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Examples of stupid comments I’m tired of reading in real estate reports and listings:


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2006 Aug 3, 11:42am   26,531 views  227 comments

by tsusiat   ➕follow (0)   💰tip   ignore  

charming handyman's special!

Choices Increase for Buyers…. …. Real Estate Board President, Joe Doe, notes that while sales have softened slightly, prices have remained relatively stable and are up compared to the beginning of the year….[agghh, inventory is tracking much higher than sales, month after month]

Private garden with a fenced yard on a quiet street. Perfect for kids, pets and a veggie garden….. Partially updated with new maple kitchen and hot water tank in this comfy light filled doublewide [mobile!]. Perfect "as is" rental for renters with pets or college students [nearest college is 40 miles away. Yes, we are including a hot water tank].

REVENUE, REVENUE, REVENUE!! Nothing to do but collect your rental income! [of course, the mortgage payments alone are about double the current rent …]

Priced to sell, quick possession. [We need cash. Please.]

Move right in condition. [What, this is a selling point for a HOUSE?]

First time on the market in 50 years! [I see dead people]

Inside shows very nicely. [Outside, not so much]

Character …. 3 bedroom home on quiet street. Tenanted -- renting for $1200, planning on leaving end of August. Great investment or holding property. [mortgage payment with 20% down at 6% = $1657]

This is a very well maintained 1940's home with many substantial upgrades & is perfect for the 1st time home buyer. [mortgage payment with 10% down at 6% = $2126 = necessary annual income of $80,000. Local median family income is $55,000. Lots of potential first time buyers at these LOW, LOW prices]

I could go on, but you get the picture. Feel free to supply your own versions of the insanity of the Real Estate babble, with links if you like…

The language skills of real estate journalists and salespeople are getting a real work-out these days; if this continues, I expect to see future examples of creativity that would get excellent marks from a grade 8 creative writing teacher [punctuation, not so much…].

tsusiat

#housing

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114   Peter P   2006 Aug 4, 5:29am  

We haven’t seen how China performs in a recession.

China survived the failure of "Great Leap Forward" and the Cultural Revolution pretty much intact. A recession is absolutely nothing.

115   DinOR   2006 Aug 4, 5:31am  

"We are so certain that we are different from Japan"

"We're Americans damnit"

"chairman Cox assuring boomers"

I believe that recent data would support that boomers have been net SELLERS of RE over the last several years? We aren't THAT different from Japan. No, we don't plan for the future and the good chairman can go on reassuring all he wants. Oh and in "Waterworld I believe that placed the highest value on soil, scraps of paper and "wee harems".

116   skibum   2006 Aug 4, 5:33am  

Relevant to this discussion, here's a link to the latest newsletter from PIMCO and Bill Gross. As a non-expert, I find his analysis usually spot-on.

http://tinyurl.com/eqbqx

Although the report is bond market-centric, he's also of the camp that the Fed is done and will start slashing rates in about 6 months, primarily based on historical analysis of Fed actions. The other interesting point he makes is about housing:

Recession/no recession is really a faux decision to be entertaining at bond market turning points. Any number of cyclical histories point toward bond market prices bottoming – and the Fed peaking – as the economy downshifts into second or first gear as opposed to breaking to a full stop.

But this cycle in particular has been dominated by the accelerating trend in housing prices – making consumers feel wealthier and able to borrow/spend more money than ordinarily is the case. And so it has been a particular focus of PIMCO (and the Fed as well) to concentrate on the fate of housing in order to forecast the future of the economy, inflation, and therefore the bond market. It’s not looking that good folks – housing that is. PIMCO’s on-the-ground analysts, who for nearly a year now have roamed the country with random real estate agents in search of local housing trend information, report that prices in many areas are actually declining which has significant implications for the economy, inflation, and interest rate trends. A just-released report by the National Association of Realtors confirms that nationwide the year-over-year housing price gains have virtually disappeared and seem to be heading into the red.

(snip)

We find that real house prices are pro-cyclical and tend to reach a maximum near business cycle peaks, often after a prolonged period of buoyant growth in activity has raised output above its potential level and inflation pressures have begun to emerge. Subsequently, real house prices fall for about five years and their previous run-up is largely reversed. Real GDP growth slows during the first year or so after house prices peak as do growth rates of private consumption and investment.

117   DinOR   2006 Aug 4, 5:41am  

MA,

I really appreciate the "don't sweat the boomer factor" link. I've suspected this for the longest time but it's the first time I've seen it from a source the likes of the GAO! Good find. Now we can begin to be as disrespectful to boomers in public as we've been in private.

118   skibum   2006 Aug 4, 5:46am  

DinOR Says:

I believe that recent data would support that boomers have been net SELLERS of RE over the last several years?

