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The data point I’ve been watching like a hawk has been our months supply of inventory. That’s the metric that tells us how long it would take all current inventory to be purchased based on the current demand.
So, where do we stand? Great news! We went up. While it was just a hair and we went from .8 months to .9 months, I will take what I can get and be happy with it! When we look at the entire North Texas MLS system, it had an overall increase as well and now has 1.1 months of inventory versus the 1 month from April. What might also start to help things is that the number of mortgage applications went down 3.1% from one week earlier. Now that isn’t much, but every little bit helps! Our interest rates are still below 3% at 2.99% with .6% in fees and points. So let’s dig into the data for May and see how the market performed. For this local market data, I use numbers from single-family home sales in Rockwall County. These numbers are based on sales data from May. The average sales price is at $439,612. That’s a 25.1% increase from one year ago. The number of homes for sale is at 221 homes. We are down 65% in the number of homes available to buy in Rockwall County. Rockwall County had 243 sales in May, a 14.6% increase over last year. Homes sold 85.7% faster in May than they did last year, and we averaged just 6 days on the market. Our months of inventory went up just a hair from .8 months of supply in April to now having .9 months of supply. This number tells us that based on current demand, if no new listings came on the market, it would take just about three weeks for all of the current inventory to be purchased. We listed 282 homes in May which is 15.6% less than last year. Our average sales price per square foot is at $150 per square foot, a 15.4% increase from last year. Up. Everything is up. It got me wondering, which neighborhoods in Rockwall County are seeing the biggest swings from their asking price to the sales price. Essentially, which neighborhoods are getting the highest offers as compared to their asking price? What I discovered was interesting! Here are the top five neighborhoods when I look at any neighborhood in Rockwall County that had 3 or more sales for the month of May. #5: Caruth Lakes: 5.56% average sales price of $397,333 #4: Hickory Ridge: 6.05% average sales price of $329,475 #3: Sleepy Hollow: 10.88% - Fate, average sales price of $350,333 #2: Williamsburg 14.69% - Fate, average sales price of $382,442 #1: Sunrise Meadows 14.95% - Royse City average sales price of $310,000 The Takeaway If you are pondering a sale, I’ve been saying it for a little while now, now is the time to do it! We are starting to see more homes come on the market for the summer selling season but we don’t have nearly enough to meet the demand. Listing now could put you in a position to get the amazing over-asking prices. If you’re curious to know what your home could sell for, let’s talk. Visit LivingInRockwall.com and click on the equity analysis button to see what your home could sell for in today’s market.
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We’ve been hearing about the migration of people from other states moving to Texas. We’ve maybe met a couple of neighbors coming in on the wave. But just how many people are moving to Texas?
Apparently, a lot. Now that we’re seeing the newly released census numbers, it’s no wonder that we’re facing a housing shortage in Texas. We keep hearing about the migration of folks coming to Texas and I’ve had a bunch of clients from out of state. In fact more over the last year than I’ve ever had. Now we have some actual data to put behind these stories to show just how many people are moving this way. Here’s the data point that’s the headline. In 2020, Dallas-Fort Worth led the country in population growth with the addition of almost 120,000 residents. This includes births and people moving here. If we just take the people moving here, we were second in the country at about 75,000 people moving here and that put us just behind the Phoenix area. The metroplex is now home to almost 7.7 million people. Experts think this pattern will continue as the economy continues to come back given the favorable environment Texas offers corporations. Businesses are attracted to the area and are moving this way… their employees often follow. It also doesn’t hurt that we’re one of the few states without a state income tax. DFW is now the 4th largest metro area and the only of the top four that had population growth. Looking at migration, New York lost 170,000 people, Los Angeles lost 118,000 people and Chicago lost 72,000 people. Now that we see these numbers, it makes sense why we have such a housing shortage and why we’re seeing outrageous bidding wars on the homes for sale. So, if I’ve said it once, I’ve said it a thousand times, now is a great time to sell your home! It’s also a great time to buy. I hear a lot of buyers fearful about “overpaying” in this market, but here’s the thing, we have no indications that we’re in a bubble nor that this migration pattern will slow. While prices may not continue to increase at the rates we’ve seen these last few months, they’ll still likely increase and not go down. With the demands and current lack of supply from existing home sales and new construction sales, prices will only continue to increase. So if you’ve thought of buying, now is a good time to do it and I can help you with that. You can visit crazyrealestatemarket.com and fill out your info on the contact page of the site or call or text me directly at 214-803-4444. Whether you want to buy or sell in this market, I look forward to hearing from you. Source: https://www.dallasnews.com/business/real-estate/2021/05/07/north-texas-led-the-country-in-population-gains-during-the-pandemic/ It’s property tax time in Texas and that means we all get love letters from our central