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Is the Rise in SF Bay Area Home Prices a Sign of a Healthy Real Estate Market? – Virtual

Wed, 19 Mar 2014 03:10:02 +0000

San Francisco has seen a record increase in home prices in recent times. ACL Real Estate and Property Management analyze whether this growth is a sign of a healthy real estate market by reviewing the recently released report by The Demand Institute.

San Francisco, CA (PRWEB) March 18, 2014

Analyzing the recent report published by The Demand Institute, leading real estate and property management firm ACL Real Estate and Property Management says that San Francisco is unlikely to continue to witness the double digit housing price growth it experienced in 2013.

According to their report, A Tale of 2000 Cities, published by The Demand Institute in February 2014, home prices are likely to increase by an average of 2.1% per year during 2015-2018. However, this figure does not fully reflect the huge pricing differences the nation is likely to see across region. Here is how the report sees prices across states by 2018.

The report also demonstrates the disparity between home prices and the median income, with rents in San Francisco as high as thrice the national average. The Case-Schiller House Price Index for June 2013 had put the price rise in San Francisco at 47%, the highest among all the metropolitan areas studied. This increase, The Demand Institute’s report says was “largely driven by investors buying up swaths of distressed homes to meet growing rental demand.” At the same time, the report forecasts an annual growth rate of 2.1% for single-family homes during 2015-2018, given the expectations of better equilibrium between demand and supply.

“Rising housing prices is not always an indicator of a healthy market because health is more a function of whether people can afford homes at those prices in the long term,” says a spokesperson from ACL Real Estate and Property Management. According to the report published by The Demand Institute, 41% of households faced a moderate-to-severe housing cost burden in 2013 (with 25% carrying moderate burden and another 16% carrying severe burden). The Harvard Joint Center for Housing Studies defines a moderate cost burden as “the need to allocate 30 to 50 percent of pretax household income to essential housing expenses: mortgage principal and interest payment, rent, insurance, taxes, and utilities,” while a severe burden occurs when this figure rises to 50 percent.

The situation is scarcely better for renters. Following the 2007-2008 recession, more and more homeowners have turned into renters, leading to rising demand for rental accommodation. According to The Demand Institute’s study, 31% of tenants in the United States are today spending about 30%-40% of their pre-tax income on housing, with one in every four spending more than 50%. So, is the San Francisco residential market really healthy?

About ACL Real Estate and Property Management: With wide experience and a proven track record in quality service and reliability, ACL Real Estate and Property Management has carved a niche for itself for its real estate and property management services in the East Bay and Peninsula areas. The company has a successful track record of assisting home owners in both selling and buying any type of property. The company also offers comprehensive property management services that ease the process of selecting tenants, maintaining the home and ensuring timely rent collection for homeowners.

For the original version on PRWeb visit: http://www.prweb.com/releases/2014/03/prweb11678686.htm

Article source: http://www.virtual-strategy.com/2014/03/18/rise-sf-bay-area-home-prices-sign-healthy-real-estate-market

Bay Area Rally Sends Rents Soaring

Thu, 01 Aug 2013 16:09:56 +0000

JIM CARLTON
CONNECT

SAN FRANCISCO—When Alexandra Goldman got notice of her rent increase—from $6,000 a month on a five-bedroom house she shared with roommates to $11,000—she says she was in disbelief.

“We knew immediately we were not going to be able to pay that much money to live there,” said Ms. Goldman, a 28-year-old planning consultant whose share of the rent was about $1,000 a month. After receiving the notice in October, she said the house’s occupants ended up dispersing to other rentals. She is living with other roommates now and paying about $300 more than she had before. Her former landlord didn’t immediately respond to requests for comment.

Welcome to what is arguably one of the worst cities in America to be a renter, but among the best to be a landlord and apartment investor. San Francisco led the top-50 U.S. metropolitan areas in average rent growth during the second quarter, jumping 7.8% to $2,498, while Oakland was No. 2 at a 6.9% increase, and San Jose was in fifth place at 5%. The 6.8% increase for the combined San Francisco Bay area was more than double the nation’s 3.1% increase, according to preliminary estimates by MPF Research, a market-research firm in Carrollton, Texas.

