Partners Trust 3rd Quarter Report

The strong momentum of the market for both single family residencies and condos is demonstrated in our latest third quarter report.  Some areas see a dramatic increase in price as well as strong reduction in average days on market compared to 2012.  

However, as you have read in my recent blog postings the market is starting to "normalize" above the $1.5 million dollar mark in the past month.  We still see plenty of multiple offer activity on choice properties due to the lack of inventory especially in choice zip codes. 

If you would like more detailed information on a specific zip code or area on the Westside, please shoot me an e-mail at john.skinner@thepartnerstrust.com and we will gladly get the information to you. 


Please click the link below:

US homeownership at 1995 levels despite housing rebound- are investors starting to pull back?

The nation’s homeownership rate was 65.1% on a seasonally adjusted level in the third quarter, the Census Bureau reported. Homeownership hasn’t been this low since the last three months of 1995. 

The fact that homeownership has fallen during the housing rebound shows investors have been a major force in sending home prices skyrocketing. Individuals and Wall Street players have descended on the housing market, looking for bargains and cash flow. They have scooped up many lower-priced homes to flip or rent out. Last month 33 percent of all existing home sales in the US went to “all-cash” sales, a massive part of the market. Since the typical American doesn't have much money saved to purchase homes, these are not your typical first-time home buyers. 

But now, investors have shown signs of pulling back because higher prices have made their investments less attractive. That has raised questions about whether first-time buyers will step in to fill the void, which experts say is key to a continued recovery. 

The homeownership rate peaked, on a seasonally adjusted level, amid the housing boom, at 69.4% in the second quarter of 2004. 

(Sources: LA Times and Doctor Housing Bubble)

Fixed mortgage rates move slightly higher- 30-year at 4.16%

A better economic picture sent mortgage interest rates higher this week, with Freddie Mac reporting that a 30-year fixed-rate home loan averaged 4.16%, up from 4.1% last week.

The interest rate for a 15-year fixed mortgage, popular with people refinancing their homes, averaged 3.27%, up from 3.2%.

Freddie Mac polls lenders each Monday through Wednesday about the terms of the loans they are offering to mortgage borrowers with strong credit ratings and 20% down payments or home equity. Borrowers would have paid about 0.75% of the loan amount in lender fees and points to obtain the rates, Freddie said.

(Source: LA Times)

Santa Monica is bracing for a growth spurt

Check out this LA Times article about the future development plans for Santa Monica, especially involving the areas around the new expo rail line which will link the city to Downtown LA. Santa Monica  (2016) is poised for  more growth and depending on people not using cars as frequently.  I sure hope they are correct or the gridlock that is already unbearable in Santa Monica during rush hour will be a true nightmare. 

Link: Santa Monica is bracing for a growth spurt

Mar Vista- 68% of sales in September at asking or higher..prices surpass 2006 peak levels

Mar Vista had 25 single family sales in the month of September which is way down from the 43 that sold in September last year, according to the MLS (this does not include off-market activity).  The lack of inventory in the area is one of the main reasons for the drop off in sales and increase in sale prices.  The average median sale price was $972,500 and the average days on market was 40 with the sale price coming in at 104% of the list price.  

 Most of Mar Vista has surpassed 2006 peak prices and we are seeing quite a bit of remodeling and building in the area which will lead to increase inventory in 2014 which should slow things down a bit from an appreciation standpoint.

A quick look at a few sales:

Oops- 3717 Ocean View- This 4 bed/3 bath, 3,128 sq. ft. house on a 10,599 sq. ft. lot is a prime example of deceptive marketing and not pricing your home appropriately when listing. The selling agent wants you to believe the house only sold for slightly less than the $1.299M list price at $1.275M. However, a closer look will show the house was on the market for over 328 days with an original list price of $1.699M. In fact, it was originally listed all the way back in 2012 for $2.299M.  Other factors may have been in play with this home such as the seller pricing high on purpose while going through a loan modification or frankly just not being a real seller until they had to.  That said, the worst way to sell a home especially in a hot market is to unrealistically price it and lose a multiple offer opportunity that will lead to the highest price and favorable contract terms which in some cases can be just as important as the price. 