appraisal district to let us know how they’ve assessed our home and to tell us what we will now pay in taxes for the upcoming year. If your experience is anything like mine, when I received my letter in the mail my assessed value went up the full 10%. With my homestead exemption, the county can only tax me on a value of no more than 10% above my previous years’ value. If you Google property tax protest you’re going to come up with a ton of consultants who are more than happy to charge you to help you protest your taxes. For commercial properties, this may be a good route to go. But for your everyday residential residence, you don’t need to hire someone to protest your value. At first you might be thinking, ah, real estate has been so crazy this year, there’s no way I can find sales to bring my value down. Well, here’s some news. The county will accept sales comparables all the way back to January 1 of 2020! Remember that time. Before Covid? Some of us Realtors thought we might actually be going into a Buyer’s market? Ahhh. The good ‘ole days… For the first few months of the year, real estate sales were, if you can believe it, kind of normal. And there was actually a little blip where you could’ve gotten an incredible deal on your purchase when no one knew which direction things were going to go. The first step in this process is finding the comps you’ll need to protest your value. In my conversation with my tax district, they wanted comps for 2 properties smaller than mine and 2 properties larger than mine. I happened to have 2 sales that were exactly my size so I included those too. How do you get the sales data? Well, that’s where a helpful Realtor like me comes into play. I’m happy to provide you with sales comps on your home to help with your protest. It’s totally free. I even throw in a look at what your home could sell for in today’s market. If you’d like those comps, simply go to TexasHomeTaxes.com and fill out the form with your property address, answer a few questions about your house, and then let me know a good email address of where to send the comps. I’ll get those back to you within three business days of receiving your request. There’s no way to make up the numbers. Either the sales are there to support bringing down your value or they aren’t. So I will let you know that not every house can have the value brought down, but it doesn’t hurt to ask. When I followed this process, I was able to save $413.96 off my tax bill this year and bring my value down 7.4% from their initial proposed value. That’s enough money in my book to make it worth my while and because I’m homesteaded, it means the most they can go up next year is 10% on this lower value, not the initial one they gave me. The deadline to file your protest is either May 15 or 30 days after your notice of assessed value was mailed to you, whichever is later. If you have any questions about this or want more information, you can visit TexasHomeTaxes.com or contact me directly by call or text at 214-803-4444. Here’s a quick question… true or false… If your home appraised for $360,000 last year, on average in our current market it would be worth about $468,000.
That answer is TRUE! In Rockwall County, prices have increased an average of 30%. With our average price point around $360,000, that’s an average increase in equity of $108,000! Is this a bubble? I wouldn’t call this a bubble. Yes, prices have gone up higher than we’ve seen in recent years. But when you look at the data and adjust for inflation, it wasn’t until March of 2020 that we surpassed the last peak of home prices from November 2006. Our last bubble burst because lenders were not making smart loans and it came back to bite all of us. Because so many buyers could now get a loan who previously couldn’t, prices were driven up from that demand. Then when they started defaulting in droves, that supply flooded the market and there were fewer buyers in the market to absorb the inventory. Today’s demand is happening because homeowners are not willing to sell and interest rates are great. In February of 2021 for ALL of Texas we had 46,184 properties for sale. In February of 2020, we had 91,615 for sale. That’s a 50% drop in one year. We went from having three months of inventory to 1.4 months of inventory. https://dqydj.com/historical-home-prices/ The current price increase trajectory is not sustainable and at some point, it will slow down. The small increase in interest rates is already tapping the brakes on demand and homebuyer demand is only 8% above pre-covid levels. Interest rates are at 3.18% with .7% in fees and points for a 30-year fixed-rate mortgage. We’re also beginning to see buyer fatigue where buyers are deciding to pause their home search to wait for the market to cool down. And what about prices? Will they go down when the market cools down? It’s doubtful. We have a solid economy and according to the Case-Shiller Home Price Index, Dallas is still about 26 points below the national index. This index tracks the value of single-family detached homes. All of this to say that I wouldn’t call this a bubble, so there’s nothing to burst. What I see on the horizon is a slowing of the rate of price increases. Now for a look at what’s happening here. For this local market data, I use numbers from single-family home sales in Rockwall County. These numbers are based on sales data from March. The average sales price is at $424,045. That’s a 26.7% increase from just one year ago. The number of homes for sale is at 175 homes. We are down 73% in the number of homes available to buy in Rockwall County. Rockwall County had 186 sales in March, a 3% increase over last year. Homes sold 54% faster in March than they did last year, and we averaged 32 days on the market. Our months of inventory is down more from last month and is now at .7 months. This number tells us that based on current demand, if no new listings came on the market, it