patrick.net

Bitcoiner says

We should have seen a significant increase in inventory but here we are in May with 1M active listings.

Bit and I have not seen eye to eye on some things. He's not wrong on this. Could we go sideways yes. Expecting or thinking a 2006 housing crash is coming or anything close to that is not logical.

Fact is no one is moving from their 4% or under interest rates in this climate. Lending standards are better, significantly. Fact is home purchasers in their 40-60's got their ass chewed in 2006. They ain't taking any more risk. Housing will not be the catalyst this time and I don't think it moves up or down 10% in either direction for a while. That's not a crash or boom.

The median will change when the 5th largest country (state) has thousands and potentially a million fleeing it. CA is a massive state. Others will gain. The crash is coming for LA and SF. Call me out in 18 months. Data is proving me right so far. As much as Bit has pissed me off, he's probably fine in San Diego region. I'd get out of anything between Carlsbad and Sacramento(ish). There are pockets but it takes $$$$$$ and they're generally less urban.

We'll see. In August might drive up to the Bay area when I'm in San Diego. Wife will be working and I can do what I want, can get a hotel up north. My trip is flexible. I'll meet people, don't be a douce bag. I'm not going to give my real name either as a warning. I'll go by Biff Butterbutt.

I say it’s still a bit early to say we are out of the woods…wait till September.

WookieMan says

The median will change when the 5th largest country (state) has thousands and potentially a million fleeing it. CA is a massive state. Others will gain. The crash is coming for LA and SF.

Let's hope you're right.

It's too crowded here, making life miserable. Miserable congestion, miserable pollution, miserably high cost of living. Our population way exceeds the sustainable carrying capacity of the place.

High housing cost, as ®eal Estate Cool-Aid drinkers here point out, is because of the low liquidity. A miniscule portion of SFH have been bought/sold in recent years of the insane prices. Even if we have a (welcome) massive drop of 50% or more, homes will still be expensive here. And because so few have bought in recent years, very few people will be hurt by such a correction.

Since so few properties have changed ownership (ie, been reassessed), if a huge drop in prices creates buying opportunity for local kids here, the overall tax revenues could very well go up on the volume. Jeez, one reason among many for public safety problems here is that the cops cannot afford to live in our communities. They live extremely far out, suffer long miserable commutes, adding stress to the job each day before they even start the job. They are stressed out mercenaries.

What you might think of as ®eal Estate Doom and Gloom will be a welcome relief.

So I am dealing with a “buyer’s agent.” She forwarded a new home that met our criteria that was priced at the extraordinary price per sq.ft. of $417! When I asked for comps for the area, she forwarded me a home that had appreciated 13% per year annually over the last six years. Most likely, a lot of that appreciation was in 2020-2022, when the average home gained 38%/year, due to incompetence at the Fed and in the Oval Office, both Trump and Biden.

So this “buyer’s agent” is attempting to build a house of cards, to justify the over-priced new home using an unsustainable bubble priced comp. Should I just shoot her in the face?

WookieMan says

In August might drive up to the Bay area when I'm in San Diego.

Why in gods name would you do that? For starters you have to drive through LA.

B.A.C.A.H. says

It's too crowded here, making life miserable. Miserable congestion, miserable pollution, miserably high cost of living. Our population way exceeds the sustainable carrying capacity of the place.

Shrinkage B.A.H.A.H....
Both Austin, Texas, and Jacksonville, Fla., surpassed San Jose’s population during the pandemic as the Bay Area’s largest city fell two spots in national rankings.
With an estimated 971,233 residents as of July 2022, San Jose is now the 12th largest U.S. city, according to new U.S. census estimates released Wednesday. Since April 2020, the city has lost a net 42,000 people, or 4.1% of its 2020 population, a major reversal after years of tech-fueled growth.
This Bay Area city is no longer one of 10 biggest in U.S. — booted by cities in Florida and Texas

just_passing_through says

WookieMan says

In August might drive up to the Bay area when I'm in San Diego.

Why in gods name would you do that? For starters you have to drive through LA.

You make a valid point. I literally would have nothing going on though. Don't need to check into work back home. Wife is working 8am-3am each day (not joking). I'm just there because the hotel is free and I do like San Diego.

I've wanted to visit Yosemite since I was a kid. I'm probably going to add days to the trip. I technically have a week. The only thing I got planned is playing Torrey Pines with a group the day after we land. Then I'm a free agent and no kids either. So I could take an eastern route around LA. I don't want to see that or deal with the traffic. Probably will double the drive, but whatever. As the rural patnet advocate I'd like to see more of rural CA anyway.

