Apr 19 2016

Should You Use the Mortgage Broker Your Agent Referred?

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By Contributing Writer

Ryan Fitzgerald of Raleigh Realty

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Mortgage Brokers are often referred business by real estate agents and have long-standing relationships with them.  Like most professionals within a service industry, they also specialize in a specific type of program like USDA or FHA programs which should arise from their experience in past transactions using that loan type.  Either way, the goal for a mortgage broker should be to save you the most money based on your specific lending requirements.

One common question home buyers have is whether or not they should use a mortgage broker referred by their real estate agent.  Good Question.  Typically you’ve selected the real estate agent because you trust them to act in your best interest throughout your transaction; but can you trust them to be sure your mortgage broker is the one that you should be using to maximize your savings? More often than not, if you’ve selected a trustworthy and reputable REALTOR, they will also refer you a mortgage broker that is right for you.  In the event that you still feel uneasy, here are some red flags to watch out for when using your realtors mortgage broker

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#1 It’s important for you to know that your home purchase can fall apart over choosing a Mortgage Broker that doesn’t act in your best interest, or doesn’t have the experience to obtain the best loan program for you. If you feel pressured to use the mortgage broker       your REALTOR has picked out for you, this is a red flag to ask more questions or do a little research of your own.

Example:  A home buyer feels pressured to use a specific mortgage broker and therefore does not explore all possible options.  The lender that mortgage broker works with is not able to close within 50 days.  The seller decides against selling the home to that client and because the broker had not explored all loan options available, the client lost the opportunity to purchase that home.  The upsetting part is the client was qualified to obtain a loan well within that time frame, but felt powerless to do so.

#2:  You are not given legitimate reasons as to why your agent has referred the mortgage broker.  Good reasons include past experience in successfully closing one or more transactions with that broker or  the broker specializes in the type of loan your real estate agent thinks would work best for you.

#3: You aren’t able to verify that the mortgage broker is a licensed professional in the state your transaction is being performed.  Many mortgage brokers are licensed in several states You can do this by going to http://www.nmlsconsumeraccess.org.

#4:   You are not provided testimonials or references upon request and are not able to contact the mortgage broker directly.  When a real estate agent has your best interests you will know it. They will truly care about you as an individual vs. their bank account by providing top notch customer service.  Part of that service means making you feel comfortable throughout the transaction.  Obtaining references and testimonials

#5:   Granted a real estate agent is not supposed to know about obtaining a mortgage loan at the same level of a good mortgage professional, but they should certainly know enough to select a good one for you.  If your realtor seems to be unsure about basic topics like getting pre-qualified to purchase a home, what information you will need to provide a lender, what general loan programs are available to home buyers, etc. then you are right to question whether they have asked the right questions themselves.

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What questions can you ask the lender directly?

  • Ask your mortgage lender what the best loan options are for you – they should be able to provide several options with different monthly payments, rates, and down payment options. Other good questions include:

  • What types of mortgages do you offer?

  • What are the best mortgages for me?

  • Are you able to obtain the loan in enough time to close on my transaction?

  • How do your rates compare and how does the Annual Percentage Rate translate over time?

  • Remember waiting to select a REALTOR or Mortgage Broker until you have found the home of your dreams is too late!

Final Thoughts

Transparency, expertise and the ability to legally perform the transaction in that state are important factors your realtor should consider.  If you don’t feel these topics are covered when one is referred, it should prompt you to do your own research before proceeding.  Don’t be afraid to ask direct questions upfront and make sure you feel comfortable that you understand the response.

A good agent will partner only with reputable mortgage brokers and a good mortgage broker can provide solutions and educate you in a way will put your mind at ease and allow for a timely closing, cost saving, and stress reduction throughout your next real estate purchase.

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Apr 18 2016

2016 US Housing Market Conditions Report

1st Quarter Shows a Boost in Home Buyer Activity

1st Quarter 2016 shows a notable increase in buyer activity as pending sales peak.  With mortgage rates inching upward, high demand from qualified buyers, and a majority of homeowners with positive equity gained in 2015, we are primed for an active second quarter.  This data comes from a survey of HouseHunt agents with exclusive territories across America. This grassroots approach to studying the housing market gives us a thorough look at where the real estate market will continue to go in 2016 and beyond.

