The median price of $540,000 paid across the nine-county region was up 31.7 percent from a year earlier, said DataQuick of San Diego. Meanwhile, the 8,616 new and resale homes and condos that changed hands in August were 0.6 percent shy of the number sold in August 2012.

“No matter which price gauge or index you look at, prices are up a lot – much more than people had expected,” said Andrew LePage, a DataQuick analyst. “The median has been up around 30 percent (compared with the previous year) for the past five months, but I don’t expect that this rate of increase will continue much longer.”

Several trends should soon slow the growth, including rising mortgage interest rates, more homes for sale, fewer cash-paying investors, and dwindling of bargain distress sales.

More homes to see

Real estate agents said that rising inventory is quite apparent.

“I’m definitely starting to see more houses for sale,” said Corey Weinstein, an agent with Red Oak Realty in the East Bay. “The brokers’ tour list for this week was bigger. The Sunday open house guide was a lot longer. There’s an optimism among buyers that there is a lot more out there to see.”

One result is that bidding wars, while still a factor, now involve just a handful of potential buyers, rather than a dozen.

Increasingly more homeowners are finding out that the math works out for them to sell now.

Graham Humphreys and Anissa Burnley are listing their three-plus bedroom Cape Cod-style home near Oakland’s Glen Echo Creek, close to lower Piedmont Avenue and Adams Point.

“We bought the house in 2005 at the peak of the market,” Humphreys said. “It’s a beautiful house that we absolutely loved, but in the interim, like a lot of people, we had our time of being underwater, our time when we might have wanted to move but couldn’t sell.”

Better for buyers

Now as they seek more space for a growing family, they’re able to put it on the market, asking $679,000, a bit more than the $644,000 they paid.

“In the space of a couple of years, it’s gone from a relatively dire situation for many of us to an opportunity for both the sellers and buyers,” Humphreys said. “Everything has changed.”

For home buyers who’ve faced frustrating bidding wars and dearth of inventory, the increase in for-sale listings is welcome news.

“Home shopping should be much more enjoyable this fall than it was earlier in the year,” LePage said. “People will still bemoan the increase in prices, but there will be more homes to choose from. The typical home buyer won’t feel as rushed.”

Around the Bay Area some of the biggest price increases were in lower-cost counties. Solano County saw the median jump 46.1 percent, albeit starting from a low base. It is now $277.500. Contra Costa’s median was up 40.9 percent to $420,250.

The rising prices helped fuel another trend: Condo sales hit an eight-year high for the month of August with 1,960 changing hands at a median price of $445,000.

Lower-priced condos are typically a way that first-time buyers get a foothold in the market when they’re priced out of single-family homes in their desired area.

As is normal in the late summer, both price and sales dipped in August compared with the previous month. The median was 3.9 percent short of July’s $562,000 median, and sales were down 7.7 percent from July.

Home values increase

About three-quarters of the median’s rise stemmed from an actual increase in home values, with the remainder being due to a changing market mix.

Distress sales were less than half the level of a year ago. Foreclosure resales accounted for 4.6 percent of August resales (the same as in July) versus 14.5 percent a year earlier. That 4.6 percent is the lowest share since August 2007, just before the credit crunch hit.

Short sales, or homes sold for less than is owed on the mortgage, were 10 percent of resales, down from 23.3 percent in August 2012.

Carolyn Said is a San Francisco Chronicle staff writer. E-mail: csaid@sfchronicle.com Twitter: @csaid

Article source: http://www.sfgate.com/realestate/article/Bay-Area-home-sales-subside-but-prices-increase-4813295.php

Mortgage applications had been lower for much of the summer, and refinances continue to fall, but applications to purchase a home rose 2 percent last week from the previous week, according to the Mortgage Bankers Association.

This, even as the average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances of $417,000 or less increased to 4.8 percent, the highest since April 2011. They are still down 6 percent in the past month. Mortgage rates, however, have been moving lower this week on weak economic data.

Higher home prices could also be hurting potential sales, as very low inventories continue to cause bidding wars from coast to coast. Inventories of existing homes are down significantly in most of the nation’s major housing markets.

(Read more: Map: Tracking the recovery)

San Francisco, for example is seeing some of the highest home price appreciation, as listings were down 29 percent in July year over year, according to the California Association of Realtors.