The Bay Area’s Building Boom

View Slideshow

Jason Henry for The Wall Street Journal

An advertisement for the new 22-story apartment complex at 1190 Mission Street, seen from Market Street in San Francisco

Housing Starts Fall by 9.9% in June

The rent increases have investors rushing to purchase existing properties. San Francisco-based Ridge Capital Investors, for example, has acquired nearly 500 units throughout the area since 2011, including a 45-unit apartment complex in San Mateo, a city south of San Francisco, for $10.95 million in November. Trevor Wilson, managing director of Ridge Capital, said his company has competed against as many as 30 bidders on multifamily properties in recent months.

“We’ve been trying to find more [properties], but there’s not a lot available,” said Mr. Wilson, who added his firm is spending about $1.5 million to refurbish units at the 34-year-old Mariner’s West Apartments in San Mateo so rents now well below market levels can be raised. Tenants there are now paying as much as $1,000 below the market rate of $2,300 to $2,400 a month for that area, Mr. Wilson said.

Fueling the rental increases in San Francisco and many other cities across the country are a resurgence in two key industries—technology and energy—and a generally improving economy nationwide, said Ryan Severino, senior economist at Reis Inc., a market-research firm in New York. Rents in energy-rich Denver jumped 6.1% from a year ago, according to MPF Research, while Seattle, another tech hub, saw rents increase 6%.

Mr. Severino said rents are rising the fastest in cities with the tightest supply of housing, like the Bay Area and Seattle. San Francisco’s vacancy rate for multifamily housing in the second quarter stood at 3%, the same as a year earlier, compared with a national average of 4.7%, according to MPF.

Some cities with less-robust job markets enjoyed a strengthened market but remained at higher vacancy rates amid deeper housing inventories. Philadelphia’s vacancy rate dropped to 5.4% in the second quarter, from 6.1% a year earlier and compared with a national average of 4.7%. The rate in Las Vegas fell to 7.5% from 8.4%, and in Memphis, Tenn., to 8.9% from 10.1%, according to MPF Research.

For the nation’s tightest apartment markets, some observers worry the local labor pool may eventually go down, because of people being driven away. In Ms. Goldman’s case, she said she and her roommates mostly had the means to remain in San Francisco but said that may not be the case for everyone. “It’s getting a little out of control,” she said.

Regarded by industry analysts as chronically underhoused, San Francisco added 31,000 jobs in 2012 in a city of about 800,000. That is resulting in sticker shock for new arrivals. Leena Rao, with her husband, Suneel Gupta, recently leased a two-bedroom, two-bath home for between $4,000 and $5,000 a month, compared with $2,150 for the two-bedroom they left behind in Chicago.

“It was a brutal surprise,” said Ms. Rao, 31, an editor for a technology news website.

The tight supplies have unleashed a torrent of new construction in the Bay Area, with 14,377 units permitted for construction over the next 18 months, or almost as much as for Houston, typically a much more active building market, according to MPF Research. In San Francisco, the 22-story 1190 Mission at Trinity Place building preleased half its 419 units before opening July 1, with all the tenants signing agreements without the customary practice of having toured a model or attended an apartment tour, said Rob Willis, director of operations for Trinity Management Services, the builder. “We have never seen this,” Mr. Willis said.

Some homeowners are seeking to cash in on the demand. Jane Shepard said she and her husband, Avrum, plan to rent their four-bedroom, two-bath home in San Francisco to help raise money for needed repairs. “Financially, it’s a great time to be a landlord,” said Ms. Shepard, 67, a commercial-property manager. She said the couple would move to their second home in Visalia, Calif.