Buyer & Seller Activity

Last quarter, we presented a seller’s market but trended toward a more balanced marketplace. There were more buyers than sellers in the market and conditions responded accordingly. This quarter, while still a seller’s market overall, a large increase of markets surveyed are reporting a significant boost in buyer activity. 

60% of the markets reported more buyers than sellers compared to 48% in the 4th quarter 2015 representing a 12% jump, but only a slight year over year increase of 1%. There is clear evidence that demand is building for qualified buyers. Seller activity held steady for its fourth consecutive month at 24%.  A 12% drop from 28% to 16% was seen for those markets reporting buyer and seller activity to be even.  

This quarter our survey shows that 75% of our markets are showing an increase in buyer activity compared to 69% of HouseHunt agents surveyed who reported an increase in buyer activity in the previous quarter.  This slight increase is in line with NAR’s report showing pending home sales are on the rise.

Although, seller activity remained unchanged compared to last quarter, we did see a 9% increase year over year.  40% of Agents reported an increase in seller activity this quarter while only 31% were reported this time last year.  CoreLogic’s Report shows the majority of homeowners (91.5%) reported having gained positive equity by year’s end 2015.

Overall real estate home sales were slow and forecasted by NAR to reach 5.38 million this year.  That’s an expected increase of just 2.4 percent compared with the 6.3 percent increase experienced from 2014 to 2015

Home Inventory

A seller’s market equates to a strong economy.  95% of HouseHunt agents saw their listings sell for more this quarter than this time last year. This is a significant increase of 5%: last quarter saw 90% report an increase, and this time last year saw 89% report an increase.  36% of the Agents reported an increase of home prices between 0-5% compared to 30% last quarter and 25% in the first quarter of 2015.  Those experiencing an increase in the 5-10% range were at 35% and those with 10% and more stayed at 24% for the fourth consecutive quarter.  These results are almost identical to last quarter as when compared to this time last year indicating a trend toward a slow decline in home price appreciation.  NAR reports that while existing home prices are expected to increase between 4 to 5 percent this year, this is still a drop from last year’s year to year increase of 6.8 percent.

This slowing of price point increase is in line with NAR reports showing that the median home prices lessened to 4.4% from this time last year with the national median home price being $210,800 as of February 2016 versus $201,900 in February 2015.

Only 5% of agents across the nation say their listings are selling for less.  That’s only a slight increase of 1% from the last three month’s consecutively where 4% was reported.  Last year this time we reported 7% of the markets having negative appreciation.

Besides sale price, we also need to take a look at how long active listings sit on the market.  In the 1st quarter of 2016, our agents reported that 67% of the homes sold within 60 days while 33% stayed on the market over 60 days.  Indicating  that even though the market is more balanced there is still a slight edge to the seller as there are still more buyers competing  for fewer homes.

The downward trend in home price increases could trigger a warning sound to homeowners still on the fence.  Homeowners who have now built up enough equity can take advantage of the high demand and still positive home prices.   Only 22% of our agent’s clients saw their listings close with less than 95% of their original asking price.  That’s a 7% drop from last year at this time at 29%.  67% of homes stayed on the market for less than 60 days compared with last year at 55%. This shows listings selling faster and at higher prices than in 2015.

Foreclosures

This quarter, 89% of our agents said foreclosures made up less than 15% of their local market compared to 87% in the previous quarter.  The impact of foreclosures on the national market is at normal levels.  This is consistent with Realty Trac’s report that foreclosure activity at the end of 2015 is at a nine-year low saying that the US has returned to a healthy foreclosure market with any activity fueled only by local economic factors.

 

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In Conclusion…

Home price appreciation shows signs of trending downward with the majority of homes between 0-5% appreciation.  Buyer activity continues to outweigh seller activity and made a significant jump up compared to the 4th quarter 2016.  Inventory is starting to loosen up from 67% to 62% compared to last quarter.  This represents a 5% drop in those who reported a tight supply.  Seller activity held on at 24% for the fourth consecutive month as buyer demand builds and price appreciation trends downward, we may see some new inventory and an overall increase in activity next quarter.   Affordability and qualifying to purchase are still a concern for home buyers, but new inventory could open doors for those buyers who are able and ready to make their move.

