jobs were added in that sub-sector.

Construction also posted a healthy gain, up 84,000, while manufacturing rose by 83,000, even though the sector remains well below its pre-pandemic level.

I would also add that private companies added decent 906,000 workers, which was up by 14,000 from September so the contraction in government jobs certainly impacted the overall growth number.

So far, the numbers could have been worse, but there was some data that wasn’t as pleasing and it concerns furloughed and permanently laid off workers.

 

Bar graph showing the number of layoffs, shaded represents Temporary and blue represents Permanent

 

Now, you can see that the number of furloughed – or temporarily laid-off – workers is dropping but it still came in at 3.2 million – even if that is down from a peak of 18 million back in April.

But you will also see that the number of permanent layoffs continues to rise. That number is now at 3.7 million, it is down from 3.8 million seen in September, but the trend is still headed higher.

Now you see, this is very worrying, and gives me another reason to believe that a full recovery in jobs is still a long way away.

 

Bar chart showing the various unemployment rates between U-3 which is dark blue, and U-6 which is light blue

 

Of course, 1.4 million fewer furloughed workers allowed the unemployment rate to drop a lot – breaking back below 7% and a full percentage point lower than it was in September and I will also add that this too was well below the consensus forecasts which called for the rate to come in at 7.7%.

Additionally, the broader U-6 rate (which includes people out of work but who aren’t actively looking for a job) also pulled back from 12.8% to 12.1%.

 

Line graph showing the number of people unemployed for more than 27 weeks

 

Of course, it was good to see the unemployment rate drop but, again, it wasn’t all good news, because the number of people out of work for more than six months surged by 1.2 million. Today, around a third of all unemployed persons have been out of work for at least six months and the October rate is also quickly approaching the peak seen during the aftermath of the Great Recession when about 45% of unemployed workers were out of work more than half a year.

And this is an important metric because workers who remain out of a job for this long enter a financially precarious period and the contested election reduces the chances of another stimulus package coming this year. But even if more fiscal stimulus is agreed on, it will likely be smaller than is needed.

As I mentioned earlier, even though private payrolls rose by a decent 906,000, the labor market recovery still has a long way to go.

The number of people working in America today is back at a level last seen in late 2015 and, at October’s pace, it would still take about another 16 months for employment to return to its pre-pandemic level.

I still expect that we will see a slow return to work, but the numbers are likely to remain muted until a vaccine or inoculation is not only freely available – but it has to be one that we feel comfortable taking as well.

The bottom line is that the report could have been worse, but it could also have been better too.

With that, as always, if you’ve got any questions about my comments today, I’d love to hear from you but in the meantime, take care out there, and I look forward to seeing you all again – in a couple of weeks.

Market News November 2, 2020

Park City Real Estate Market Update

The following analysis of select neighborhoods in the Park City real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent. 

 

ECONOMIC OVERVIEW
Though Utah is still feeling a significant economic hit, the jobs losses in March and April have certainly turned around. The pandemic caused the loss of more than 144,000 jobs in the state, but the most recent figures show that Utah has now recovered 95,900 of them. Although that still leaves a shortfall of 48,700 jobs, the numbers are promising.

The unemployment rate, which peaked at 10.4% in April, has dropped and now stands at a very respectable 4.1%.

If a headwind exists, it’s that new COVID-19 infection rates started to rise pretty aggressively again in September, and this has the potential to significantly slow Utah’s economic recovery.

 

HOME SALES

❱ In the third quarter of 2020, 349 homes sold in the Park City area, an increase of a very solid 46% compared to the third quarter of 2019. Sales were also up by a remarkable 166.4% compared to the second quarter of this year.

❱ Sales were down 16% in Wanship/Hoytsville/Coalville/Rockport, and static in Heber North & East from the quarter before. Sales rose in all other areas. Thaynes Canyon saw a remarkable 650% increase, though that equated to only 15 sales in the quarter.

❱ The growth in sales relative to the second quarter came as inventory levels dropped almost 10%. The growth in sales was a far cry from the significant decline we saw in the second quarter of the year. The market is clearly back!

