07-30-2007, 08:52 PM
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Here's the deal...We sold our house for 200K. Valued and appraised at 229K. Starter home, 3bdr, 1ba. We spent about 3 hours figuring out that a family in a starter home cannot pay 1600.00 monthly. Banks are not giving loans to people for starter homes. You have to have a lot of cash down and/or owned something previously or be rich to get a loan. Blame the banks. Starter homes are not selling, so midsize homes are not being bought which leads to larger homes not being built either.
Minnesotans need to wake up and realize their homes are way overpriced. The only way we are going to have a resurgence in this R.E. economy, is to come back down to earth with pricing. We calculated that if a young family had a life savings for a house of about 6000., the bank will loan about 193K based on a bunch of calculations. When we realized this, we immediately lowered our price because we speculated that people were interested, but couldn't get financed. As soon as we put it at 200K, we had 2 bids. One bid came in just where we wanted it to be. They were greatful we lowered it becasue they could not get financed at 214K where we had it previously. 200K was the magic bullet that put them in our house. New appliances, snowblower, washer/dryer, WH, Furnace, etc. BTW: house passed 3 inspections (private, state and county). It went as a hud home with first time buyer financing incentive. You need to target your market and price it accordingly.
What a steal by our standards, but priced right for this market. .33 acres in Eagan. Wow. There are now 2 happy couples, opposite ends of the US
If everyone figures what people will really pay for their home, I think the market will move again, especially the starter home market.
07-30-2007, 10:01 PM
Location: Lakeville, MN - 4th nicest place in the nation to raise a family
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AVGuy - Yes, people seem to prefer new construction. That, and young couples really aren't leaving the burbs.
In my opinion, it's all horse crap (which seems to be my response to a lot of things lately). Many big box builders here sell their product with highly accessorized and trendy models. I've seen structural problems inside of 5 years with these. I've seen drywall seams in 2. Malfunctioning appliances, leaky windows - you name it.
Give me a 1950's warhorse that was built by skillful labor using quality materials. The Twin Cities are full of real gems built by Norweigan bachelors... and I think that's a good thing
As for pricing homes correctly - absolutely. I had 3 listing appointments this past week where I think I truly shocked home owners. One thought their home was worth 700K when the sold data said 500K. They need to realize that the price that leaves my mouth is the highest price that the home will likely sell for. It hurts to say it, but it needs to be said.
We're closing on a single fam home (one of my beloved 1967 Orrin Thompson beauties) in Apple Valley. When we priced it correctly, we had 7 offers in 2 days.
I'm not a very good salesman (sorry to my current clients who use this forum!!!) I'm more of an economist when it comes to the housing market. The price of a share of stock can be $100 per share in the morning and $80 per share in the evening. In the evening, I simply cannot convince a potential buyer to pay $100 for my $80 stock. The same is true in housing. I cannot convince someone to pay $300,000 for a home worth $250,000.
OK - I've gotta get back to work. Good evening all!
Robert
Last edited by Robert P Stewart; 07-30-2007 at 10:02 PM ..
Reason: speling
07-30-2007, 10:12 PM
Location: Lakeville, MN - 4th nicest place in the nation to raise a family
285 posts, read
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Reputation: 104
Oh, and a quick response to catluvr - excellent post - and a very astute observation.
Yes, lending has become more difficult. 660 is the new 620. The lending rules change starting Aug 1st, so it will become even more difficult.
The answer? Have your Realtor work CLOSELY with an EXCELLENT loan officer. Financing is a tool - and other agents need to start realizing that.
Example: Jimmy and Jenny want to buy a cute little bargain of a home with more fungus that a piece of Maytag blue cheese and no appliances (liberated by the previous owner). In their case, they cannot take out a conventional loan for the home AND the money to fix it. If their Realtor understood the tools of financing, he/she would likely recommend an FHA 203K loan. It allows up to $35,000 for improvements to the property. Using that program, the transaction can be assembled.
All of my properties are advertised with specific financing packages for specific types of buyers - it would be ludicrous to do otherwise.
Signed,
Sleepy Robert
07-31-2007, 09:07 AM
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Quote:
Originally Posted by
catluvr
Here's the deal...We sold our house for 200K. Valued and appraised at 229K. Starter home, 3bdr, 1ba. We spent about 3 hours figuring out that a family in a starter home cannot pay 1600.00 monthly. Banks are not giving loans to people for starter homes. You have to have a lot of cash down and/or owned something previously or be rich to get a loan. Blame the banks. Starter homes are not selling, so midsize homes are not being bought which leads to larger homes not being built either.
Minnesotans need to wake up and realize their homes are way overpriced. The only way we are going to have a resurgence in this R.E. economy, is to come back down to earth with pricing. We calculated that if a young family had a life savings for a house of about 6000., the bank will loan about 193K based on a bunch of calculations. When we realized this, we immediately lowered our price because we speculated that people were interested, but couldn't get financed. As soon as we put it at 200K, we had 2 bids. One bid came in just where we wanted it to be. They were greatful we lowered it becasue they could not get financed at 214K where we had it previously. 200K was the magic bullet that put them in our house. New appliances, snowblower, washer/dryer, WH, Furnace, etc. BTW: house passed 3 inspections (private, state and county). It went as a hud home with first time buyer financing incentive. You need to target your market and price it accordingly.