would take just about two to three weeks for all of the current inventory to be purchased. We listed 194 homes in March which is 30% less than last year. Our average sales price per square foot is at $152 per square foot, a 17.8% increase from last year. The Takeaway If you’re contemplating selling your home, now is the time to do it! The Patty Turner Group has put together resources to answer questions a lot of potential sellers have in this market right now. Questions like: What if I don’t have a home to buy by the time I sell? How much more will I have to pay for what I want in my next home? With multiple offers, how will I know which one is best? How can we live our life in the middle of all these showings? What if I don’t have the time or energy to get my home ready to sell? If had any of these questions, let’s talk. You can visit crazyrealestatemarket.com for answers to these questions or contact me by calling 214-803-4444.
This year I’ve had a bunch of buyers moving to Texas from out of state. One question that gets asked all the time with these out-of-state buyers is, “What’s going on with your property taxes in Texas?”
Texas is one of seven states without a state income tax. (Alaska, Florida, Nevada, South Dakota, Washington, and Wyoming are the others.) While that’s great for your paycheck, our state and local governments have to get money some way to operate, so they make up for the lack of a state income tax in the form of property taxes. We’re up there with New Hampshire as far as our high property tax rates. These taxes go to pay for schools, roads, police and fire departments, emergency response services, libraries, parks, and other services provided by the local government. The good news is the sky isn’t falling in Texas. Our property values are still on the affordable side of the spectrum compared to the rest of the United States. When we look at this affordability distribution score, the least affordable state is, no surprise, California at a score of 0.50 and Iowa and Indiana tie for the most affordable state at 1.17. Texas… well we’re at .82. We’re pretty close to the average for the U.S. which is .85. 
As far as our cost of living, we’re below the national average. We rank #19 as the state with the lowest cost of living and we're 4.9. If we’re going to be below average on something, I’m fine with it being on this data point.
So back to these property taxes. First question, how are they determined? It’s actually the local governments that set the property tax rates. This means there can be big changes in your taxes between cities, counties, and taxing districts. Let’s say you live in a brand new neighborhood on one side of town while your friend lives in an older neighborhood on a different side of town. You will likely have two completely different tax bills. Your tax bill in Texas lines out what entities are taxing your property and their tax rate. Taxing entities could include the county, the city, the local school district, the local hospital, and the local community college. The taxing entity takes your appraised property value and subtracts any exemptions you have, divides that result by 100 and multiplies it by the property tax rate to get your total amount of property taxes due. What are these exemptions? Different exemptions offered are homestead, inherited residence, age 65 or older, disabled persons, veterans, solar and wind-powered energy device, and charitable organizations and businesses. The most common one we have in Texas is the homestead exemption. To qualify, all you have to do is have an ownership interest in the property, use the property as your principal residence, and have occupied the home as of January 1 of that year. This exemption offers you a $25,000 reduction on your valuation for your school district taxes. Other taxing units may offer additional benefits with a homestead exemption but those are on a case-by-case basis. The over-65 or disabled persons exemption gives you an additional $10,000 reduction on your assessed value for school district taxes. You can visit Comptroller.texas.gov for more details on all available exemptions. Okay, so you have your taxing entities and your exemptions. So now it’s starting to make a little sense, right? Well, hold on there. I’m going to throw a wrench into the works. We also have additional land use development taxes. Wait… What? So, I’m going to get a little technical here. These are levies within defined geographic boundaries designed to raise capital so developers can finance the infrastructure needed to support new developments within those geographic boundaries. So basically, developers pass on the cost of creating new infrastructure for new communities to the homeowners in the form of a land use development tax known as a MUD or a PID. A MUD is also known as a Municipal Utility District while a PID is known as a Public Improvement District. Some of their differences are in the entity that establishes the district and the entity regulating the district. Per our property code, a seller must disclose if they’re in one of these districts, so you won’t come in unaware. So, while no one really gets excited about paying taxes, when you look at the net difference between what you’d pay in an income tax in another state from what you’d pay in property taxes in Texas, a lot of people still come out ahead and save more money by moving to Texas. Are you one of those folks? If you’re looking to buy real estate in Texas, let’s talk. I specialize in the DFW metroplex real estate market but have a database of great Realtors all over the state so you don’t have to go into this blind. Contact me to get started on buying a home in Texas or you can go ahead and schedule time on my calendar, click here. Hello Rockwall! Welcome to the Rockwall Real Estate Market Update. Each month I take the highlights from the news and market data then condense them into a quick update.