❱ Pending home sales were 80.7% higher than a year ago, and up 228% compared to the second quarter of this year. Closings in the fourth quarter will be impressive.

Graph showing the change in percentage of home sales per neighborhood in Park City Utah from 3rd quarter 2019 to 3rd quarter 2020

 

HOME PRICES

❱ The average home price in the Park City neighborhoods contained in this report rose 28.3% year over year to $1.469 million. Prices were 26.7% higher than in the second quarter of 2020.

❱ The most affordable neighborhoods in terms of average home prices were again in the Kimball, Heber North & East, and Wanship/Hoytsville/Coalville/Rockport neighborhoods. The most expensive areas were Thaynes Canyon and the Upper Deer Valley Resort, where average home prices exceeded $3 million.

❱ Even with aggregate prices up significantly, they did not increase in all neighborhoods. Prices dropped in five neighborhoods, but I am not particularly concerned, as small areas can experience wild swings in prices depending on the homes that sold. Annual prices dropped in seven markets, with the most significant decline in the Canyons Village area.

❱ The Park City market is relatively small but contains some very expensive real estate. I mentioned in last quarter’s Gardner Report that it would be interesting to see if COVID-19-related impacts were going to persist or not. It appears as if they haven’t.

Graph of Annual change in home sale prices per neighborhood in Park City for quarter 3 2020

 

DAYS ON MARKET

❱ The average time it took to sell a home in the Park City area dropped 25 days compared to the third quarter of 2019, and was down 13 days compared to the second quarter of this year.

❱ The amount of time it took to sell a home dropped in all but three neighborhoods relative to the third quarter of 2019: Wanship/Hoytsville/Coalville/Rockport, Deer Mountain, and Tuhaye/Hideout.

❱ In the third quarter, it took an average of 88 days to sell a home. Homes sold fastest in the Trailside Park and Summit Park areas and slowest in the Canyons Village neighborhood.

❱ The greatest drop in market time was in the Kamas & Marion neighborhood, where it took 94 fewer days to
sell a home than during the same period a year ago.

Graph showing average days on market for listings in the 3rd quarter 2020 in Park City Utah

 

CONCLUSIONS

This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

Buyers are trying to take advantage of historically low mortgage rates, and many are offering cash in order to put themselves in a more competitive position than other would-be buyers. Assuming the state gets new infection rates back under control, I believe sellers still have the upper hand.
I am therefore moving the needle a little more in their favor.

 

 

ABOUT MATTHEW GARDNER

Headshot of Matthew GardnerAs Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

Market News November 2, 2020

Utah Real Estate Market Update

 

The following analysis of select counties of the Utah real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent. 

 

ECONOMIC OVERVIEW

Though Utah is still feeling a significant economic hit, the jobs losses in March and April have certainly turned around. The pandemic caused the loss of more than 144,000 jobs in the state, but the most recent figures show that Utah has now recovered 95,900 of them. Although that still leaves a shortfall of 48,700 jobs, the numbers are promising. The unemployment rate, which peaked at 10.4% in April, has dropped and now stands at a very respectable 4.1%. If a headwind exists, it’s that new COVID-19 infection rates started to rise pretty aggressively again in September, and this has the potential to significantly slow Utah’s economic recovery.

 

HOME SALES

❱ In the third quarter of 2020, 11,623 homes sold, an increase of 11.3% compared to the same period in 2019. Sales were 24.7% higher than in the second quarter—on the back of a significant increase over the first quarter.
❱ Total sales activity rose in all counties covered by this report, with significant gains in the small counties of Summit and Morgan.
❱ In less positive news, the number of homes for sale in the quarter was 56.4% lower than during the same period a year ago and down 38.6% from the second quarter of this year.
❱ Pending sales in the third quarter were up 1.9% compared to the second quarter, suggesting that closings in the final quarter of 2020 will be positive. As I have stated in past reports, sales are only limited by the number of homes on the market.

Graph of Annual change in Home Sales for the 3rd Quarter 2020.

