Understanding Market Trend

Understanding the Current Residential Real Estate Market Trends in Texas: A Step-by-Step Guide

 Introduction

If I am ever listing your property, or I am representing you as a buyer and you're a few months out from actually being able to buy then you will get a monthly market trend report from me. This is my in-depth report on the current market trends for residential real estate in CENTEX. In this guide I will walk you through the essential steps to read a monthly market report, providing valuable insights for both buyers and sellers, but really focusing on helping you to understand where I get the report and what goes into it before it comes to you. I also want to note that I am not a licensed professional in statistics, analytics or economics. If I don't say it, I will wish that I had further down the road.

Scope and Objectives

My monthly report aims to analyze key metrics over the past 30 days in order to prepare for the upcoming month. These metrics home prices, inventory levels, and sales trends, that collectively will offer a comprehensive overview of the residential real estate unique to your area of listing or interest in Texas.

Data Collection

For accurate and reliable information, I source the data from local real estate databases, government reports, and industry publications within Texas, ensuring that you get the latest insights into the market. Often times I will utilize NAR Realtors Property Resource®, MLS, National Association of REALTORS® (NAR) ,Texas Association or REALTORS® (TAR), Local Market Reports (LMR), and other verifiable public collection services. All of these work hand in hand, you can almost watch one feed the other over the course of the last 30 days. All of this information gets compiled together, analyzed, and categorized for specific areas of impact.

Market Overview

Let's start with a general overview of the residential real estate market in Texas. Explore the total number of properties, population growth, and economic factors that play a crucial role in shaping the real estate landscape. What does that mean though? This means that you look at how many properties were available, how many sold, how many are available at the end of the month and the average Days on Market (DOM). Next I look at the population, has it seen an increase and if so where is the largest increase and what is causing the increase. 

   

I have a listing currently in central Temple and it has recently picked up a lot of traffic, so has the neighborhood because of the new college year that just started. A lot of college students are looking to rent in my sellers area, so investors are looking to purchase rental properties. Some of my interactions were students that are looking to buy just to cut out renting entirely. That is great news for my seller, but that doesn't mean that all of Temple is experiencing the exact same increase in interest and traffic with these specific buyer needs/wants.

Economic factors can come from a range of things like median sales price of a single family residential home, to upcoming or new commercial zoning, city projects or an increase or decrease in the cost of living (COL). The factors are numerous, but I will dial it into specific categories that the industry relies on for the majority of forecasting.

Key Metrics to Analyze

Understanding how to interpret key metrics is essential. Keeping an eye on average and median home prices, inventory levels, days on market, and sales volume for a comprehensive understanding of the market.The numbers don't lie, if you pull accurate information you will have enough information to render an educated opinion.

Data Visualization

To make the information more digestible, I prefer to utilize charts, graphs, and tables. Visual representations help you identify trends and patterns effortlessly. Look for line charts depicting price trends and bar graphs indicating inventory levels. Now I will put the data into systems or use AI to generate nice materials based off of factual information. I do this to avoid human error, but mainly to get it to a level of simplicity that anybody can understand what is going on with the graphics.

Analysis of Trends

Now, let's delve into the data and analyze the trends. We'll provide insights into any notable changes, anomalies, or patterns observed in the market and discuss the factors influencing these trends. Every Friday I will pull a trend report and compare it to the week priors, noting anything that has changed and paying close attention to any drastic changes. Last week the average DOM of all homes that sold could have been 62, and this week they could have been 24 indicating newer properties moving faster, the median price could stay the same but the volume of homes could have decreased meaning that the supply is starting to thin out while there are still buyers that are buying indicating a Sellers market.

 

Regional Variations

Texas is diverse, and so are its real estate markets. Explore any regional variations within the state, as real estate trends can significantly differ between cities or regions. If you are a seller, I will focus on your neighborhood and city. Every city, neighborhood and county is different and you can never assume that 2 market areas will produce the same or even close to the same statistics and results.

Future Predictions

What does the future hold for the Texas real estate market? I will develop personal predictions and forecasts based on current trends, discussing potential factors amongst myself and other Agents that could impact the market in the coming months. Some of these impacts could be a holiday season, for example from Thanksgiving until the New Year has a had a long lasting and statistically large drop in activity and sales in the real estate market for CENTEX. PCS season coming up plays into this as well, when we get the bulk of Soldiers coming into the area, the market will see the impact and change again.

