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The following article was printed in the Friday, March 20th edition of the Austin American Statesman:

Austin-area home sales were down 28 percent in February from a year earlier but rebounded from an unusually weak January.  The Austin Board of Realtors said Thursday that 1,116 single-family homes sold last month, and the median price rose to $189,900.  The number of sales was the lowest for the month since 2001. But they were up 36 percent from January’s 818 sales, which were the lowest in a decade.  Austin-area real estate agents and mortgage brokers say activity has picked up in recent weeks, thanks to record-low mortgage rates and a new federal tax credit, up to $8,000, for first-time buyers.  “It’s busy right now,” said Robin Curle, who runs the top-producing team of agents at JB Goodwin.  Mortgage interest rates were below 5 percent on Thursday, and as word gets out about the tax credit, “it’s one more impetus to get people out there looking,” she said.  John McClellan, branch manager at Supreme Lending in Austin, said he is getting eight to 10 phone calls a day from people curious about the tax credit, which went into effect this month, and government moves to bring down mortgage interest rates.  “It’s on the upswing. The low interest rates and first-time homebuyers credit are actually motivating a lot of people out there,” McClellan said. “I call it your three strikes, you’re in: low home prices, historically low interest rates and the government will give you $8,000.”  Buyers have plenty to choose from: The number of homes on the market rose 3 percent last month, to 9,373, though new listings fell 16 percent. It took an average of 88 days to sell a house.  Other Texas cities had a similar pattern in February. Sales in the Dallas-Fort Worth area were down 28 percent and down 25.9 percent in Houston.  But Austin did better on price, with the median 5 percent higher than it was a year earlier. Houston’s median has been falling for five months in a row, including a 10.5 percent drop in February, and Dallas prices were unchanged last month.  Agents said the median price primarily reflects what price ranges are selling, with activity concentrated in lower and moderate-priced homes.  Seventy percent of the homes that have sold so far this year were priced between $130,000 and $399,999, according to Board of Realtors figures.  Curle said there are good values to be had in areas such as Steiner Ranch, the upscale subdivision in Northwest Austin.  Curle is marketing a 4,600-square-foot house on a greenbelt there for $695,000. Two years ago, the price would have been closer to $1 million, she said.  Beth Lozano, senior mortgage consultant at Cornerstone Mortgage Co., said loan applications are ticking up as word begins to spread about the tax credit.  “There is definitely a buzz about it,” she said. “I think it’s just a matter of getting the word out.”

“There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service.” Info@CarolDochenRealtors.com

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Builder magazine ranked the 15 best markets for housing in 2009, and guess which city came in at number 2?  That’s right, Austin, Texas.  See their take on the situation:

 2008 Total Building Permits: 14,250

Nine years ago, during the tech bust, some builders felt that Austin was too crowded and left. The bloom is back on Austin’s yellow rose now; it moved up the leader board to become the sixth largest home building market last year. Job creation explains the move. While other markets lost employment, Austin added 17,400 jobs last year, 2.31 percent growth rate. It helps that Austin is home to both a major university, The University of Texas, and the state capital. Existing homes cost a little bit more in Austin than other Texas markets, roughly $190,900, but that’s still below the national average. Also, Austin is one of the few metro areas in the country where median prices actually rose in 2008–1.4 percent through the first three quarters of the year. Amazingly, Austin now generates more home building activity than Chicago, which has six times more people.

Austin is a wonderful place to live and still a wonderful place to buy a home.  Despite the continuous stream of dire economic news, Austin will continue to be a bright beacon for the rest of the country to envy.

There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com

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The following article was published in the January 21st edition of the Austin American Statesman:

Austin-area home sales continued to decline in the last month of 2008, but there are signs that the market may be stabilizing.  The number of previously owned single-family houses sold in December fell by 21 percent compared with the same month a year earlier, according to the Austin Board of Realtors.  The median price declined by 4 percent to $182,000, which was only the second time the sales price has declined in the past four years.  But pending sales — deals in the pipeline for the following month — rose 11 percent, the first time they have increased since April 2007.  And new listings fell 4 percent from a year earlier, which kept the supply of homes for sale stable at about 8,500.  “Austin tends to have strong Decembers, but the reason that December 2008 was not particularly strong was obviously because of what happened in November, when consumer confidence and pending business fell tremendously,” said Helen Edwards , president and chief operating officer for the Austin region of Coldwell Banker United .  The Austin-area housing market has fared better than most areas of the country, but tighter credit, slowing job growth and spiraling consumer confidence have taken a toll.  December was the 18th consecutive month that home sales have fallen, and the 20,199 sales for the year were 20 percent lower than in 2007, which was the second-best year on record.  The median price for 2008 was $189,500, up 2 percent from 2007.  There are signs that the market is stabilizing and possibly improving.  The December sales drop was roughly half the rate reported in November, when 40 percent fewer homes sold compared to a year earlier.  Additionally, mortgage interest rates have been falling for three months, with the 30-year rate now hovering around 5 percent.  Tom Polk, a broker associate with Stanberry & Associates , said lower interest rates are one reason he has seen an uptick in interested buyers in the last two months.  “A 1 percent change in interest rates makes a 10 percent (difference) in the house you can afford,” Polk said. “4.75 and 5.75 (percent) don’t sound that different, but if you’re buying a $200,000 house, that’s a $20,000 price difference in what you can afford to pay.”  Polk said online traffic for his firm’s listings increased from a 2008 low of 600 hits in November to nearly 7,800 in December.  Edwards said she has also seen an uptick, and the increase in people looking at houses has made her “cautiously optimistic.”  “What’s important, I think, is that we’ve seen a tremendous increase in the traffic and the activity out there,” Edwards said. “That doesn’t mean we’ve seen a tremendous increase in closings.”  Polk said that buyers are seeking bargains and that houses priced 5 to 10 percent lower than the market peak two years ago are selling.  “I am just stunned by how quickly houses are going under contract if they are priced well,” Polk said.  Edwards agrees.  “What we have seen is that the buyers are willing to make offers if they perceive that the houses are listed at market or below-market rate,” Edwards said. “Buyers are looking for the best possible price, and some sellers are willing to offer that. Those sellers are the ones who are selling in this market.”  Houses priced between $150,000 and $400,000 posted the smallest declines in sales in December.  Sales of lower-end houses continue to be hit hard by tighter lending standards, and the inventory of high-end homes remains high.

 “There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service.” Info@CarolDochenRealtors.com

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The following article was published in the December 9th edition on Realty Times’ website by Kenneth Harney:

If new mortgage applications are a reliable gauge of forthcoming home purchases, looks like we’ve got a bumper crop taking shape out there.
Last week the Mortgage Bankers Association’s national survey registered a record 37 percent jump in applications for new conventional loans to buy houses, and a 39 percent increase for home purchases using FHA mortgages.
The reason for the sudden surge? A half point drop in 30 year fixed mortgage interest rates to 5.47 percent — which was down from 6 percent the previous week — and to just 5.13 percent for fifteen year loans.
The rate drop happened almost overnight, after the Federal Reserve announced plans to pump up the housing sector by buying $100 billion worth of bonds issued by Fannie Mae and Freddie Mac.
The Fed also said it plans to buy about half a trillion dollars of mortgage-backed securities issued by Fannie, Freddie and Ginnie Mae beginning this month. Ginnie backs the FHA side of the market, just as Fannie and Freddie do on the conventional side.
So why did the Fed’s moves mean so much? Because mortgage rates have been higher than they should recently due to bond investors’ uncertainty about the safety of Fannie and Freddie.
Both companies racked up multi-billion dollar losses last quarter, causing investors to demand extra-high premium returns before they’d buy Fannie or Freddie debt.
But now that’s over. The government’s backing of Fannie and Freddie is explicit and big. Investors are reassured. They’ll take lower premiums, allowing consumers to get lower mortgage rates.
Although lenders report their phones were jammed with applications from people who want to refinance, the big surprise was the huge jump in applications from consumers who plan to buy houses.
With prices down in the majority of markets, more and more people are finding that the equation now works: Fixed rates in the mid-fives combined with pricing at 2003 and 2004 levels make a compelling case that this is an excellent time to buy – provided you’ve got a downpayment and reasonable credit.
The bright spot in housing finance came in a week that was otherwise pretty much an economic downer: More bad news on Wall Street; followed by the official designation that we’re now in a recession.
One additional bright spot to report: Unsold inventory — the backlog of houses that weighs down local markets — dropped by a full point and is now down 4 and a half percent for the year.
That’s a very positive sign and should only get better with lower mortgage rates.

With interest rates still near historic lows and a huge amount of inventory on the market, now is a great time to start looking for your new home.

There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com

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According to the Austin American Statesman, Thomas Properties Group, Austin’s biggest landlord, still remains very optimistic on Austin and Central Texas.  Thomas Properties Group owns the Frost Bank Tower as well as 9 other Austin office buildings.  CEO Jim Thomas said that occupany levels rose to 89% in the 3rd quarter, up from about 78% in the second quarter.  Austin was cited as 1 of only a handful of markets that continue to be very healthy despite the economic problems.

The housing market and commercial market are directly related.  Jobs are the number 1 factor in maintaining a healthy real estate market and continued strength in the office market is a good indicator for Austin riding out the current economic problems significantly better than the rest of the country.