“More homes clearly need to be built in the West to relieve price pressure, or the region could soon face pronounced affordability problems,” Yun said.

Single family housing starts were down 2.2 percent in July month to month, as home builders still struggle to find finished lots and skilled labor. Underlying demand is running nearly twice the rate of housing completions, according to IHS Global Insight. Some home builders admit they are slowing production in order to gain pricing power.

(Read more: Home prices across the US defy gravity)

Article source: http://www.cnbc.com/id/100993579

A total of 9,339 new and resale houses and condos changed hands in the nine-county Bay Area in July – up 13.3 percent from July 2012, said DataQuick, a San Diego real estate research firm. The median paid was $562,000, a 33.5 percent increase from the same time last year.

Pent-up buyer demand, an improving regional economy and low interest rates have propelled home prices upward for many months. But a dearth of homes for sale meant the number being sold fell on a year-over-year basis every month since January. That trajectory reversed course in July.

“It was a really strong month,” said Andrew LePage, a DataQuick analyst.

Rising inventory shows the real estate market regaining equilibrium.

“Sellers want to jump on the train by putting their properties on the market, which levels supply and demand,” said Tanja Beck, an agent with Zephyr Real Estate in San Francisco.

Fewer bids

More inventory, as well as rising interest rates, should soon rein in the sharp price increases. Although bidding wars still occur, many agents say multiple offers now are measured in smaller numbers – perhaps three bids instead of a dozen.

While San Francisco is the nation’s most competitive market, with 80.5 percent of successful home buyers facing other bids, multiple offers in the city dropped nearly 10 percent from June to July, according to a report from real estate firm Redfin.

Nationwide, fewer bidding wars “points toward the strong sellers’ market beginning to shift toward more balance, giving frustrated home buyers a bit of relief,” Redfin said.

Distress sales are down sharply, another sign of a return to normal. Foreclosure resales were under 5 percent of the total – their lowest level since August 2007, before the credit crunch hit. In February 2009, foreclosure resales were 52 percent of the market, DataQuick said. Their historic monthly average in the Bay Area is about 10 percent of sales.

Short sales – properties sold for less than is owed on the mortgage – were 10 percent of July resales, down from 23.7 percent a year earlier.

Fewer distress sales also mean that people who sell their homes are likely to turn around and buy another property, creating a positive upward spiral.

“There was a time when more than half the sales were the lender pocketing money (in a foreclosure resale) so they just ended there,” LePage said. “Now a greater and greater percentage are traditional sellers, who will move up and buy from someone who themselves will move up.”

Upward mobility

Jessica and Josh Rowe exemplify that move-up buyer. The couple, along with their toddler and two French bulldogs, wants to move from San Francisco to the South Bay to live closer to their jobs. They listed their condo in Haight-Ashbury, a three-bedroom remodeled Victorian, at $949,000. It’s likely to go for well above asking price.

“To go from being sellers to being buyers, your confidence gets crazy-hacked,” said Jessica Rowe. “As a seller, you’re on top of the world, you make all this money – but as a buyer you can’t afford to get (something comparable) to what you just sold.”

The Haight condo itself illustrates the market turnaround. When the Rowes bought it three years ago – near the market’s bottom – the previous owners were on the brink of foreclosure. After unsuccessfully listing it at $799,000 for a month, they slashed the price to $755,000, which is what the Rowes paid.

The Bay Area’s median price is now 15.5 percent off the $665,000 peak it reached in summer 2007, LePage said. During the downturn, its nadir was $290,000 in March 2009.

The median represents the middle value of homes sold, meaning half sold for more and half for less. DataQuick said about three-quarters of the median’s increase stems from rising home values, the remainder from a shift in market mix.

More high-end homes and fewer inexpensive ones sold in July. Just over half (51 percent) of sales had mortgages above the old jumbo limit of $417,000, compared with 38.6 percent a year earlier and the low point of 17.1 percent in January 2009.

Federal Housing Administration loans, mostly used by first-time buyers, were 10.6 percent of purchase mortgages in July, down from 16 percent a year earlier. First-time home buyers consistently report getting squeezed out by investors and others paying all cash.

All-cash sales continued to be a strong force, accounting for 24 percent of July purchases, DataQuick said. In February, they peaked at 32.3 percent of sales.

