patrick.net

Gavin Says:

> FormerAptBroker: A figure of 3% real price growth per
> year for 80 years sounds reasonable for San Francisco.

Randy didn’t say “price growth” (or increase in value) he said “real-estate returns” (and he said 7 not 8 decades)…

> If home prices in the 1920s were 3 times family income
> and house prices grew by 3% per year while incomes
> grew by 2% real per year, current home prices would be
> 6.5 times household income.

In the 1930’s my Grandfather made $20 a week ($1,040 a year) and bought a home in San Francisco for $3,065 (2.95x his income)… Today that home is worth a little over $1mm. My other Grandfather bought a home in a nicer part of SF for closer to $4K (I never heard what he made back then) and it is worth a little under $2mm today. The house I grew up in on the Peninsula would have sold for about $9K in the 30’s and it is worth about $5mm today.

> If you assume home prices grow by 4% real per year while
> incomes grew by 2% real per year, current home prices
> would be 13.5 times household income.

I just ran the numbers (over 70 years) and a 6% a year annual increases my Grandfather would have gone from just over $1K a year to just over $60K a year (about what people doing his old union job make today). The home of one Grandfather’s home has gone up 8.75% on average and the home of the other Grandfather (in the nicer area) went up on average of 9.25% while my parents house (in an even nicer area) went up 9.50 per year on average%.

Since few people “pay cash” for homes and pay over 30 or more years their “real-estate returns” are far higher than the “price growth” (or increase in value). If someone bought a home like the one I grew up in 10 years ago with no money down and an IO loan their return over the last 10 years would increase to about 55% per year. Over 70 years the increase is not as dramatic since if you bought the home 70 years ago with 20% down and paid it off (with interest) over 30 years the average return would “only” increase by about .5% (keeping in mind that $1,000 will grow to over $500K at 9.5% over 70 years and will grow to over $1mm at 10.5% over 70 years)…

Most people need a place to live so to compare “real-estate returns” of a SFH to another investment over a long term you should adjust the annual “investment” to take in to account the extra cost (or savings) vs. renting a similar home. Doing a quick back of the napkin taking extra cost early on and rent savings in later years in to account more than doubles the annual return over the 70 year period pushing it up to well over 20%...

As Randy said I’m Bearish on Housing in the Bay Area “right now” (since most values have tripled in the past 10 years), but over the long term housing (that you live in so you don’t have to rent) and housing (that you rent to others) beats almost any other investment class…

(just ask Surfer-x, he’ll tell you!)
I'm a whore. I'll only tell you for money.

FAB

I don't disagree. The point is that your statement is true only is selected cities/regions. Not overall. In SF, your statement is true. That was AB's point. In Cleveland or Des Moines or Colorado Springs it is false.

On an unrelated point, do you mind if I email you questions on specific properties time-to-time? I promise to publicize the info here on everything unless it happens to be the one I end up buying. I'm eying a couple of seemingly nice places in MV right now.

15% or so appreciation for the last 5 years, followed by (what you suggested) another 5% per year for 9 years? How does that EVER average out to 3% per year?

You are confusing real and nominal rates of appreciation. 20/9 = 2 and it should be 20/19 = 1. I added in the rate of inflation to get nominal rates. Sorry if that was not clear.

I need some extra money - and especially before I have kids and a full fledge family, I'd like to build up some more savings.

I'm wondering what it would take to get a consulting gig on the side.

Actually, in general, I'd love to chat with one of the more seasoned/senior folks on here about career advice - and surviving in Silicon Valley.

Any takers?

Anybody have predictions for the SF Bay Area DQ #’s?
Sales will be down... 24.8% (can't bring myself to say they will be off by a quarter).

Forgot to include Piedmont as part of "Fortress BA". Someone is trying to sell some land at $100 per sq.ft. for ~8000 sq.ft. Trying to compete with Marin prices... over $4 million an acre.

Randy H Says:

> FAB I don’t disagree. The point is that your statement
> is true only is selected cities/regions. Not overall. In SF,
> your statement is true. That was AB’s point. In Cleveland
> or Des Moines or Colorado Springs it is false.

If you buy in a better than average area in any city you should do fine (homes in the Bratenahl area of East Cleveland and homes in the area around The Broadmoor in CO Springs cost more than a typical home in Marin… My point is that if you want to compare the “returns” of stocks and gold to real estate over a long time you can’t forget to add the dividends with stocks and adjust the “cost” of a single family home based on the rent savings. As I have posted many times it would cost me thousands more to “buy” today than to rent, but over a long time (after you pay off the house and lock in low Prop 13 taxes) it costs a lot less each month to own (My parents total housing cost each month is less than the cost of renting a typical apartment in San Mateo and that includes taxes, utilities and even the gardener)…

> On an unrelated point, do you mind if I email you questions on
> specific properties time-to-time? I promise to publicize the info
> here on everything unless it happens to be the one I end up
> buying. I’m eying a couple of seemingly nice places in MV right now.

I’ll be happy to answer any Marin property specific questions when I have time. Since I don’t check my Google e-mail every day add a P.S. to one of your posts on the BLOG letting me know that you sent me a question. I’ve been traveling a little more lately and have not been reading the BLOG (or posting) as much so if I don’t respond right away add another P.S. in the next thread.

Ozman,

Somehow I'd like to think that Ben Franklin would have approved of Warren Buffet whole heartedly!

@eburbed,

Now you're talking! Actually Randy H's Cap. 2.0 web-site might be a better forum (just click on his screen name). I won't pretend to know anything about tech consulting but what I can tell you is if you've always been a "W-2 guy" just being introduced to Schedule C will seem like such a revelation to you!

At least initially, the primary benefit (as you ramp up your business) is that you'll be able to show legitimate expenses and... in essence, operate at a loss for the first 3 years. Randy and I have had our doubts about those that seem to be starting some sort of "new" consulting service every 3rd. year! It definitely seems you have an eye on more than just milking Sched. C!

In the end, our practices become a reflection of ourselves. People tend to gravitate toward other like minded people. As evidenced here. I know it sounds old fashioned but it's still true. Create in your mind what your ideal client would look like. Make a list of 50-100 clients/firms that fit that description and then create a business plan to bring those clients on board!

Good luck and maybe we can talk Randy into giving it some time over at his forum!

@FAB

Thanks. I've been traveling too, and my BB isn't idea for viewing and responding to the blog. For the same reason my own blog has gone stale.

PS: I have sent you another query re: MV. We've decided to pass on Eton -- the property will take $0.35mm in work just to fix the kitchen & add a small family room. It is a great example of how one can buy 1.5acres in prime South Marin for under $2.00mm, whereas the same things a year ago would have been pushing $3.00mm.

I'm not worried about irrelevance. When this blog is irrelevant, I'll be
pretty happy.

But a food blog or book club would be great too.

Interesting trip down memory lane. I wonder if when Patrick wrote this, he had any inclining that 6 years later his "housing blog" would in become a haven for 9/11 conspiracy theories, permabears who still think a massive price drops are just around the corner, and people fabricating and then furiously deleting posts in a never-ending troll war.

It's not the site that's irrelevant, it's all of us that comment. lol