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HouseHunt, Inc. is a real estate software company founded in 1995 by NASA rocket scientist Dr. Satoaki Omori and former Southern California residential real estate agent Michael Bearden.

For more information on the housing market or on new listings in your area visit our website www.househunt.com.

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7 Ways You Can Learn About a Neighborhood Remotely

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7 Way to Research Remotely

Whether you’re relocating for a job or are in need of a fresh start, moving to a new neighborhood is a big transition. One of the biggest challenges is learning about your potential new neighborhood from afar if you don’t have the opportunity to visit and explore in-person. These seven online resources provide the information you need to learn about a neighborhood and its unique personality — all from the comfort of your current home.

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Explore the Landscape via Google Earth
What better way to start your investigation of a new neighborhood than with a tour of the landscape? With Google Earth, you can digitally walk down streets, explore the downtown area, check out nearby houses, and look for public parks and other open areas. You’ll also get a feel for the traffic and population density by seeing how many people and cars are on the road.

See Everyday Life on Instagram
While Google Earth provides a great snapshot of a neighborhood’s landscape, Instagram is an unfiltered — pun intended — look at a neighborhood and how its residents live. Try searching for hashtags of the neighborhood, surrounding cities, and any landmarks. Instagram searches can also provide insight into a neighborhood’s demographics, hot spots, and lifestyle, as well as who your potential neighbors may be.

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Search for Local Groups and Activities on Meetup
From book clubs to runners’ groups, Meetup can show you what activities and hobbies are most popular in a neighborhood. Search by category or view the calendar to check out upcoming events. Message the organizers of a few groups that you are interested in to learn more about the group members and events. You can also connect with group members and ask questions about local activities.

Get Acquainted with Public Services on City and County Websites
Is a neighborhood poised for growth? Are tax dollars being used to improve local parks, host community events and classes, and maintain public resources, such as libraries? Search a city’s and its county’s government websites to see a listing of local resources, city services and budgets, volunteer opportunities, recreation opportunities and classes, and more. You can also virtually meet the city council and learn about upcoming projects.

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Find Events and Must-See Sights on Tourist Websites
A city’s tourism website is a goldmine for discovering a neighborhood’s personality and its popular entertainment venues, must-try restaurants, seasonal festivals, and other activities. If you’re researching a large neighborhood, such as Chicago or Indianapolis, you’ll find multiple tourism websites. If you can’t find a tourism website for a small town or suburb, try searching within the county or the nearest big city.

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Locate the Best Hangouts on FourSquare

Foursquare can tell you a lot about a neighborhood. You can find out about the best places to interact with your community.  To put it in their words you can use Foursquare to “find the best places to eat, drink, shop, or visit in any city in the world.” You can search by city and then choose a category like food, fun, coffee and shopping.  See what is trending each week in the city of your choice.  Local experts have made quick reviews you can access through this search. You can see which spots the locals love and get to know the neighborhood’s accessibility to shopping, restaurants, and other venues.

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Investigate School Districts and Run a Report on your School of Choice
For the ultimate background info on schools in a particular district take a look at HouseHunt.com’s Schools Information page. You can search by city, county and zip code and/or school district and school.  Once you run the search, dependant on which you selected, you will have access to specific schools within a school district.  Each school report contains information from Onboard Informatics and includes test scores, category rating, a map of the school, and demographic information you can use to select a neighborhood for your children or even because the home’s value can differ based on school information.

A few Internet searches on the right websites will provide you an in-depth look into any neighborhood. Use these seven tips and by the time you arrive in your new neighborhood, you’ll already feel like a local.

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HouseHunt’s US Housing 4th Quarter Market Condition Report

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2015 4th Quarter Market Report:
A Healthy and Growing Housing Market

by Lauren Agajanian, MBA

 


The 2015 US Housing Market in the 4th quarter is the best overall we’ve seen in almost a decade.  This quarter our survey’s  continue to show a shift from 10% plus  home price increases to a slower pace of 5-10%  home price appreciation, as well as a trend toward a more balanced, healthy and steadily growing housing market.

This data comes from a survey of HouseHunt agents with exclusive territories across America. This grassroots approach to studying the housing market gives us a thorough look at where the real estate market will continue to go in 2016 and beyond.