I’m Jennifer Shannon. I’m a Realtor with the Patty Turner Group at Keller Williams. Here’s your update for the month now that February’s numbers are in. Interest Rates http://www.freddiemac.com/pmms/ Since hitting an amazing low of 2.65% in January, rates have risen more than 30 basis points and buyers are taking notice. The change in the number of buyers in the market is more in line with this same time last year and we just have 1% more buyers in the market. That’s a lot more manageable if we can get more homes listed for sale. Even with the interest rate slowly ticking up over the last few weeks, the average 30-year fixed-rate mortgage is still at 3.02% with .6% in fees and points. For this local market data, I use numbers from single-family home sales in Rockwall County. These numbers are based on sales data from February. The average sales price is at $418,910. That’s a 34% increase from just one year ago. The number of homes for sale is at 143 homes. We are down 74% in the number of homes available to buy in Rockwall County. Rockwall County had 138 sales in February, 20% FEWER than last year. Homes sold 41% faster in February than they did last year, and we averaged 38 days on the market. Our months of inventory is down more from last month and is now at .6 months. This number tells us that based on current demand, if no new listings came on the market, it would take just about two to three weeks for all of the current inventory to be purchased. We listed 158 homes in December which is 25% less than last year. Our average sales price per square foot is at $150 per square foot, a 20% increase from last year. The Takeaway Well, everyone wants to sell when the market is at the peak. If you’re considering a sale, we’re starting to see signs that the demand sellers have been enjoying might be wavering a little. The fact the number of buyers in the market is no longer severely outpacing what we had last year in addition to the fact sellers tend to prefer to list their homes in the spring, gives me hope that pressure on buyers will ease up a little. So, if you want to try and get ahead of the curve and sell while the market is hot, or just find out what your home could sell for, let’s talk. You can call me at 214-803-4444 or fill out the form on my website to get an equity analysis. Just go to LivingInRockwall.com and click on the button that says ‘Equity Analysis’. For more updates you can follow me on Facebook at Jennifer Shannon, Real Estate Broker. That’s all for now and I’ll see you next month! Hello Rockwall! Welcome to the Rockwall Real Estate Market Update. Each month I take the highlights from the news and market data then condense them into a quick update. I’m Jennifer Shannon. I’m a Realtor with the Patty Turner Group at Keller Williams. Here’s your update for the month of January now that December’s numbers are in. Interest Rates http://www.freddiemac.com/pmms/ First we start with interest rates. After hitting a record low for interest rates last week, they did tick up a bit this week and interest rates average 2.79% for a 30-year fixed rate mortgage with .7% in fees and points. A 15-year mortgage is at 2.23% with .7 in fees and points.  These low interest rates continue to draw buyers to the market. No surprise there. We have 69% more buyers now than we did this same time last year.