But renters with less means are finding fewer options. Dawn Griffin, 55, said she was served with an eviction notice in January on her $725-a-month apartment near the city’s Golden Gate Park. Landlord Elba Borgen, who didn’t return calls for comment, also served eviction notices on the other seven tenants in the building, said Ted Gullicksen, executive director of the San Francisco Tenants Union, which has offered advice and other help to Ms. Griffin and other tenants in her building.

“I can’t afford to move,” said Ms. Griffin, a 30-year resident of the apartment and a medical-office administrator.

Still, some tenants have turned the situation into opportunity. Sam Parr said he ended up starting a business matching roommates with apartments after moving to San Francisco from Nashville, Tenn., last year and seeing prices so high he needed to share rent with someone, too. “I thought, oh my God, this is awful—something has to be done,” said Mr. Parr, 24, who sold the business to a larger startup and now shares a $3,500-a-month house with three roommates.

Write to Jim Carlton at jim.carlton@wsj.com

A version of this article appeared July 16, 2013, on page C1 in the U.S. edition of The Wall Street Journal, with the headline: Bay Area Rally Sends Rents Soaring.

Article source: http://online.wsj.com/article/SB10001424127887324694904578602013087282582.html

Tax audit list: Bay Area cities identified as clusters of potential cheats

Mon, 15 Apr 2013 21:58:06 +0000

WASHINGTON — Worried the Internal Revenue Service might target you for an audit? You probably should be if you own a small business in one of the wealthy suburbs of Los Angeles.

You might also be wary if you’re a small-business owner in one of dozens of communities near San Francisco, Houston, Atlanta or the District of Columbia.

A new study by the National Taxpayer Advocate used confidential IRS data to show large clusters of potential tax cheats in these five metropolitan areas. The IRS uses the information to target taxpayers for audits.

The taxpayer advocate, Nina Olsen, runs an independent office within the IRS. She got access to the data as part of an effort to learn more about why some taxpayers are more likely to cheat than others.

The study also looked at tax compliance in different industries, and found that people who own construction companies or real estate rental firms may be more likely to fudge their taxes than business owners in other fields.

Many of the communities identified by the study are very wealthy, including Beverly Hills and Newport Beach in California. Others are more middle class, such as New Carrollton, Md., a Washington suburb, and College Park, Ga., home to a section of Atlanta’s massive airport.

Steve Rosansky, president and CEO of the Newport Beach Chamber of Commerce, said business owners in his city are probably targeted because many have high incomes. The likelihood of an audit does

increase with income, according to IRS data.

“I imagine it’s just a matter of them going where they think the money’s at,” Rosansky said in an interview. “I guess if I was running the IRS I’d probably do the same thing.”

The study focused on small-business owners — sole proprietorships, to be specific — because they have more opportunity than the typical individual to cheat on their taxes. Many small businesses deal in cash while most individuals get paid in wages that are reported to the IRS.

The IRS only audits about 1 percent of tax returns each year, so the agency tries to pick returns that are most likely to yield additional tax money.

The IRS will not say much about how agents choose their targets. But as millions of procrastinators scramble to meet Monday’s deadline to file their taxes, the agency is running every tax return through a confidential computer program to determine the chances of collecting more money from an audit.

Each tax return is assigned a score. The higher your score, the more likely you are to get audited because, according to the IRS, the more likely you are cheating on your taxes.

The score is called the Discriminant Inventory Function, or DIF. A high DIF score does not guarantee you are a tax cheat but the IRS claims it’s reliable.

“If your return is selected because of a high score under the DIF system, the potential is high that an examination of your return will result in a change to your income tax liability,” says an IRS publication that explains the auditing process.

How do you get high score? The IRS won’t say, but veteran tax preparers and former IRS workers believe they have a pretty good idea.

“If you’re reporting $8,000 of charitable contributions when you’re only making $50,000, that’s a red flag,” said Bob Meighan, vice president of TurboTax, an online tax preparation service. “Likewise if you’re reporting business or employee expenses that are out of the ordinary for your income range, that would attract the interest of the IRS as well.”