Buyer & Seller Activity

Last quarter, we presented a seller’s market with slowing prices and that trend continues. There were considerably more buyers than sellers in the market, and conditions responded accordingly.  This quarter, while still a seller’s market overall, a large increase of markets surveyed  are reporting a more balanced market between buyers and sellers.  48% of the markets reported more buyers  than sellers compared to 56% in the 3rd quarter and 64% in the 2nd quarter representing an  8% decline in buyer activity in each of the last two quarters.   However there was only an increase of 4% in seller activity in the last two quarter with 28% of the markets showing buyer and sellers about even.  This is compared to only 16% in the 2nd quarter and 20% in the 3rd quarter.  There is clear evidence that there is a shift from a strong sellers market to a more balanced market between buyers and sellers which indicates why home price appreciation is slowing.

This quarter our survey shows that 64% of our markets are showing an increase in buyer activity versus 70% of HouseHunt agents surveyed report an increase in buyer activity in the previous quarter.  This is a further decline from 83% in the 2nd quarter.

Seller activity has  also slowed in the 4th quarter with  35% of Agents reporting an increase in seller activity versus 50% in the previous quarter.  It is not uncommon for seller and buyer activity to slow in the Holiday season.

Overall real estate home sales  outpace 2014 with NAR reporting  existing home sales of 5.46  million homes in 2015 compared to 4.76 million sales in 2014, an increase of 7.7%.

Home Inventory

A seller’s market equates to a strong economy. 90% of HouseHunt agents saw their listings sell for more this quarter than this time last year. This is about average: last quarter saw 90% report an increase, and this time last year saw 89% report an increase. What really makes the 4th quarter of 2015 stand out is the shift to a slower pace of home price increases. Only 24% of the agents reported increase home prices of 10% or more compared to 36% in the 4th quarter of 2014.  This slowing of price point increase is in line with NAR reports showing that the 4th quarter 2015 median home price dropped slightly to $224,100 compared to 3rd quarter’s $229,000.

Only 4% of agents across the nation say their listings are selling for less. That’s the lowest depreciation rate since before the burst of the housing bubble! Last year this time we reported 8% of the markets having negative appreciation.

Besides sale price, we also need to take a look at how long active listings sit on the market.  In the 4th quarter of 2015 our agents reported that 65% of the homes sold within 60 days while 35% stayed on the market over 60 days.  Indicating  that even though the market is more balanced there is still a slight edge to the seller as there are still more buyers competing  for fewer homes.

So listings are selling for more and they’re selling quickly. Does this mean more contentment with people selling their homes? Not necessarily. It’s important for sellers to keep their expectations realistic. They are clearly being inundated with all this good news about the market, and they immediately think they can overprice their homes. 23% of our agent’s clients saw their listings close with less than 95% of their original asking price.  However this is lower than last year at this time when 28% of our agents reported homes staying on the market for over 60 days.

Foreclosures

This quarter, 87% of our agents said foreclosures made up less than 15% of their local market compared to 84% in the previous quarter.  The impact of foreclosures on the national market is at normal levels.  This is consistent with Realty Trac’s report that foreclosure activity at the end of 2015 is at a nine-year low saying  that the US has returned to a healthy foreclosure market with any activity fueled only by local economic factors.

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Source:  HouseHunt, Inc.

2015 US Housing Market Condition Survey

December 31, 2015

In Conclusion…

Home price appreciation is solid with the majority of homes between 5-10% appreciation.  Buyer activity continues to outweigh seller activity but is trending towards a more balanced market.  Inventories are still tight somewhat because of seasonal factors.  Seller activity could very well increase in the first and second quarters of 2016 as home sellers are recovering equities and have options to sell their homes and move to a new home.  Current low mortgage rates and high costs of rentals may very well fuel an increase in first time buyer activity which remains at all time low levels and are a true catalyst to a healthy real estate market.

