Greater Atlanta Real Estate Blog

Should I Rent?

So many buyers are in a quandry over the past few months.  Home mortgage rates have increased from 3.625 to 6.25% since January. Home prices have increased nearly 10% Since January. Every sign says a buyer should wait to buy a home.

Not so fast...  It's very important to dig deep into the numbers and see where we were and where we are heading.  Then, we can make a very educated decision to rent.... or not.

There are a few variables that come into play.  Home prices, interest rates, inflation (and cost of living),  institutional buyers, and rent rates.

Let's start with home prices.  Home prices for the past 10 years have increased.  In the past two years they have increased on steriods.  What caused this?  Low inventory and very low interest rates (helping buying power) helped buyers buy a home that was effectively overpriced.  A home owner who owned a home was willing to buy at a premium because they just sold at a premium.  

Interest Rate hikes have increased the amount per month a new home owner will pay on their new home.  It also decreases buying power for the buyer.  A 1% increase in interest means a 10% decrease in the amount a buyer is qualified for.

Institutional buyers have played a huge part in home prices going up. These companies are not worried about losing money and therefore are paying over listed priced.   This is taking away inventory from home buyers...thus helping drive prices up.  On the flip side...after a year of losing money on each deal they...

Have You Said....."I'm Just Going To Wait For The Market To Cool Down"?

PLEASE READ BEFORE IT'S TOO LATE

We talk with buyers and sellers daily.  For those who are waiting the resounding reason, on the front end, is a good one.  The market is just too crazy and I'm going to wait until prices (and the market) cool down. 

Please take a long hard look at the numbers below and decide for yourself if the short term market pain of today is worth the long term extended pain for a long future.

Market Price Projection - Over the next four years home prices are projected to RISE.  This was projected before the huge increase in inflation. So these numberes will likely be adjusted soon to account for a more steady appreciation. Currently home prices are projected to go 35% in the next five years! WOW!

Let's just say home prices stay steady and do not appreciate. The next factor is a dagger right in the middle of the heart of the 'I'm going to wait' strategy.

Interest Rates - in the past 90 days mortgage interest rates have increase 1.25%.  Let's put some match to this for perspective because the FED has made it crystal clear that these increases are just beginning. Projections are 9 increases over the next year.  (NINE MORTGAGE INCREASES OVER THE NEXT YEAR) ----- Click for Mortgage Calculator

$400,000 MORTGAGE - INTEREST rate 3.25% (est tax at $3k and ins at $1k) - Monthly payment) $2074.15 

$400,000 Mortgage - Interest rate 4.50% (est tax at $3k and ins at $1k) - Monthly payment) $2360.07

Oh No....Interest Rates Are Rising!

Below is information compiled from multiple real estate economists/strategists. It is hoped this full article can be helpful to you in your discernment to buy (a home) now or buy later

“I anticipate the 30-year fixed mortgage rate to hover around 3.9 percent next month, with the 15-year fixed rate between 2.9 percent and 3.0 percent,” says Nadia Evangelou, director of forecasting for the National Association of Realtors. “Rapidly rising inflation and expectations that the Fed will raise short-term interest rates as soon as this month will continue to push up mortgage rates. March is also the month when the Fed’s asset purchase program is set to end. That means the current economic stimulus policies will conclude very soon.”

Greg McBride, Bankrate’s chief financial analyst, foresees even costlier rates.

“With inflation figures continuing to surprise to the upside, mortgage rates will remain above 4.0 percent on the 30-year fixed and above 3.25 percent on the 15-year fixed mortgage in March. The wildcard is the extent to which news like Russia’s invasion of Ukraine takes center stage, as the impact on mortgage rates could go either way,” he says.

The world is intently focused on Eastern Europe and images of bombs, tanks and troops. Sanctions against Russia could shape the direction rates head in the forthcoming weeks.

“Tensions between Russia and Ukraine might affect global markets. This could cause mortgage rates to fall, as more investors would move from stocks into the safety of bonds,” adds Evangelou. “However, the Fed will likely raise short-term interest rates as soon as this month, thereby moving up...