Absentee buyers, who are mainly investors, snapped up 20.9 percent of Bay Area homes in July. Their market share also peaked in February, at 28.7 percent.

Carolyn Said is a San Francisco Chronicle staff writer. E-mail: csaid@sfchronicle.com Twitter: @csaid

Article source: http://www.sfgate.com/business/article/Bay-Area-home-prices-sales-climb-in-July-4736589.php

The experts at RealtyTrac told 7 On Your Side that home prices have increased 28 percent in the Bay Area from the time the housing market hit bottom in February 2012. In San Francisco, the prices have risen even more dramatically.

Brian Miller saw first hand how frantic the housing market in San Francisco can be right now.

“I found myself being constantly outbid, putting in offers of 20 percent over asking, getting outbid at 50 percent over asking in cash,” Miller said.

That type of activity didn’t surprise Serena Kokjer Greening of Guarantee Mortgage. She says the small number of homes for sale combined with the improved employment picture is leading to bidding wars.

“You’ll see properties getting six, eight, even 20 offers which, you know, hadn’t happened in four to five years here,” Kokjer Greening said.

All those offers mean rising prices taking us closer to the bubble, the point when homes are considered overpriced.

The Vice President of RealtyTrac Daren Blomquist says we’re still 21 percentage points below the peak of the housing bubble in the Bay Area.

“But then if you focus in on the city, that’s where we’re very close actually to the peak of the housing bubble in San Francisco,” he said.

Blomquist says San Francisco is just 6 percentage points from reaching that bubble stage.

“I think it’s pretty dangerous,” he said.

“Today I received probably my eighth denial of a modification,” San Francisco resident Gale Rosboro said.

Rosboro wrote President Barack Obama and the White House forwarded her case to the Treasury Department to assist her in getting a modification from Wells Fargo. So far, even that hasn’t helped.

“They’ve made no move towards working with me to get a modification,” Rosboro said.

In an email, Wells Fargo told 7 On Your Side, “We have worked with Ms. Rosboro for nearly three years and will continue to try to identify options that are appropriate for her individual financial circumstances. Our foreclosure rate is less than 1 percent.”

Ironically, rising home values could make it even more difficult for struggling homeowners to get modifications.

“I think that people are barely hanging on. There have been a lot of cuts and its been very difficult for families,” Alliance of Californians for Community Empowerment spokesperson Grace Martinez said.

Blomquist predicts another round of foreclosures in San Francisco in the coming months.

“Four of the last five months in San Francisco foreclosure starts have increased from the previous month,” he said.

Blomquist advises home buyers to be patient and not feel you have to buy right now.

Miller waited and found something he could afford. “It feels great, I mean I’m very excited, he said.

RealtyTrac says the next wave of foreclosures in San Francisco won’t be an overwhelming flood, but it does expect an uptick.

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Article source: http://abclocal.go.com/kgo/story?section=news/7_on_your_side&id=9196447

Well what do you know! After writing on TechCrunch for the past year about how Silicon Valley’s Gatsbyesque wealth couldn’t find much real estate to buy, Bay Area inventory is up. Bidding wars are down. And rising rates are squeezing buyers who have to borrow money. Below is Redfin’s quarterly rundown of what’s happening in Silicon Valley real estate.

Bidding wars are less intense. Bidding wars are still common, with Redfin agents facing competition on 95 percent of all homes in May 2013, the highest of any of the 21 markets Redfin serves. For example, Redfin Silicon Valley agent Brad Le reports that this nice-enough $2 million Cupertino listing got 12 offers, and likely went under contract in June for well above $2.4 million. But fewer bidders are competing. Since Redfin publishes competitive dynamics for every offer our agents write, we measure the average number of competitors in a bidding war, which has declined from a peak of 16.3 in January to 7.8 in May. As agents, we know that demand is waning not because buyers no longer want a home but because they’ve despaired of ever being able to get one. About one in four of our Bay Area homebuyers have told us at some point in the last three months that they’re taking a break from their search out of sheer frustration.

Also-rans are left behind. The decrease in competition hasn’t changed the pricing of the most sought-after properties. But occasionally, close also-rans languish. Redfin Silicon Valley agent Mia Simon noticed that two nearly identical Mountain View homes, one slightly better looking, sold at the same time last week: The beauty queen sold for $200,000 over asking, drawing all the attention away from its neighbor, which got only one offer and sold for $150,000 less than comparable properties in the area.