HouseHunt’s Quarterly Comparison Chart For the U.S. | 4th Quarter 2015 Results in Red
2013 2014 2015
Quarter 3rd 4th 1st 2nd 3rd 4th 1st 2nd 3rd 4th
Buyer-Seller Ratio
More Buyers 57% 51% 61% 54% 39% 50% 61% 64% 56% 48%
More Sellers 26% 21% 19% 24% 37% 26% 15% 20% 24% 24%
About Even 17% 28% 20% 22% 24% 24% 24% 16% 20% 28%
Average Days On Market
0-60 Days 65% 57% 60% 63% 63% 56% 55% 70% 69% 65%
Sold in 60 Days Plus 35% 43% 40% 37% 37% 44% 45% 30% 31% 35%
Unsold Inventory
Good Supply 26% 32% 24% 28% 39% 44% 26% 26% 31% 33%
Tight Supply 74% 68% 76% 72% 61% 56% 74% 74% 69% 67%
Annual Price Appreciation
Up 0-5% 18% 29% 24% 27% 26% 26% 25% 26% 26% 30%
Up 5-10% 17% 31% 26% 29% 38% 27% 35% 33% 44% 36%
Up 10% Plus 54% 31% 42% 37% 25% 36% 27% 32% 20% 24%
Unchanged 5% 3% 3% 3% 4% 3% 6% 5% 6% 6%
Negative Appreciation 6% 6% 5% 4% 7% 8% 7% 4% 4% 4%
Buyer Activity
Repeat / Move UP / Investors 85% 78% 79% 77% 84% 76% 82% 75% 79% 84%
First-time Buyers 15% 22% 21% 23% 16% 24% 18% 25% 21% 16%
Ask vs. Sale Price
Less Than 95% 23% 30% 23% 9% 22% 28% 29% 26% 25% 23%
More Than 95% 77% 70% 77% 91% 78% 72% 71% 74% 75% 77%
Multiple Offers?
Yes 91% 87% 83% 86% 83% 76% 84% 88% 86% 85%
No 9% 13% 17% 14% 17% 24% 16% 12% 14% 15%
Short Sales / Foreclosures
Less than 15% of the market 77% 80% 83% 79% 87% 85% 86% 84% 86% 87%
More than 15% of the market 23% 20% 17% 21% 13% 15% 14% 16% 14% 13%
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HouseHunt’s 2015 3rd Quarter Real Estate Market Report

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Pace of Home Price Increases Slowing

by Lauren Agajanian

2015 continues to be an impressive seller’s market, but the pace of home price increases has slowed in the third quarter of 2015.  This quarter we saw a shift from home price increases in excess of 10% to a more steady pace of increases between 5-10% price appreciation in the markets surveyed.

This data comes from a survey of HouseHunt agents with exclusive territories across America. This grassroots approach to studying the housing market gives us a thorough look at where the real estate market will continue to go in 2015 and beyond.

 

Buyer & Seller Activity

Last quarter, we presented a seller’s market. There were considerably more buyers than sellers in the market, and conditions responded accordingly. This quarter, that stark contrast has shifted slightly but has carried over into the Fall. 56% of HouseHunt agents surveyed reported having more buyers than sellers, a decline of 8% from last quarter.  However, there was only an increase of 4% in seller activity with 20% of the markets showing buyer and sellers about even.

Buyers continue to disproportionately dominate the market, giving seller’s a clear edge, but clearly there is an ever so slight shift from less buyer activity and more sellers entering the market.

This quarter our survey shows that 70% of our markets are showing an increase in buyer activity versus 83% of HouseHunt agents surveyed report an increase in buyer activity in the previous quarter.  Buyer activity , however, is still increasing over the third quarter of last year where only 57% of our markets reported an increase in buyer activity.

Seller activity is continuing to grow with  60% of Agents reporting an increase in seller activity versus 57% in the previous quarter.  Overall real estate home sales continue to outpace 2015 with NAR reporting a seasonally adjusted annual rate of sales of 5.48 million homes in 2015 compared to 5.06 million sales in 2014, an increase of 8.3%

Home Inventory

A seller’s market equates to a strong economy. 90% of HouseHunt agents saw their listings sell for more this quarter than this time last year. This is about average: last quarter saw 91% report an increase, and this time last year saw 91% report an increase. What really makes the third quarter of 2015 stand out is the shift to a slower pace of home price increases. Only 20% of the Agents reported increase home prices of 10% or more compared to 32% in the 2nd Quarter.  This slowing of price point increase is in line with NAR reports showing that the median home price is up 5.5% from the 3rd quarter of 2014 with the national median home price being $229,000 at the end of the 3rd quarter 2015.

