NPR's All Things Considered ran an interesting story today about immigrant buyers.

Per the story (listen here) . . .

• 12% of the U.S. population is foreign born.
• An increasing share of first time buyers are immigrants.
• In 2005, 10% of all homeowners were immigrants.
• In 2005, 18% of first-time home buyers over the previous four years were immigrants.
  

Additionally, some lenders offer loan programs to residents without social secuirty numbers. 

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Buying a property at a foreclosure sale (a.k.a. trustee sale) can be a great opportunity to acquire a property under market value, but there are risks that accompany any potential for reward.

The Risks:

• In almost all cases, you will not have the opportunity to see the interior of the property before the sale.  This is a tremendous risk, as the interior condition could greatly affect the value of the property.
• Related to the above risk, you will not have the opportunity to have a home inspection, well inspection, septic inspection, termite inspection, etc.  You will be buying the property "as is, where is."
  
• A very quick closing (often 15 days) is required by almost all Trustees.  This is a tight time frame, which must be adhered to.
• A deposit is typically due at the time of sale of anywhere from $10,000 to $30,000.  This must be in cash or certified check, and can prohibit some potential buyers from participating in a foreclosure sale.

The Rewards:

• Sometimes banks are willing to take some money, any money, just to sell a property.  Earlier this month (January 2008), a property with an outstanding loan balance of roughly $200,000 could have been purchased for $127,000.  The bank's bid was $126,000.  Even if the property is not currently worth a full $200,000, there was likely a profit margin in this sale.
  
• There is often less competition (amongst potential buyers) at a foreclosure sale.  The information about these sales are not promoted very heavily, and many buyers do not know about the availability of such properties.  With fewer buyers on the scene, the sales price will likely not be as high.
• If the mortgage that is being foreclosed upon is not a recent mortgage, the owner will have likely paid down the balance of the loan, and the property will have appreciated.  This means that what the bank needs to recoup from the Trustee Sale could be quite a bit lower than the market value of the property.  Of note, most of the sales in the past few months have been on mortgages issued within the last 2-3 years. This has not provided for too much of a cushion to allow for a great deal.
  

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A few weeks ago some of my clients  were interested in viewing both a stick-built home and a modular home, and agreed to look at both in a blind comparison test. 

First, according to Wikipedia, a stick-built structure is "one constructed entirely or largely on-site," as opposed to a modular home that is "divided into multiple modules or sections which are manufactured in aremote facility and then delivered to their intended site of use."

Before we get to the results of the blind test, it is important to note that there are mixed opinions on modular homes.  For example, some would suggest that . . .

• stick-built homes are more structurally sound, as they are built on the piece of land where they will permanently reside --- and fit themselves, structurally, to the contour of the land as they are built . . .
• modular homes are more structurally sound, as they are built in a controlled environment, without being exposed to precipitation, wind, etc. during the construction process . . .
• modular homes allow for a faster construction schedule . . .
• stick-built homes allow for greater design flexibility . . .

However, two equalizing factors that are important to remember are that . . .

• there are both high quality, and low quality stick builders and modular home manufacturers . . .
• the modular housing industry is exploding, with ever-increasing options and design features --- as evidenced by the impressive house pictured above, from Haven Homes.
  

Upon viewing the two homes, my clients made the following observations . . .

The stick-built home had higher quality interior finishes, a more practical layout, higher quality flooring, and seemed somewhat more solid --- but --- had more of an echo, and had several lower quality finishing selections that didn't convey quality construction.

The modular home had higher quality framing and higher ceilings, and the marriage wall was not noticeable --- but --- there were more oddities in the floor plan and the floor joists seemed more shoddy.

Both homes had great drywall work and seemed to be very structurally sound.

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Property To Be Sold:  338 Louisa Street, Broadway

Date/Time of Sale:  Wednesday, February 6, 2008 at 3:00 p.m.

Original Principal Amount of Deed of Trust:  $180,400

Assessed Value:  $193,800

Most Recent Sale:  $190,000 (1/20/2005)

Terms of Sale:  A deposit of $15,000.00, or 10% of the sales price, whichever is lower, cash or certified check, will be required at the time of sale with settlement within fifteen (15) days from the date of sale. 

For Information Contact:
Samuel I. White, P.C.
5040 Corporate Woods Drive, Suite 120
Virginia Beach, Virginia 23462
757-457-1460 (call between 9:00 a.m. and 11:30 a.m.)

Per the Daily News Record, January 28, 2008

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Property To Be Sold:  3210 Danbury Court, Harrisonburg

Date/Time of Sale:  Wednesday, February 6, 2008 at 3:00 p.m.

