Tag: Los Alamos Real Estate Market (Page 8 of 12)

As we say goodbye to 2021 and welcome in a new year, I hope this post finds you and your family enjoying your holidays and planning great new things for 2022! My January newsletter will be filled with thoughts about buy, sell, and hold. If you’re not a subscriber, be sure and email me to get your name on the list! Since the 2021 Los Alamos County Real Estate report came out this past November, I thought I might share with you some interesting facts.

How Many Homes Sell Each Month?

This is an interesting statistic, especially here in Los Alamos County. In fact, it’s a bit like a chicken and the egg question. Look at the graphic below and see what it can tell you about about how many homes sell each month in Los Alamos.

The first thing you’ll notice is that the peak month for home sales is in August. Not a surprise really. Seasonal fluctuations are highly common in real estate markets. But don’t you find it interesting that for the last three years the highest number of homes sold has been the same? November is always shown in red because that’s when the cycle begins again, but realistically, the trends are very similar each year.

How Many Days Does it Take to Sell a Home?

This is a question that has a lot of different parts. After all, the offer is only a tiny piece of the sale puzzle. When we say that we’re experiencing a seller’s market, it certainly means what you think it does. But it also means that seller’s can spend a little time choosing just the right offer. That can affect the number of days a home spends on the MLS.

How Much Are Homes Selling For These Days Anyway?

The answer to this question probably isn’t what you think. Truthfully, average home prices have been consistently rising right along with inflation. We’re certainly seeing homes that wouldn’t have been nearly as popular several years ago become more so, but this is happening all over the US right now.

What has happened is that the number we used to consider really high ~ $500K ~ is no longer as high as it once was. So when we look at this ~

We aren’t nearly as shocked to see that in 2021, 118 homes sold for over $500K. After all, inflation paired with demand is a recipe for this sort of increase. Perhaps the year that should be considered an outlier based on this information is 2006. Of course, without the numbers for a handful of years prior to 2006 there’s not a way to see what the trend really was at that time. But it is sufficient information for us to infer that these fluctuations are not all that unusual. Perhaps what gets us is the idea of such a large sum of money. After all, if someone tells you that they remember paying under a dollar for gasoline, you feel wishful for those days of cheaper gas prices. However, you’re not likely to believe someone is telling you a whopper if they say they paid more than $7.00 a gallon for gas in California.

As I mentioned in my last post, perception is everything when it comes to looking at the real estate market. I hope you’ll look at the information I’ve given you and feel encouraged. Of course, it’s never wonderful to feel as though things are getting more expensive. However, when it comes to homes, continuing low interest rates are a huge part of what makes people able to pay a little more for what they want. And when YOU want to talk real estate, give me a call! I’m your local real estate expert!

As 2021 comes to a close, it’s always fun and exciting to look back over the year and see how things have changed in and around Los Alamos. This year we’ve seen the completion of our new roundabout, more new construction in White Rock’s Mirador subdivision, and even the demolition of the old McDonald’s building. Starbucks is proceeding with their brand new building and there are plans to see a second location of Pig & Fig here in Los Alamos. (but more about that in a future post!)

When I say PERCEPTIONS of 2021, what I’m speaking about are the things that we think we know. And when it comes to the real estate market here in Los Alamos, 2021 has been yet another year where perception is everything.

What determines the value of a home?

Of course the value of a home can be determined by many concrete things like comparable sales in the neighborhood, appraisals, and of course the amenities a home has to offer any potential buyers.

What determines the status of the market?

We sometimes refer to a market as a buyers’ market or a sellers’ market. These designations are defined by plenty of data. There are statistics regarding number of homes on market, average selling price, average number of offers, averages on the number of days on market… The list of data sets can feel enormous! But how do those numbers stack up against perception?

What part does perception play in market status and home values?

The answer? Perception is huge! Public perception. The perception of the brokers and agents working in the market. Perceptions about economics both locally and nationally. No matter where you’re home shopping, perception is a big part of your experience. But here in Los Alamos, perception plays another unique role in defining how we view buying and selling real estate in Los Alamos County.

In the beginning, when Los Alamos was a jumbled collection of government owned housing units populated by employees of the National Laboratory, it was a firmly held belief that this is a company town. Even when employees both LANL (then LASL) and the Zia Company began to clamor for privately owned housing it was difficult to convince mortgage and insurance companies that Los Alamos would ever be able to stand on its own as a town.