There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service.  Info@CarolDochenRealtors.com

America’s Recession-Proof Cities
Excerpt Forbes.com

By Joshua Zumbrun
Nationally, home prices are falling, unemployment is on the rise and the economy is expected to grow slowly–or even contract–in the first half of the year. But some cities are doing just fine.Take Oklahoma City, Okla. With falling unemployment, one of the country’s strongest housing markets, and solid growth in agriculture, energy and manufacturing, it looks best positioned among the nation’s largest metropolitan areas to ride out the current crisis.San Antonio is right behind. It also features solid employment figures and affordable home prices that continue to rise. Its industries are growing; it can’t hurt that the new AT&T was formed when San Antonio-based SBC Communications swallowed the old AT&T Corp. and BellSouth. The others holding steady or improving include Austin, Texas; Houston; Charlotte, N.C.; Dallas; San Jose, Calif.; Raleigh, N.C.; Salt Lake City; and Seattle.
Behind The Numbers To find them, Forbes.com examined the country’s 50 largest metros and looked at several key measures.
We examined unemployment data supplied by the U.S. Bureau of Labor Statistics for the year ending in February 2008 to see which areas are most adding or subtracting jobs. Next, we looked at the BLS data on job growth in non-farm payrolls, through February 2008, for construction, education and health services, financial activities, information, leisure and hospitality, manufacturing, natural resources and mining, professional and business services, trade, transportation and utilities, and the BLS’s catch-all category, “other services.”

We also took into account median home price data from the National Association of Realtors–from the fourth quarter of 2006 to the fourth quarter of 2007–to see which areas posted the largest annual gains. Our data did not account for the impact of declining sales in the first several months of this year.

Finally, our rankings were adjusted using data from a November 2007 report, “U.S. Metro Economies: The Mortgage Crisis,” by the U.S. Conference of Mayors. It lists each city’s estimated gross metropolitan product growth by projecting how rising foreclosures and falling home prices would affect overall levels of productivity in local economies.

Sunny Southern Skies-Texas cities fared best under these measures. San Antonio, Austin, Houston and Dallas-Fort Worth have benefited from historically lower home prices, which have been affordable to a large segment of the population. The availability of land–and, in some cases, little zoning–helped keep prices in these cities low. Instead of competing for homes, Texans could move to a new subdivision a little farther out.
What’s more, all four boast falling unemployment rates, with Austin dropping from 3.8% to 3.6% and San Antonio from 4.3% to 4%.
Cities that are expected to see growth in non-farm payrolls include Raleigh, which is expected to see 7.4% growth in professional and business services and 6% growth in education and health.

If you’re tired of waiting, these might be the best places to go.

There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com
 

The following article was printed in the October 21st edition of the Austin American Statesman:

In September, Central Texas home sales fell for the 15th consecutive month as the Austin area continued to feel the effects of the national real estate slowdown, tighter lending standards and heightened uncertainty about the economy. But the median price of $182,600 was unchanged from last September, ending an almost four-year streak of increases, the Austin Board of Realtors said.

Local real estate experts said it was a sign that prices will begin to fall, which could bring more buyers into the market.

Some observers say prices could drop as much as 10 percent within the next year as a near-record supply of homes for sale, anticipated rising mortgage rates and aggressive incentives by new-home builders pressure sellers to cut their prices.

Nationally, the median home price is down almost 10 percent this year. But Austin area prices have held up despite sales declines across all price ranges.

Last month, however, there were signs of change. Though prices kept rising in many areas, the median fell 26.4 percent in the real estate zone that includes affluent neighborhoods such as Barton Creek. It was down 7.6 percent in Pflugerville, 6.3 percent in eastern Round Rock and 18.2 percent in western Georgetown.

September sales of single-family homes totaled nearly $407 million, down 11 percent from a year earlier. To local real estate consultant Charles Heimsath, that suggests a turning point on prices. “I bet (the median price) goes negative before the end of the year,” said Heimsath, president of Capitol Market Research.

But Heimsath said a drop would not be “a bad thing, and I don’t think it will last very long.”

He noted that Austin is still creating jobs, although the rate of growth has cooled to below 2 percent.

“I still believe the fundamentals for growth in Austin are solid … and as long as we continue to grow some in the economy, we’re going to continue to generate demand for housing.”

He said the area’s median price had been “artificially inflated” by sharply slowing sales in lower price ranges, where the credit crunch has severely curtailed first-time buyers’ ability to obtain mortgages.

A decline in the median price, he said, would more accurately reflect a market in which sales have been falling and homes are sitting on the market longer. The 1,670 sales last month were 8 percent below September 2007 and the lowest for the month since 2002.

It took an average of 71 days to sell a house — 11 days longer than a year earlier.

Heimsath didn’t predict the amount of the price drop. But at a real estate forum last week, John McClellan, branch manager of Supreme Lending in Austin, and Jay Otto, chief executive of Dwellgo.com, a real estate Web site, said how much they expect the median to fall. Otto’s prediction is 5 percent to 10 percent by June. McClellan said a decline of at least 10 percent could be in store for homes in the upper price ranges, with smaller declines for homes in lower-price areas.