Original Principal Amount of Deed of Trust:  $460,800

Assessed Value:  $394,100

Most Recent Sale:  $512,000 (11/17/2006)

Terms of Sale:  Cash: A deposit of $20,000.00, or 10% of the sales price, whichever is lower, cash or certified check, will be required at the time of sale with settlement within fifteen (15) days from the date of sale.

For Information Contact:
Samuel I. White, P.C.
5040 Corporate Woods Drive, Suite 120
Virginia Beach, Virginia 23462
757-457-1460 (call between 9:00 a.m. and 11:30 a.m.)

Per the Daily News Record, January 28, 2008

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Property To Be Sold:  16958 Sundance Forest Road, Broadway

Date/Time of Sale:  Monday, February 11, 2008 at 10:00 a.m.

Original Principal Amount of Deed of Trust:  $154,000

Assessed Value:  $101,500

Most Recent Sale:  $154,000 (8/17/2006)

Terms of Sale: All Cash.  A bidder's deposit of $15,000.00 or 10% of the sale price, whichever is lower, will be required in cash, certified or cashier's check.  Settlement within fifteen (15) days of sale, otherwise Trustees may forfeit deposit.

For Information Contact:
Professional Foreclosure Corporation of America
C/O Shapiro & Burson, LLP
236 Clearfield Avenue, Ste 215
VIrginia Beach, VA 23462
757-687-8777

Per the Daily News Record, January 25, 2008

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Last week, the Virginia Association of Realtors released the 2007 Year-End Market Report, which creates a context for year end market data throughout the state of Virginia. Along with providing insight and analysis into the many local, state and national issues that affected this Virginia's real estate market this year, the report also points out that market conditions vary considerably in different areas of the state.

For example, of the 23 local markets for which data was available, only two markets showed an increase in the number of homes sold in 2007 (versus 2006).  The other 21 local markets all showed a decline in sales as compared to 2006. Overall, the state of Virginia showed an 18.46% decrease in homes sold, but there were quite a few outliers:

• Dulles Area (+ 9.61%)
• Southwest Virginia (+ 1.44%)
• Eastern Shore (- 46.68%)
• Prince William (-30.46%)
• Northern Neck (- 29.74%)

However, despite the decrease in number of real estate transfers this past year, sales prices remained relatively flat as compared to 2006. Median Prices were up 1.2 percent in 2007, and average prices were down 3.1 percent.

Overall, the report is hopeful . . .

• "Virginia faces stronger market fundamentals than many other states, with a relatively strong economy and a housing market with a relatively small share of investors."
• "We expect that markets in Virginia that have strong job growth and low unemployment rates—which includes most of the metropolitan areas throughout the state—will see increases in the demand for housing in 2008 and prices will begin to rise."

In April, we will see more great analysis and insights from the George Mason University School of Public Policy, whose staff will be continuing to provide these reports for each quarter of 2008.

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Recently, one of my blog readers asked a variety of questions about buying land for building a home.  Let's delve into a few of the related questions and issues!



What is the average price per acre in Rockingham County?
The cost per acre of land varies across Rockingham County, mostly depending upon the size of the tract, and the property location.  For example, in 2007 land in Rockingham County north of Route 33, with tract sizes of 1-10 acres sold at an average rate of $33k/acre.  These 22 sales, however, ranged in price per acre from $5k to $220k.  When a buyer starts considering a particular property, we would then start looking at average price/acre for tracts most similar to that property.

Does land appreciate?
Almost always, yes --- because we have a fixed supply of land, as opposed to housing which can continue to be built.  However --- it often doesn't appreciate as quickly as land with a house built on it, since land sales do not comprise as active of a market as home sales.

When evaluating a particular property, what should I consider?
It is imperative to investigate many aspects of a piece of land before purchasing.  Some, but not all, of these include:

• water source (public water, well, cistern, etc)
  
• waste treatment options (public sewer, conventional septic system, alternative septic system, etc)
• utility availability (electricity, phone, cable)
• covenants and restrictions
• access
  
• easements
• right of ways
• setbacks
  
• flood plains
• school districts
• zoning
• uses of surrounding parcels

These are just a few things to be considered, and with each individual property, there are typically a few other areas to research.

Do you have to build immediately in a subdivision?
Each subdivision is a bit different in their expectations, but those expectations are almost always spelled out in the same document -- the covenants and restrictions.  Rarely does a subdivision require that building start within any given time frame, however, many subdivisions will require that construction be completed within a certain amount of time after it has begun.

Buying land can be somewhat complicated, but is an exciting process.  There's nothing like being a Virginia land owner!