 

HOME PRICES

Map of counties in Utah❱ The average home price in the region continued to rise in the third quarter, with a year-over-year increase of an impressive 15% to $432,640. Home prices were also 5.9% higher than in the second quarter of 2020.
❱ Outside of Wasatch County, every county covered by this report saw solid price appreciation compared to the same period
a year ago.
❱ Price growth was strongest in Wasatch County, where prices rose a remarkable 46.2%. This is clearly an anomaly, and I expect to see price growth pull back in the fourth quarter.
❱ Home prices are appreciating at significant rates, demonstrating faith in the concept of home ownership, but also showing that buyers are taking advantage of historically low mortgage rates.

 

Graph showing Annual Changes in Home Sales in the third quarter 2020

 

DAYS ON MARKET

❱ The average number of days it took to sell a home in the counties covered by this report rose one day compared to the third quarter of 2019.
❱ Homes again sold fastest in Davis and Salt Lake counties. The longest time it took to sell a home was in Wasatch County. It took less time to sell a home in all counties other than Morgan, Wasatch, and Summit.
❱ During the third quarter, it took an average of 40 days to sell a home in the region, down 7 days from the second quarter of this year.
❱ Market time was essentially static compared to a year ago, but significantly lower than in the spring of 2020. This is likely due to the lack of inventory, making the housing market more competitive.

 

Graph showing Average Days on Market in each county in the third quarter 2020

 

CONCLUSIONS

Spedometer graphic with Buyers Market on the left and Sellers Market on the right. The needle is pointing toward seller's marketThis speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

We know we have demand in the region, and that limited supply is heating up the housing market as demonstrated by reduced market time and significant price appreciation.

Listing activity is unlikely to improve as we round out the year, and buyers keen on taking advantage of historically low mortgage rates will be competing for the limited number of available homes. As such, I am moving the needle a little more in favor of home sellers.

 

ABOUT MATTHEW GARDNER

Headshot of Matthew GardnerAs Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national
level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

Market News October 30, 2020

Montana Real Estate Market Update

 

The following analysis of select Montana real estate markets is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent.

 

ECONOMIC OVERVIEW

Following a very significant decline in employment between March and April, Montana’s economy has now recovered 36,300 of the 63,500 lost jobs. The job recovery was evident throughout the state, but Missoula has been the quickest to rebound. Current numbers show that Missoula has recovered all but 400 of the 7,400 jobs that were lost. The unemployment rate in the state was 5.6% in August, down from the April peak of 11.9%.

Unemployment estimates across the various metropolitan service areas (MSAs) show Billing’s current rate is 4.9%, Great Falls’ is 5.3%, and Missoula’s is 5.4%. If a headwind exists that may slow the jobs recovery, it is that new COVID-19 infection rates started picking up significantly in September. Unless we see those numbers start to drop, or at least level off, a full employment recovery may be significantly delayed.

 

HOME SALES

  • During the third quarter of 2020, 2,543 homes sold in the markets contained in this report. This is an increase of 46.6% over the same period in 2019 and 203% higher than the second quarter of this year.
  • Sales activity was positive across the board, with significant improvement in all counties. The largest annual increase was in very small Broadwater County, where sales were up 200%. However, that meant sales rose from two to six.
  • The number of homes for sale remains well below where I would like to see it. That said, although listing activity was 8.9% lower than a year ago, it was up 8.2% from the second quarter of this year.
  • I would like to see inventory levels higher, but I was still pleased to see some improvement compared to the second quarter.

 

 

 

HOME PRICES

  • Year-over-year, home prices rose a significant 30.6% to an average of $499,013. Prices were also 40.4% higher than in the second quarter of this year. 
  • Average home prices rose everywhere but Broadwater County, though this was likely due to the fact that there were only a handful of sales in that market.
  • An improving economy, in concert with rapidly improving demand, gave the housing market the much-needed boost it needed following very poor second-quarter activity.
  • As I predicted in the second quarter Gardner Report, summer brought more inventory which not only led to more sales, but also a return of price growth.