Seller's Market -  Why The Phrase "I'm Just Going to Sit Tight and Not Sell!" Could Be Very Costly

Everyone can agree The real estate market is one of the hottest on record.  The combination of a Record shortage of homes and a Record number of buyers in the market for a home has climaxed into an explosion in home prices.  Why in the world would anyone want to buy a home in this market correct?

Well, you might want to pause for just a minute and evaluate a couple variables before hitching your decision on that wagon.  Could be that decision could be very costly.  Let me explain.

1.  Home prices - in the past 12 months home prices have increased an average 14.1%. What???  A more normal appreciation is 4-6% appreciation.  And most economist are projecting the recent spike to calm down...so for the sake of running fair numbers we will present a more 'average' appreciation. 

Let's use 5% appreciation to help explain what is could like moving forward.  A home valued at $300,000 would cost $315,000 12 months later.  Two years later that value would be approx. $330,750.  That's a cost of $15,000 for one year wait and $30,750 for a two year wait.  (NOTE-Most economist are projecting the appreciation to be higher than 5%)

2. Interest Rates - This is the BIGGEST FACTOR to consider in all variables studied.  Any seller/buyer should study this above all other variables. It's the most costly and the most value add possible to your wallet.  So, let's run the numbers.  3% interest rate on $300,000 home (for this example we will assume $300,000 is the loan amount...

URGENT Sellers - We Need You!

We have the buyers, buyers, buyers and they are ready to buy a home.  We don't have the sellers. Call us if you have a home you want to sell.  Or you know someone who might be thinking about selling.  Call us at 678.647.6441

Find Out Your Home's Value

Here are a few needs below for our buyers...

OpenDoor, Zillow, Etc. Is Terminating ALL Contracts in GA

I keep getting asked the question "Should I use these companies to sell my home?"  There are so many layers with this question it's really difficult to unpackage this with a yes or no answer.  And now, in light of COVID-19, there is a new layer that is adding a new element that may answer that question for us.  You see, all the so called iBuyes (institutional buyers) are leaving town as fast as they showed up.  

iBuyers had a business model around fair price and  convenience to the customer. The fair price part was left for the consumer to discern.  The convenience piece was attractive. No showings. Control your timing.  The cost for this convenience though was sometimes hefty. But i digress.

Now the market is suddenly slowed to a near halt and these buyers are too nervous to 'play ball' during this time and they are terminating their contracts left and right.  Some have reported the iBuyer company Zillow is offering $5,000 to the seller to get out of the contract.  More and more reports are coming in about all investor/iBuyer offers.

iBuyers stop buying homes in Atlanta, GA https://www.curbed.com/2020/3/23/21191323/zillow-opendoor-ibuyers-suspend-opterations-coronavirus

So, where does this leave you as a seller?  Well first, if it's very important to you for the convenience, then choose a more local company like www.housebuyersnorthga.com.  

To get the most for your home it's almost always in the seller's interest to hire a top real estate agent like top performer Stan Jones with Jones Home Group.  Statistically speaking, a seller has...

COVID-19 and The Real Estate Market

Hope you are well and making it through the turmoil caused by the corona virus!  The downtime has been very nice.  At the same time it sometimes brings anxious feelings.

There is much misinformation and lots of good information to learn on a daily basis.  Real estate may or may not be a thought for you right now.  We wanted to keep you updated anyway incase you wanted to know. First, noone has a crystal ball as to what this will do to the real estate industry. Some say it will only stir it on more after this settles down. Some say it will make prices drop drastically. And some fall anywhere in between.

To be certain it WILL have some affect on us and the industry.  If nothing more it was interrupt the next few weeks with the normal flow of showings.   Our offices remain open at the current time and we are continuing to work hard to service all of our clients. Yet our Open status looks different. We are prepared to complete virtual showings, virtual meetings and virtual appointments.  

