Friday, December 18, 2009

2009 & 2010

Stu the Snowman.jpg

In the words of John McCain, “Hello friends”.   

 

As 2009 comes to a close I thought I would offer you a few observations on the housing market in Santa Clara County.  In the mist of great economic uncertainty it is impossible to predict the future.  So I will discuss the past.    

                                                                                                                                                                       

Market Stabilization:

2009 saw stabilization and some recovery in home prices.  Home values plummeted beginning in middle of 2007 and continued to drop through all of 2008.   This 18 month period saw the average sales price in S.C. County decline from a whopping high of $1,085,000 in August 2007 to a low of 559,000 in February 2009.  Today the average sales price in S.C. County has rebounded to $748,000. 

 

Opposing Forces:

Today’s market has some very strong yet opposing forces at work. 

Positive:  low interest rates, low inventory, seriously depressed prices, flow of capital.

Negative:  poor economy, distressed sellers, high rate of NOD’s (Notice of Defaults on home mortgages).

 

In 2009 I believe that the positive pressures on the market won out.  The question is which forces will win out in 2010.  Here are some thoughts on key issues that drive the market.

 

1.       Low interest rates: 

The government dedicated $1.25 Trillion to dump into the bond market about a year ago.  To date they have spent about $800 Million.  The result of this infusion into the bond markets has been to keep interest rates low.  When this allowance runs out interest rates will rise unless this artificial appetite for the bond market is picked up by another party.  Our friends in the financial markets tell me that interest rates are about 1% lower than where they would otherwise be right now.  Expect interest rates to rise about 1% in 2010

 

2.        Flow of Capital:

Most people believe that it is impossible to get a home loan.  Untrue.  If you can prove your income (no more stated income loans) you CAN get a loan.  The money is flowing in the residential markets.

 

3.       Low inventory:  

Inventory has been declining since middle of 2009.  It is staggering low today.  1,800 single family homes on the market today vs. 6,000 in April 2009.  This low inventory is most likely due to the fact that the only people who are selling right now are people who need to.  Otherwise, owners are sitting back and waiting for the market to turn around.  This low inventory has led to a recovery of the market because the renewed demand for homes we saw in 2009 meant that Buyers needed to compete with one another.  This led to Sellers receiving multiple offers above asking price.  This helped towards recovery as values increased.

 

4.       Tale of 2 Markets:

Today’s housing market is divided by the “big” homes and the “little” homes.  I draw the line around $600,000.  The little homes, where first time home Buyers and investors are most active, experienced a strong surge and rebound in values due to a greater initial loss of value and severe competition.  These homes are selling. 

The big homes, where there are fewer Buyers, did not enjoy the same recovery due to a lack of competition.  This market was more sluggish and these homes are sitting on the market longer.  Today there are signs that Buyers are coming out in this market and homes are starting to move.  In large part however, this is because Sellers are finally realizing that their homes value was not immune to the drop in values and have begun to lower their prices.

 

5.        Sandwiching of the Housing Market:

In short, the bottom of the market is coming up in value while the top of the market is coming down. 

 

6.       REO’s & Short Sales:

 Everyone thinks that the market is dominated by bank-owned properties or REO’s.  Untrue.  Of the 1,800 single family homes on the market today, only ~10% are REO’s.  However, the banks as a whole have a large inventory of REO’s that they are simple sitting on, slowly sprinkling onto the markets.  They are in short, helping to keep inventory low by not releasing their properties onto the market.  We expect them to continue to sprinkle this inventory onto the market for some time, which is good as REO sales are typically distressed properties and bad comparative sales for their respective markets.

 

REO’s will be less and less important in 2010.  Short Sales will become the dominant force.  Today, about 25% of the single family homes on the market are Short Sales (when the owner’s home is worth less than what he can sell it for and he must sell because he has missed payments and the bank is threatening foreclosure).  The problem with Short Sales is that these too are distressed sellers which is typically reflected in the sales price – another bad comp for the market.

 

The more Short Sales, the stronger the downward force on the market.  NOD’s are extremely high.  No community is immune from this pandemic.  Los Gatos to South San Jose is affected.  If you look on a map of it is staggering how many homes are in some stage of default.  We need to clean out this unhealthy inventory.  Until these home owners either come current on their payments, receive a loan modification, or do a Short Sale, these distressed owners will act as an anchor holding the market back from true recovery.

 

7.        Unemployment:

Better unemployment numbers will lead to increased consumer confidence and more people will feel confident in jumping into the housing market.  Economists predict a worsening of unemployment numbers through the first half of 2010 before a recovery in the jobs market. 

 

CONCLUSION

The housing market is cyclical.  It has crashed before and rebounded.  The market may experience a second dip.  Santa Clara County, especially some niches, are especially resilient and will rebound quicker than others.  Home values are still very depressed from 2 years ago. Interest rates will rise.  If you are investing long term buying today, today’s historically low interest rates (30-year fixed = 5.0%) may put you in a better position than waiting for the market to drop another 5% and then buy with interest rates at 6%.  On a $600,000 loan a 1% increase in interest rates adds $140,000 in interest payments over the term of a 30 year loan.

 

I wish I had a crystal ball to tell you all exactly where we are headed.  But if you have any insights you’d like to share please call me to discuss.  I’d love to hear your perspective!

 

Have a great holiday and best wishes in 2010!! 

