Thursday, June 14, 2012

June Silicon Valley Real Estate Market Comments

Here are my observations of the most recent May transactions for Santa Clara County real estate and San Mateo County real estate. Your comments and questions are always welcome. If you see something in your neighborhood that you are curious about or have a question, please don't hesitate to share with us. If you have questions or a comment, please leave them here, or feel free to contact me through my website.

General Market Observations and Comments -- The amount of homes (single family and condos and townhouses) available for sale continue at lower levels continuing the pattern of most of the year thus far. Normally, inventory levels start their climb in early spring and peak by mid-year but not this time. Since there have been a good amount of buyer demand, this condition has set up many areas as seller's markets -- many buyers chasing relatively few properties with its tendency toward multiple offer situations. This condition is occurring in both counties but certainly not in every area. The market continues to be more brisk in Santa Clara County than San Mateo County at present.

Want to Be First Time Buyers? Part 2 --  If rents going up are getting you down, and you expect to live in the area for a reasonable period, it may be advantageous to own than to rent! Mortgage rates continue at virtual cartoon-like levels with about 85% of borrowers choosing a fixed rate loan product.

Median Prices Increase -- Beware of the month to month numbers you read in the press or see on the internet -- they don't mean much! Year over year is much more meaningful as it eliminates the seasonality of the market. For May, Santa Clara County's median price for single family residences, half above and half below or the middle transaction, increased to $640,000, as more and more lower priced homes have been scooped up.

14 will get you 51 -- Some real estate practitioners are mentioning that it takes about eight weeks (51 days) to sell a home and they consider that good. However, most seller's wouldn't consider that good when you tell them it will take an average of that long to sell! In actuality, it now takes but 14 days to sell half of the homes. That is the median days on market. The 51 figure is the average. The difference is that those homes that have issues or are grossly overpriced sit on the market for a long time thus bringing the average up and does not impact the median which is the middle transaction. When I provide advice to sellers I use the median and calculate it down to their neighborhood or as small an area as possible.

Sunnyvale is #7 in the U.S. -- According to the Kiplinger Personal Finance survey, Sunnyvale was named as the 7th greatest city in the United States to raise kids. As a long-time resident of Sunnyvale and where my wife and I have raised our two sons, I'd have to agree!

According to a City of Sunnyvale press release, the city now reports the highest rate of construction and permitting in its history! Included in the issuance was a permit for a 75,000 square foot building that will house LinkedIn. The presser went on to say "construction activity in Sunnyvale has significantly increased in the past 18 months. Development activity is led by new office and R&D construction, both new building construction and tenant improvements, and residential development
is also experiencing a resurgence of interest."

Thanks for reading my blog. I'm Tom McEvoy, Realtor with RE/MAX Santa Clara Valley -- Let me know if you have any comments, questions, observations or any future topics you'd like me to address.

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