Everyone is doing their part to 'slow the curve'.  From everything we hear and are learning about this situation the more clarity we are getting to stay home and keep your distance from people for an extended period of time. Then, and only then, will we see businesses/restuarants/etc. re-opening and get back to a more normal flow of life.

The longer it takes, obviously the worse for our market and for everyone.  

The Jones...

Should I Stay or Should I Sell?  

Reminds me of the old song "Should I Stay Or Should I Go Now. If I go it will be trouble but if I stay it will be double."

It's first quarter 2020 and the real estate market has been good for going on 8 years now.   Wow, that's a long time and some project the market to shift again soon.  But...hold tight...is that really the best indicator whether to sell or buy a house?  

Yes, buying low and selling high is very important.  What about for most of us who already own a home?  Let's run some numbers and see what makes the most sense.

Running the numbers -

If someone decides to wait to buy a house - 

Home prices today $300,000  Interest Rates today 4%

They wait one year and buy next year - 4% appreciation  Home price $312,000

And let's say the Interest Rates stay the same at  4%  Total extra payments $21,000 over 30 years due to the 4% appreciation of the home.

Here is another example I think I’m going to wait to buy? 

Let's assume Home price today is $300,000 Interest Rates today 4%

We decide to Buy next year - and the home price does not change. It's still $300,000 next year.

But the Interest Rate goes up to 5%

This will result in Total extra payments of $64,210 over the next 30 years

Here is another example - Home prices go up 4% and interest rates go up from 4% to 5%

Home prices today $300,000

Interest Rates today 4% Approx $1541 / month

...

Nestled in Monroe, GA Walton County is a sweet gem.  Southern charm golf and community.  Swim and Tennis. Convenient to shopping, dining and major travel.  Come visit us for your taste of the beautiful south.  Providence Club community is a true treasure 

As we celebrate our freedom, let us not forget to thank those who have fought for our freedom to give us this day. Have a fun, safe, and action - packed 4th of July with your loved ones.
We have many reasons to celebrate this holiday.
The real estate market is hot! Interest rates are low! And it is a great time to buy and sell.

We love and are thankful for your referrals. If you know of someone who is looking to purchase, sell, or invest in a new home and is looking for professional Real Estate services, let us know. We would love to help.
Here is a Link to all of the Fireworks and other festivities happening in your area this Holiday!

https://patch.com/georgia/douglasville/georgia-july-4-fireworks-parades-concerts-2019-guide

Happy 4th from the Stan Jones Team to you and your family!

Today I’ll tell you about three things you can do to maximize your home’s value.

There are three specific things that homeowners can do to receive the biggest return on their investment and get the most money when they go to sell their house:

1. Upgrade your kitchen and master bathroom. These are the top two areas in a home where people spend their time, so they’re naturally the spaces that buyers look at first when thinking about buying your home.

2. Spruce up your curb appeal and landscaping. Since you only get one chance to make a great first impression, make sure that your front yard looks fantastic. It should have great edges, and there should be a nice contrast of color between your landscaping, your garden area, and your yard.

Since you only get one chance to make a great first impression, make sure that your front yard looks fantastic.

3. Modify your floor plan. If you have a wall that you could knock down at minimal cost, do it. If you can add square footage to a particular area in your house, go ahead and do it. Clean, open homes usually sell for more money.

If you have any questions about maximizing your home’s value or about anything else related to...

We’ve been in a seller’s market for years, but things may soon be changing.

If you’ve listened to any local news media over the last four years, you’ve been hearing that we’re absolutely in a seller’s market.

However, we’ve done some research and have found that it’s shifting right now toward a neutral market—perhaps even a buyer’s market. We tracked this by using an absorption report that we receive on a monthly basis. On top of this, we’re also seeing an increase in the average days on market for listed homes.

This means that if you’re looking to sell your home within the next three to five years, you should seriously consider getting it sold before the market shifts to favor buyers.

If you have ideas for any video topics we should cover, let us know! Otherwise, feel free to reach out to us with any questions you have or for more information. We look forward to helping you.

We hope your 2019 is filled with joy and love. Here’s our team’s message to you.