 

Hans Heller

KELLER WILLIAMS REATLY

408-891-0212

Stu the Snowman.jpg

 

 

 

Monday, November 23, 2009

*A GLOBAL INTELLIGENCE BRIEFING FOR CEOs (..Recommend that you read it
all.)
> *
>
>
>
> This is a paper presented several weeks ago by Herb Meyer at the World
> Economic Forum in Davos, Switzerland which was attended by most of the
CEOs
> from all the major international corporations -- a very good summary of
> today's key trends and a perspective one seldom sees.
>
> Meyer served during the Reagan administration as special assistant to the
> Director of Central  Intelligence and Vice Chairman of the CIA's National
> Intelligence Council. In these positions, he  managed production of the
U.S.
> National Intelligence Estimates and other  top-secret projections for  the
>  President and his national security advisers.  Meyer is widely  credited
> with being the first senior U.S. Government official to forecast the
Soviet
> Union's collapse, for which he later was  awarded the U.S.  National
> Intelligence Distinguished Service Medal, the  intelligence community's
>  highest honor. Formerly an associate editor of FORTUNE, he is also the
>  author of several books.
>
> WHAT IN THE WORLD IS GOING ON? A GLOBAL INTELLIGENCE BRIEFING FOR CEOs By
> HERBERT MEYER:
>
> FOUR MAJOR TRANSFORMATIONS
>
> Currently, there are four major transformations that are shaping
political,
> economic and world vents. These transformations have profound implications
> for American  business leaders and owners, our culture and on our way of
> life
>
> 1. The War in Iraq:
>
> There are three major monotheistic religions in the world:
>
> Christianity, Judaism and Islam.
>
> In the 16th century, Judaism and Christianity reconciled with the modern
> world.  The rabbis, priests and scholars found a way to settle up and pave
> the way forward. Religion remained at the center of life, church and state
> became separate.  Rule of law, the idea of economic liberty, individual
> rights, human rights - all these are defining points of modern Western
> civilization. These concepts started with the Greeks but didn't take off
> until the 15th and 16th century when Judaism and Christianity found a way
to
> reconcile with the modern world. When that happened, it
> unleashed the scientific revolution and the greatest outpouring of art,
> literature and music the world has ever known.
>
> Islam, which developed in the 7th century, counts millions of Moslems
around
> the world who are normal people.  However, there is a radical streak
within
> Islam.  When the radicals are in charge, Islam attacks Western
civilization.
>  Islam first attacked Western civilization in the 7th century, and later
in
> the 16th and 17th centuries.  By 1683, the Moslems (Turks from the Ottoman
> Empire) were literally at the gates of Vienna.  It was in Vienna that the
> climatic battle between Islam and Western civilization took place.  The
West
> won and went forward.  Islam lost and went backward.  Interestingly, the
> date of that battle was September 11.  Since them, Islam has not found a
way
> to reconcile with the modern world.
>
> Today, terrorism is the third attack on Western civilization by radical
> Islam.  To deal with terrorism, the U.S. is doing two things.  First,
units
> of our armed forces are in 30 countries around the world hunting down
> terrorist groups and dealing with them. This gets very little publicity.
>  Second we are taking military action in Afghanistan and Iraq.
>
> These actions are covered relentlessly by the media.  People can argue
about
> whether the war in Iraq is right or wrong.  However, the underlying
strategy
> behind the war is to use our military to remove the radicals from power
and
> give the moderates a chance.  Our hope is that, over time, the moderates
> will find a way to bring Islam forward into the 21st century. That's what
> our  involvement in Iraq and Afghanistan is all about.
>
> The lesson of 9/11 is that we live in a world where a small number of
people
> can kill a large number of people very quickly.  They can use airplanes,
> bombs, anthrax, chemical weapons or dirty bombs. Even with a first-rate
> intelligence service (which the U.S. does not have), you can't stop every
> attack. That means our tolerance for political horseplay has dropped to
> zero.  No longer will we play games with terrorists or weapons of mass
> destructions.
>
> Most of the instability and horseplay is coming from the Middle East.
>  That's why we have thought that if we could knock out the radicals and
give
> the moderates a chance to hold power; they might find a way to reconcile
> Islam with the modern world.  So when looking at Afghanistan or Iraq, it's
> important to look for any signs that  they are modernizing.
>
> For example: women being brought into the work force and colleges in
> Afghanistan is good.  The Iraqis stumbling toward a constitution is good.
>
> People can argue about what the U.S. is doing and how we're doing it, but
> anything that suggests Islam is finding its way forward is good.
>
> 2. The Emergence of China:
>
> In the last 20 years, China has moved 250 million people from the farms
and
> villages into the cities. Their plan is to move another 300 million in the
> next 20 years. When you put that many people into the cities, you have to
> find work for them.  That's why China is addicted to manufacturing; they
> have to put all the relocated people to work.  When we decide to
manufacture
> something in the U.S., it's based on market needs and the opportunity to
> make a profit.  In China, they make the decision because they want the
jobs,
> which is a very different calculation.
>
> While China is addicted to manufacturing, Americans are addicted to low
> prices.  As a result, a unique kind of economic codependency has developed
> between the two countries.  If we ever stop buying from China, they will
> explode politically.  If China stops selling to us, our economy will take
a
> huge hit because prices will jump.  We are subsidizing their economic
> development; they are
> subsidizing our economic growth.
>
> Because of their huge growth in manufacturing, China is hungry for raw
> materials, which drives prices up worldwide.  China is also thirsty for
oil,
> which is one reason oil is now at $100 a barrel.  By 2020, China will
> produce more cars than the U.S.  China is also buying its way into the oil
> infrastructure around the world.  They are doing it in the open market and
> paying fair market prices, but millions of barrels of oil that would have
> gone to the U.S. are now going to China. China's quest to assure it has
the
> oil it needs to fuel its economy is a major factor in world politics and
> economics.
>
> We have our Navy fleets protecting the sea lines, specifically the ability
> to get the tankers through.  It won't be long before the Chinese have an
> aircraft carrier sitting in the Persian Gulf as well.  The question is,
will
> their aircraft carrier be pointing in the same direction as ours or
against
> us?
>
> 3. Shifting Demographics of Western Civilization:
>
> Most countries in the Western world have stopped breeding.  For a
> civilization obsessed with sex, this is remarkable.  Maintaining a steady
> population requires a birth rate of 2.1.  In Western Europe, the birth
rate
> currently stands at 1.5, or 30 percent below replacement.  In 30 years
there
> will be 70 to 80 million fewer Europeans than there are today.  The
current
> birth rate in Germany is 1.3.  Italy and Spain are even lower at 1.2.  At
> that rate, the working age population declines by 30 percent in 20 years,
> which has a huge impact on the economy.  When you don't have young workers
> to replace the older ones, you have to import them.
>
> The European countries are currently importing Moslems.  Today, the
Moslems
> comprise 10 percent of France and Germany, and the percentage is rising
> rapidly because they have higher birthrates.  However, the Moslem
> populations are not being integrated into the cultures of their host
> countries, which is a political catastrophe.  One reason Germany and
France
> don't support the Iraq war is they fear their Moslem populations will
> explode on them.  By 2020, more
> than half of all births in the Netherlands will be non-European.
>
> The huge design flaw in the postmodern secular state is that you need a
> traditional religious society birth rate to sustain it.  The Europeans
> simply don't wish to have children, so they are dying.  In Japan, the
>  birthrate is 1.3.  As a result, Japan will lose up to 60 million people
> over the next 30 years.  Because Japan has a very different society than
> Europe, they refuse to import workers. Instead, they are just shutting
down.
>  Japan has already closed 2,000 schools, and is closing them down at the
> rate of 300 per year.  Japan is also aging very rapidly.  By 2020, one out
> of every  five Japanese will be at least 70 years old.  Nobody has any
idea
> about how to run an economy with those demographics.
>
> Europe and Japan, which comprise two of the world's major economic
engines,
> aren't merely in recession, they're shutting down.  This will have a huge
> impact on the world economy, and it is already beginning to happen.  Why
are
> the birthrates so low?  There is a direct correlation between abandonment
of
>  traditional religious society and a drop in birth rate, and Christianity
in