Conclusion

This was a brief overview of how I generate market reports and use them to predict the upcoming month(s) for my personal real estate goals. By no means am I an expert in analyzing the material, but I have done good so far in predicting upcoming months in the market. You should always look at the data, and if you don't understand something then verify with more than one source. My prediction is just that, a prediction. Sometimes we don't see certain things coming, but looking at the statistics can help you adapt your marketing strategy or area of interests. I will always give you my best opinion, but it always has the potential for error or mistakes.

Free information is great, take it all with a grain of salt. The only way to be the most accurate is to stay informed and seek professional advice from multiple sources when navigating the ever-evolving real estate market.

Home Loans

Exploring the Various Types of Lending for Home Buying

    Purchasing a home is a significant milestone in one's life, and for most, it necessitates a financial investment beyond their immediate means. This is where home buying lending options come into play. Whether you're a first-time homebuyer or a seasoned investor, understanding the different types of lending for home buying is crucial to making an informed decision that aligns with your financial goals. In this blog post, we'll delve into the various lending options available for home buying, each with its own set of benefits and considerations.

1. Conventional Loans

    Conventional loans are perhaps the most well-known and widely used type of home buying financing. These loans are not insured or guaranteed by the government, which means that lending institutions assume the risk. To qualify for a conventional loan, borrowers typically need a good credit score, a stable income, and a down payment. While down payments can vary, they usually range from 3% to 20% of the home's purchase price. Conventional loans offer competitive interest rates and flexibility in terms.

2. FHA Loans

    FHA (Federal Housing Administration) loans are government-backed loans designed to make homeownership more accessible, particularly for first-time buyers or those with lower credit scores. With a lower down payment requirement (often as low as 3.5%) and more lenient credit criteria, FHA loans are an attractive option. However, borrowers should be aware that they are required to pay mortgage insurance premiums (MIP) to protect the lender in case of default.

3. VA Loans

    VA (Veterans Affairs) loans are exclusively available to eligible veterans, active-duty service members, and certain members of the National Guard and Reserves. These loans offer several advantages, including no down payment requirement, competitive interest rates, and no private mortgage insurance (PMI) requirement. VA loans are a way for the government to express gratitude for service and provide opportunities for homeownership to those who have served their country.

4. USDA Loans

    USDA (United States Department of Agriculture) loans are aimed at promoting rural development by offering financing options for eligible properties in designated rural and suburban areas. These loans often require no down payment and have competitive interest rates. USDA loans can be an excellent choice for borrowers seeking a quieter, more rural lifestyle.

5. Jumbo Loans

    Jumbo loans are for homebuyers looking to purchase properties that exceed the conforming loan limits set by Fannie Mae and Freddie Mac. Because of the higher loan amount, jumbo loans usually have stricter credit requirements, a larger down payment, and slightly higher interest rates. These loans are suitable for those looking to invest in high-value homes.

Conclusion

    Aspiring homeowners have a range of lending options available to make their dreams of homeownership a reality. Each type of lending for home buying comes with its own set of pros and cons, so it's essential to carefully assess your financial situation, long-term goals, and preferences before making a decision. Consulting with a qualified mortgage professional can help you navigate the complexities of home buying lending and choose the option that best suits your needs. Remember, knowledge is key to securing a loan that aligns with your unique circumstances and sets you on the path to successful homeownership.

Common VA Myths

 You've heard them!

    We have all heard the myths about the VA, and they always vary wildly. Sometimes you'll hear one and it makes you want to rethink using your entitlement, I know that when I was looking at using mine the first time it made me hit the pause button a few times. After working in the industry, using the VA loan twice, and quite a few classes over it, I can finally put to rest some of the biggest myths that often make others hit the pause button on their home buying journey.

1. Zero Down = Weak Buyer 

    If you don't put any money down when you buy a house, it's because your credit isn't good, you haven't budgeted for it or that you're not ready to be buying a home. Aside from the fact that you've earned this unique benefit, lets take a look at some of the facts. The median FICO score is 736, the median household income for VA home-buyers is $105,227, and the national average cost of a VA loan on a home is $389,383. Zero down makes you a smart buyer that will still have a savings account after you've closed on your new home.

2. VA loans are harder to get through underwriting

Why would you want to use a loan that you are expecting to be a challenge to get approved? This myth puts you in the mindset that you will have a harder time using a VA loan over a different loan, and for the majority of the Military the VA loan is our only option. A VA Loan does not make it any more challenging to get through underwriting than another loan. Here is a quote from VA 26-7 "Underwriters are encouraged to consider every possible appropriate factor in seeking a proper basis for approving loan applications for every qualified Veteran".