The bottom line, according to the experts: People who take unusually large deductions for their income get a high score. Also, business owners who claim unusually large expenses for the size and type of their business get a high score.

“I had a case here where the person made about $40,000 and they claimed $25,000 of employment-related expenses,” said Elizabeth Maresca, a former IRS lawyer who now teaches law at Fordham University. “Most people don’t spend $25,000 to earn $40,000. That’s an unusual number.”

DIF scores can vary across industry, according to the study by the taxpayer advocate. For example, people who owned construction and real estate rental companies were more likely to have high scores. Lawyers, accountants and architects and people who provided other professional services were more likely to have low scores.

Olsen said construction and real estate rental companies probably deduct more expenses that are not independently reported to the IRS. The IRS does not like those kinds of expenses because they are harder to verify without an audit.

“Construction for sole proprietors has been historically a cash business,” Olsen said.

The study, which was included in Olsen’s annual report to Congress in January, used data from 2009 tax returns to plot the DIF scores for sole proprietorships across the country. The city where you live is not a component of the score, according to the study. Nevertheless, researchers were able to identify clusters of likely tax cheats.

Sole proprietorships make up about two-thirds of all U.S. businesses. Sole proprietors report business income on their individual tax returns and, the IRS says, they account for the biggest share of the tax gap, which is the difference between what taxpayers owe each year under the law and what they actually pay.

The tax gap was $345 billion in 2006, according the latest IRS estimate.

In all, researchers identified clusters of potential tax cheats in more than 350 communities in 24 states, mostly cities and towns but some neighborhoods, too. About one-third of them were in California, with most near Los Angeles and San Francisco.

Most of the others were in communities near Houston and Atlanta, and in the Maryland suburbs of Washington. There were relatively few in the Midwest or the Northeast.

The researchers also looked for areas with high concentrations of small business owners who were very unlikely to cheat on their taxes.

They came up with four: the Aleutian Islands in Alaska; West Somerville, Mass., a neighborhood in Somerville, a suburb of Boston; Portersville, Ind., an unincorporated town in the southern part of the state; and Mott Haven, a neighborhood in the Bronx, one of New York City’s boroughs.

Stephen Mackey, president and CEO of the Somerville Chamber of Commerce, said he’s glad the business owners in his community excel at civic virtue. But he was at a loss to explain why they stood out from so many others across the country.

“I’d like to think we’re not alone in terms of the civic engagement of business people,” said Mackey. “But I would say two things. One is they are very close to the community inside and outside their businesses. At the same time, it’s not small town America. It’s minutes from downtown Boston.”

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AP Director of Polling Jennifer Agiesta contributed to this report.

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Follow Stephen Ohlemacher on Twitter: http://twitter.com/stephenatap

Article source: http://www.mercurynews.com/nation-world/ci_23029240/tax-audit-list-bay-area-cities-identified-clusters?source=rss

Home prices in Bay Area up 17.5% in January

Wed, 27 Mar 2013 06:59:10 +0000

Home prices in the five-county San Francisco metro area surged 17.5 percent in January versus a year ago – one of the biggest gains nationwide – according to a key gauge released on Tuesday.

Overall, U.S. home prices registered their biggest annual climb since summer 2006, rising 8.1 percent compared with last year, according to the SP/Case-Shiller composite index. Every one of the 20 major metropolitan areas Case-Shiller tracks posted year-over-year gains. The annual gains accelerated in 19 of the markets, with Detroit the only exception.

“The number that jumps off the page is San Francisco’s 17.5 percent increase in the past 12 months,” David Blitzer, chairman of the index committee for SP Dow Jones Indices, said. “That’s pretty big. Only one city, Phoenix (with a 23.2 percent increase), did better. Compared to the low points, you’re way up there, about 25 percent over the low. It’s a strong comeback.”