> Europe is becoming irrelevant.
>
> The second reason is economic.  When the birth rate drops below
replacement,
> the population ages. With fewer working people to support more retired
> people, it puts a crushing tax burden on the smaller group of working age
> people.  As a result, young people delay marriage and having a family.
Once
> this trend starts, the downward spiral only gets worse.  These countries
> have abandoned all the traditions they formerly held in regard to having
> families and raising children.
>
> The U.S. birth rate is 2.0, just below replacement.  We have an increase
in
> population because of immigration.  When broken down by ethnicity, the
Anglo
> birth rate is 1.6 (same as France) while the Hispanic birth rate is 2.7.
In
> the U.S., the baby boomers are starting to retire in massive numbers. This
> will push the elder dependency ratio from 19 to 38 over the next 10 to 15
> years.  This is not as bad as Europe, but  still represents the same kind
of
> trend.
>
> Western civilization seems to have forgotten what every primitive society
> understands - you need kids to have a healthy society.  Children are huge
> consumers.  Then they grow up to become taxpayers.  That's how a society
> works, but the postmodern secular state seems to have forgotten that.  If
> U.S. birth rates of the past 20 to 30 years had been the same as
post-World
> War II, there would be no Social Security or Medicare problems.
>
> The world's most effective birth control device is money.  As society
> creates a middle class and women move into the workforce, birth rates
drop.
>  Having large families is incompatible with middle class living.
>
> The quickest way to drop the birth rate is through rapid economic
> development.
>
> After World War II, the U.S. instituted a $600 tax credit per child.  The
> idea was to enable mom and dad to have four children without being
troubled
> by taxes.  This led to a baby boom of 22 million kids, which was a huge
> consumer market.  That turned into a huge tax base.  However, to match
that
> incentive in today's dollars would cost $12,000 per child.
>
> China and India do not have declining populations.  However, in both
>  countries, there is a preference for boys over girls, and we now have the
> technology to know which is which before they are born.  In China and
India,
> families are aborting the girls.  As a result, in each of these countries
> there are 70 million boys growing up who will never find wives.
>
> When left alone, nature produces 103 boys for every 100 girls.  In some
> provinces, however, the ratio is 128 boys to every 100 girls.
>
> The birth rate in Russia is so low that by 2050 their population will be
> smaller than that of Yemen. Russia has one-sixth of the earth's land
surface
> and much of its oil.  You can't control that much area with  such a small
> population.  Immediately to the south, you have China with 70 million
> unmarried men who are a real potential nightmare scenario for Russia.
>
> 4. Restructuring of American Business:
>
> The fourth major transformation involves a fundamental restructuring of
> American business.  Today's business environment is very complex and
> competitive.  To succeed, you have to be the best, which means having the
> highest quality and lowest cost.  Whatever your price point, you must have
> the best quality and lowest price.  To be the best, you have to
concentrate
> on one thing.  You can't be all things to all people and be the best.
>
> A generation ago, IBM used to make every part of their computer.  Now
Intel
> makes the chips,   Microsoft makes the software, and someone else makes
the
> modems, hard drives, monitors, etc.  IBM even out sources their call
center.
>  Because IBM has all these companies supplying goods and services cheaper
> and better than they could do it themselves, they can make a better
computer
> at a lower cost.  This is called a fracturing of business.  When one
company
> can make a better product by relying on others to perform functions the
> business it used to do itself, it creates a complex pyramid of companies
>  that serve and  support each other.
>
> This fracturing of American business is now in its second generation.
>
> The companies who supply IBM are now doing the same thing - outsourcing
many
> of their core services and production process.  As a result, they can make
> cheaper, better products.  Over time,  this pyramid continues to get
bigger
> and bigger.  Just when you think it can't fracture again, it does.
>
> Even very small businesses can have a large pyramid of corporate entities
> that perform many of its important functions.  One aspect of this trend is
> that companies end up with fewer employees and more independent
contractors.
>  This trend has also created two new words in business, integrator and
> complementor.  At the top of the pyramid, IBM is the integrator.  As you
go
> down the pyramid, Microsoft, Intel and the other companies that support
IBM
> are the complementors.  However, each of the complementors is itself an
> integrator for the complementors underneath it.
>
> This has several implications, the first of which is that we are now
getting
> false readings on the economy.  People who used to be employees are now
> independent contractors launching their own businesses.  There are many
> people working whose work is not listed as a job.  As a result, the
economy
> is perking along better than the numbers are telling us.
>
> Outsourcing also confused the numbers.  Suppose a company like General
> Motors decides to outsource all its employee cafeteria functions to
Marriott
> (which  it did).  It lays-off hundreds of cafeteria workers, who then get
> hired right back by Marriott.   The only thing that has changed is that
>  these people work for Marriott rather than GM.  Yet, the media headlines
> will scream that America has lost more manufacturing jobs.  All that
really
> happened is that these workers are now reclassified as service workers.
So
> the old way of counting jobs contributes to false economic readings.  As
> yet, we haven't figured out how to make the numbers catch up with the
> changing realities of the business world.
>
>
> Another implication of this massive restructuring is that because
companies
> are getting rid of units and people that used to work for them, the entity
> is smaller.  As the companies get smaller and more efficient, revenues are
> going down but profits are going up.  As a result, the old notion that
> revenues are up and we're doing great isn't always the case anymore.
>  Companies are getting smaller but are becoming more efficient and
> profitable in the process.
>
> IMPLICATIONS OF THE FOUR TRANSFORMATIONS:
>
> 1. The War in Iraq:
>
> In some ways, the war is going very well.  Afghanistan and Iraq have the
> beginnings of a modern government, which is a huge step forward.  The
Saudis
> are starting to talk about some good things, while Egypt and Lebanon are
> beginning to move in a good direction.  A series of revolutions have taken
> place in countries like Ukraine and Georgia.
>
> There will be more of these revolutions for an interesting reason.  In
every
> revolution, there comes a point where the dictator turns to the general
and
> says, 'Fire into the crowd'.  If the general fires into the crowd, it
stops
> the revolution.  If the general says 'No', the revolution continues.
>  Increasingly, the generals are saying 'No' because their kids are in the
> crowd.
>
> Thanks to TV and the Internet, the average 18-year old outside the U.S. is
> very savvy about what is going on in the world, especially in terms of
> popular culture.  There is a huge global consciousness, and young people
> around the world want to be a part of it. It is increasingly apparent to
> them that the miserable government where they live is the only thing
> standing in their way.  More and more, it is the well-educated kids, the
> children of the generals and the elite, who are leading the revolutions.
>
> At the same time, not all is well with the war.  The level of violence in
> Iraq is much worse and doesn't appear to be improving.  It's possible that
> we're asking too much of Islam all at one time.  We're trying to jolt them
> from the 7th century to the 21st century all at once, which may be further
> than they can go.  They might make it and they might not.  Nobody knows
for
> sure.  The point is, we don't know how the war will turn out.  Anyone who
> says they know is just guessing.
>
> The real place to watch is Iran.  If they actually obtain nuclear weapons
it
> will be a terrible situation. There are two ways to deal with it.  The
first
> is a military strike, which will be very difficult.  The Iranians have
> dispersed their nuclear development facilities and put them underground.
>  The U.S. has nuclear weapons that can go under the earth and take out
those
> facilities, but we don't want to do that.
>
> The other way is to separate the radical mullahs from the government,
which
> is the most likely course of action.  Seventy percent of the Iranian
> population is under 30. They are Moslem but not Arab.  They are mostly
> pro-Western.  Many experts think the U.S. should have dealt with Iran
before
> going to war with Iraq.  The problem isn't so much the weapons, it's the
> people who control them. If Iran has a moderate government, the weapons
> become less of a concern.
>