Source: https://www.mba.org/2021-press-releases/january/mortgage-applications-increase-in-latest-mba-weekly-survey Refinances are up 93% from last year. This means lenders are being overwhelmed with loans right now so things are starting to take longer to close than the typical 30-day period we generally expect. So what does this mean for Rockwall real estate? Well, as I’m sure you’ve heard, it’s a great time to be a seller. I’m not sure how long this will last for sellers and here’s why. At some point the grace period for these mortgages in forbearance will end and some people won’t be able to afford the restructuring plan from the bank. I don’t think you’ll see the level of foreclosures we saw in 2009 and 2010 where people owed more than their homes were worth because people now have a lot of equity in their homes due to the sharp increases in value over the last year. This will bring those folks who can’t afford the restructured mortgage to sell and cash out with their equity in hand. This will bringing more inventory to the market and soften the current demand. So the only way to help you take advantage of the market at the moment as a seller is if you list your home in the market of the moment and here’s what that market looks like in Rockwall now. For this local market data, I use numbers from single-family home sales in Rockwall County. These numbers are based on sales data from December. The average sales price is at $407,475. That’s a 23% increase from just one year ago. The number of homes for sale is at 188 homes. We are down 67% in the number of homes available to buy in Rockwall County. Rockwall County had 241 sales in December, 32% more than last year. Homes sold 49% faster in December than they did last year, and we averaged 40 days on the market. Our months of inventory is down more from last month and is now at .8 months. This number tells us that based on current demand, if no new listings came on the market, it would take just about three weeks for all of the current inventory to be purchased. We listed 161 homes in December which is 14% less than last year. So again, we have more buyers and fewer homes for them to buy and remember we have 69% more buyers in the market right now. Our average sales price per square foot is at $151 per square foot, an 18% increase from last year. The Takeaway If you’re in the position where you want to sell or need to sell, now is the time to do it. When we look at data over the last 10 years, the inventory has never been lower. Your competition has never been easier. Hello Rockwall! Welcome to the Rockwall Real Estate Market Update. Each month I take the highlights from the news and market data then condense them into a quick update. I’m Jennifer Shannon. I’m a Realtor with the Patty Turner Group at Keller Williams. Here’s your update for the month now that November’s numbers are in. Interest Rates http://www.freddiemac.com/pmms/ Good news for you buyers out there! Mortgage rates remained flat. We’ve stayed under 3% for the average 30-year fixed rate mortgage and currently sit at 2.71% with .7% in fees and points. These low interest rates are keeping buyers in the market and we have 22% more buyers looking for homes this year than we had this same time last year.  What’s going to happen with real estate in 2021?
Well probably better than consulting my crystal ball is listening to what some smart economists are saying. And what are they saying? First, that housing prices are predicted to increase 8% next year and 5.5% in 2022. Mortgage rates will hover around 3% and go up to 3.25% in 2022. So if you were worried that you might have missed out on these rates, it looks like you'll still be able to take advantage of them next year. And here’s to hoping the sellers who have been on the fence about selling because of all the uncertainty we’ve had this year, decide to sell and help ease the supply and demand challenge we currently have since rates will continue to be favorable for buyers. Source: Click Here That’s a big picture look at the real estate world, but what’s happening in Rockwall? For this local market data, I use numbers from single-family home sales in Rockwall County. These numbers are based on sales data from November. The average sales price is at $381,722. That’s a 13% increase from just one year ago. The number of homes for sale is at 223 homes. We are down 64% in the number of homes available to buy in Rockwall County. Rockwall County had 192 sales in November, 18% more than last year. Homes sold 40% faster in November than they did last year, and we averaged 39 days on the market. Our months of inventory is down more from last month and is now at one. This number tells us that based on current demand, if no new listings came on the market, it would take just one month for all of the current inventory to be purchased. We listed 176 homes in November which is 11% less than last year. So again, we have more buyers and fewer homes for them to buy. Our average sales price per square foot is at $140 per square foot, an 8% increase from last year. Source: Click Here The Takeaway If what the experts say comes true for 2021, it sounds like I might have the same overall report for the foreseeable future. We have more buyers than homes available for them to purchase. If you’re in the position where you want to sell or need to sell, now is the time to do it. When we look at data over the last 10 years, the inventory has never been lower. Your competition has never been easier. If that's you, let's talk. Send me a message or post on this video and I will follow up with you about selling in this market. That's all for this month. I hope you have a Merry Christmas and I will see you with a recap of 2020 numbers next month! A question that I’m starting to hear more and more is, “Are we headed towards a bust after this boom?” It’s no secret that we’re in a crazy real estate market. We have record-breaking numbers when we look at DFW as a whole. Looking at data over the last 10 years, here are the records we’re breaking:
With this information at hand, it’s hard to not question if we’re in a bubble and speculate when it might crash because we all saw what that did in 2006.