Many current residents of Los Alamos still believe deep down that this is true. You’ll hear statements like, “The Lab is hiring! Our property values are going to go up!” Or, you might hear something like, “The mandatory vaccination policy has caused lots of people to walk off the job. The housing crisis up here will probably ease up now.”

These are perceptions. They aren’t facts. And here’s something really interesting I noticed during the last half of 2021: Those perceptions are not really all that accurate. During my last newsletter in October, I mentioned that there was a feeling around the office of the market shifting. Though the statistics didn’t necessarily support our perceptions just yet, I suggested that the brokers around town felt that there was an easing up that could mean more houses available for sale.

As I look back, I’ve begun to realize that this was nearly all perception! There had been quite a lot of news around town and nationally about vaccine mandates and potential job vacancies up at LANL that would end with folks moving out of the area. This caused us real estate professionals to perceive that the market was going to suddenly be flooded with homes for sale because in the past, this has very often been the case. This time, it was what was happening all over our country!

But it didn’t have the same impact on the Los Alamos real estate market this time. Not really. Did we see some effects? Sure. Very small ones though. Perhaps there were only two offers on a home instead of five or six. The number of homes on the market a few weeks ago was twelve, which is more than the usual average. But at the end of the day, here are a few things that I learned:

Trust the statistics more than the perception. Right now real estate markets all over the United States are reflecting the same thing. Americans want to buy their own home. The number of homes available just isn’t comparable to the surge in the number of buyers. Period. It doesn’t matter if you’re in Los Alamos or Germantown, Tennessee.

Los Alamos is a town in its own right. It’s time to shed the 1940’s perceptions behind us. Yes. Housing here in Los Alamos is always going to be unique. That’s part of our history. But all housing crises do not belong solely to our population. They’re everywhere now. We should be focusing on enjoying our town, bringing in and supporting new businesses, and utilizing the amazing activities and amenities our town has to offer.

So get involved this holiday season! Shop small. Take a walk beneath the twinkling lights around the pond. Gather with friends and family and relax. The year AFTER Covid is coming to a close. Things aren’t the same, but maybe that’s all part of moving forward. And when you’re ready to join or leave our unique community, give me a call! I’m your home town real estate expert!

There are plenty of situations in which politeness involves keeping your mouth closed. As we coast into the 2021 Holiday Season, I don’t think it’s difficult to think of a few choice moments when its better to let sleeping dogs lie. However, there are certain times when it is imperative to say what’s on your mind. Searching for a Real Estate Broker is most definitely one of those times.

Raise your hand if you’ve ever felt as though you could NOT ask a question.

I think it’s probably fair to say that we’ve all experienced this moment. Perhaps you feel it would be rude. Maybe you don’t feel as though you’ve got enough credibility on a certain topic. Or perhaps you just don’t know the right way to phrase a question to get the information you need. Well, when it comes to choosing a broker for your needs, here are a few questions you should really be asking any potential broker that you work with.

How long have you been in the real estate business?

It might feel rude to ask this of a broker when you’re very likely the one who initiated the conversation, possibly by calling the number on their website. But here’s a really important thing to consider. You’re about to trust this individual with one of the biggest purchases of your life. If this is their third sale or their three hundredth sale, you really need to know that.

When you choose a broker, you’re not just getting a person, you’re also getting their network. Brokers who have been in the business for a long time have contacts. They know which lender would be perfect for your situation or which title company will suit your unique needs. They have a working relationship with other brokers in their area and they utilize that relationship for your benefit.

This is also why you should be asking any potential brokers if they’re “full time” or “part time”. There are a lot of brokers out there who have been in the business for a long time, but only do one or two deals a year because real estate is more of a hobby than a job. While these individuals might be really great brokers, they might not be as accessible as you want in a market like the one we’re currently in. Successful real estate brokers don’t have office hours. They are available 24/7 365 days per year. It’s part of the business and while it might seem harsh, if you’re trying to negotiate a deal on the home of your dreams, you want someone who will be available every step of the way.

How familiar are you with (insert city or area here)?

Now, this might seem like a no brainer. After all, you called this broker for a reason that usually involves seeing their name or their number on a sign in the area you’re house hunting in. Or, perhaps you inquired online about a home and got a response from a broker so why wouldn’t they be familiar with the area?