> We don't know if we will win the war in Iraq.  We could lose or win. What
> we're looking for is any indicator that Islam is moving into the 21st
> century and stabilizing.
>
> 2. China:
>
> It may be that pushing 500 million people from farms and villages into
> cities is too much too soon. Although it gets almost no publicity, China
is
> experiencing hundreds of demonstrations around the country, which is
> unprecedented.  These are not students in Tiananmen Square.  These are
> average citizens who are angry with the government for building chemical
> plants and polluting the water they drink and the air they breathe.
>
> The Chinese are a smart and industrious people.  They may be able to pull
it
> off and become a very successful economic and military superpower.  If so,
> we will have to learn to live with it.  If they want to share the
> responsibility of keeping the world's oil lanes open, that's a good thing.
>
> They currently have eight new nuclear electric power generators under way
> and 45 on the books to build. Soon, they will leave the U.S. way behind in
> their ability to generate nuclear power.
>
> What can go wrong with China?  For one, you can't move 550 million people
> into the cities without major problems.  Two, China really wants Taiwan,
not
> so much for economic reasons, they just want it.  The Chinese know that
> their system of communism can't survive much longer in the 21st century.
>  The last thing they want to do before they morph into some sort of more
> capitalistic government is
> To take over Taiwan.
>
> We may wake up one morning and find they have launched an attack on
Taiwan.
>  If so, it will be a mess, both economically and militarily.  The U.S. has
> committed to the military defense of Taiwan.  If China attacks Taiwan,
will
> we really go to war against them?  If the Chinese generals believe the
> answer is no, they may attack.  If we don't defend Taiwan, every treaty
the
> U.S. has will be worthless.  Hopefully, China won't do anything stupid.
>
> 3. Demographics:
>
> Europe and Japan are dying because their populations are aging and
> shrinking.  These trends can be reversed if the young people start
breeding.
>  However, the birth rates in these areas are so low it will take two
> generations to turn things around.  No economic model exists that permits
50
> years to turn things around.  Some countries are beginning to offer
> incentives for people to have bigger families. For example, Italy is
> offering tax breaks for having children. However, it's a lifestyle issue
> versus a tiny amount of money.  Europeans aren't willing to give up their
> comfortable lifestyles in order to have more children. In general,
everyone
> in Europe just wants it to last a while longer.
>
> Europeans have a real talent for living.  They don't want to work very
hard.
>  The average European worker gets 400 more hours of vacation time per year
> than Americans.  They don't want to work and they don't want to make any
of
> the changes needed to revive their economies.
>
> The summer after 9/11, France lost 15,000 people in a heat wave.  In
August,
> the country basically shuts down when everyone goes on vacation.  That
year,
> a severe heat wave struck and 15,000 elderly people living in nursing
homes
> and hospitals died. Their children didn't even leave the beaches to come
> back and take care of the bodies.  Institutions had to scramble to find
> enough refrigeration units to hold the bodies until people came to claim
> them.  This loss of life was five times bigger than 9/11 in America, yet
it
> didn't trigger any change in French society.
>
> When birth rates are so low, it creates a tremendous tax burden on the
> young.  Under those circumstances, keeping mom and dad alive is not an
> attractive option. That's why euthanasia is becoming so popular in most
> European countries.  The only country that doesn't permit (and even
> encourage) euthanasia is Germany, because of all the baggage from World
War
> II.
>
> The European economy is beginning to fracture.  Countries like Italy are
> starting to talk about pulling out of the European Union because it is
> killing them.  When things get bad economically in Europe, they tend to
get
> very nasty politically.  The canary in the mine is anti- Semitism. When it
> goes up, it means trouble is coming.  Current levels of anti-Semitism are
> higher than ever.  Germany won't launch another war, but Europe will
likely
> get shabbier, more dangerous and less pleasant to live in.
>
> Japan has a birth rate of 1.3 and has no intention of bringing in
> immigrants.  By 2020, one out of every five Japanese will be 70 years old.
> Property values in Japan have dropped every year for the past 14 years.
The
> country is simply shutting down.  In the U.S. we also have an aging
> population.  Boomers are starting to retire at a massive rate.  These
> retirements will have several major impacts:  Possible massive sell off of
> large four-bedroom houses and a movement to condos.
>
> An enormous drain on the treasury.  Boomers vote, and they want their
> benefits, even if it means putting a crushing tax burden on their kids to
> get them.  Social Security will be a huge problem.  As this generation
ages,
> it will start to drain the system.  We are the only country in the world
> where there are no age limits on medical procedures.
>
> An enormous drain on the health care system.  This will also increase the
> tax burden on the young, which will cause them to delay marriage and
having
> families, which will drive down the birth rate even further.
>
> Although scary, these demographics also present enormous opportunities for
> products and services tailored to aging populations.  There will be
> tremendous demand for caring for older people, especially those who don't
> need nursing homes but need some level of care. Some people will have a
> business where they take care of three or four people in their homes. The
> demand for that type of service and for products to physically care for
> aging people will be huge.
>
> Make sure the demographics of your business are attuned to where the
action
> is.  For example, you don't want to be a baby food company in Europe or
> Japan.
>
> Demographics are much underrated as an indicator of where the
opportunities
> are.  Businesses need customers.  Go where the customers are.
>
> 4. Restructuring of American Business:
>
> The restructuring of American business means we are coming to the end of
>  the age of the employer and employee.  With all this fracturing of
> businesses into different and smaller units, employers can't guarantee
jobs
> anymore because they don't know what their companies will look like next
> year.  Everyone is on their way to becoming an independent contractor.
>
> The new workforce contract will be: Show up at my office five days a week
> and do what I want you to do, but you handle your own insurance, benefits,
> health care and
> everything else.  Husbands and wives are becoming economic units.  They
take
> different jobs and work different shifts depending on where they are in
> their careers and families.  They make tradeoffs to put together a
> compensation package to take care of the family.
>
> This used to happen only with highly educated professionals with high
> incomes.  Now it is happening at the level of the factory floor worker.
>
> Couples at all levels are designing their compensation packages based on
> their individual needs.  The only way this can work is if everything is
> portable and flexible, which requires a huge shift in the American
economy.
>
> The U.S is in the process of building the world's first 21st century model
> economy.  The only other countries doing this are U.K. and Australia.  The
> model is fast, flexible, highly productive and unstable in that it is
always
> fracturing and re-fracturing.  This will increase the economic gap between
> the U.S. and everybody else, especially Europe and Japan.
>
> At the same time, the military gap is increasing.  Other than China, we
are
> the only country that is continuing to put money into their military.
Plus,
> we are the only military getting on-the-ground military experience through
> our war in Iraq.  We know which high-tech weapons are working and which
ones
> aren't.  There is almost no one who can take us on economically or
> militarily.
>
> There has never been a superpower in this position before.  On the one
hand,
> this makes the U.S. a magnet for bright and ambitious people.  It also
makes
> us a target.
>
> We are becoming one of the last holdouts of the traditional
Judeo-Christian
> culture.  There is no better place in the world to be in business and
raise
> children.  The U.S. is by far the best place to have an idea, form a
> business and put it into the marketplace.
>
> We take it for granted, but it isn't as available in other countries of
the
> world.  Ultimately, it's an issue of culture.  The only people who can
hurt
> us are ourselves, by losing our culture.  If we give up our
Judeo-Christian
> culture, we become just like the  Europeans.
>
> The culture war is the whole ballgame.  If we lose it, there isn't another
> America to pull us out.
>
>
>
> --
> Graeme Marsh
> Future Business Concepts Inc.
> "You never change things by fighting the existing reality.
> To change something, build a new model that makes the existing model
> obsolete."
> Buckminster Fuller