Resale homes

Case-Shiller defines the San Francisco metro area as Alameda, Contra Costa, Marin, San Francisco and San Mateo counties. The index tracks sales of the same single-family houses over time, comparing changes with a base value of 100, which represents values as of January 2000.

The San Francisco index is now 147.45, meaning that prices are 47.45 percent above their January 2000 level. The region’s index peaked at 218.37 in May 2006 and hit a low of 117.74 in March 2009 – so prices are still 32.5 percent below their peak, according to the index.

Several forces propel the upward trend, notably an improving economy, low interest rates, tight inventory and fewer foreclosures.

The San Francisco area “is the second-leading place in the country in job creation (after Houston), and doesn’t build a lot of houses, so supply is very tight,” said Ken Rosen, chairman of the Fisher Center for Real Estate and Urban Economics at UC Berkeley. “We added 210,000 jobs to the Bay Area in the past 2 1/2 years – that’s a lot of people.”

Similar forces are driving the rental market, which is also experiencing big price run-ups. Exacerbating that situation, the tight for-sale inventory “is forcing a lot of people who want to be buyers to remain as renters,” Rosen said.

Rosen and others said Case-Shiller actually understates the turnaround – prices have risen even more than the index can capture. In part, that’s because it has a long lag time, measuring prices in January. Real estate service DataQuick, for instance, reported that February median sales prices in the nine-county Bay Area were up 24.6 percent compared with the same time in 2012.

“I would say Case-Shiller under-represents,” said Charmaine Frank, Redfin real estate’s area manager for San Francisco, San Mateo, Santa Clara and Marin counties. “The market has taken a pretty dramatic turn since January.”

Cash is the fuel

Like agents throughout the Bay Area, she said there are “enormous bidding wars going on. We see upwards of 40 to 60 offers on some properties; typically the top five to eight will be all-cash buyers.”

The numerous cash sales help fuel price appreciation, she said, because buyers skip getting an appraisal since they don’t have a mortgage. Appraisals, which rely on recent comparable sales, would moderate the rapid run-up.

“There’s a huge shortage of homes on the market right now,” said Cindi Hagley, a broker with the Hagley Group at Prudential California Realty in San Ramon. “For example, there are only 12 single-family homes for sale in Dublin right now. Ordinarily there should be 100 to 150 homes for sale there.”

Patrick Newport, U.S. economist with market analyst Global Insight, said that the rising home prices should help boost the economy further. “They stimulate new construction, and they also help consumer spending because they raise the value of people’s homes,” he said.

With multiple bids and properties selling well above asking price, could another real estate bubble be forming?

“Not yet,” said Rosen. “If they keep (interest) rates this low for two more years, the answer is yes.”

“This time, rapidly rising prices are a good thing,” Newport said. “A lot of homeowners are underwater; this helps them come out of that.”

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

Article source: http://www.sfgate.com/business/article/Home-prices-in-Bay-Area-up-17-5-in-January-4386974.php

The Best Bay Area Neighborhoods for Singles

Thu, 14 Feb 2013 11:27:03 +0000

Trulia

Are you without a “ring on it” this Valentine’s Day? If so, it might not be because this city is notoriously difficult to date in or because of your 4chan habits. It might be that you’re in the wrong neighborhood.

Real estate company Trulia recently crunched some numbers on the best places to find love in major metropolitan areas, including the Bay Area, and the results may surprise you.

If you’re a single lady searching for a single fella, the highest ratio of men to women is in the Tenderloin (94102), and if you’re a single fella looking for a lady, you should head to the Marina (94123).

Trulia came to this conclusion by filtering out gays, people over 65, and people with roommates, which leaves about seven people, by our estimations. If straight ladies aren’t wild about trolling for tang in the ‘loin, (and really, we think that men there probably don’t have roommates because of the proliferation of SROs and such, and not because they’re making hella scrilla) then they should head on over to SOMA, which also has a high concentration of single dudes, busily churning out start-ups and sighing into their lattes, we imagine. Unsurprisingly for both the Marina and SOMA, the neighborhoods with the highest concentration of straight, single people with no roommates is in more upscale areas.