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The first thing to know about the home inspection process is that it is a process for the benefit of the buyer.  However, the standard contingency form and negotiation document typically used in our market are balanced documents that respect the needs and priorities of both the buyer and seller.

The Context

When making an offer on a property, a buyer negotiates the price and other terms based on their understanding of the property at the time of the offer.  However, often buyers will include a home inspection contingency to allow themselves an opportunity to learn more about the property with the help of a professional home inspector. 

Thus, if a buyer negotiates a contract on a house that has two broken windows, it would not be reasonable to try to negotiate for the repair of the windows during the home inspection process, since that fact was already known about the house --- but if a leaky sink is discovered, it would be perfectly reasonable to request that repair.

The Substance

The standard inspection contingency references a long list of areas for inspection, including: geotechnical inspections, inspections of the structure, foundations, roof, flooring, HVAC systems, electrical system, plumbing system, appliances, exterior insulation finishing systems, drainage, windows, well and septic systems, and lead-based paint and radon.

Yet at the same time, the inspection contingency specifies that the buyer may only request the repair of "material defects" which is described as "those items that could affect the decision of a reasonable person to purchase the Property" and would not include "cosmetic items, matters of preference, or grandfathered systems or features that are properly functioning but would not comply with current building codes if constructed or installed today."

The Flow

Post-inspection, a buyer may provide the seller with a list of requested repairs.  The seller would then respond by offering any of the following:

• agreeing to make all repairs
• offering to make some repairs and/or provide some sort of credit to the buyer
  
• declining to make any repairs or monetary concessions

If the seller agrees to make all repairs, the buyer must proceed with the purchase.  Otherwise, the parties attempt to negotiate the terms of repair and/or monetary concessions.  At the end of this negotiation, the buyer makes the last decision of whether to proceed with the purchase by accepting the last offer of the seller, or to terminate the contract and receive a refund of their earnest money deposit.

The Problems

Potential pitfalls during the inspection and re-negotiation process include:

• the buyer unreasonably requesting the repair of non-material defects
• the buyer unilaterally deciding they do not want to buy the house because of what is discovered through the inspection process --- while the seller agrees to make all repairs
• an inspector who in his/her efforts to provide the best possible service to the buyer ends up providing a detailed inspection report that makes the buyer overwhelmed by the needed repairs
• the seller thinks the "deal is done" when the contract is ratified, and doesn't realize that further negotiation might be necessary as the buyer learns more about the property during the inspection process

The home inspection process can be complicated, but unless a buyer has has the expertise to thoroughly understand a property inside and out, it is a very helpful contingency for ensuring a wise purchasing decision.

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Several people have recently asked me if I specialize in foreclosure sales.  I do not.  The questions were from people who read my blog, and the question is reasonable, as I have posted 9 entries in regards to foreclosure sales (trustee sales).

Here is why I have started posting notices of foreclosure sales:

• To the best of my knowledge, the only way to monitor upcoming foreclosure sales is to pore over the classifieds section of the Daily News Record each day, and tear out any notices that you find.  Not too convenient, especially in an age where more and more people would prefer to find and consume information online.
• I have several clients who are always interesting in acquiring a property via a foreclosure sale, and have asked me over the past few years if there is any better way to keep track of upcoming sales and the results of past sales.
• Given the need described above, I have started posting details of all Harrisonburg and Rockingham County foreclosure sales (that I can find) on my blog.  To check back solely on the foreclosure sale content of my blog, use this address:
  http://www.scottprogers.com/blog/category/foreclosure/

I hope the information is helpful, not only in regards to the availability of these properties, but also to begin to understand over time how often properties actually make it to the foreclosure sale, and what they typically sell for in relation to their assessed value or current loan amount.

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Yesterday "The Fed," or The Federal Reserve, lowered the federal funds rate by 0.75% --- from 4.25% down to 3.50%.  Generally speaking, reducing this rate leads to more economic activity, as it lowers the interest rate for money loaned between banks overnight. 



What will it mean for real estate in Harrisonburg and Rockingham County?

First, it is important to realize that a 0.75% decrease in the federal funds rate will not equate to a 0.75% reduction in interest rates that home buyers will obtain for their real estate purchases. 

However -- for most home equity lines, homeowners will see a reduction in their payment as the prime rate decreases.

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In any market, it's important for both buyers and sellers to understand the market dynamics specific to his or her location. With declining sales, but better performance in the Valley than the state as a whole, there is a lot of information to consume. Here's where to start:

Sales Trends

Each month the Virginia Association of Realtors releases home sales data about each locality around the state of Virginia. The most recent release compares January through November of 2006 and 2007. This information is visually reflected in the graph to show the difference between the two years.



