Copper Up - Home Prices Down

TrendsBay Area Home Prices Dip – Bay Area Home Sales Rise

Bay Area home sales finally increased for year-over-year gain since early 2005 this July as buyers responded to price cuts and snapped up foreclosures. The median sales price dove to a 53-month low, according to DataQuick.

Total Bay Area home sales were up 5.7 percent over June 2008 and up 2.2 percent over July 2007. Sales of foreclosures and bank owned properties accounted for approximately 33% of homes sold.

Investors and home buyers looking for a good deal are generating multiple-bid scenarios for bank owned properties. Those waiting for clear evidence of the Bay Area housing market hitting bottom may still be sitting on the sidelines when all the best properties are gone.

The median price of a Bay Area home in July dropped -29.3% from July 2007. The median has not been lower than July's since March 2005.

Being-hel-upCopper Thieves are Hitting Vacant Homes

The number of reports of empty homes being vandalized for copper wiring and pipe is increasing throughout the Bay Area. Realtors listing vacant homes should be aware that this activity is on the rise.

Investors and home buyers negotiating contracts on bank owned properties need to be aware that the bank is selling these homes “as is” which means that if someone comes along and strips the copper wire and pipe out a bank owned price you are buying – it is your loss, not the banks.

Check with your Realtor to see what preventive steps you can take to make sure thieves don’t rob you of a good deal.

Bay Area Foreclosures

reos.jpgSan Francisco Bay Area Foreclosure Statistics

East Bay Area - South Bay Area

REOs (bank owned properties) and properties going into pre-foreclosure (NODs) continue to rise across the country, California and the Greater San Francisco Bay Area.

foreclosures.jpgBanks and local real estate agents are reporting multiple offers on bank owned properties throughout the Bay Area. 

In the East Bay, Contra Costa County continues to lead in the number of properties entering foreclosure and being returned to the bank.

In Contra Costa County, the communities of Antioch, Pittsburgh, Oakley, and Brentwood continue to see increasing transaction activity as buyers looking for good deals and investors buy up REOs.

Alameda and Santa Clara Counties show a dip in foreclosures for June.

In San Francisco Count, the foreclosure figures are the lowest in the Bay area - almost a tenth of other Bay Area counties.

This is the time to buy a Bay Area home or to invest in East bay real estate. Convergent downward forces on home prices are most likely at their maximum right now. 

We may see further price erosion in some areas, but increases in interest rates will likely negate any savings realized by a further drop in price.

Additionally, buyer's negotiating power is peaking. Any improvement in any area will begin to erode the buyer's side of the negotiating table.

If you have an interest in foreclosures or bank owned properties in the East Bay communities of Alamo, Antioch, Brentwood, Concord, Danville, Dublin, San Ramon, Pleasanton, or Walnut Creek, CA - contact Craig (925) 984-4910.

 

 

Bay Area Reeling from Sky-Rocketing Gas Prices

Rising Oil & Gas Prices are putting many American’s finances and vacation plans on the ropes. The housing industry, already hammered by the subprime meltdown, tighter lending standards and soaring foreclosure rates, is taking more abuse from unemployment and higher gas prices.

Summer is here and many people are having to rethink their vacation plans.

"Anybody who wants to drive their motor home up to Alaska better do it now while the supply of oil is cheap," says veteran oil geologist L.F. "Buzz" Ivanhoe. "It's not a joke. I hope I'm wrong as hell, but I fear that I'm not."

What’s interesting about this quote is that it is dated August 31, 1998 when gas hit $1.31 a gallon. It’s deja-vu all over again as Yogi Berra would say.

Here’s an interesting email from my cousin who works in the oil industry:

In light of current topics in the news I offer a few comments below and the attached sketch of the current status of worldwide crude supply. 
 
Regardless of who or how speculation has contributed to the abrupt rise in prices, the situation would not be ripe for such shenanigans if supply/demand were not so tight.  In the big picture, the noise about where US refineries source their oil makes little difference.  The market is global and pricing very liquid.  If you don't get it from Region A (Middle East) then you get it from Region B (Latin America) and someone else gets it from Region A for the same price (assuming same quality).  On the same token, if Hugo threatens to boycott shipments to the US he'll have to eat it because we have the only nearby refineries capable of handling the mostly heavy Venezuelan crude in the required volumes. 
 
