Following our local real estate market is a lot more interesting when it’s in a state of flux. Coming out of the Great Recession in 2012, when home selling activity began to pick up dramatically after a five-year hiatus, we finally had some interesting news to report.
Since then the meteoric rise in home values and bidding wars have been the story for the past 10 years, with only minor seasonal fluctuations.
But in April of 2022 that all changed. With a recession looming, and stock portfolios dropping as fast as interest rates are rising, there’s been a sizable shift in real estate activity.
But exactly how have these forces altered the home selling landscape?
The answer is it depends on who you ask. For buyers they are in the arms of a welcome change in the level of competition, but the throes of an unwanted increase in their mortgage payments.
Many sellers on the other hand are suffering from the seven stages of grief, but can’t seem to get past the first stage—denial. No one wants to admit they may have timed the market wrong and missed the home selling peak, instead they’re hanging onto rosier days—ignoring the changing landscape around them. This manifests itself in sellers hiring agents who will tell them their home is worth a price that it used to be, in order to secure a listing, only to have their home languish on the market for months and suffer multiple price reductions to no avail.
To help put the market shift into perspective, in 2021 only two homes were pulled off the market between May and October 1st. During the same period this year, that number rose to 13—a 550% increase in homes which did not sell.
In a recent blog we discussed how buyers who are clinging to the notion that higher interest rates will bring down home values further, could well be making a dangerous miscalculation. The smart move is to jump in with the low competition and purchase a home before rates rise further. As we mentioned in this post, the decrease in home values cannot begin to help buyers when interest rates are rising at a faster pace.
Looking at homes sales for August 2021 as compared to august this year, the forces that have changed the market have had less of an impact than would be expected.
Simply looking at the median home price for all of San Mateo County—and even drilling down to the local level in Belmont—the lack of change seems at odds with what is occurring. This can likely be explained that homes which are priced well are still receiving the attention they deserve.
Note though that the median price per square foot dropped in both markets, while the size of homes selling rose—meaning that in 2022 you can get a home 8% larger in San Mateo County for the same price as one paid a year ago, and 17% larger in Belmont for essentially the same price.
The lack of new listings—down 27% in San Mateo County and 107% in Belmont, can be attributed for helping to keep the supply and demand levels more in equilibrium—given the diminished demand. We had anticipated this might be the case in a post we did back in April.
… Homeowners who refinanced or buyers who purchased a home when rates were at historic lows—in the 2-3% range, aren’t going to be selling their home and moving anytime soon. Sure, in California they can now carry their low property tax base, but they can’t carry their low interest rate—so many are going to stay put and there will be even less inventory than there has been, and which will once again put upward pressure on housing prices”.
Also, worth taking note of is that while the level of new listings has dropped considerably, the months of inventory—the amount of time it would take to sell the current inventory of homes at the current pace of sales—has also risen.
A real standout in the statistics, that may tell us more than any other single stat, is the percent a seller received of their asking price—down 8% in San Mateo County and 14% in Belmont YOY—indicating that there is far less competition for the fewer number of listings.
For sellers, which way should you turn? Find an agent experienced in uncertain markets will keep you from the dreaded downward spiral of price reductions and delays on the market. Our best advice is don’t be another statistic, get out ahead of the pack and price your home reasonably and in accordance with the actual current market conditions—not what you want them to be.
Drew & Christine Morgan are REALTORS/NOTARY PUBLIC in Belmont, CA. with more than 25 years of experience in helping sellers and buyers in their community. As Diamond recipients, Drew and Christine are ranked in the top 50 RE/MAX agents nationwide and the top 3 in Northern California. They may be reached at (650) 508.1441 or emailed at info@morganhomes.com.
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The information contained in this article is educational and intended for informational purposes only. It does not constitute real estate, tax, insurance or legal advice, nor does it substitute for advice specific to your situation. Always consult an appropriate professional familiar with your scenario.