Only 4% of agents across the nation say their listings are selling for less. That’s the lowest depreciation rate since before the burst of the housing bubble!

Besides sale price, we also need to take a look at how long active listings sit on the market. As you can imagine, such competition amongst buyers has caused listings to fly off the market faster than ever. A whopping 69% of our agents say their listings sat on the market for an average of less than 60 days.

So listings are selling for more and they’re selling fast. Does this mean more contentment with people selling their homes? Not necessarily. It’s important for sellers to keep their expectations realistic. They are clearly being inundated with all this good news about the market, and they immediately think they can overprice their homes. 25% of our agent’s clients saw their listings close with less than 95% of their original asking price. Compare this to this time last year, when only 22% of sellers were walking away with less than 95% of their original price.

Foreclosures

One thing we’re hearing a lot about in the news is a major decline in foreclosures. According to a recent report by Core Logic, foreclosure inventory has declined by 24.3% and completed foreclosures declined by 17.6% compared with September 2014. This is great news, and there’s no reason to believe it might not be accurate. However, when you bring in our exclusive territories from all over the nation – not just the major cities – we saw that foreclosure rates are actually pretty consistent with where they’ve been for the last couple years.

This quarter, 84% of our agents said foreclosures made up less than 15% of their local market. While this is nothing particularly exciting, we can hope that the changes evident in major cities start to trickle out into smaller cities and suburbs, as well.

In Conclusion…

It can’t be overstated that the continued rise of the seller’s market is not just good for the housing market, but for the economy overall. To see home prices continue to rise and the market continue to grow simply wasn’t conceivable a few years ago. It is also great news for buyers that the rate of appreciation is beginning to slow.  This will give buyers a bit more time to find the right home for the right price.  2016 should be another good year for both home sellers and home buyers assuming interest rates and the economy remain stable.

HouseHunt’s Quarterly Comparison Chart For the U.S. | 3rd Quarter 2015 Results in Red

2013 2014 2015
Quarter 2nd 3rd 4th 1st 2nd 3rd 4th 1st 2nd 3rd
Buyer-Seller Ratio
More Buyers 67% 57% 51% 61% 54% 39% 50% 61% 64% 56%
More Sellers 17% 26% 21% 19% 24% 37% 26% 15% 20% 24%
About Even 16% 17% 28% 20% 22% 24% 24% 24% 16% 20%
Average Days On Market
0-60 Days 65% 65% 57% 60% 63% 63% 56% 55% 70% 69%
Sold in 60 Days Plus 35% 35% 43% 40% 37% 37% 44% 45% 30% 31%
Unsold Inventory
Good Supply 24% 26% 32% 24% 28% 39% 44% 26% 26% 31%
Tight Supply 76% 74% 68% 76% 72% 61% 56% 74% 74% 69%
Annual Price Appreciation
Up 0-5% 21% 18% 29% 24% 27% 26% 26% 25% 26% 26%
Up 5-10% 24% 17% 31% 26% 29% 38% 27% 35% 33% 44%
Up 10% Plus 43% 54% 31% 42% 37% 25% 36% 27% 32% 20%
Unchanged 6% 5% 3% 3% 3% 4% 3% 6% 5% 6%
Negative Appreciation 6% 6% 6% 5% 4% 7% 8% 7% 4% 4%
Buyer Activity
Repeat / Move UP / Investors 81% 85% 78% 79% 77% 84% 76% 82% 75% 79%
First-time Buyers 19% 15% 22% 21% 23% 16% 24% 18% 25% 21%
Ask vs. Sale Price
Less Than 95% 30% 23% 30% 23% 9% 22% 28% 29% 26% 25%
More Than 95% 70% 77% 70% 77% 91% 78% 72% 71% 74% 75%
Multiple Offers?
Yes 88% 91% 87% 83% 86% 83% 76% 84% 88% 86%
No 12% 9% 13% 17% 14% 17% 24% 16% 12% 14%
Short Sales / Foreclosures
Less than 15% of the market no data 77% 80% 83% 79% 87% 85% 86% 84% 86%
More than 15% of the market no data 23% 20% 17% 21% 13% 15% 14% 16% 14%

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