Flash sales. The fact that homes are still selling very quickly may reflect a fundamental change in consumer behavior rather than simply a hot market; the median days on market for Bay Area homes that sold in May was 12 days; last year at this time it was 18. Mobile instant alerts triggered by the debut of new listings have been behind this trend, with 302 listings in May going under contract in less than 24 hours. Some of our buyers don’t even like to go into a Costco for too long if it will block the cell signal they need to get instant alerts. This has also put pressure on real estate websites to get inventory quickly. On average, brokerage sites like APR.com, ZephyrSF.com, and Redfin.com get new listings days earlier than national portals; the reason is that the brokerage sites employ real estate agents with complete, direct access to the Bay Area’s four local Multiple Listing Services.

More homes for sale. Higher prices, and perhaps the fear that higher interest rates could dampen demand later, have at last drawn would-be sellers into the market. Bay Area inventory began the year down 59 percent from 2012, but has now improved to the point that it’s only 28 percent down from this time last year; by year-end we expect 2013 inventory to be up year-over-year for the first time since 2011. Redfin’s own Bay Area listing business has increased more than 100 percent over last year. In 2013, real estate’s spring may come in summer, and summer may come in fall. Sales volume will increase, and price increases may lose steam.

More new construction coming in the East Bay and in San Francisco: Builders are often slow to respond to inventory crunches, in part because it takes time to finish projects, in part to drive profits from a run-up in demand. This is why we’ve seen line-ups, lotteries and camp-outs among buyers competing to get units as they’re released by builders. But four new projects are releasing units this summer in San Francisco, where the total number of homes has barely budged since World War II: 300 Ivy in Hayes Valley, One Rincon Hill Phase Two near the Bay Bridge, The Icon in the Mission, and Linea-built projects in the Mission like Nove.

More inside jobs: We hear more reports of pocket listings, where the listing agent sells the home to one of his own clients or to one of his partner’s clients, without offering the property to the broader market. The actual data suggests that this is common only for homes priced above $5 million. Few sellers at lower prices would ever bypass the larger market, which can draw in enough buyers to spark a bidding war. But there are other types of inside jobs. “Some Redfin clients are trying to get creative,” reports Landon Nash, Redfin San Francisco agent. “I just closed one deal with a client who asked his landlord to sell, and I have another two — which may or may not close — in the works.”

Interest-rate anxiety: With interest rates increasing since May 1, and sharply since May 22, Bay Area homebuyers have felt more pressure to buy a home soon. On June 4, interest rates exceeded 4 percent for the first time in a year. “You know how analytical we can be in the Bay Area,” said Redfin agent Brad Le. “Some of my clients know down to the dollar how much more their mortgage is per month with the current rates, and others already stretching to afford a home have been priced out by the rate increase. The buyers who remain are even more motivated to find something.”

Buyers are withdrawing money from retirement accounts to compete with more cash in bidding wars. In the past week, three different Bay Area buyers did this, despite the penalties associated with withdrawals from 401(k) accounts. Bay Area sellers continue to have a strong preference for cash buyers, to avoid a second price negotiation if an appraisal comes in low from the buyer’s lender. Buyers are also getting help from their parents. Just last month, Redfin clients living in a one-bedroom San Francisco apartment with two small children needed extra dough to avoid being priced out of the Oakland Hills market, so the parents — who were already tired of staying in hotels during visits from the East Coast — just became a party to the purchase. Virtually every Redfin agent in the Bay Area has a story about this.

Surprisingly, fewer for-sale-by-owner listings: Of the Bay Area sales closed in May, 89 percent had been listed by an agent. By comparison, 85 percent of May 2012 sales were agent-listed. Usually, when the market makes it easier to sell a home, more sellers try to do it themselves. But the Bay Area is in such a frenzy that people here are hiring an agent in even greater numbers to play the game to perfection, and to get top dollar. Of course, as real estate agents ourselves, Redfin benefits from a decline in for-sale-by-owner sales. Nonetheless, Redfin’s website is the only one I know of that shows both all the agent-listed homes for sale as well as for-sale-by-owner listings.