 

Friday, June 19, 2009

A TALE OF TWO MARKETS DIVIDED BY THE CONFORMING-LOAN LIMIT

 

 

By Lew Sichelman, L.A. Times

 

Roused by a combination of low mortgage rates, sagging prices and government largesse, first-time buyers appear to have entered the housing market with a vengeance. According to the latest statistics from the National Assn. of Realtors, half of existing-home sales were to rookies who had never owned homes before.

But at the top of the housing ladder, the move-up market remains at a virtual standstill, stymied by the inability of sellers to attract buyers who can obtain financing at rates close to what first-timers are paying

Even if the sellers manage to hook a buyer who qualifies for a mortgage under today's super-strict underwriting guidelines, the sellers are probably going to have to invest much of their profit in their next home if they hope to move on.

What we have is a tale of two markets where the dividing line is $417,000, the so-called conforming-loan limit. It's the ceiling on the loans that can be bought by Fannie Mae and Freddie Mac, the two government-sponsored enterprises that buy loans from primary lenders and package them into securities for sale to investors.

Below that amount, Fannie and Freddie provide the grease that keeps money flowing into housing. But above the ceiling, known as the jumbo-loan market, there is no government underpinning in most places.

"If you ever wondered what the mortgage market would look like without government support, that's what we have today in the jumbo market," says Howard Glaser, a Washington, D.C., financial services industry analyst. "And it's not just the high end of the market that's impacted. It affects the market all the way down the ladder, and I'm not sure policymakers in Washington understand that."

Eighteen months ago, housing at all levels had a predictable supply of mortgage money. But when Fannie's and Freddie's accounting problems got the better of them, and most of Wall Street's investment bankers were unable to pay their bills, private investors pulled out of the mortgage market practically overnight.