That, combined with the GAO report MA linked to (whew, thank goodness! Now we can all stop worrying!) makes me even more alarmed about the future. The implication is that boomers are really counting on home equity to fund their retirement. What happens when they all start selling their McMansions and downsizing to some "active adult" community while prices are flat or declining?

119   skibum   2006 Aug 4, 5:48am  

Michael Anderson Says:

Mean $50k. Median $2k.

What more needs to be said? I think we can all look at those two numbers and see the asset dumping hypothesis is all wet.

It's hard to argue with that. Again, more bad news for boomers counting on their housing "nest egg."

120   Peter P   2006 Aug 4, 5:50am  

What happens when they all start selling their McMansions and downsizing to some “active adult” community while prices are flat or declining?

Perhaps I should look to get a nicer 2/2 condo with an elevator instead.

121   Peter P   2006 Aug 4, 5:57am  

Can we file lawsuits against active adult communities for age discrimination? I want to live in one but I am underage. :(

122   DinOR   2006 Aug 4, 6:06am  

skibum,

That is exactly what Harry Dent keeps harping on! As boomers look to downsize (or depart) there will be a growing number of what he calls "don't wanters" going on the auction block. Kids live in CO, Ma and Pa Boomer had a place in FL? Don't want'er! Sell it. Sell it now, sell it today and convert to cash as quickly as possible! You can only get half of what they paid for it? Not my problem. Send the check to........

Here we spent all these years cowering in fright of the mighty influence of the boomer fearing they would sell out of the stock market leaving us (as usual) high and dry. The truth is their COMBINED his and hers 401K rollover amounts to 29K! Go for it dude.

123   astrid   2006 Aug 4, 6:14am  

Peter P,

"China survived the failure of “Great Leap Forward” and the Cultural Revolution pretty much intact. A recession is absolutely nothing. "

My guess is very poorly, both economically and socially. The Chinese government absolutely needs the growth to deal with a restless and underemployed population.

GLF and CR may seem like nothing to you, but I assured you, two whole generations of Chinese suffered enormously for them, quite as much as a low grade civil war would have affected it. That they didn't topple the government is due to the Communist government's ability to squash dissent and the lack of deep inter-tribal antagonism within China.

All in all, it's no walk through in the park. Those two situations were at least as tramatic on the modern Chinese society as WWII and the following civil war.

124   DinOR   2006 Aug 4, 6:16am  

spiralspace,

Firstly, it's nice to HAVE options. Are there ethics in RE? Not so far as I can tell. I don't want to draw a firestorm here but if you bought over two years ago taxes should not be an issue so that's out of the equation. My only reservation is that it cash flows positive "now". Can this be said once all of the repos and "repartments" log jam the inventory? I may be in the minority here but I believe in many parts of the country rents will actually soften as this thing unravels. Also, once the lease expires you may as well list (especially if you have no designs of returning) unless you are patient enough to ride this back down to your original cost basis. My big problem with that is you have to take on a whole new set of risks and retracement is far from gauranteed. IMHO/NIA

125   DinOR   2006 Aug 4, 6:23am  

It's far from guaranteed also.

SQT, good post. I especially like the "adopt a mortgage broker that's too old to run races anymore but too broke to retire" foundation!

126   Peter P   2006 Aug 4, 6:29am  

By the by, I’ve wondered the same thing about active adult communities. My grandmother’s is very appealing.

The new one on Sand Hill Rd across from Stanford Shopping Center is very nice. I bet is very expensive though.

127   Peter P   2006 Aug 4, 6:32am  

I don’t need to sell but the clock is running on my non-taxable capital gains decision. Selling with taxes someday wouldn’t be the end of the world either.

Will you be able to 1031 into something? I doubt there is currently any good RE deal out there though.

not investment advice

128   astrid   2006 Aug 4, 6:34am  

Spiralspace,

I'd recommend you break out the calculator and run through the scenarios. First, figure out a discount rate (which might be none, if you expect rent to keep up with inflation) for future your stream of income from the house, so you can put a dollar number over the value of rental income over the time you expect to own it.

Then figure out the profit from a sale now (which might be 5-10% lower than the prevailing listing price).

Then you can repeat the exercise with 10%, 20%, 30% decrease from the sale price. How comfortable would you be holding on? How much profit would you lose? Would those be covered by the expected income stream from renting the place.

The other consideration is that you need to sell within 3 yrs of when you last lived in a home to get the 250K/head tax exemption. Also, rental income is taxed as ordinary income while sales proceeds may not be (though I believe CA taxes the sale commercial property very highly). That may all weigh into your time frame.

If you want to sell the house now. Look at your lease and see if you can get out of it under its terms, or if the terms of breaking the contract are fairly minimal (say 2 months' rent to the tenant). If no escape clause exists, you could always try renegotiating with your tenant and add some cash to sweeten up the offer - offering a couple months' rent and help with relocation will usually do the trick. Those would be things to talk over with a RE attorney (ie, not me!)