Well, there are some stark differences from this market compared to that one. In that market, adjustable rate mortgages stretched many buyers and we had stated income loans that didn’t require documentation. Today our inventory is lower, much lower, builders are underproducing compared to their historical averages, and we have a nation-wide housing shortage. Not to mention we have so much more regulation with lending that risky loans aren’t being showered on buyers like they once were. So, to answer the question, this all means that our current risk level for a bust is much lower than the last time the market was driven up. Hopefully that brings you a little peace if you’re in the real estate market at this time. And if you’re thinking of selling, your competition is at a record-low level. I highly encourage you to take advantage of this market that’s in your favor more than it has been in a decade. If that's you, let's talk. Contact me and I will follow up with you about selling in this market. And if you have a real estate question you want answered, contact me. Interest Rates
http://www.freddiemac.com/pmms/ Mortgage rates did go up slightly but they’re still about a percentage point below where they were a year ago. Average rates are at 2.84% with .7% paid in fees and points for a thirty-year, fixed-rate mortgage. Mortgage Applications Mortgage applications give us insight into the upcoming buyer demand. Simply put, when more people apply for mortgages, it means more people are out shopping for homes. We actually saw a decrease in mortgage applications over last week. That’s to be expected since this is the time of year when the market traditionally slows. But only getting a .5 decrease in demand isn’t that substantial when you consider that we still have 16% more buyers in the market now than we did this same time last year. I want to point out how much this number is starting to dwindle. We have consistently seen over 20% more buyers in the market for months, so perhaps the feeding frenzy for real estate is starting to soften a tiny bit. Refinances, on the other hand, are a completely different story. Those are up 67% compared to the same time last year. This is causing a lot of issues for lenders, big and small, who just aren’t staffed to handle the demand. We’re beginning to see a lot of loans, even on new purchases, take longer than 30 days to close. As far as closing on your refinance… well that can take months. Literally months to close on that loan. https://www.mba.org/2020-press-releases/november/mortgage-applications-decrease-in-latest-mba-weekly-survey Local Market News Now on to local real estate market news for Rockwall. For this local market data, I use numbers from single-family home sales in Rockwall County. These numbers are based on sales data from October. The average sales price is at $417,832. That’s an 29% increase from just one year ago. The number of homes for sale is at 264 homes. Compared to this time last year when there were 665 homes for sale, we are down 60% in inventory available to purchase. And remember, we have 16% more buyers in the market right now. Rockwall County had 234 sales in October. We actually had the same number of sales as we did in September. That is not typical. Usually we see sales decline from September to October. We’re up 40% in the number of sales from this same time last year. The average days on market is 43 days before going under contract, compared with 64 days from last year. Our months of inventory is down more from last month and is now at 1.2 months. This number tells us that based on current demand, if no new listings came on the market, it would take about five weeks for all of the current inventory to be purchased. Six months of inventory is considered a balanced market. So when we’re less than six months of inventory, that’s seller’s market territory. We listed 230 homes in October which is actually higher than what we typically see this time of year. In percent sales price to list price, sellers only had to negotiate about 2% off the asking price of their home to get a sale which is the same as it was last year. Our average sales price per square foot is at $148 per square foot. In October of last year, we were at $129. The Takeaway I’m not sure how long I’ll be able to keep reporting this same information and tell you that it’s a great time to be a seller and it’s also a great time to be a buyer. With incredibly low interest rates you can afford a lot more of a house as a buyer than you previously would’ve been able to. And as the seller if you’re priced right and your home is presented well, then you’re likely getting multiple offers. And we’re seeing strong numbers at all purchase price levels, not just the lower end of the range. If I’ve said it once I’ve said it a thousand times, it’s a great time to be a seller right now. If you’re in a position where you want to sell or need to sell, let’s talk. You can contact me at 214-803-4444 or email me at jshannon@kw.com. Just curious to know what your home might sell for in today’s market? Click HERE to get an instant market analysis on your home delivered right to your email inbox. If you want to buy in Rockwall, contact me to get started now so we can get you closed on a home before the end of the year. So have a happy Thanksgiving and I’ll see you next month! |
AuthorJennifer Shannon is a Texas real estate agent and broker, licensed since 2006. Archives
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