Loudoun

December 2021 Market Update

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It’s the Most Wonderful Time of the Year….

Wow, it is the holiday season already! This year has gone by so fast. I hope you had a great time with your family over Thanksgiving and continue to enjoy this month full of fun for the upcoming holidays and into the New Year.

As I run into family and friends at neighborhood events and gatherings, the conversation frequently turns to the real estate market. The most common question I am asked is, “how is the market today?” My latest response is a good one; from a historical perspective, it’s insane (in my opinion)! Inventory of homes for sale in our area has dropped to only 1,886 homes for sale for the first time during this time of year. Additionally, new sales contracts written the previous seven days were the second-highest ever; only 2020 had more contracts written.

Typically, approximately 415-460 contracts are written during Thanksgiving week; we had 653 this year! Demand continues to outpace the supply by a wide margin. So, this leads me to the next question I usually get asked, “should I sell my house during the holidays?” My answer remains; it depends. If you really need to sell, now is a great time as inventory levels are low and demand is high. Houses typically “look” festive this time of year which is an added staging bonus.

The important aspect to keep in mind is that pricing still needs to be on point for a house to sell, even in the environment we are currently experiencing. If you are looking to “cash-out” and take advantage of the market, now is not the best time to sell as buyers are still being very selective when choosing a home, and price is always high on the list along with condition. This is not the time of year to push prices. If you want people coming through during the holidays, it is 100% up to you. So, if you are considering a move now or in the future, please call me.  We can get you positioned for success.

Have a great holiday season with your family and friends!

March 2021 Market Update

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It’s hard to believe that one year has passed since our world changed with the Pandemic. There have been so many changes in our daily routines, the way we interact with each other, how we conduct business, and so much more. The hardest part for many of us was that we lost loved ones or could not visit them due to restrictions. Let’s hope this all changes soon with the vaccine. 

As far as the real estate world goes, it has remained resilient and has even thrived. To some, it may be hard to believe, but true. Historically low-interest rates, crazy low inventory levels, and high demand resulted in a frenzied market over the last year. Housing gained over $3.1 Trillion in equity in 2020 as prices escalated in almost every market around the country. We are only a little over two months into 2021, and we continue to see a strong housing market. Inventory remains extremely low, rates have ticked up slightly but are still very attractive, and buyer demand remains very robust. The biggest concern remains the low inventory. We continue to see multiple offer situations in all price ranges throughout Northern Virginia. Many times, contracts are being submitted without the buyers even seeing the home! Crazy but true. Buyers are conducting pre-offer home inspections, waiving all contingencies, and are bidding 10-13% over the list price to get into a home. I believe we will be in this type of market for the next few years. Unfortunately for buyers, I don’t see a flood of houses coming on the market to cover the demand that is out there today.  Interest rates will remain low to help keep the market moving. We continue to have low unemployment relative to other parts of the country, so people are continuing to relocate to our area. Couple all of this with the Millennials entering the market as home buyers; it’s quite the tsunami.

If you are considering selling or buying a home, it is more critical today than ever to have a professional representing you. Expert negotiation skills and market knowledge are essential in this aggressive market. Please feel free to call me to review your situation in more detail or allow us to help someone you know. I am always happy to help.

I am looking forward to warmer weather and more hours of daylight, and I hope you are too.  Happy Spring!

Buckle up and hold on tight! 2016 Northern Virginia Real Estate Market Update

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Wow, 2015 flew by in a blink of an eye and I am sure 2016 will as well.  As Happy New Year 2016 from REMAX GatewayI mentioned in my previous market updates, we pretty much enjoyed a stable market for housing in 2015.  I expect things to pick up in 2016 because of all the recent activity.  Many of our agents have been working through the holidays with clients and I too have been meeting with both buyers and sellers looking to make moves in 2016 – more so than any other recent December.  So buckle up, the market will be moving forward in a positive direction.

A few areas in the mortgage arena for us to keep our eyes on are rising interest rates and loan products.  Now that the Fed has raised their rate, mortgage interest rates are now just above 4%.  Still great, don’t get me wrong, but they are just a tad higher than where they have been most of 2015.  The other interesting thing to watch with mortgages are the new programs coming into the market.  Fannie Mae now has a low down payment loan to compete with FHA loans.  These loans compete because the down payment can be a gift so buyers don’t need to have their own money saved for the down payment.  Additionally, I have read there are potentially no down payment loans coming back into the market soon.  These two loan products could help Millennial buyers enter the market sooner as they have not been able to save for their down payments due to high rents, student loan debt and lower paying jobs.  This is important because Millenials will be the largest home buying demographic once they can afford to buy.

Something else to watch is as sales continue to rise, prices too will follow – hopefully at a sustainable rate and not like the San Francisco market or our market from 2002-2006.  Home ownership is extremely important to wealth building and consistent growth in prices help this happen for many people.  We don’t need an escalating housing price market like we had in the past, as no one wins in the end.  I would expect a 3-5% increase in housing overall in Northern Virginia.  Some areas will see more, others less, so please ask me about your home’s value if you are interested.

As always, if you or someone you know is looking to buy or sell a home, I am here to help so please feel free to call me.  Here is to making 2016 one of your best years ever!  Happy New Year!