We'll see. It's basically two full days of driving. Kids will be in school, and if I hit Yosemite on a Monday and it's not on fire, it should be relatively not packed. Then maybe shoot west and meetup. Lots of talk, we'll see if I do it or am up for it.

Yosemite and Glacier are on my must do bucket list parks, so I'm temped to do it (not Glacier this trip). I've been to all the other major ones. Acadia in Maine is #3 on that list, but if I missed it I wouldn't be upset in my coffin. I really, really, really don't like the Northeast. Wife has never been, so I might have to eat my hatred for the region and go.

Maine is where I got my first Pantera CD. The Great Southern Treadkill. Summer of '96. Jesus, it's been almost 30 years since I've been out there.

Bitcoiner says

In which area are you looking to buy? New home meaning new construction? $417 / sqft sounds like California.

Builders are fucking with pricing now because of inflation and all the news of lumber being soooooooo expensive. It was, but it's coming down and their still bidding out previous high lumber prices as a buffer.

My wife's company does the same thing with oil. They say they have to estimate oil prices to be high or like it was last year and charge a higher rate.

Our house got bid out at $309/sq. ft. Waiting on the other builder. And will probably get a 3rd quote. For our area I was expecting $225-250/sf. There are so few custom builders here in IL after the exodus and housing crash, I think they are jacking the prices. My goal is to get it down to $200/sf as I can do some of the work as it's 3 blocks away and my hours are flexible and can do low noise work into the wee hours of the night/morning as an insomniac. Have an electric golf cart so no one would hear me come and go either. Plus I can hit shit that wasn't on the plans in secret.

WookieMan says

There are so few custom builders here in IL after the exodus and housing crash, I think they are jacking the prices.

This. You aren't going to find a builder to do it cheaper.

Booger says

WookieMan says

There are so few custom builders here in IL after the exodus and housing crash, I think they are jacking the prices.

This. You aren't going to find a builder to do it cheaper.

Agree. I can do a lot though. I'm not gonna do the actual plumbing pipes and all (I can), but I can install a toilet, sink/cabinets, bath/shower fixtures, low voltage stuff (a lot....), flooring, tile, etc. Labor is the biggest cost and whatever the GC/builders wants to jack the price to pad his pockets. We'll see what this 2nd bid comes in at.

My mom is assuming our mortgage so I'm in no rush. Her current house is paid off so she's not in a rush there. I'm in the literal miracle/unicorn of house building. I have time and money.

Bitcoiner says

In which area are you looking to buy? New home meaning new construction? $417 / sqft sounds like California.

Southeast. Downtown. Walking distance to all.

The “buyer’s agent” also told us to pay no attention to the price per sq. ft. Asked her for comps, sends me this one over-priced 6-year old home to justify the over-priced 2023 new home. I think we will sever ties with her.

Al_Sharpton_for_President says

Bitcoiner says

In which area are you looking to buy? New home meaning new construction? $417 / sqft sounds like California.

Southeast. Downtown. Walking distance to all.

The “buyer’s agent” also told us to pay no attention to the price per sq. ft. Asked her for comps, sends me this one over-priced 6-year old home to justify the over-priced 2023 new home. I think we will sever ties with her.

She should prepare a buyers CMA denoting actives, pended and recently sold of all relevant properties. If she can't or won't - fire her - she's not working for you!

desertguy says

She should prepare a buyers CMA denoting actives, pended and recently sold of all relevant properties. If she can't or won't - fire her - she's not working for you!

Truth. My shortest comment ever.

Bitcoiner says

is a buyers agent actually interested in working for you?

Valid point. They should inform you of the market either way. Do they want a higher price? Fuck yeah. But they still should inform what the market is doing for what you're looking for. Sounds like this might be a case with Al and he should can the agent as you mention.

Bitcoiner says

One of the reasons why I like to buy new construction: you don’t need a buyers agent.

OTOH: https://www.youtube.com/watch?v=HsZudozVgcw

Bitcoiner says

One of the reasons why I like to buy new construction: you don’t need a buyers agent. Any issues you have with new construction (and there can be a lot) will be covered. I bought several and all you have to do is be persistent and keep bugging the builder until it’s fixed.

It’s a mistake IMO. Bring your friend/buyer’s agent in to help you buy it and ask for 1% credit and use it to pay closing costs. Your friend would be more than happy you did as s/he didn’t have to do much to earn the commission. Win-win-win.