Also, would you look at the blinding pink mecca that is Marin? Yeesh. It’s time to make a trip up north for some artisinal cheese, if you know what we mean (and we think you do: Cheese is delicious). Likewise, women should head way south on the peninsula to get the bluest of blue ball action (nice baby color-coding, Trulia). We suppose it’s called “Man Jose” for a reason.

Also notable is that nine of the 10 U.S. metros with the highest ratio of women to men are on the east coast, except for one: Oakland. (East Bay represent!)

Now that you’ve got your V-Day pub crawl route planned, why don’t you check out our other Valentine’s Day coverage?

Follow @annapulley on Twitter. She’ll tweet you right.

Article source: http://blogs.sfweekly.com/exhibitionist/2013/02/the_best_sf_neighborhoods_for.php

Real Wealth Network’s Fettke: Bubbles Swelling in US Housing Sector

Sat, 29 Dec 2012 00:42:35 +0000

Bubbles are swelling in pockets of the U.S. housing sector, especially in those areas that fell the hardest and are soaring back in part due to speculative demand, said Kathy Fettke, founder and CEO of Real Wealth Network, a California real estate services and consulting company.

“When inventory levels are so low, that has everybody kind of in a panic and diving in to buy, and that is driving up prices in some areas that I think personally is creating another bubble,” Fettke told Newsmax TV in an exclusive interview.

As a nation, the housing sector is showing signs of life after the Great Recession.

Watch our exclusive video. Story continues below.

U.S. homebuilding permits touched their highest level in more than four years in November, pointing to strength in the housing market, even though groundbreaking activity dropped 3 percent last month.

Home prices have shown signs of life as well, though some areas of the country in particular may be overheating.

Editor’s Note: Tiny Loophole Found in 70,320 Page IRS Tax Code Could Pay $87,500

Areas hit the hardest after the housing bubble burst in 2007 are shooting back the hardest, as many investors have scooped in to buy cheap and distressed properties.

“In Phoenix, Las Vegas we are seeing prices rise so rapidly, and we really believe that a lot of it is speculative, with investors all over the world coming in and buying up those properties. That makes me nervous,” she said.

“But other areas that are more stable — let’s say Dallas, Houston, Atlanta — these are the fastest growing population areas in the country, with the fastest job creation. So there really are fundamentals there to support the housing market.”

Metropolitan areas with little land are seeing prices shoot up as well, including the San Francisco bay area.

“We work with a lot of teams there selling real estate and just in the last few months they have bumped up their prices in some areas up 30 percent from last year,” Fettke explained.

“That feels like bubble market to me. Our salaries haven’t increased by 30 percent,” she added.

“So really what that reflects to me is very low interest rates that could cause a bubble in some of these markets where people think they are going to see a rise in prices.”

Turning to fiscal matters, successful aversion to the year-end fiscal cliff could affect the housing sector, whose recovery is tied heavily to improvements taking place in the labor market.

The White House and Congressional Republicans are debating a fiscal framework for 2013, with the Obama administration’s proposal calling for tax hikes on those with incomes over $400,000 a year, with Republican countering with a proposed hike on those with incomes of over $1 million a year.

Should wealthier Americans get hit with tax hikes to the point that they cannot hire, the housing sector could feel the fallout.

“The housing market depends so much on job creation so if employers are going to be facing massive taxes, is that going to create more jobs or not?” Fettke asked.

“What we do know is that places like Texas where taxes are very low for employers — they are high on property taxes, but have low employer taxes and no state taxes — we are seeing a very strong economy there, and I do believe that when you tax companies they can’t hire.”

Editor’s Note: Tiny Loophole Found in 70,320 Page IRS Tax Code Could Pay $87,500

Article source: http://www.moneynews.com/Markets/Fettke-housing-bubble-swelling/2012/12/28/id/469314