Remember when we talked about using Zillow responsibly? If you missed that post, you can catch up on the ins and outs of Zillow here. But beyond some of the tips I offered up before, there’s something else I’ve been hearing a lot about lately. See, when you inquire about a home online, especially on Zillow, you’re not necessarily getting in touch with the listing broker for that particular home. Zillow allows brokers to purchase leads. That means any hungry, young broker looking to add sales to their resume could be answering your inquiry. The good news is that they’re likely to be not only “full time”, but super motivated to find you a house. The bad news is that they could be from out of the area. Here in Los Alamos, this is a critical piece of information you need to know if you’re looking for a broker to work with.

Our community is unique and so is our home market. When brokers from other areas such as Albuquerque come up to Los Alamos, they usually don’t know the difference between a Group 18 and a Group 11. They don’t always have access to the same information the local brokers do. They don’t have the contacts to find out what offers are pending or where a home is in the listing process. Again, they don’t have the network. In several of these cases, outside brokers have encouraged their buyers to make offers above what that buyer might have needed to. Sure. The buyer gets a home and the broker gets a sale, but it most definitely wasn’t in the buyer’s best interest. Not that the broker did it on purpose. They just didn’t know any better.

This can be the case when you’re leaving the Los Alamos area and looking elsewhere too. I’ve often referred my buyers to other brokers in the area where they really want to look. I’m your local Los Alamos Real Estate expert, but if you tell me you’re looking for horse property in La Mesilla or Nambe, I’m not going to pretend to have the first clue how to find you the best situation for your needs.

(Insert Question Here)

No, seriously. You are buying a home. There is no such thing as a stupid question. I’d much rather have you ask than have you get two thirds of the way into the process and not understand what’s happening. Your broker is working for YOU. Yes. They’re busy people and sometimes when people are busy they forget that not everyone knows as much about the process as they do. But at the end of the day, you’re paying a broker to walk you through this. If you didn’t want that service, you’d be buying a house without it. That means, if you feel confused or upset or worried, you need to be communicating that. Of course, tact is appreciated, but if you ever feel as though you CANNOT ask a question because your broker might get mad at you, then you’re not working with the right person for you and your needs!

At the end of the day, it’s about having the courage to say what you think and feel and the confidence to remember that YOU MATTER. I’m not suggesting buyers should become the real estate version of bridezilla, but brokers are used to working their clients through cold feet, confusion, and even disappointment. We’re also used to sharing in the excitement and elation of finding that perfect house and helping it become YOUR HOME. It’s all a part of the job!

So ask the questions. And when you’re ready to talk with me, give me a call! I love to talk about real estate in Los Alamos!

Home For Sale – Needs TLC

Our community is unique in many different ways and the available housing is probably one of the most eclectic pieces of that differentness. Homes that come on market here in Los Alamos County are as varied as it gets. You might be looking at a home in Mirador that was only built two years ago. You might be looking at a Group 11 that has been updated and renovated until it barely resembles the original structure. Or, you could be considering a custom home built in the seventies or eighties that has quite literally been in a time warp since the first owners moved in and began raising their family.

There is actually something strangely attractive about going into a home and looking at it through the very optimistic lens of HGTV. The good news about homes from that era is that they are generally pretty darned spacious. The lots back in those days were huge. You’ve got good general construction to work with. And honestly, you can make something that looks like Grandma’s House into YOUR HOME with a good contractor and ready cash. And in a market like this, it’s not too crazy to consider the possibility of making that investment into your home.

Please. Please. Please go into these “as is” sales with your eyes wide open. It isn’t uncommon in the current market to see sellers, (this happens A LOT with FSBO sales btw) telling buyers up front that their home is for sale AS IS. Sellers don’t budge off a sale price because of what comes up on a home inspection. They don’t feel they have to. And in reality, they don’t. But it is a giant red flag if a seller tells you that you CANNOT have a home inspection before purchase.

I’m always concerned when my buyers suggest skipping the home inspection because they’d rather not spend the money when they know they’re going to buy the home “as is”. Many times these are buyers who come to me and tell me to “do whatever it takes” to get this home. They don’t care. They want it. It is their dream home and they’re so passionate about that right now they’re ready to go! Love is blind. Even when it comes to a home sale.