 

 

 

 

 

 

DAYS ON MARKET

  • The average number of days it took to sell a home rose one day compared to the third quarter of 2019. 
  • Homes sold fastest in Lewis and Clark County and slowest in Madison County. All counties other than Lake and Gallatin saw days on market rise, but the overall average dropped because Lake County saw the time on market drop from 160 days to 98.
  • During the quarter, it took an average of 81 days to sell a home in the region.
  • The headline here is that although days on market rose in many counties, it was likely due to the increased number of homes on the market that gave buyers more choice.

 

 

 

CONCLUSIONS

This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

Pending sales rose even in the face of decreased supply. Price growth has bounced back significantly, signifying strong demand. This, combined with very favorable mortgage rates, suggests the market will continue to be buoyant.

The housing market has recovered, and it remains a seller’s market. As such, I have moved the needle a little further in their favor.

 

 

ABOUT MATTHEW GARDNER

As Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

Market News October 30, 2020

Idaho Real Estate Market Update

 

The following analysis of select counties of the Idaho real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent. 

 

ECONOMIC OVERVIEW

Idaho never ceases to amaze me! Along with the rest of the country, its economy was significantly impacted by COVID-19 and it shed 83,100 jobs between February and April. Since that time, the recovery has been palpable. Even though state payrolls contracted 10.8%, it has now recovered 69,500 of the jobs lost, leaving a relatively small shortfall of 13,600 jobs. With this recovery in employment, the unemployment rate, which peaked at 11.8% in April, has pulled back to 4.2%. Though this all sounds remarkably positive, Idaho has seen COVID-19 cases rise again, and this may slow the job recovery that appears to be in place.

 

HOME SALES

  • During the third quarter of 2020, 9,078 homes were sold, representing a very significant increase of 23.5% year-over-year. Sales were also 44.9% higher than in the second quarter of this year.
  • In the southern part of the state, sales rose in all but the very small Boise County. The 8.9% drop there represented only seven fewer transactions. Valley County saw significant growth.
  • Year-over-year sales growth was positive in all the Northern Idaho counties contained in this report, with significant growth in Bonner County.
  • Pending sales were positive relative to the second quarter, suggesting that closings in the final quarter of this year will also rise. Sales across the state are limited only by the lack of homes available to buy.

 

 

 

HOME PRICES

  • The average home price in the region rose a significant 24.8% year-over-year to $459,372. Home prices were 18.6% higher than in the second quarter of 2020.
  • In Northern Idaho, prices rose most significantly in Kootenai County, though all counties saw double-digit gains. Southern Idaho price growth was equally impressive, with Blaine County standing out.
  • Prices rose in all Northern Idaho counties covered by this report. All seven Southern Idaho counties also saw solid price growth.
  • Inventory levels remain an issue. The average number of homes for sale was 33% lower than a year ago and down 16.2% compared to the second quarter.

 

 

 

 

 

 

 

 

 

DAYS ON MARKET

  • It took an average of 93 days to sell a home in Northern Idaho, and 54 days in the southern part of the state covered by this report.
  • The average number of days it took to sell a home in the region dropped one day compared to the third quarter of 2019. It took an average of eight fewer days to sell a home than in the second quarter of this year.
  • In Northern Idaho, days on market dropped in Bonner and Kootenai counties, but rose by one day in Shoshone County. In Southern Idaho, market time dropped in four counties, but rose, albeit modestly, in Valley, Gem, and Canyon counties.
  • In Southern Idaho, homes sold fastest in Payette and Ada counties. Sales were fastest in Kootenai County in the northern part of the state.

 

 

 

CONCLUSIONS

This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

Demand for home ownership is significant, and, in my opinion, the number of sales is only limited by the number of homes for sale. The economy is recovering nicely, which, in concert with historically low mortgage rates, is getting a lot of buyers off the fence and searching for homes. With buyer demand far exceeding supply, I am moving the needle more in favor of sellers.

 

 

ABOUT MATTHEW GARDNER

As Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K. 

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.