Bitcoiner says

Al_Sharpton_for_President says

So I am dealing with a “buyer’s agent.” She forwarded a new home that met our criteria that was priced at the extraordinary price per sq.ft. of $417! When I asked for comps for the area, she forwarded me a home that had appreciated 13% per year annually over the last six years. Most likely, a lot of that appreciation was in 2020-2022, when the average home gained 38%/year, due to incompetence at the Fed and in the Oval Office, both Trump and Biden.

So this “buyer’s agent” is attempting to build a house of cards, to justify the over-priced new home using an unsustainable bubble priced comp. Should I just shoot her in the face?

In which area are you looking to buy? New home meaning new construction? $417 / sqft sounds like California.

$417/sq is cheap for existing houses by Bay Area standard. It’s a bargain for new construction. 😅

Just sold this flip for $975k. Left $75k on the table as the next 2 offers came in higher than the first after we accepted it. The $1.05M offer had no contingencies.

https://redf.in/rdeBNa

Bitcoiner says

Some builders like lennar don’t even work with agents anymore.

They never did. They don't need licenses if they're W-2 employees and get paid additional commission. Usually they don't don't as well, it's hourly. it's a shit job for the person that didn't get a degree and had no idea how to do a trade. It's a gas station job for selling houses is the easiest way to put it. Ain't retiring working for Lennar.

Bitcoiner says

It’s a good strategy. Thanks!
The builders in Phoenix are giving out discounts and pay closing costs but during a “normal” market I will try your strategy.
Some builders like lennar don’t even work with agents anymore.

Based on my experience, if an agent brings in a buyer, or if the buyer signs in when go to check out the model homes and notes/states that s/he has an agent, the agent will get his/her 2.5-3% commission, or whatever the builder offers. In slow times, I’ve seen up to 4% commission.

When people remove their hatred for realtors from the equation, the answer becomes clear. It’s a business transaction. Why short change ourselves and leave 1% credit on the table while helping out a friend to make some easy money. That’s a lot of free lunches and dinners right there. I love eating good food so I tend to equate to meals. 😋

Just came back from a sushi buffet in Concord. $30.99/person plus drinks. Great food and service for a reasonable price.

@Bitcoiner,

I keep repeating this, but people keep disputing it. It’s the buyer, who determines the price, not the seller. I live and breathe the real estate market everyday. Unfortunately, people believe what they want to believe. I know I can’t convince anyone of anything. I just do what I can control.

I have another million dollar flip hitting the market next week. This one is probably going to sell for $1,400-$1,500/sq. Now you know why I said $417/sq for new construction is a bargain. Cheap or expensive is relative.

WookieMan says

if I hit Yosemite on a Monday and it's not on fire, it should be relatively not packed.

It's the water you have to worry about this time around.
On Thursday, the Merced River was brushing against the bottom of the Swinging Bridge as water levels reach 10 feet... Water was already creeping across parts of Wawona Road and filling the meadow between Northside and Southside drives.
As the water continues to rise, there is a possibility that the roads will flood and have to be closed.
That typically happens when levels reach 12 and a half feet, which is expected to happen early Monday.

EBGuy says

if I hit Yosemite on a Monday and it's not on fire, it should be relatively not packed.

It's the water you have to worry about this time around.

He'll be able to tube all the way to Modesto.

Bitcoiner says

Congrats! I have no idea what you put into the remodel but I am sure you made a nice profit. Bought for 585k….!

Well, he did have to add a bedroom and bathroom (over 400 sq.ft.). Nerves of steel that Eman. Not sure I could have handled that while the Case Shiller Home Price Index was doing this... Well done sir!

EBGuy says

Bitcoiner says

Congrats! I have no idea what you put into the remodel but I am sure you made a nice profit. Bought for 585k….!

Well, he did have to add a bedroom and bathroom (over 400 sq.ft.). Nerves of steel that Eman. Not sure I could have handled that while the Case Shiller Home Price Index was doing this... Well done sir!

Wait until I share the next flip, which will hit the market next week. This has also taught me a valuable lesson.

As I repeatedly said, I do what I can control. Whining and bitching won’t get us far in life. Being self-employed is a choice. I have no one to blame for my failures. The last 14 years of self-employment have been wonderful. If you recalled, I was clueless when I joined Patnet back then. Then I learned about buying trustee sale/auction properties; then buying fell through short sales when foreclosures dried up at the courthouse steps; then I transitioned into buying multifamily and increasing their value through “value-add”; at the same time, I got back into flips to generate active income to offset the phantom losses aka non-taxable income on the flips; then I got into adding square feet to increase value on flips, etc….

Been working on adding more units on existing multifamily parcels to increase value. The land and utilities are already there so no holding costs like buying vacant land. It’s just a matter of going through entitlement and getting the new construction to pencil out. 😅

Bitcoiner says

is a buyers agent actually interested in working for you?