The U.S. government came to the rescue by placing Fannie and Freddie under the government's wings until the two companies could right themselves and by bailing out the titans of Wall Street. Lawmakers also acted to goose the upper-price brackets by temporarily raising the Fannie-Freddie loan limit to $729,750 in 76 of the nation's 3,300 counties. (The ceiling in high-cost markets is scheduled to fall back to $625,000 on Jan. 1 unless Congress extends it.)

The limit is somewhere between $417,000 and $729,750 in 600 other places. But investors are still so gun-shy that the great majority of Fannie's and Freddie's mortgage-backed securities are now being bought by our own central bank, the Federal Reserve. Worse, in the jumbo sector, there is hardly any securitization at all, and lenders are increasingly reluctant to make jumbo loans they can't sell, at least at rates that borrowers consider acceptable.

"The jumbo market is not functioning," says Lawrence Yun, chief economist at the Realtors group. "We hear from our members every day, 'Fix the jumbo market, fix the jumbo market.' "

Yun says lenders are increasingly reluctant to make jumbo loans even though historically the risk of default is less. The economist also notes the difference between conforming and jumbo loans has jumped from 1.4 percentage points in 2005 to 3.9 points in March.

"Even when people have the capacity to buy, they're not, because they don't want to pay the high jumbo rate," Yun says.

This isn't just about people who are trying to buy and sell homes costing $500,000 or more. It's about the entire housing market, because when current owners can't sell their houses and move up to the next rung on the ownership ladder, those below cannot move up to the next level, either, so the market becomes clogged.

So for the most part, those who don't have a home to sell before they can buy a new one are fueling current sales. In March, according to the Realtors group, 53% of buyers were first-timers. But that figure can be misinterpreted.

"It doesn't mean first-time buyers are rushing to buy," says David Lereah, the Realtors group's former chief economist. "It just means that there are so few trade-up sales that the first-time-buyer share is automatically going to go up."

According to the real estate agents, the national share of sales above $750,000 this year is only about half what it was just two years earlier, dropping from 4.4% in 2007 to 2.3% currently. As a result, the inventory of houses for sale at or above that price point has more than doubled, from almost a 19 months' supply to what Yun calls "a very, very unhealthy" 41 months' supply.

A price-distribution study by the National Assn. of Home Builders shows that although the sale of houses under $250,000 rose significantly last year over 2005, the height of the housing boom, sales of houses costing more than that are down -- from 32.7% in 2005 to 28% in 2008 in the $250,000 to $500,000 bracket, and from 12.4% to 7.9% in the $500,000 to $1 million range.

There are two markets operating now, says Gopal Ahluwalia, the builders group's chief research economist. "In one, mortgage rates are low and prices are down," he says. "But in the other, rates are high and people can't sell at any price."

According to the National Assn. of Realtors, loans above $417,000 account for 10% or more of the market in 11 states and the District of Columbia. In Hawaii, 43% of loans are above $417,000. In California, the jumbo share is 41%. In D.C., it's 30%, and in New York, it's 22%. In 14 states, moreover, 11% or more of the houses are valued at $500,000 or above. And it's not just the usual places like California and New York. The list includes Delaware, Oregon and Illinois.

The jumbo sector is "more widespread than people are aware," Yun says. "It's not just a few coastal markets."

lsichelman@aol.com

 

 

 

Sunday, June 14, 2009

FAP (FORECLOSURE ALTERNATIVE PROGRAM)

Good news from Washington, D.C., today. The Obama administration announced new details under its Foreclosure Alternatives Program (FAP) enabling servicers and borrowers to pursue short sales and deeds-in-lieu (DIL) of foreclosure in cases where the borrower is generally eligible for a Making Home Affordable modification but does not qualify or is unable to successfully complete the three month trial period. The program, effective through 2012, requires that prior to proceeding with a foreclosure, servicers must determine if a short sale is appropriate.

 

We’re gratified that the administration has recognized the need to streamline the short sale and deeds-in-lieu processes, and has provided viable options to homeowners who have fallen behind on their mortgages but owe more than their homes would sell for in today’s challenging market. We also appreciate the efforts of our colleagues at NAR for keeping this issue front and center in our nation’s capital.

Incentives in the FAP program include $1,000 for servicers for successful completion of a short sale or deed-in-lieu of foreclosure; $1,500 for borrowers/homeowners to help with relocation expenses; and up to $1,000 toward the cost of paying junior lien holders to release their liens ($1 from the government for every $2 paid by the investors to the second lien holders).

 

The FAP includes streamlined and standardized documents, including a Short Sale Agreement and an Offer Acceptance Letter to minimize complexity and increase use of the short sale option. Servicers will independently establish both property value and minimum acceptable net return, in accordance with investor requirements, based on an appraisal or one or more broker price opinions, issued no more than 120 days before the date of the short sale agreement.
 

In the Short Sale Agreement, servicers must give borrowers/homeowners at least 90 days to market and sell the property, or up to one year, depending on market conditions. The property also must be listed with a licensed real estate professional with experience in the neighborhood, and no foreclosure may take place during the marketing period, of at least 90 days, as specified in the Short Sale Agreement.
  

The Short Sale Agreement also must specify the reasonable and customary real estate commissions and costs that may be deducted from the sales price. The servicer must agree not to negotiate a lower commission after an offer has been received.  Servicers may not charge fees to borrowers/homeowners for participating in the program. Servicers have the option to require the borrower/homeowner to agree to deed the property to the servicer in exchange for a release from the debt if the property does not sell within the time allowed in the Short Sale Agreement, plus any extensions.

 

Additional details will be forthcoming. Please check C.A.R.’s Market Response Center for updated information as it becomes available.

 

Sincerely,

 

James Liptak

2009 President

CALIFORNIA ASSOCIATION OF REALTORS®

 

Saturday, June 13, 2009

Employment Report

Reported by the California Association of Realtors

 

Employment Trends Index (ETI)™ increases for first time in 16 Months
The Employment Trends Index (ETI)™ for May now stands at 89.9, a 0.2 percent increase from the revised April figure of 89.7, and a 20 percent decrease compared with a year ago, according to a report released Monday by The Conference Board.