A decline in commissions offered to buyers’ agents, from 2.65 percent for Bay Area listings that debuted in May 2012, to 2.56 percent in May 2013. Sellers have been emboldened by the market to offer the buyer’s agent less, with no fear of steering.

A still-exclusive club: Booms usually bring an increase in the number of agents. Not in the Bay Area. In May 2012, 6,008 Bay Area agents represented homebuyers on 9,456 transactions. By May 2013, 5,540 Bay Area agents represented buyers on 8,295 transactions. Because the market here has been inventory-gated, 2013 sales actually declined 12.3 percent, whereas the number of active agents declined 7.8 percent.

What does it all mean? The Bay Area real estate market is getting back to its own version of normal, which still isn’t that normal at all.

• REDFIN

Redfin is an online real estate company that provides real estate search and brokerage services. Redfin uses an interesting combination of online real estate search and access to live agents. They employ their agents so they can better control customer satisfaction; traditional brokerage firms license their name to independent agents. Redfin claims to save homebuyers on average $7,500 by reimbursing roughly 1/2 of the buy-side real estate fee directly on closing. Redfin also pays bonuses to agents when they…

? Learn more

Article source: http://techcrunch.com/2013/06/15/silicon-valley-real-estate-update-the-craziest-market-in-the-u-s-just-got-a-little-less-crazy/

Fewer Bay Area homeowners listed homes for sale in June than last the same month last year. 

Blanca Torres
Reporter- San Francisco Business Times

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Housing inventory was down by more than 30 percent during the past year in the Bay Area, according to real estate website Zillow.

When comparing June of 2013 to June of 2012 in its database of listings, Zillow found there were fewer homes on the market in the San Francisco metro area, but nationwide, the number rose by 5.3 percent.

Zillow listed 4,528 total homes for sale in June of this year, down from 6,496 last year, in the San Francisco metropolitan area including San Francisco, Alameda, Marin, Contra Costa, and San Mateo counties.

In our market, having fewer homes for sale has pumped up prices and sparked bidding wars.

“Inventory will likely remain below year-ago levels for a while yet, as builders ramp up capacity and sellers wait to squeeze every drop of equity from their home before listing,” said Stan Humphries, Zillow’s chief economist.

Experts expect that with prices climbing up, more homeowners will list their properties for sale and prices will stabilize.

“Going forward, as this new supply makes its way to market, we expect the pace of home value appreciation to slow down from unsustainably high annual levels of 5 percent or above to more moderate levels closer to historic norms of 3 percent or 4 percent,” Humphries said.

Blanca Torres covers East Bay real estate for the San Francisco Business Times.

Article source: http://www.bizjournals.com/sanfrancisco/blog/real-estate/2013/06/bay-area-housing-inventory-drops-by-30.html

East Bay homes, like this house in Fremont, saw the biggest price gains during the past year in the Bay Area.

Blanca Torres
Reporter- San Francisco Business Times

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Home prices are shooting up across the nation with the Bay Area leading the pack — but which submarket has soared the most? Oakland.

Metropolitan Oakland — which includes much of the East Bay — saw home prices jump 31.2 percent from May 2012 to May 2013, towering above San Francisco with 19.6 percent growth and the San Jose metro area with 23.2 percent, according to Trulia, the San Francisco-based real estate information site. Nationwide, home prices grew by 9.5 percent during the past year.

Everyone keeps talking about how expensive homes are getting in San Francisco, but East Bay prices have more room to grow. Those growth figures over one year look pretty steep — and they are — but you have to keep in mind that prices dropped by greater percentages after the 2008 mortgage crisis.

“Inventory is really low,” said America Foy, an agent with Better Homes and Gardens Real Estate who specializes in the East Bay.

A lack of inventory has led to bidding wars even in lower-cost areas or starter homes, Foy said, but more home owners are realizing that their homes are worth more and putting more homes on the market as demand shows no sign of slowing down.

“Some people have been saving up for the last four or five years, so they are ready to buy a house,” Foy said. “It’s smart to buy a house right now, that’s what people are feeling.”

Trulia looked at how much home asking prices had grown in 100 metropolitan markets in the United States and determined the 10 most expensive markets based on price-growth and percent of income going toward a mortgage.

You see the full list here. Here’s Trulia’s top ten:

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Blanca Torres covers East Bay real estate for the San Francisco Business Times.