I dated someone who was (among other things) a real estate agent. She informed me that there's a "listing agent" and a "selling agent." No such thing as a "buyer's agent." If you're buying a house, "your" agent is selling you the house. Let that sink in.

@EBGuy,

What I’ve learned is that adding square feet to a house in a $700/sf market cost about the same as $1,500/sf market. The question is do I have the balls to flip in $1,500/sf market?

Building multifamily in an expensive market costs almost the same as the lower end market. This is why there aren’t much building interest in the lower end markets. The numbers don’t pencil out while our politicians are not helping with their landlord hatred policies.

From The Disturbing Details Of The 2023 Housing Crash (Explained In Detail)
https://www.youtube.com/watch?v=fhJg6SplJ-s

I have to admit I’m surprised with the resiliency of buyers in the current market. My guess is two folds: 1) low inventory while people have to buy due to their life circumstances, and 2) bet interest rate will drop again in the near future where they can refinance and lower their mortgage payments. The sales pitch is “buy the house, date the rate.” History suggests there’s a high probability #2 will happen. Even the bond market suggests this.

Eman says

I have to admit I’m surprised with the resiliency of buyers in the current market.

No such thing.

Eman says

When people remove their hatred for realtors from the equation, the answer becomes clear. It’s a business transaction. Why short change ourselves and leave 1% credit on the table while helping out a friend to make some easy money. That’s a lot of free lunches and dinners right there. I love eating good food so I tend to equate to meals. 😋

You might be using a good one or a few. 80% of the brokers cut and run once they get their commission. They'll send you newsletters by email or mail that were made by someone else. Buyer agents are the only ones that tend to take you out to lunch. Listing agent maybe once in the beginning.

I'm in a completely different market and the time was different. Housing crash. So you bust your ass over a $200-500k listing, a lot of times early it was a short sale. Some were REO's so it's like we could take out someone from Bank of America. In CA though, if you're getting 2-4% on a deal that could be $20-40K. Hell yeah I'm buy you lunch and dinners.

But for $4-16k, not really high margins for profit. Most agents are shit and that's fact. But in middle and lower markets the margins are tighter. Agent in CA and NYC or Miami all used the same tech we did. Paid the same fees. Drove cars. Paid photographers. Basically the same costs. So at the time a $16k commission was big for our brokers, selling the same house in CA would likely be a $40k commission. And it sounds like you have a decent broker(s).

As with housing in general, it's regional how you work. If I were to list a house in a neighboring town, I'd meet the seller once maybe twice for paperwork. Throw up some form of lockbox and automate the process. In Chicago almost every seller wanted you to go on each showing. Where I'm at now no listing agent shows up, unless you're getting into 7 figure prices.

Al_Sharpton_for_President says

Eman says

I have to admit I’m surprised with the resiliency of buyers in the current market.

No such thing.

Would you please elaborate on what you meant by “no such thing”?

Eman says

Would you please elaborate on what you meant by “no such thing”?

Mortgage originations, which include refinances, dropped sharply in the first quarter of 2023 to $324 billion, the lowest level seen since 2014.
https://www.newyorkfed.org/newsevents/news/research/2023/20230515

It’s not resilence. It’s retrenchment.

Wookieman,

I work with a few handfuls of agents/brokers/lenders. I buy them lunch most of the time even when they insist to pay. Some have become life long friends. I meet and have lunch with them often. I eat out 7 days/week. Sometimes twice a day. Some have invested with me. I’ve lent money to some when they’re in a bind. It’s a partnership.

I’ve also encountered/dealt with shady agents. Those were one deal and done. I didn’t want to have anything to do with them ever again.

Most people are nice. Some are shady. It’s just human nature. I get to pick who I want to work with and who I don’t. No reason to hate anyone. It’s just another occupation.

Al_Sharpton_for_President says

Eman says

Would you please elaborate on what you meant by “no such thing”?

Mortgage originations, which include refinances, dropped sharply in the first quarter of 2023 to $324 billion, the lowest level seen since 2014.
https://www.newyorkfed.org/newsevents/news/research/2023/20230515

It’s not resilence. It’s retrenchment.

Thanks. That was why I said “resilency of buyers in the current market”. The gap/premium between buy vs. rent seems too big to be a buyer in the current market for me. 😅

Look at this flip last spring. I missed the market by a couple months. I could have gotten $100-$150k more had it hit the market sooner thanks to low mortgage rates.

https://redf.in/H28A6Z

Eman says

The gap/premium between buy vs. rent seems too big to be a buyer

Yep.