Multiples on Midvale- 3132 Midvale- This 3 bed/2 bath, 1,664 sq. ft. home on a 5,960 sq. ft. lot created quite a stir when it hit the market in late July.   Located just south of National, the house was listed at $869K and immediately garnered multiple offers and sold for $920K with a 45 day escrow period.  This traditional home featured remodeled bathrooms, upgraded systems (plumbing, insulation, etc) and a sizable backyard for the area.  The home is also located in the Clover Avenue School District…Clover is one of the highest rated LAUSD elementary school’s on the Westside. 

Buyers go nutty for 3480 Wade Street- This 3 bed/2 bath, 1,830 sq. ft. home on a 6,605 sq. ft. lot was listed for $849K and reportedly received over 15 offers and sold for $1.030M. The home was marketed as a fixer/tear down and we have heard a builder had the winning bid. The house is just north of Palms and west of Centinela in a prime Mar Vista location.  Two years ago you would not think we would see a fixer/tear down  go for over a million dollars this quickly. 

Pacific Palisades Update- House on Las Lomas lists at $1.375M and sells for $1.750M

The Palisades had 27 single family sales in the month of September which beat out last year’s sales for the month by one according to MLS statistics (this does not include off-market activity).  Of the 27 sales, 37% (10) sold for above the original asking price.  The median sale price was $2.590M and the average days on market was 59 with the sale price coming in at 99.68% of the list price.  Let’s take a quick look at a few sales:

Craziest Sale of the Month- 646 Las Lomas- Tear-down on a 8,698 sq. ft. lot: Listed at $1,375M and sold for $375K over asking at $1.750M.  The minute this extra-large lot hit the market it created quite a stir with builders and principles looking to build a dream home.  An out of area realtor represented the seller and the original list price is evidence of that.  The property had over 20 offers with the listing agent ending up representing both sides and angering quite a few local agents and principles.  The accepted offer is rumored to have no contingencies and it closed within three weeks.  The buyer was probably a builder/contractor with institutional money behind them.  The Palisades has been a hotbed of builder activity the past 18 months.   
 
Highlands isn’t just hot from a temperature standpoint- 16617 Calle Brittany, a 5 bed/5 bath, 4,583 sq. ft.on a 7,678 sq. ft. lot had a list price of $1.875M and sold for $1.950M in multiple offers.  The house went into escrow in late June and had what appears to be a three month escrow on top of of a leaseback thru October 31^st.  The Mediterranean style home features a cook's kitchen, 4 car garage, ocean/mountain vistas and a lush backyard.  

17211 Avenida De La Herradura- This 4 bed/3 bath, 3,083 sq. ft. home on a 7,921 sq. ft. lot situated at the end of a cul de sac created quite a buzz when it hit the market with a $1.585M list price.  The sophisticated and upgraded family home made its debut on a Tuesday broker caravan and immediately drew over a half a dozen offers over the list price and it didn’t even make it to the first Sunday public open house.  The final sale price was $1.775M, almost $200K over the original asking price.  The house was bought in 2010 for $1.450M and the seller put in another 100K+ of additional upgrades.  We represented the buyer.

The odyssey of 1239 Las Pulgas -  At first glance you would think people would want to live here for a long time.  Completely remodeled down to the studs in 2007, this 4 bed/3.5 bath, 3,600 sq. ft. contemporary home with panoramic views goes through homeowners like most celebrities go through marriages.   From a realtor’s perspective it provides the perfect example that sale prices in the area have surpassed those in 2007.  The house was sold in 2008 for $3.2M and then sold in 2012 for $2.650M. Eight months later it was back on the market and sold in February of this year for $3.1M before being sold again this September for $3.315M, $165K over the asking price.  Despite the rapid turnover the home is still attracting buyers at higher prices so the inspections are checking out well.

Santa Monica Update- only 18 sales in September

 It was a very slow month of closings in Santa Monica last month.  The 18 sales is 9 fewer than last year in September, according to MLS statistics.  Six of the sales went for over the asking price with the average sale price coming in at $2.431M and the average days on market being 56. The average sale price was slightly above the average list price by .5%.  We will have a more in-depth look at Santa Monica in our next blog postings at the end of October.