To create the composite picture in the sketch, data was drawn form three sources:  Energy Information Administration, World Oil (a trade publication), and the CIA.
 
Salient points of the sketch include:
 
-  The Arab Gulf States control 65% of known crude oil proven reserves.  They hold the best hand in this game.
 
-  All of OPEC controls 79% of known proven reserves.
 
-  The US has about 2% of known proven reserves.
 
-  The US supplies 9% of the volume to the daily market and consumes 26% of daily supply.
 
-  US refineries procure about 12% of their crude supply from the Gulf States (not shown on the sketch)

Oil


 
A few issues:
 
1.  The long term issue is that the Gulf State kingdoms hold the key to the energy treasury.  They can fine tune their drilling and production rates as they see fit to extract the maximum umbrage from the users.  We will always be behind the curve with this arrangement as it plays out over the next 30 to 50 years.  Some think that Saudi Arabia will be unable to sustain production at their projected 12.5 mm bopd rate advertised for next year.  In other words, they will have reached "peak oil production" within their own reservoir base.  If so, that will worsen the price problem in the near future.
 
2.  The rest of the world is a bit perplexed that, in spite of its heavy consumption, the US has set considerable territory off limits to oil and gas development and chooses, instead, to rely on foreign sources because of low tolerance for environmental risk.  However, this smells of environmental imperialism - we ask the other producing countries to risk their environments on our behalf. 
 
3.  That said, the US will not be energy independent in our lifetime no matter what any politician or media talking head promotes regarding domestic oil production.  We passed that milestone decades ago.  However, there are a number of options that, when combined, can lessen the energy "trade gap" such as: develop more oil and gas domestically, build more nukes, develop more geothermal facilities, dig up tar sands, dig up oil shale, dig up coal, install a zillion windmills, install a zillion solar cells, drive smaller more efficient cars, build energy efficient structures, use better light bulbs, etc.  There is no silver bullet solution.  We will need to press all options to keep our standard of living from slipping away and prevent degradation of our economy.  An important bonus is that money spent on energy extracted or produced here remains within our own economy rather than ending up in someone's else's National Bank.
 
4.  The so called "hydrogen solution" is a non-starter.  It burns clean, but you must expend as much energy to tear molecules apart to create hydrogen as you get when you combust it in an engine.  It works well economically only if the initial energy is free or very low cost.  Extraction of free hydrogen from the atmosphere is also a non-starter - the cost of extraction in energy and dollars far exceeds its economic value.
 
5.  The bio-fuel option is attractive in some versions, however it eats up acreage that could be dedicated to other crops, or causes more untilled land to be torn up - both of which extract their costs in the food market or the environment.
 
5.  A piece of trivia:  Although Exxon is the largest US oil company by far, it is more properly termed Medium Oil than Big Oil.  That's because it is only the 14th largest oil company world-wide - the largest being Saudi Aramco, Kuwait Gulf Oil Co, Lukoil (Russia), etc., etc. The national oil companies have direct control and ownership of their reserves, whereas the US majors only control portions of their US reserves, and must reach contractual arrangements with foreign national oil companies to produce and export crude.  These deals are frequently terminated at the whim of the foreign gov't.  A tenuous existence.
 
Hope this clarifies some of the murk surrounding recent media hyperbole.

Greg McFadden
Chevron Corporate HES
OE Review Advisor

 

San Francisco Bay Area Housing is Turning the Corner

real-estate-trends.jpgReal estate investors and home buyers who aren’t buying San Francisco Bay Area real estate right now, are going to miss the boat. Home owners in the East Bay have seen the worst, but don’t expect price values to start climbing until Spring of 2009.

A recent article in the Wall Street Journal backs up what we have been saying since the end of last year – the housing crisis will bottom out in the first half of 2008 and the second half of the year will see more stable prices and higher than normal sales activity.

“The dire headlines coming fast and furious in the financial and popular press suggest that the housing crisis is intensifying. Yet it is very likely that April 2008 will mark the bottom of the U.S. housing market. Yes, the housing market is bottoming right now.”