Happy New Year to all of our clients and friends. We want to wish you a happy, healthy, and prosperous 2019. It’s been almost 15 years that we’ve been serving clients, and we’re very pleased and thankful for your support. We hope you and your family have a terrific 2019.

Selling Your Home?  Buyer Provide Great Feedback

by: Stan Jones Stan Jones Realty Team Powered By Virtual Properties 

Buyer don't have to say anything to say a lot.  They are not confused in their silence.

Buyers shop for a home and select 5-7 homes online.  They discern the best handful of homes that could match what they are looking for.  Their realtor sends them homes that matche their criteria.  From this, the buyer has a list of homes to see.

When the buyer visits a home they are ready to purchase. When the buyer sees homes of interest they ask more questions and express interest to make an offer. When the homes matches closely the buyer's criteria the buyer usually is making an offer.

What does the feedback tell you when you are selling your home?

1.  If the home is priced right, it gets offers in the first 2 weeks of listing - usually even quicker than that.

2. If you (seller) are getting steady showings and no offers (or low offers) then it is one of two things causing your home to not sell.  Price or condition.  If the conidition is good...then it's price.  Nothing else.

3.  If you are receiving sporadic showings and not offers, then it is clearly price.  There are no other variables.  Buyers can see pictures online and most of the time they can't tell if there are condition issues. So, the only factor is price.  I've heard some people blame their realtor at this point. I've been around this business too long to know that this reasoning is just not acceptable. Why is it that all marketing is consistent across the board for real estate listed homes.  If the agent is consistently selling lots of homes then it is impossible to pinpoint the realtor to say they are not doing a good job on one home and not another one.  That's hogwash!!!...

Get a Review of Your Homeowners Insurance Coverage Annually.  

Why? 

Because you may have coverage shortages. 

Your Rates may have increased.

There may be better plans this year.

Also....

TIPS FOR TALKING WITH YOUR INSURANCE AGENT

Words of Wisdom from Preston Murphy..... please read. 

Winter is coming ???? [for the real estate market]. 

...by the way, it lasts for YEARS, typically. Longer than many of you have been practicing. 

As you see from the photo, from October 2006 to March 2012 our industry LOST almost 30% of the agent population. 

?? Are you prepared? 
?? Will your business survive the impending shift? 

In light of ‘4 million reasons’, most Realtors are currently relying on two things to prop up his/her business in our current market:

Want a better solution? TEXT RECAREER to 474747 and jump start a new path to a real career in Real Estate.

1?? the most robust market we’ve seen in a decade (not actually skill-based results). You happen-upon someone who wants to buy, sell, or invest in real estate because it’s the “thing to do” & you think your business is growing. It’s not. Don’t get caught in that trap. 

...and, btw, we’re actually on track to close fewer deals this year in the USA versus last year (in case you were thinking things are still on the way up nationally)

2?? many of you are also relying on your brokerage’s marketing department...

by: Stan Jones                                                                                                                National Real Estate Coach                                                                                         CEO The Stan Jones Team

Selling a home is stressful.  It's likely the biggest investment of a person's life.  Physically moving puts a toil on a person's mind, body, and soul.  Ripping up a person's 'nest' that is layered with memory after memory can be down right overwhelming.  Yet, with this selling a home can be incredibly rewarding as well. Moving to a different area, neighborhood, home style is a breath of fresh air.  New friends in the community.  New layout to decorate and make it yours.

Selling a home can be accomplished in multiple ways. Doing it along by FSBO and hiring a realtor are the most popular.  93% of homes were sold by a professional real estate agent in 2017.

Now there is a new player in town.  The so called iBuyer.  An iBuyer is a company who buys your home and allows a seller to close and move on their timing.  Wow! Now that is nice!  As a seller you get to control the timing.  In tradition real estate that is not probable.

The question is "At what cost does a seller pay for the convenience of choosing your own closing day/time?"

Take a look at the Forbes article about the iBuyer companies (90% choose not to go with the iBuyer... that's 9 out of 10) ...