Despite a decrease in sales in all four counties – Rockingham, Augusta, Shenandoah, and Page – all of the counties except Augusta outperformed the state as a whole. Overall, Virginia showed a 14.64% decrease in sales during this same time frame.

Supply & Demand

In Harrisonburg and Rockingham County, the relationship between supply and demand differs significantly based on the price range. Generally, as the price goes up, the market is increasingly over-supplied.

Of homes priced under $200,000, there is a six month supply available. This is to say that in all of Harrisonburg and Rockingham County, approximately 46 residences are selling each month (10/07 = 51, 11/07 = 58, 12/07 = 30). Thus, with 282 homes currently for sale, there are 6 months (282 / 46) of supply available.

In the $350,000 and up price range, however, there are 18 months of homes available. In all of Harrisonburg and Rockingham County, approximately 10 residences are selling each month (10/07 = 11, 11/07 = 13, 12/07 = 6). Thus, with 171 homes currently for sale, there are 17 months (171 / 10) of supply available.

Six months of supply is considered by many to be an indicator of a healthy balance between buyers and sellers.

The Implications

As has always been the case, all real estate is local. Sales trends, supply and demand all affect every buyer and every seller – but these market factors are different in almost every situation, based on location, property type, price range, and much more.

As a seller, before pricing your home, take a careful look at similar recent sales. How long did it take for these homes to sell? Did they sell close to asking price, or did the sellers concede on purchase price? Were any additional buyer incentives offered, such as closing cost assistance? In addition to looking at recently sold comparable properties, sellers must examine their competition – similar properties in their neighborhood, or of a similar property type and price range. Today more than ever, having a firm grasp on your segment of the real estate market is essential for making wise real estate decisions as a seller.

Buyers are having a bit more fun than sellers these days. In almost all cases, they have lots of homes to choose from, in many price ranges they have the upper hand in negotiations, and they can finance their purchase with a historically low fixed interest rate. Yet despite all of these exciting factors for a buyer, it is still important to analyze the market in which a home is being purchased. Buyers should look at recently sold properties to better understand the value of the property being considered, as well as to understand the seller's context.

Looking Forward

As 2007 progressed, sales increased, and inventory levels decreased. In most price ranges, there is still somewhat of an oversupply of housing – but this will likely continue to correct itself in 2008. As we move through the first quarter of 2008, expect to see a continued gradual increase in the number of sales, and a continued gradual decrease in the inventory of available homes. The continuation of both of these trends will restore a healthy balance between buyers and sellers in our market.

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Property To Be Sold: 2410 Reservoir Street, Harrisonburg

Date/Time of Sale: Monday, February 4, 2008 at 10:00 a.m.

Original Principal Amount of Deed of Trust: $93,800

Assessed Value: $152,800

Terms of Sale: A bidder's deposit of $9,300.00 or 10% of the sale price, whichever is lower, will be required in cash, certified or cashier's check. Settlement within fifteen (15) days of sale, otherwise Trustees may forfeit deposit.

For Information Contact:
Professional Foreclosure Corporation of America
C/O Shapiro & Burson, LLP
236 Clearfield Avenue, Ste 215
VIrginia Beach, VA 23462
757-687-8777

Per the Daily News Record, January 21, 2008

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Just about every day I am researching properties for my clients (either buyer or seller), and there are a LOT of online resources available.  Here is a short list of some of the web sites you might be interested in for researching your own property, or a property that you are considering purchasing.

City of Harrisonburg

• Real Estate Information System - owner, property and assessment information
• Geographic Information System (GIS) - interactive map
• City Maps - top maps, tax maps, etc.
  
• Zoning Code
• Comprehensive Plan
  
• Harrisonburg City Schools
  

Rockingham County

• Geographic Information System (GIS)
• Zoning Code
  
• Comprehensive Plan
• Rockingham County Schools
  

In addition, there are several other sources of information that I have access to via my profession:

• Tax Records (city and county, via our MLS)
• Recorded documents (via subscription)
  

If I can be of assistance to you in researching a property, please let me know.

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Per the January 18th Daily News Record, the Harrisonburg Planning Commission recommended that City Council approve a rezoning request of 72.6 acres on Stone Spring Road.

Here are a few tidbits that might shed some light on the intricacies of this story:

• First, the zoning request doesn't have a lot to do with whether or not the 1,000 residential units will be developed.  The current zoning of the property allows 1,054 residential units to be developed.  The request, per the Planning Commission agenda, was to change the zoning from R-3 to R-5C.
  