McClellan predicted that mortgage rates, now about 6.25 percent, could climb to the mid-7 percent range in the next six months, further squeezing buyers and forcing some sellers to cut prices. He said more-affluent buyers will be affected also by declines in the stock market.

Helen Edwards, Central Texas regional president of Coldwell Banker United Realtors, said a recent national price-cut promotion brought in offers to 10 percent of the 160 Central Texas sellers who participated.

“This proves that buyers are, in fact, willing to buy as long as the sellers understand that they want an excellent value for their dollar,” Edwards said, adding that clients have been having to price their homes “very aggressively” to compete with new homes.

“The rate at which prices have been increasing in the area has been slowing for a number of months,” said Eldon Rude, Austin director of Metrostudy, which tracks the housing market. “Over the next year, I expect that resale prices will come down, with some areas experiencing greater price declines than others.”

Ryan Rodenbeck, owner of Spyglass Realty and Investments LLC, disagreed.

“While we are seeing an increase in inventory, houses are moving, just at a slower pace,” Rodenbeck said. “That — coupled with the upcoming bottom of the market nationally that most experts predict — should help a national recovery, which in turn will allow people in other parts of the country who are trying to sell their home and move to Austin” to do so.

Heimsath said he expects consumer confidence and the stock market to improve by spring, when there will be more certainty about the direction in which the country is moving under the new president. He predicts interest in home purchases and other big-ticket items will pick up by then.

“If you have to sell, I would just hold off until the spring buying season,” Heimsath said.

And if you’re a buyer? “Look for the bargains,” Heimsath said. “Look for the people that have to sell.”

There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com

Re-printed from The Milken Institute September 10, 2008

Powered by a cluster of high-tech employers, Provo, Utah, has seized the number-one spot in the latest edition of the Best-Performing Cities index. It is joined at the top of the 2008 rankings by other growing metro areas in Utah, Texas, Washington, Alabama and the Carolinas.

This year’s rankings of where America’s jobs are being created and sustained shows the impact of a broad rebound in the technology sector, along with strong activity in exports and energy production.

Several metros that once dominated the rankings fell due to a sharp downturn in their housing and construction markets; locations in Florida and California took particularly sharp hits. Cities that depend on industry and manufacturing also continue to show a steady long-term decline. The lowest performers on this year’s index once again come from the industrial Midwest, with nine of the lowest-ranked cities found in Michigan or Ohio.

Among the nation’s 200 largest metros, these are the top 10 performers of 2008 (with their 2007 rankings in parentheses):

1. Provo-Orem, Utah (8)
2. Raleigh-Cary, North Carolina (10)
3. Salt Lake City, Utah (18)
4. Austin-Round Rock, Texas (20)
5. Huntsville, Alabama (16)
6. Wilmington, North Carolina (2)
7. McAllen-Edinburg-Mission, Texas (7)
8. Tacoma, Washington (50)
9. Olympia, Washington (37 in the 2007 ranking of small metros)
10. Charleston-North Charleston, South Carolina (12)

Among America’s 20 largest cities, Houston-Sugar Land-Baytown, Texas, posted the best performance of 2008. Previous standouts Riverside-San Bernardino-Ontario, California, and Phoenix-Mesa-Scottsdale, Arizona, both experienced significant declines, largely due to their housing markets.

In a separate ranking of 124 small metros, Midland, Texas, came out on top, besting last year’s number-one performer, Bend, Oregon. Like other booming Texas towns, Midland is enjoying a strong boost from oil and gas production.

Each year, the Best-Performing Cities index ranks U.S. metros based on economic growth. It includes both long-term and short-term measurements of employment and salary growth, plus indicators of high-tech output.
There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com

This article was published in the Saturday, August 2 edition of the Austin American Statesman:

Californai Home Market May Have Finally Hit Bottom – California led the U.S. into the worst housing market since the 1930s. Now the state might be the first to have found the bottom.  Across California, sales rose in April, May and June after 30 straight months of declines, the California Association of Realtors said. About 40 percent of those were foreclosure sales, DataQuick Information Systems reported.  “This signals the beginning of the end,” said Mark Zandi, chief economist at Moody’s Economy.com. Almost $1.3 trillion of home-owner equity has been lost in California since home prices peaked in 2005, he said.  California led the U.S. in default notices and bank seizures for the 18th straight month in June, which drove down prices and led to “discounted distressed sales,” the California Association of Realtors said.

Although it may be too early to tell, it’s always a good sign to see sales rise.  Even though many of those sales are foreclosures, it indicates there are many buyers that think the value is now there and it is a good time to get back into the market.  Only time will tell, but I know it gives me a good feeling.

There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com