 Read the article – The Housing Crisis Is Over. The article also reflects, in part, the analysis given recently by Mukesh Bajaj, Ph.D, a financial economist teaching at UC Berkely.

What we see happening with local housing markets supports the opinion given in the WSJ article. For example, we had clients in from Florida this week looking to buy. The top five properties on their list all had received acceptable offers in the 24–hour period proceeding their arrival. One of the properties had been on the market for over 120 days. Several of the properties received multiple offers.

Our last listing that entered escrow had six offers submitted. Prices are not climbing, they are stabilizing. Multiple offers are bringing the sale price up to the asking price. There are a few sales closing where the sale price is above the asking price, but this is not the norm.

What does this mean to local home buyers and sellers?

The upper end of the market will remain more sluggish than the bottom end. Investors looking for cash flow properties and buyers looking for great deals that hold the most potential for rapid appreciation are beginning to gobble up foreclosures and bank owned properties. This “bottom-feeder” activity is going to escalate and drive sales activity figures up for the second half of the year.

The increased activity is not going to drive up prices. It is going to reduce and stabilize the downward pressures on pricing.

Residents of communities like Dublin and San Ramon where there is still a significant presence of new home builders are going to see some relief as reduced new construction starts begin to impact the overall local housing markets. This is bittersweet news for existing homeowners in these communities as the value of their new homes has been hammered more than other areas.

Eastern Contra Costa County communities like Antioch and Brentwood are going to see huge reductions in inventory as investors increase their activities in these foreclosure rich areas. International investors and buyers are showing increased interest in U.S, real estate foreclosures as the weak dollar coupled with depressed prices affords them an incredible investment opportunity.

Bottom line? Home sellers have seen the worst. Buyers need to get off the fence if they don’t want to miss the boat.

Related Articles:

San Francisco Bay Area Luxury Real Estate

As a result of the low American dollar we have seen an increasing number of foreigners buying real estate in California. We were recently contacted by several investors from Canada and China who have shown interest in one of our listings in the San Francisco Bay Area.

Chateau d’Ellen in Pleasanton is one of those unique properties that you hardly see listed and for foreign investors this home is a steal; a large custom built home on several acres of private and quiet space. This French chateau was built by the renowned architect Norm LaCroix about 10-15 years ago on the Pleasanton ridge on almost 4 acres with numerous heritage oak trees on the property and an amazing view of the Pleasanton Valley and Mount Diablo.

What I love about this home is that you are just minutes away from I-580 and I-680, Stoneridge Mall and award winning Pleasanton schools. Being at the house is like being at a sanctuary. The home is over 8000 square feet, six bedrooms, four full and four half baths. Some other features are a 1000 square foot Las Vegas casino, an indoor pool, an outdoor waterfall, a tennis court and a four car garage; there is ample parking space on the property in case you would like to entertain and expect lots of people.

The owners also own the property next door and they will sell this three bedroom and three bath home together with, or after the main home has been sold. This home sits on an almost three acre flat lot with the same incredible views. Both properties are surrounded by open space; there are trails which can be used for hiking or horse back riding.

The interest from China is for a family compound. The purchase of both properties would give the owner two housing structures with almost 5 acres of land connected to hundreds of acres of open space - all behind two sets of security gates.

The interest from Canada is for a unique luxury property in the San Francisco Bay Area that is convenient to the area and lends itself to entertaining. With a game room/casino of over 1000 square feet, the chateau is a definite contender.

The San Francisco Bay Area has many luxury estates and properties to offer. The Bay Area continues to be one of the top real estate markets for foreign investors and buyers. Population trends and forecasts continue to show the San Francisco Bay Area as the favorite market for real estate investors from Asia. 

The property is perfect for the executive that needs to be close to Silicon Valley or San Francisco, or for somebody who is looking for a family compound. The combined lots have a perfect patch of land that would accommodate a helipad.

Another perfect client for this particular luxury property would be a musician that wanted their own recording studio next to their home. 

Call Ginny, if you would like to schedule a private showing (925) 699-3328.