Here is what I always suggest they think about. Yes. Right now it doesn’t seem like a big deal that the kitchen needs to be gutted and the roof is more than a decade past its expiration date. But the average home mortgage term is 30 years. You need to know what you’re really getting into and a home inspection will at least provide you with an idea. It isn’t the reno projects staring you in the face. It’s the ones hiding in the crawl space that really matter. The average home owner purchases a home and lives in it for 2-5 years. You don’t want to spend those five years making repairs to keep your dream home from falling down around your ears and never have any time or ready cash to make the changes that really allow you to live comfortably and happily in your home. Yes. You might be purchasing a home “as is”, but you also need to do it “eyes wide open”. Are you certain you know what needs to be done? Do you understand that certain things take priority? Safety vs Functional and both of those over Pretty?

These are really big questions that buyers need to ask themselves when they’re considering that home purchase. My hope is that things are slowing down so that “whatever it takes” can coexist more peacefully with buyers being thrilled beyond belief with the journey they’re about to begin in their new home! After all, that’s what makes my job so amazing. I’m your hometown real estate expert, but I’m also your neighbor. I love watching my buyers move in and really make that house their home! So give me a call! I’d love to hear from you!

The brilliant colors of autumn are beginning to wane. There is a distinct chill in the morning air and all too soon Daylight Savings Time will be over. We’ll roll back our clocks and enjoy an extra hour to stay snug in our beds. Yes. Fall is here. Halloween is almost upon us, Thanksgiving is right around the corner, and – not to freak you out- but there are only 63 shopping days left until Christmas 2021.

For those of you still searching for that perfect home or those considering selling one that no longer feels perfect, the market here in Los Alamos County still continues to be a seller’s market. A week or two ago there were actually over twenty homes available on the market, an unprecedented event in recent memory. However, we’re starting to see some signs of “buyer fatigue”. There aren’t quite so many offers for each home prior to sale. Many people have taken a pause and aren’t so sure they want to shop for a home right at the moment. There is certainly something happening here in our local market. And no. This doesn’t mean you’ve missed your window. LANL is still hiring. Homes are still in high demand. And this demand for homes is nationwide and not just here in Los Alamos. Which brings me to a few interesting points about the market of “as is”.

Bridging the Appraisal Gap

Many of you have heard this phrase before. We’ve touched on it a few times in past posts. The appraisal gap. The distance between what a home is valued at by a licensed appraiser and the bank willing to offer the mortgage, and the price the seller is asking or the buyer is willing to pay. Traditionally, this gap was seen as being in the buyer’s favor. If a bank determined that a home wasn’t “worth” what a seller was asking due to recent comparable sales in and around the area, then a buyer would lower their offer accordingly. At that point it became up to the seller as to how badly they really wanted to sell their home. Either they lowered their asking price or they waited for another buyer who really wanted to buy the property. Most of the time, they lowered their price and the sale continued. This isn’t the case anymore and it isn’t just the home markets seeing this trend. Have you tried to purchase a vehicle in “high market demand” lately? Dealers are adding up six or seven thousand dollar “market premiums” onto their MSRP because certain popular models sell out and create a supply/demand issue. The way that we buy and sell things in general has most definitely changed!

However, something that has affected that appraisal gap in recent months is the fact that we are seeing most of the homes selling in our county appraise at a level consistent with what – at first glance – might seem like a steep purchase price. Why? It’s actually both simple and very complex. See, we’ve been in a seller’s market for a long time now. There have been a lot of buyers bridging that appraisal gap for more than a year. I’ve seen clients bring more than thirty thousand dollars plus their down payment to the closing table in order to secure the home of their dreams. But this has effectively created a market that supports the purchase prices we see now. Why would House A not be valued at X when Houses B, C, D, & Z have sold for right around or even more in the last six months? Once enough sales have taken place, an appraiser has enough comparable sales to establish a higher value. Of course that’s great news for anyone who had to bridge that appraisal gap in the beginning.

A home is worth what a buyer (or 3 buyers) is willing to pay for it in an open market. Even if it does not appraise to value, it is still worth what someone is willing to pay for it, and the worth is not dependent on the appraiser’s opinion of value.  This is the reason people are making their offers with the appraisal gap language.  They are stating that this home is worth it to me, and I’ll put my money where my mouth is.