"While it is too early to say that the ETI has bottomed, the moderation of the last two months is certainly a sign that the decline in job losses is real and signals that the worst is over," said Gad Levanon, senior economist at The Conference Board. "However, as the economic recovery over the coming months is likely to be very slow, we still expect the unemployment rate to continue to increase to double digits by the end of this year and into 2010."

 

Monday, June 8, 2009

Mortgage Rates are Going, Going...

By Brett Arends, Wall Street Journal:

June 1, 2009

If you're looking for a new 30-year mortgage, last week's events from the financial markets carry a very simple message: Get 'em cheap while you still can.

Rates on conforming 30-year loans jumped dramatically in just a few days, ending the week at an average of 5.27% according to Bankrate.com. That's still OK by historic standards, but it's a jump from the levels seen just a few weeks ago, when you could get loans at 4.75% or below.

The underlying cause isn't hard to find. Rising government debts, and burgeoning hopes of an economic recovery, are pushing up long-term interest rates on government debt. The yield on the 10-Year Treasury, which was barely 2% near the end of last year, surged to 3.67% late last week before settling back slightly. And that, in turn, pushes up rates on other long-term loans.

What does this mean for you?

This surge in mortgage rates, if it continues, is ominous news all around. It's bad for those trying to refinance an existing mortgage, those looking to buy a new home, and those looking to sell their home. It may also be bad for the stock market, and maybe even for the dollar, too. More on that later.

For those trying to refinance: If you hadn't locked in the rate already, you are probably out of luck. You may be stuck with higher rates.

Ironically, if you were stuck crawling through the refi process when the rates jumped, you may be a victim of new mortgage rules. These were introduced in the last year to prevent another subprime scandal. They have slowed down the loan approval process and have discouraged most lenders from offering rate locks until other steps have been completed. "Lenders are not locking in borrowers' rates until the (home) appraisals are in," says Paul Sapienza, broker at Drew Mortgage in Boston. Until last year you could lock in a rate while you refinanced, or even looked for a new home. "That's over," Mr Sapienza says.

For those looking to buy a new home: Be aware this rate hike -- to 5.25%, from 4.75% recently -- can add quite a bit to your expenses. It will cost an extra $50 a month for someone buying a typical $200,000 residence with an 80% loan.

Rates still look pretty reasonable, but now there's an extra level of uncertainty in the process. Who knows where they will end up by the time you come to sign?

Some borrowers are now looking instead at adjustable rate mortgages, or ARMs. In some cases the initial rates are lower. Alas, we've seen this movie before. ARMs are high-risk and in most cases a terrible idea. They mean the lenders are transferring inflation and interest rate risk to you. In this environment both risks are substantial.

And if you were looking to sell a new home, bad news too: This rate jump adds about 10% to your potential customer's financing costs. Cheap mortgage rates were one of the things tempting buyers into the market. That is now in peril.

Why is this dangerous for the stock market? The rally in recent months depends on the economy stabilizing, and then recovering. There have been some hopeful signs in recent months. But of course the consumer has benefited from at least two big doses of financial adrenaline this winter: Refinancing gains and cheaper fuel. Both put extra money in their pockets. Both now appear to be over.

It is two months since Federal Reserve chairman Ben Bernanke unveiled plans to print money to buy up Treasury bonds. The aim was to keep long-term rates down. He will have to step up the process. The federal government may also wade back into the market for mortgage backed securities with a similar strategy. The U.S. Mint will have to move to a triple shift to print all the money.

Alas, there is only so far this can succeed. Treasury bonds are IOUs of the federal government. But so are dollar bills. Ultimately the bond market may notice that Uncle Sam is only paying off his IOUs with more IOUs. Gamblers who do this tend to find their markers start trading at a discount. When it does, neither is likely to command a premium.

 

Thursday, May 28, 2009

A MESSAGE FROM MY LENDING FRIENDS

Interest Rate and Market Update

The mortgage bond market got pummeled yesterday and we got multiple interest rate increases. From yesterday morning to this morning, interest rates went up by a full quarter percent (.25%), which is a significant day-over-day increase. From Thursday of last week, they have gone up by a full half a percent (.50%).

What caused this? Well, a few factors that have been in the making, but first I have to backtrack.

The first thing to know is that what has caused these extremely low rates throughout the year was the Fed’s guarantee that they would purchase $1.25 Trillion in Mortgage-Backed Securities (MBS). These securities – and the price they’re trading at – are what drive interest rates. With the guarantee that the Fed will buy packaged loans on the secondary market, banks know that they have a guaranteed buyer, which will free up liquidity for them to lend to other people. So the cycle continues … The Fed’s ultimate goal is to spur activity in the housing industry, which it has definitely done so, both in the purchase and refi markets.

Now, back to what has been happening this past week, and especially yesterday: it’s finally coming to a point where the Fed (after purchasing packaged loans) is also trying to sell them off, but is having trouble. We are relying on foreign investors, and foreign central banks, to buy our debts. So far they have done so, but some are starting to threaten that they will no longer buy. In addition, the 10-Year Treasury bond is a lot more attractive than the lower yields on MBS, and traders would much rather gain more money through the 10-Year Treasury, meaning that mortgage bonds will start to increase in price, meaning that interest rates go up.

I am definitely not an expert and there are so many other driving factors that we can’t even grasp our heads around, but this is just to give you an idea of one of the reasons rates are going up. I don’t see the steep uphill just yet, but the Fed-selling problem is definitely an issue that means we may have hit bottom a few weeks ago. Regardless, please remember that these interest rates are still amazing!

Irene

Granite Financial

 

408-257-1681

Tuesday, May 26, 2009

Single Family Home Inventory Continues to Fall

Normal

REO

Short

Total

28-Apr

2455

385

1023

3863

5-May

2407

339

941

3687

19-May

2358

286

852

3496

26-May

2281

270

793

3344

 

 

Thursday, May 21, 2009

KELLER WILLIAMS REALTY #1

Dear Associates,

 

Once again – you have blown us away!