3. VA loans take longer to close

I want to use my benefit, but it is going to take longer than other loan types. This is 100% false. The average VA loan closes within 3 days of a Conventional loan. This next one ties in with 2 above, but sometimes you can find lenders that have automatic underwriting authority on VA loans. 

4. You can only have one VA loan at a time.

A lot of Veterans think that you can only have one VA loan at a time, and that you have to satisfy your current loan before you get another one. This ties into eligibility, entitlements and qualifications. There is no max loan for any Veteran/Active Duty, or surviving spouse with full entitlement.

6. VA loan appraisals are extremely strict.

I want to get a new home but they are extremely strict and picky, will I be able to find the home I really like without having to worry if it will appraise? So this one is a two part explanation, but it benefits the buyer greatly. The VA loan has more opportunities to influence the value than any other loan. You can always do a Reconsideration of Value (ROV), and 87% of the time this shows an average increase of $7,000 dollars per $100,000 of value. The second part of this is that yes, the VA does have a unique set of guidelines and standards that must be met or satisfied to approve a loan. This means that if you were looking at a house and the VA said "Absolutely not", it was definitely in your best interest that the house didn't pass their standards. 

Now we come to what it all means!

    You're always going to hear myths about VA loans, and that is never going to stop. A lot of things are constantly changing, there are quite a few moving pieces in any loan type. You should take everything you hear with a grain of salt, and do your own research from licensed REALTORS, Lenders, and even people who have used the VA loan in the past. The more theories that you hear, the more you need to be asking questions to the ones who can give you educated and informed answers. I hope that you've found this helpful, I have been wanting to write this for awhile because I think it hits on a lot of the "what if" scenarios we inevitably create. I have links on my blog to the VA and VA resources, to include the sources for what I wrote here.

 

 

Deciding When it's Time

Finding a Home: A Guide to Deciding If It's Time for Your Family to Buy a House

    The decision to buy a house is one of the most significant milestones for a family. It's a journey that involves careful consideration, financial planning, and emotional readiness. In this blog post, we will explore the key factors that families should consider when determining if it's the right time to buy a house.

1. Financial Preparedness:

    The first and foremost consideration is financial readiness. Evaluate your current financial situation and future prospects. Create a detailed budget that includes your income, expenses, and savings. Take into account the additional costs associated with homeownership, such as property taxes, insurance, maintenance, and potential renovations.

    Consider consulting with a financial advisor to get a clear understanding of your financial capacity and the mortgage options available. Saving for a down payment is crucial if you aren't using a VA Home Loan, as it can significantly impact your mortgage terms and monthly payments. Also  it is always good to look into what grants or special programs you might qualify for.

2. Stability and Long-Term Plans:

    Assess your family's stability and long-term plans. Are you planning to stay in the area for an extended period? Consider factors such as job security, career goals, and the stability of the local real estate market. Purchasing a home is a long-term commitment, and it's essential to ensure that your family is ready for this level of stability.

3. Lifestyle Considerations:

    Think about your current and future lifestyle needs. Are you planning to expand your family? Do you need more space for a home office or recreational activities? Consider how a new home will accommodate your family's evolving needs over the years. Ensure that the property you choose aligns with your lifestyle and future goals.

4. Mortgage Affordability:

    Understanding your mortgage affordability is crucial in the home-buying process. Lenders typically use a debt-to-income ratio to determine how much mortgage you can afford. It's advisable to aim for a mortgage payment that is comfortably within your budget to avoid financial strain. Use online mortgage calculators to estimate your monthly payments and assess their impact on your overall budget.

5. Market Conditions:

    Keep an eye on the local real estate market conditions. Study trends, price fluctuations, and property values in the area where you plan to buy. In a buyer's market, you may have more negotiating power, while a seller's market might require a more strategic approach. Being informed about market conditions will empower you to make a well-informed decision.

Conclusion:

    Deciding when to buy a house is a complex and personal process that involves careful consideration of financial, emotional, and lifestyle factors. By assessing your financial readiness, stability, long-term plans, lifestyle considerations, and market conditions, your family can make an informed decision about whether it's the right time to embark on the exciting journey of homeownership. Remember, purchasing a home is not just a financial investment but also a commitment to building a foundation for lasting memories and a sense of belonging.

    If you have any questions or concerns about anything regarding purchasing a home, you can always ask a REALTOR. What you probably don't know is that your REALTOR can connect you with experts that do know the answers to your questions, think of them as a hub for subject matter experts. If you're interested in purchasing, but are unsure then let them know that. You will be able to gauge where the REALTOR's priorities lie depending on how they respond, but always putting the BLUF (Bottom Line Up Front) is the best way to communicate.