129   requiem   2006 Aug 4, 6:36am  

Don’t fight them. Join them.
That's defeatist talk, that is!

Mean $50k. Median $2k.
Wheee!

I'm expecting a bigger likelihood of problems in China than here, at least over the next decade or so. There seems to be a large amount of stress building up between the interior and the coast (and their respective factions). The current plan seems to be using unrest as an excuse to shift development inward, and the risks of failure seem so much greater.

...

I also don't think you can "train" top-notch engineers. You can provide a good environment and education, but that's about it. The one thing I hear about such vat-grown engineers is that the creativity is missing. Some exceptional examples may turn up simply from the volume of people involved, but if the system is not set up to detect and award such, it won't help much.

130   Peter P   2006 Aug 4, 6:37am  

Don’t fight them. Join them.
That’s defeatist talk, that is!

Why?

131   astrid   2006 Aug 4, 6:40am  

requiem,

"I also don’t think you can “train” top-notch engineers. "

I think that's precisely the problem in China, at least. Their testing system is based on a rigid "only one good answer" concept where thinking outside the box is punished. Even if a youngster had the potential to be a great engineer/scientist, they're likely to have that potential taken away by 16+ years of soul deadening academic drudgery.

132   requiem   2006 Aug 4, 6:48am  

Why?

I'm sentimental about such things like giving up and joining "the other side". Are we taking sides yet? And what's the word for generation-related genocide? geriatricide? If civil wars are bloody, you just know this would be worse.

133   DinOR   2006 Aug 4, 6:49am  

astrid,

Solid post, good info. I think I tend to get focused on the "retracement" aspect b/c I'm starting to sense that NO RE market is really safe from a down turn. Investor psychology often plays a factor here b/c the original cost basis is perceived as something that is invulnerable. As in; "MSFT MUST be worth $30 a share b/c that's what "I" paid for it"! Now that it's at $24 and change it's very easy to say to ourselves, "Well, when it get's back to $30 I'll make a decision then". Unfortunately the same mind set applies to erosion of profit as well. There's always a tendency to think that a retracement back to "our" c/b is a lay up when in actuality we now have to confont a whole new set of risks (class action suits, key personnel leaving etc.). Those that own @ $24 see nothing but upside!

134   Peter P   2006 Aug 4, 6:52am  

And what’s the word for generation-related genocide? geriatricide? If civil wars are bloody, you just know this would be worse.

You are delusional. There will be no such conflict.

135   astrid   2006 Aug 4, 6:53am  

SFWoman,

Not to rag on your friend too much, but it seems like she might have oversold herself initially to her clients. Maybe tell the sellers that the market has changed and they need to have reasonable expectations about potential offers if they seriously want to sell. She'd lose a lot of potential listings, but those were dead carrion weight listings anyways, especially if the market heads further south.

If she's willing to move down market a little bit and play nice with banks and such, maybe she could position herself to sell foreclosed properties. That's a less glamourous job than selling multi-million dollar homes, but probably a more reliable income stream and no hassle of dealing with unrealistic sellers or fearful buyers.

136   requiem   2006 Aug 4, 6:57am  

You are delusional. There will be no such conflict.

Likely not, but I've always loved an over-extended metaphor.

137   DinOR   2006 Aug 4, 6:57am  

spiralspace,

Oh no problem. Myself as well as others I'm sure use the phrase "repartment" in the loosest of terms. Meaning anything bought on specualtion, unable to be sold at a profit and reconverted back into a rental. Be it a condo, SFH townhouse or whatever.

138   astrid   2006 Aug 4, 6:59am  

DinOR,

Cherry picking to sell the good and keep the bad seems to be a common human instinct. Most people, even well educated people, have trouble wrapping their heads around sunk costs.

Probably why so many people in Vegas end up losing it all because they just wanted to get their money back.

139   Peter P   2006 Aug 4, 7:02am  

Cherry picking to sell the good and keep the bad seems to be a common human instinct.

Most people do not want to realize mistakes. Therefore, we hace "escalation of commitments".

The key is to exploit this human weakness.

140   DinOR   2006 Aug 4, 7:03am  

astrid,

I don't know that SFWoman's friend over promised and under delivered but my guess is that she probably tried to "manage their expectations" right out of the gate only to be ignored by sellers that had "already spent the money". I see quite a bit of that lately.

141   astrid   2006 Aug 4, 7:06am  

spiralspace,

Well, most people (including my mom, I had a horrid time talking her out of a rash condo purchase recently, because prices can't possibly fall back to...) can't wrap their heads around the idea of home prices falling 30% or more, even though that would only get us back to 2002 or 2003 price levels. But I'm a bubblehead, so I gleefully look forward to 50%+ drops in NOMINAL dollars.