 

We are proud to announce that two of the most prestigious research and media organizations in our industry have confirmed what we believe is one of the most awesome trends in real estate: As our competitors slip backwards, Keller Williams Realty is gaining ground.

 

The annual RISMedia Power Broker Survey and the REAL Trends 500 Report, recently released, offer definitive proof of this trend.

 

This year, Keller Williams Realty had more brokerages — based on closed transactions and closed volume — on both lists than any other real estate franchise. We also outranked all others on the reports in terms of number of agents added and total closed transactions.

 

On RISMedia’s Power Broker Survey, Keller Williams Realty again had the largest majority on the list — accounting for 35 percent of all the brokerages listed — 57 percent higher than any other real estate company.

 

As for REAL Trends: 143 Keller Williams franchises made the cut. We represent 25 percent of the entire report.  Click here to see our official press release on these results.

 

Let there be no doubt, the tide is turning toward Keller Williams Realty and it's all because of you!

 

Remember what Gary Keller says, “The ground we lose in this market we may never make up – but the ground we gain in this market, we’ll never give up.”

 

Yours in continued growth,

 

Mark Willis

Keller Williams CEO

 

Tuesday, May 19, 2009

INVENTORY DOWN - RATES CONTNIUE TO FALL

Current SFR inventory levels for Santa Clara County continues to decline.

 

 

Normal

REO

SS

Total

28-Apr

2455

385

1023

3863

5-May

2407

339

941

3687

19-May

2358

286

852

3496

 

Lender’s Update

30 Year Conforming (up to $417,000 loan amount) = 4.50% Interest Rate

30 Year Conforming (up to $725,000 loan amount) = 4.75 % Interest Rate

 

********************

 

 

 

 

Wednesday, May 13, 2009

REO TOUR - CAMBRIAN DISTRICT (SJ)

Come Tour Bank Owned Properties in the sought after Cambrian District.  This tour is designed to give Buyers an idea of what to expect when Buying an REO property.  Usually the properties are in need of significant TLC, but some are move in ready.  They are generally priced to sell so serious Buyers need to be pre-approved and know what they are looking for!  These properties move quickly!

 

Saturday’s self-guided tour will preview 8 properties in just 2 hours.  Or you can pick and choose the properties of you want to see!

 

Contact me for more information! 

 

Hans

408-891-0212

 

-----------------------------------------

Hans Heller

Realtor

Keller Williams - Silicon Valley

(408) 891-0212 (cell)

(408) 583-3686 (office)

(408) 583-3687 (e-fax)

-----------------------------------------

http://www.PropertyofCalifornia.com

http://www.PropertyofCalifornia.blogspot.com

 

Friday, May 1, 2009

REO TOUR - SATURDAY, 5/2, 10:00-12:15

Are you looking to take advantage of the economic climate? REO's (Real Estate Owned, meaning foreclosed homes that the banks now own) and today's low interest rates offer the opportunity to do just that!

I'm Hans Heller, a local real estate agent with Keller Williams. Warren Buffet said, "Be fearful when others are greedy and greedy when others are fearful". If you have money to invest now is a great time to invest in real estate, either as a personal residence, investment property, of flip. I can help you. Every Satruday a group of Realtors and myself hold an REO tour, cycling through different communities throughout Santa Clara County.

THIS SATURDAY, 5/2, FROM 10:00AM-12:15PM

If you are interested in learning about the market and about how to take advantage of this market email/call/txt me and I will send you the updated list for this Saturday.

TOUR FORMAT

- (8) Properties
- Property 1 - 10:00-10:30
- Property 2 - 10:15-10:45
- Property 3 - 10:30-11:00
- Property 4 - 10:45-11:15
- Property 5 - 11:00-11:30
- Property 6 - 11:15-11:45
- Property 7 - 11:30-12:00
- Property 8 - 11:45-12:15

This market is changing overnight as REO's are being purchased quickly. That is why the addresses are not published. If we were to publish them on Wednesday, they may be SOLD by Saturday!

Remember, even if you just want to learn about the market we are happy to answer all of your question. Hope to see you out there!

Hans
408-891-0212
hanswheller@gmail.com

Thursday, April 30, 2009

FHA LOANS CONTINUED

The Ins & Outs of FHA Loans – Part III        

 

 Did you know that FHA does not fund loans directly?     

    

 

The Federal Housing Administration only guarantees the loan from default but does not provide the money to fund the loan, the lender does.  In order to help mitigate their losses, FHA charges two separate fees:

 

  1. Up-front mortgage insurance premium (UFMIP)
  2. Monthly mortgage insurance (monthly MI)   

 

             

               

The Difference Between the Two:

         The up-front mortgage insurance premium (UFMIP)

    • 1.75% of the base loan amount

-       Paid only once, at time of closing

-       Can be added to the loan amount or paid as a cost

        The Monthly renewal mortgage insurance (monthly MI)

-       .55% of the loan amount

-       Paid monthly

-       Paid for the first 5 years of the loan

 

 

For example:  

 

The up-front mortgage insurance premium of 1.75%, for a loan amount of $300,000 would cost $5,250.  This charge can either be paid as a closing cost or financed back into the loan.     

    

With the same $300,000 loan at an interest rate of 5.00%, the monthly amortized payment would be $1,610.46. The additional .55% monthly MI premium would add $137.50 to the payment. 

Tuesday, April 28, 2009

FHA LOANS & REPAIR REQUIREMENTS

The Ins & Outs of FHA Loans – Part I I       

 

  What do you need to know about a property when doing an FHA transaction?       

 

 

FHA guidelines have recently changed.  Here are a few important  property requirements on FHA deals. 

 

                 

 Conditions That DO Require Repair  

 

 - Leaking or worn out roof

 - Evidence of structural problems

 - Lead-based paint

 - Poor exterior paint in homes  constructed after 1978 where the finish is otherwise unprotected

 - Inadequate access/egress from bedrooms to exterior of home  

  

 

Property Conditions that DO NOT Require Repair

 

 - Missing handrails

 - Cracked or damaged doors that are still operable

 - Cracked window glass

 - Minor plumbing leaks (i.e. leaky faucets)

 - Evidence of previous (non-active) Wood Destroying Insects (but no structural damage)