Keep trying to convince yourself about buyer resiliency, BitCoiner.

Eman says

Most people are nice. Some are shady. It’s just human nature. I get to pick who I want to work with and who I don’t. No reason to hate anyone. It’s just another occupation.

You know more than I do on the owner end and you can spot issues with properties having flipped and done a bunch I assume. Listing brokers are the ones that scare me the most if you're the buyer. They 100% will lie unless you spot it. I doubt you use inspectors anymore, I won't anymore as a non-licensed person and having done enough rehab. Only time would be structural concern on an older home, pre-1950's. It's easy to spot hack jobs.

Dual agency is the biggie. Ethics and CE are fluffy bull shit. They will lie to both parties to get the deal done. I wanted to keep my job so I kept my mouth shut. Lots and lots of people and "big time" brokers could have lost their license if I blew the whistle. As you mention there are liars in all industries, but real estate given the amount of money on the line for a broker they do and will lie to you. White lies you'll most likely not find out about but it gets the deal done.

Basically on a dual agent deal they tell the seller what you'll pay and lie to the buyer about what the seller actually said. It's why dual agency should be outlawed OR they only get 2.5 or 3% total and not the 5-6% total commission. And it's okay to be friends, but if you've worked with dual agency deals and the agent is considered a friend, they have 100% lied to you if you're the buyer.

The smart cheaters never email this shit either. It's all phone calls. So even if you confront them it's a he said she said thing and you can't perjure yourself because a judge won't know who's lying. "Hey the seller came back and said he wants $100k, I know you said you'd pay that, but we're at $80k now, what do ya think?" He already told the seller you'd pay the $100k for sure in a DA situation. Now throw this situation on a $1M listing and on one deal you make the median family income in one fell swoop. No lying going on there at all.... said no one.

You're doing well and I congratulate you on your success, being honest. If brokers haven't hampered that, then your perspective will be different than mine. I witnessed 1,000's of lies and that's not being hyperbolic. Includes attorneys, lenders, banks on short sales, REO's. Primary occupant real estate (homes condos) is probably the most fraudulent profession in the country beside government itself. It's emotions. It's like the fog of war. The person just wants that damn house and can be lied into buying it.

Investing is different. You have the ability to say fuck you I'll find something else. It's not like a car where you can search and get the same one somewhere else. THAT is the house you want. I know you're on the investment side, but just pointing out from previously being in the trenches why people hate Realtors. It's not wrong to hate them. And it's not wrong to like or have a "good" one. They've lied to you though, almost certainly. It's like playing football and never having an injury for 25 years. That's impossible for 99.99999% of players.

Bitcoiner says

And realtors are to not to blame for this imbalanced market.

They have no control outside of individual deals really. You can over price a house and no one buys it. As in my most recent comment, the only time they have control is in dual agency deal and I left out inter brokerage deals. Agents within the same office. They're IC's but they're still peers in the business. They will tell what the seller will take and what the buyer will pay. That just screws the client and doesn't raise prices though. Just pointing out the main reason people hate realtors. They can't control the market.

Eman says

Just came back from a sushi buffet in Concord. $30.99/person plus drinks. Great food and service for a reasonable price.

I like Asian food, I like seafood, I like Asian seafood but I stay the hell away from Asian seafood buffets.

Bitcoiner says

Eman says

Look at this flip last spring. I missed the market by a couple months. I could have gotten $100-$150k more had it hit the market sooner thanks to low mortgage rates.

https://redf.in/H28A6Z

1.7M for a 1.2 sqft shoebox. That was quite the bidding war since your list price was
1.195M ?! Did you add sqft to this house too?

No square feet was added on this one. We got it for $1.075M. I thought the ARV would be $1.8M and expected it to sell for $1.85-$1.9M, but the market shifted by the time we had it listed. Took what the market gave us and moved on.

$1.2M listing price was a number my realtor threw out. It wasn’t going to sell for that price.

Bitcoiner says

You may also call it survival of the fittest. A lot of aspiring buyers are cut out of the RE market. There is a chance they will be life-long renters. I couldn’t afford to buy all the properties I own in todays market - even though my salary has gone up substantially (same for my wife). On the other hand you have people buying $1M - $2M homes in all cash. And realtors are to not to blame for this imbalanced market. Low inventory, no forced selling, low interest rates with duration and a concentration of wealth are the reason.

Shouldn’t blame the realtors. They can’t twist the buyers into overpaying for houses. The buyers buy due to their own life circumstances. The bond market is betting the Fed will cut rates in within the next 3 years. The new sales pitch is “buy the house, date the rate”.