Article source: http://www.bizjournals.com/sanfrancisco/blog/real-estate/2013/06/where-home-prices-grew-most-in-bay-area.html

The impact of Super Storm Sandy is less apparent further south on Hilton Head Island in South Carolina.

“It’s a great time to buy, it’s a bad time to sell is what I tell people,” said James Wedgeworth, who has been selling real estate on the island for over a decade. “There is a light at the end of the tunnel.”The rental market on Hilton Head, which largely caters to the golfing set, has remained strong throughout the recession, likely because so few people wanted to buy. Confidence is slowly returning here, but prices are not.

“It hasn’t really started going up, but at least it’s not going down. We had seven straight years of prices going down. That’s no fun,” added Wedgeworth.

(Read More: Financing a Vacation Home)

Vacation home sales rose 10 percent nationally in 2012, according to the National Association of Realtors, but as with all things real estate, location is key. Prices are just stabilizing in South Carolina, but in the tiny towns of eastern Long Island, New York, better known as the Hamptons, home prices are roaring back and rentals are fully booked for the season.

“We’ve seen bidding wars in the four to five million dollar range as well as in the overall market,” said Laura Nigro, a real estate broker in Bridgehampton. “It’s so much better than when the 2008, 2009 economy shrank and people were very much afraid to invest in anything.

Article source: http://www.cnbc.com/id/100751056

SAN FRANCISCO (KCBS) — Real estate firms are reporting a record number of Bay Area homes are being bought with cash, making it increasingly difficult for first-time homebuyers to get their offers accepted.

Often, the bids are only accepted after multiple offers resulting from bidding wars, according to real estate experts.

Real estate agent Peyton Schteevah with Pacific Union in San Francisco said 26 percent of their transactions last year were all-cash deals. That is a reflection of the record statewide high in 2012, where 32.4 percent of overall home sales were cash purchases.

“People came to the table with cash deals because it was so competitive to get homes that they tried to get any advantage they could to get their foot in and have a very compelling offer,” he said.

Schteevah said plenty of people decided to cash in their stocks or use money they had saved in the bank to compete with investors, a situation that is squeezing out buyers obtaining mortgages.

“It is very, very frustrating,” he said.

Adding to the current environment is a low inventory of homes and a median Bay Area price of $426,500 in February, up 22 percent from the same time last year.

“It is a seasonal market. Right now it’s extremely hot, but if we learned anything from the past; it’s up and down,” he said.

(Copyright 2013 by CBS San Francisco. All Rights Reserved. This material may not be published, broadcast, rewritten, or redistributed.)

Article source: http://sanfrancisco.cbslocal.com/2013/04/03/rise-in-all-cash-home-sales-frustrates-bay-area-first-time-buyers/

Tuesday’s SP/Case-Shiller report underscored the rapid run-up in Bay Area home prices, showing that the San Francisco metro area — Alameda, Contra Costa, Marin, San Francisco and San Mateo counties — saw home prices surge 17.5% in January compared to a year ago. That outpaced the national run-up of 8.1 % and was second only to Phoenix.

For a detailed analysis of the numbers and what they mean for the Bay Area, click here.

Bidding wars and multiple offers are the new norm here.

Here’s a look at a San Jose house listed for $1,075,000 that sold for $1,120,000. Redfin agent Ashley Rabello said she had four offers within the first day of listing. The winning offer had no contingencies, a large percentage down, and was significantly higher than the asking price.

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Heavy action at all price points is new — and another harbinger of recovery.

“During the boom and bust, the lower-priced houses had the biggest percentage price increases and then the biggest percentage collapse,” said David Blitzer, chair of the index committee for SP/Dow Jones. That’s because the most-outrageous lending practices — subprime loans, liar loans, no money down — were more concentrated in the low end.

Case-Shiller tracks homes at three price tiers — low (under $383,942), middle ($383,9422 to $681,776) and high (over $681,776). “Until the boom, the three moved together; during the downturn, they spread apart,” Blitzer said. “Now they’re moving in sync again; it’s a sign the market is coming back to normal, behaving a lot less bizarrely than it did before.”

Carolyn Said is a San Francisco Chronicle staff writer. For insights and news on the real estate market, follow her on Twitter: @csaid

Article source: http://blog.sfgate.com/ontheblock/2013/03/27/the-incredible-soaring-bay-area-home-prices/