Scott MacDonald

RE/MAX Gateway
4090B Lafayette Center Drive, Chantilly, VA 20151
Offices strategically located throughout Northern Virginia.
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Is it over yet? Why Northern Virginia Home Sales Went On A Wild Roller Coaster Ride

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October took the real estate market roller coaster ride.

Rates went up, rates came down.  Sales went down, sales went up.  Inventory rose, inventory came back down.

Real Estate Market Roller Coaster Ride 31OCT2013

In some areas, the number of multiple contracts went down, then they went back up.  Inventory of short sales and foreclosures were down, then they rose but luckily by not too much.  The government shut down and the government opened back up – luckily, it was not too long and did not have a tremendous impact on the housing market.

Our emotions went up, our emotions came back down, as there was a lot of concern about delays in closings associated with the shut down because of the reduced number of employees at FHA and the IRS, but we avoided a potential disaster there.  Additionally, we were worried about the government defaulting on their debt which would have sent interest rates skyrocketing, and again, fortunately, this did not happen.

Even though there were so many ups and downs, the market in October this year was still better compared to a year ago.  There were more home sales, higher home prices and more homes for sale for buyers to choose from, although the uncertainty skewed people’s perception.  So now you know why October was such a roller coaster for real estate.

What lies ahead on the horizon as we enter the winter market?  My belief is we will be in our typical winter market.  Homes will come off the market for the holidays.  Motivated, savvy buyers will be out buying homes.  Interest rates will remain in the low 4% range.  Home prices will continue to stabilize throughout the Northern Virginia area.  Houses that are priced right, in the right condition and right location will see multiple offers and our market won’t be as up and down as it was in October.  Basically, we will continue to have a robust housing market locally.

To learn more about your situation, please feel free to call me today. Scott MacDonald (703) 652-5777.

Scott MacDonald

RE/MAX Gateway, LLC

What You Need To Know When Buying or Selling a House In Northern Virginia This Summer 2013

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The real estate market continues to be hyper-local today.  We are seeing multiple contracts in many areas and yet houses are sitting on the market in others.  Prices are rising in many areas while we see price reductions in others.  We see houses staying on the market for mere hours to just a few days in some areas while other markets see houses staying on the market for over 30 days to even longer further out from Washington.  If you are buying or selling it is important to seek the advice of a professional so you know what the market is like in your area of interest to give you the right advice.

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There are some aspects of the market that are not hyper-local.  These areas that are influencing the market are interest rates and distressed property inventory.  Interest rates have been on the rise for nearly the whole month of May.  Don’t get me wrong, interest rates are still great and people shouldn’t be concerned but if you are waiting for them to come back down to make a move, the sage advice is to do something now and don’t delay as it will cost you more in the future.  As far as short sales and foreclosures are concerned, their numbers continue to dwindle in Northern Virginia which is great news for everyone who owns a home.  As of the end of May, only 6.1% of the total inventory was made up of distressed homes and they represented only 8.2% of sales in the region.  How does this affect the market?  These numbers have help aid in the rising of prices throughout our area as there are fewer blighted properties, more people caring for their yards and homes so everybody wins.

Our real estate market continues to be one of the best in the country because of our low unemployment rates, increasing property values, tourism, plus we have easy access to water, mountains and all the Washington DC metro area has to offer.  Please let us know how we can help you or someone you know looking to buy or sell a home.  (703) 652-5777

Scott MacDonald

RE/MAX Gateway, LLC

 

Why you should close on your home before July 1, 2013 Grantor’s Tax Increase

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Big changes are on the forefront for Virginia real estate if you are selling or buying a house.  The state Grantor’s Tax is going from $1.00 per thousand to $2.50 per thousand of the sales price or tax assessed value, whichever is higher on July 1, 2013.  Here is the impact – on a sales price of $500,000 the fee is going to go from $500 to $1,250Grantors Tax Increase to help ease congestion

The tax is typically paid by the seller in a resale scenario and the builder usually passes this fee on to the buyer.  As a result, it has become a nominal cost associated with selling to one of a greater impact and one that will potentially bring attention to people on both sides of the table.  In other states, including Maryland, this tax is absorbed by the seller with first time buyers, is split in most cases but in the end, is a negotiable item between the seller and buyer.  It will be interesting to see if this becomes the case in Virginia.  Our fee is less than Maryland’s but is still is significant enough to take notice and pay attention to what will be the impact as it becomes implemented and the prices increase.

The change goes into effect on July 1st so you will want to plan accordingly.  This year July 1st falls on a Monday so in order to avoid paying the tax, we are encouraging our clients to close by the 26th of June.  This will ensure the property gets recorded at the courthouse prior to the Friday rush that many title companies are expecting and save your money.

Many of you may recall that back in January of 2008, this tax went up 5 times so the same scenario listed above would have resulted in a $2,500 tax on the sale of properties in Virginia.  Therefore, this increase is not as significant.  In March of that year the Supreme Court of Virginia repealed the tax stating a transportation authority NVTA did not have the right to levy taxes.

The additional fees today are also put in place to cover costs associated with transportation initiatives and road improvements in Northern Virginia and Hampton Roads in an effort to ease the congestion in these regions.  As such, this tax is only applicable to these regions.  Let’s see some results, please.