I often get asked what happens when a buyer suddenly decides that they’re not quite so willing to bridge that appraisal gap. After all, there are reasons writing an offer for a home is serious business. The offer is a contract, a binding legal contract. When my buyers decide that an offered purchase price is no longer in their best interest, I always tell them they need to consult an attorney. It is possible they could be held to the contract with their signature on the dotted line. This is and continues to be a serious risk. Legal action, consequences, and keeping your word are par for the course. Certainly there could be issues with financing, qualifying for a mortgage, and plenty of other concerns when it comes to closing on a home. But if you agreed to pay X, then you’d better be prepared to pay X. Sellers have often made plans based on the offer they accepted, maybe made an offer on another home, or even just scheduled movers. Sellers typically choose the offer based on the chances of it closing on time, for the agreed upon price, and under the agreed upon terms.  It is a big deal for a seller to have to go back on the market for many reasons, people wonder what happened (is something wrong with the house?), they’ve lost time, and interested buyers.  There is no guarantee of multiple offers when going back on the market after a deal falls apart, and no guarantee that they’ll get as much money with the first buyer.  There could be legal and monetary ramifications for defaulting on a contract even in a seller’s market when the house could sell again. 

What would make a buyer change their mind about bridging the appraisal gap? The other aspect of “as is” has a huge impact on that. The home inspection. But we’ll talk more about that next week. For now, I’m going to sign off and remind you that I’m always here ready to answer questions about appraisal gaps and every other aspect of home buying and selling here in Los Alamos. After all, I’m your home town real estate agent. So give me a call! I’d love to chat with you.

If you’ve spent much time driving around Los Alamos getting to and from the homes of friends or maybe just walking your dog, you might have missed taking a tour through Ponderosa Estates. The neighborhood isn’t unlike Los Alamos itself. You have to intend to go there. You deliberately drive to the corner of Diamond Drive and Range Road and make the turn by the fire station and head down and out of sight. Either you’re trying to get to the Guaje Pines Cemetery, you’re headed to Ponderosa Estates, or you are set to leave the map entirely. The terrain is gorgeous. The trees are tall and thick. And in some cases, residents have decks that are perched upon the edge of the map. One step and the forest awaits.

The first homes in Ponderosa Estates were developed in 1993. The original proposal was for 222 single family homes on 111 acres of land. The development was set to take place in 4 phases, each phase being completed before another was set to be started. After 27 years, the next phase is finally in the planning stages. Phase 3 consists of 49 homes proposed to occupy 11.62 acres.

Why So Long?

A good number of residents here in Los Alamos probably assumed that whatever had been built down in Ponderosa Estates was the end of it. Why wouldn’t we have thought this? It’s been going on thirty years since any construction took place in what was originally an area designated for access to forest land used for everything from ATV riding and camping to wood cutting. The answer that has been suggested is the economy. Once phases 1 and 2 were completed, there was less demand for new homes in Los Alamos. The market was variable and development was expensive. There are also several other issues to address, some of which were brought up at a February 26th meeting of the Planning and Zoning Committee.

One thing that isn’t commonly known is that responsibility for maintenance and snow removal on the streets of Ponderosa Estates isn’t a clear cut thing. Theoretically, once all phases of a proposed subdivision are completed, the streets are dedicated to the county and the county then becomes responsible for everything from snow removal to water service and traffic issues. Right now, this is not the case.

Other issues under discussion are possible park or green space areas to give neighborhood children a safe space to play, and of course, traffic. If you’ve ever driven around Ponderosa Estates, one of the first things you notice is the winding and often steep nature of the streets. Some of the driveways themselves are incredibly intimidating to maneuver in bad weather.

The good news though, is that talks are underway regarding the approval of developing a variety of dense residential options to help alleviate some of the housing pinch here in town. The proposal is for phase 3, but that means there’s another phase to come and that’s great news! Not only are they proposing to maximize the number of units in order to provide housing to as many residents as possible, but planners are paying attention to the terrain in relation to aesthetics in order to create an attractive street view to the properties that will really be an asset to the landscape of Los Alamos County.

Ponderosa Estates is just one of several upcoming new construction developments here in Los Alamos. That means even if you’re not ready to sign on the dotted line for your new home right this second, there’s a good chance that when you are, Los Alamos is going to have a home for you. Give me a call and let’s talk Real Estate in Los Alamos! I love to chat with residents whether they’re coming in or going out. We’re all a part of this community and that makes us neighbors in this unique place!