What makes the situation particularly funny is that most people over-learnt about never trusting the stockmarket again, only 5 years after talking about how tech stocks were not gonna go down, blah blah blah. Explaining to them why a S&P 500 index fund is likely to be a safer bet than a "tangible" house? Forget about it!

142   DinOR   2006 Aug 4, 7:09am  

astrid,

So true. I'll go you one further though, the MORE educated people are the more likely to keep the losers. IMHE.

Dead carrion listings? (I love it)!

143   astrid   2006 Aug 4, 7:09am  

"Most people do not want to realize mistakes. Therefore, we hace “escalation of commitments”.

The key is to exploit this human weakness. "

What? You mean like selling a $100K condotel for $50K, then collect $3K a month on management fees? (yeah, I thought about it) :)

144   DinOR   2006 Aug 4, 7:26am  

MA,

WOW! That's a scary comment. I know that realtors (TM) are fond of telling us all about how long they've been in the biz and all but I suspect the truth is that they're only as good as their last sale. True, some may be well connected to an ongoing "pipeline" of business with a steady revenue stream but for every one like that there are a hundred that need next months commission check to pay last months bills! Does anyone know when they have to renew or is it different by each state? This could be a very telling indicator!

145   astrid   2006 Aug 4, 7:27am  

Peter P,

I can't believe I forgot the classic rent to own leases, talk about escalating of commitment on iffy property!

146   astrid   2006 Aug 4, 7:32am  

DinOR and MA,

NAR really did its established members a disservice by setting up such low barriers to entry. Just imagine if they required a couple difficult financial planning type certifications, a year of apprenticeship with an established agent (while getting paid almost nothing).

Oh, and maybe some more liabilities for deals gone bad?

That would separate the wheat from the all too numerous chaff, much more so than a pathetic monopoly on the MLS database.

147   Peter P   2006 Aug 4, 7:32am  

I can’t believe I forgot the classic rent to own leases, talk about escalating of commitment on iffy property!

I think auto mechanics rely on this behavior. The more money a person spends on fixing his car, the more likely he will keep his old car. Consequently, more fixing to do!

148   astrid   2006 Aug 4, 7:41am  

MA,

"Remember their chief battle is to fight against all the forces pushing that commission down."

Hehe, that might have something to do with the fact that their jobs are obsolete.

149   HARM   2006 Aug 4, 7:42am  

RE Boomers' median 401k/IRA savings at $2,000.
Two words: Soylent Green. For every problem, there is a solution. :twisted:

“RE agent rescues” “save a realtor®” foundation
CA's next growth industry :lol:

Even if the Fed tries to “reflate” this will exacerbate the fiscal crisis because SS benefits are inflation-indexed. You can only game the CPI numbers for so long…

Oh... I dunno about that. The Fed & BLS have proven to be remarkably adept at creating inflation and then hiding it from Joe Sixpack. The more Stealth Inflation they can successfully sneak by, the better the SS/medicare obligation situation gets.

150   astrid   2006 Aug 4, 7:44am  

Of course, the NAR could never get the sort of legal protection that the doctors and lawyer and accountants have for their jobs. Those jobs were actually necessary and have justifications for stringent compliance. They're just antiquated brokers who really don't have a role in this eco-system anymore.

151   Glen   2006 Aug 4, 7:45am  

The completely unscientific desperation index
Number of Craigslist listings using the word "motivated" or "desperate":
LA: Motivated = 252 / Desperate = 4
Sac: 234/3
SF: 549/4
Miami: 902/10
LV: 309/32
OC: 317/11
SD: 274/5

A lot of people post in the wrong geographic area, or include multiple postings, etc... so take these numbers with a large grain of salt. Still, the sheer number of listings in Miami makes me think they are probably farther along into the bust than California. And it is clear that LV has by far the highest ratio of desperate sellers to motivated sellers (I guess this isn't surprising).

152   skibum   2006 Aug 4, 7:45am  

Peter P Says:

The new one on Sand Hill Rd across from Stanford Shopping Center is very nice. I bet is very expensive though.

I've heard the smallest units start at $1M. They are doing well, but the talk has been that these condos were supposed to "lure" retirees who want the close proximity to Stanford, an active schedule (lectures from Stanfor profs, campus activities, shopping), but it hasn't been as spectacular as hoped. My guess? Retirees don't want to give up on their Prop 13 advantage in their current homes.

153   skibum   2006 Aug 4, 7:47am  

SQT Says:

The implication, I believe, is that we have a lot of fair-weather realtors that will disappear when they have to ante up.

I think there’ll be a few “fair-weather” mortgage brokers too…

I wonder how many of these people were day trading in the late 90's?

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