  
• Harrisonburg recently made a change to R-3 zoning that affects a developer's right to build apartment buildings on land zoned R-3.  Building apartments on land that is zoned R-3 used to be a "by-right" use, but now (for developments post July 2010) a developer would need to obtain a special use permit for apartments. Since the referenced 72.6 acre property is currently zoned R-3, without a rezoning, if the developers wanted to build apartment buildings, they would have to either:
  
• start building by 2010, or
  
• apply for a special use permit
  
  
• The above bullet point may explain why George Pace (vice mayor) is referenced as saying that "developing the site could create a short-term glut of college student housing in the city."  I think that he is inferring that the developers might opt to go ahead and start building if they can't get the re-zoning to make sure that they can build apartment buildings.
  
  
• Of note, the developers pledged not to build more than 1,054 residential units --- the same amount that are permissible under the property's current zoning.  Again -- this re-zoning does not give the property owners the ability to build additional housing.  Even without the re-zoning, they can build the 1,054 units.
  
  
• There is also mention in the DNR article that the developers might wait to develop the project until Stone Spring Road is widened.  This would be helpful, as the new housing would certainly add quite a bit of housing to that road.
  
  
• The big question here is how the timing will end up working out on this project.  Many would assume (reasonably) that this re-zoning proposal suggests that the property will be developed soon.  My theory is that the owners want to go ahead and get it re-zoned to R-5 (possibly before lots of other property owners ask for the same), but that they will then hold onto the property for several years.

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Property To Be Sold:  153 Bellevue Street, Timberville

Date/Time of Sale:  Wednesday, February 13, 2008 at 9:00 a.m.

Original Principal Amount of Deed of Trust:  $161,209.46

Most Recent Property Transfer:  $137,000  (July 19, 2005)

Assessed Value:  $94,600

Terms of Sale:  A deposit in the form of certified funds in the amount of $15,000.00 or 10% of the successful bid, whichever is lower, is required of any bidder at the time of sale.  Closing within fifteen (15) days of sale.

For Information Contact:
Stephen B. Wood
Friedman & MacFadyen, P.A.
1601 Rolling Hills Drive, Ste. 125
Richmond, VA 23229
(804) 288-0088
Ref# 213052

Per the Daily News Record, January 18, 2008

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The latest housing market stats, from the Harrisonburg-Rockingham Association of Realtors, MLS data:

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Is it still possible to buy a home under $200,000 in Harrisonburg or Rockingham County?  Many people think it's not possible, and talk about it within the context of how much home prices have increased over the past few years.

First, a disclaimer --- there are lots and lots of townhouses or duplexes priced under $200,000.  There are 97 currently available in the City of Harrisonburg, and 71 more in Rockingham County.

However, there are even some single family homes in that price range as well.  23 homes in the City of Harrisonburg are priced under $200k, and 107 more in Rockingham County. 

Here are a few selected listings in Harrisonburg:


1463 Bluestone Street
1,100 square feet
2 BR, 1 BA
$174,900



541 Lee Avenue
1,404 square feet
4 BR, 2 BA
$199,500


And in Rockingham County:


301 3rd Street, Grottoes
1,889 square feet
3 BR, 2 BA
$169,900



TBD Declaration Drive, Broadway
1,535 square feet
4 BR, 2.5 BA
$199,900

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Urban Exchange, an exciting new mixed-use development, will be built with frontage on East Market Street and Mason Street --- within walking distance to downtown Harrisonburg and JMU campus.



The six-story structure will be comprised of (196) 1, 2 and 3 bedroom condos / apartments, as well as approximately 12,000 s.f. of retail space -- to house tenants such as a coffee shop, restaurant, and other retail operations.

These brand new, upscale units will be available both for sale or for lease. Amenities will include on-site parking, free internet and phone service, a state-of the-art fitness center, public space and an outdoor courtyard.

Demolition on the existing structures will begin this month, and the entire project will be complete by Summer 2009.

For more information about Urban Exchange, visit http://www.ueharrisonburg.com.

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Property To Be Sold:  10877 Indian Trail Road, Harrisonburg

Date/Time of Sale: Monday, January 28, 2008 at 9:30 a.m.

Original Principal Amount of Deed of Trust: $166,000

Assessed Value: $126,500

Terms of Sale: A bidder's deposit of $15,000.00 or 10% of the sale price, whichever is lower, will be required in cash, certified or cashier's check. Settlement within fifteen (15) days of the sale, otherwise Trustees may forfeit deposit.

For Information Contact:
Professional Foreclosure Corporation of Virginia
C/O Shapiro & Burson, LLP
236 Clearfield Avenue, Suite 215
Virginia Beach, VA 23462
(757) 687-8777

Per the Daily News Record, January 14, 2008

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