What a steal by our standards, but priced right for this market. .33 acres in Eagan. Wow. There are now 2 happy couples, opposite ends of the US
If everyone figures what people will really pay for their home, I think the market will move again, especially the starter home market.
Blame the banks??????????
While I agree that many currently listed homes are overpriced for the market, I have to disagree with your mortgage loan analysis.
While money saved is one of many factors in a loan approval, we mortgage lenders can lend 100% with seller paid closing costs to most 1st time homebuyers. That is, these borrowers can literally get into a new home for under $500 out of pocket.
FACT: with decent income(s) and decent credit scores...these buyers don't need any money except for the earnest money which we can refund at closing. When we couple these 100% loans with city, county and state wide bond programs the buyers can also get a below market interest rate and sometimes grant money to boot.
You were also right about the monthly payment as "$1,600/mo." can disqualify some of the prospective buyers due to debt to income ratios. So, while cash on hand is a factor, approval is more weighted on DTI and credit score. Credit scores on these programs are not very restrictive either. We like to see 660+ and would generally require at least a 620, so very middle of the road.
Mortgage lenders ARE giving lots of loans to starter home buyers. The problem is that so many of these people all ready bought during 'the boom' that there just aren't that many out there at the moment. Couple that with the fact that they all know it is a buyers market...they want a great deal and they shop until they get it.
07-31-2007, 01:04 PM
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A buyers market is Good for us. I will admit that we will wait until we get what we want. I am having a difficult time preparing to spend 500K on a home in the Chaska area. I think we can squeeze some people to come down on the asking price. I do not want to sound like a predator though, but realistic. I remember, when not too long ago, a 500K home was "big stuff". Down in Austin, TX, where we are moving from, 500K IS a big nice home. Although there are more expensive. I would say most middle income families can get nice homes for 200-250 and maybe a little more than that depending on size. So, at any rate, this will be a shock but willing to wait.
07-31-2007, 01:44 PM
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Quote:
Originally Posted by
Scotchiro
I do not want to sound like a predator though, but realistic. I remember, when not too long ago, a 500K home was "big stuff". . . .So, at any rate, this will be a shock but willing to wait.
Yes. I think this is why there is still a lot of room to fall in the housing market.
$500k+ is still "big stuff." Or at least it should be. Wages in the U.S. simply have not moved that much. A $600k house with 10% down (which may be more common than 20% these days) is around a $4,000+ per month commitment with insurance and taxes. That's pretty much the entire income of a family making around $70k per year, yet that $500-600k asking price seems to be fairly common these days.
Something has to give.
07-31-2007, 03:49 PM
370 posts, read
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Lotsa good input here. We sold our house in SoFla in <60 days, IMO by pricing correctly . Our RE agent was asleep at the wheel though, she was VERY hard for buyers to get in touch with so I suggest that sellers check up on that to see how easy it is for buyers to do that. Luckily our buyer REALLY liked the place and tried extra hard. He even waited for us to be home to try to get info.
We're closing on a 1920 property up here on some land (one that hasn't already been homogenized) and are sinking some money into it to make it like we want it. I'm thankful that places like that still exist.
08-20-2007, 06:26 PM
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Property Values
Hello Yellowsnow,
You have a beautiful home. Is it on a lake or river?
08-23-2007, 07:08 PM
Location: Las Vegas
14,229 posts, read
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Quote:
Originally Posted by
jfog55372
Hello Yellowsnow,
You have a beautiful home. Is it on a lake or river?
It's on the Mississippi.
08-31-2007, 05:57 PM
29 posts, read
116,393 times
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Your Home
Is the fact that it is on the Mississippi have a bearing on the sale? Like is it in a flood zone?
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Most Common Occupations - Construction and extraction occupations (%)
Most Common Occupations - Installation, maintenance, and repair occupations (%)
Most Common Occupations - Production, transportation, and material moving occupations (%)
Most Common Occupations - Production occupations (%)
Most Common Occupations - Transportation occupations (%)
Most Common Occupations - Material moving occupations (%)
People in Group quarters - Institutionalized population (%)
People in Group quarters - Correctional institutions (%)
People in Group quarters - Federal prisons and detention centers (%)
People in Group quarters - Halfway houses (%)
People in Group quarters - Local jails and other confinement facilities (including police lockups) (%)
People in Group quarters - Military disciplinary barracks (%)
People in Group quarters - State prisons (%)
People in Group quarters - Other types of correctional institutions (%)
People in Group quarters - Nursing homes (%)
People in Group quarters - Hospitals/wards, hospices, and schools for the handicapped (%)
People in Group quarters - Hospitals/wards and hospices for chronically ill (%)
People in Group quarters - Hospices or homes for chronically ill (%)
People in Group quarters - Military hospitals or wards for chronically ill (%)
People in Group quarters - Other hospitals or wards for chronically ill (%)
People in Group quarters - Hospitals or wards for drug/alcohol abuse (%)
People in Group quarters - Mental (Psychiatric) hospitals or wards (%)
People in Group quarters - Schools, hospitals, or wards for the mentally retarded (%)
People in Group quarters - Schools, hospitals, or wards for the physically handicapped (%)
People in Group quarters - Institutions for the deaf (%)
People in Group quarters - Institutions for the blind (%)
People in Group quarters - Orthopedic wards and institutions for the physically handicapped (%)
People in Group quarters - Wards in general hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Wards in military hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)