The data is now in for 2016 and we have sliced and diced it to perfection. The results? Single family homes are on simmer, with median prices up a “mere” 6% over last year. City-wide, houses hit $1,350,000 in the last quarter of 2017, an all-time high. Meanwhile condominiums are going sideways. At $1,078,000, they were down about $25,000 from a year previous. In fact, their median price is effectively the same as it was at the start of 2015.
Noe Valley? Bernal Heights? Those are so yesterday. Maybe you’re thinking Bayview/Hunter’s Point as people search out more affordable housing at the city’s edges.
Well, you’re right about the edge but wrong about the direction. Based on our recent analyses, San Francisco’s “hottest” neighborhoods are also some of its foggiest: go west to the Sunset and its more southerly counterpart, Parkside.
Now admittedly, together these comprise a lot of smaller neighborhoods. Many would object to, say, the Inner Sunset with its vibrant retail scene centered on 9th Ave and Irving, being lumped in with the quieter environs of the Outer Sunset. Fair enough: our analysis is really of MLS Districts, rather than individual neighborhoods, but it’s no less telling for that. Continue reading
In my July Newsletter, I did a wrap-up of the year so far and concluded that the market, for the moment at least, seems to be going sideways. Post Labor-Day inventory has already shown a big jump in anticipation of the short buy/sell season between now and the end of November. It’s too soon to say whether the new inventory will excite buyers to loosen their wallets or simply cause them to be pickier.
So with the market on “pause,” I thought I’d put together a grab bag of charts that cover SF housing affordability, both from the standpoint of owning and renting. Many view housing affordability as a central concern for San Francisco’s long-term future. Changes in the rental Continue reading
Mid-Year Report – A Soft Landing For San Francisco Residential Real Estate?
With the data in for the for the first six months of 2016, the cooling trend that I’ve noted in recent newsletters is increasingly clear. Since sales typically dip in the middle of summer due to seasonal factors (everyone, especially those who own or are looking to buy higher end homes, is on vacation), it’s best to compare 2nd quarter results with those of a year ago.
In Q2 2016, the year-over-year appreciation rate was 4% for houses and less than 1% for condos, as compared with 2014 to 2015 rates of 20% and 18%: A significant slowdown. However, median home prices are still at their highest point ever. Continue reading
Thanks to my well-read friend at The Economist for sending me this fascinating infographic.
You can find the full article here at The Atlantic. Their choice of Westwood Park as their poster-neighborhood is an interesting one. On the one hand, it’s a tiny area tucked in to the west of City College between Monterey and Ocean Avenue and it’s not exactly a household name, even to longtime SF denizens. On the other hand, the statistics are impressive: four years ago, according to the article, just 2.9% of its homes cost $1 million or more. Today, 96% of them do.
Only in San Francisco would a $1 million home be considered “a bargain.” But I think that it’s precisely in the lesser-known neighborhoods loosely clustered around Mount Davidson like Westwood Park, Miraloma Park, and Monterey Heights, where a buyer can still find “value.”
It happens every year. People decide that holiday parties, visiting with family, and staying dry are more important than visiting open houses on the week-end. Activity drops and often so do prices. But with the first glimmers of sunshine and longer days, buyers and sellers get back into the market and the home buying/selling season takes off.
And that seems to be exactly what’s happening this year, despite the lingering effects of El Niño and a bumpy stock market ride. Take a look at the chart below:
Just a few days ago, The San Francisco Business Times reported that a third of the national housing experts surveyed by Zillow described the Bay Area’s housing market as being currently in a bubble. Here’s the table that shows how the experts came out on the “bubble” question, courtesy of Pulsenomics, who conducted the survey for Zillow.
After the feverish spring 2014 market, home prices in the high-price tier – which applies best to San Francisco and Marin counties – flattened and then ticked down a little, while more affordable home segments continued to tick up: It’s not unusual for the market to cool off and plateau during the summer months. The October 2014 Case-Shiller Index just released (on December 30), begins to reflect the autumn selling season, which starts after Labor Day: The market typically begins to heat up again in autumn. (Note that transactions negotiated in September generally start closing in October.)
According to the newest Index, all Bay Area home price segments ticked up in October by about 1%, plus or minus depending on segment. Note that small monthly fluctuations are not particularly meaningful until substantiated over a longer term.
This chart tracks the high-tier-price market since the recovery began in 2012 using Case-Shiller data. The C-S Continue reading
The Case-Shiller Index for September was released today. Note that it will mostly reflect sales negotiated in August or before, during the slower summer sales season. (The next Index, published in late December, will begin to reflect transactions negotiated in September and the start of the autumn sales season.) These 2 charts pertain to the upper third of sales for 5 Bay Area counties – upper third by price range. The majority of home sales in San Francisco, Marin and San Mateo are in this upper price tier.
As noted in recent Paragon reports, after the feverish market and home price appreciation of spring 2014, home values in the higher-end neighborhoods typically flattened or ticked down a bit, while more affordable homes generally continued to tick up in price.
Short-term fluctuations are not particularly meaningful until confirmed over the longer term, since markets fluctuate for a variety of reasons including seasonality.
The August Case-Shiller Index report released today showed a small home price decline for the 5 counties of the SF Metro Area. Autumn’s numbers will give us a clearer indication as to whether this is the beginning of a flattening or declining price trend or simply the not untypical indication of a summer adjustment from the spring frenzy. PDFs are attached.