Real Estate Market Values Always Local

Posted on November 17, 2021 by Dr. David Edward Marcinko MBA MEd CMP™

Location – Location – Location

By Rick Kahler CFP 

What investment asset class grabs the most attention of the average American?

My guess is that it isn’t the stock market, but a category many people don’t even think of as an investment—the local real estate market. While I don’t have data to back up this assumption, I find that people tend to be more interested in what’s happening in their local real estate markets than on national stock exchanges.

Why?

I think the reason is simple. Houses are tangible, understandable assets that we can see and touch. Most of us live in them, and some of us are in love with our homes. You likely know the ballpark value of your house from the annual assessed value you receive from the county. Chances are you know what repairs your home needs and have an idea of the rent you could charge for it. You probably have an idea of the price trends in your neighborhood or city. You know the best areas in which to live and the neighborhoods to avoid. You know these things because all real estate is local. There is no “national” real estate market.

Not so with common stocks. Because most of us own our stocks in mutual funds and exchange traded funds, we often don’t really know what companies we own, what town their headquarters are in, the price of the stock, the current yield, the trend of the company or sector, and any weaknesses or strengths of the company. Unlike real estate, publicly traded stocks are priced based on national rather than local influences. Further, we don’t work for or live in the companies in our portfolio. And few of us are in love with our portfolio of stocks.

It’s no wonder that most of us are far more interested in the economics of our homes than our stocks. This is even less of a surprise when we consider the average American has more invested in their home than they do the stock market.

Research

According to CoreLogic, the average annual price increase of real estate has slowed down in 2019. “During the first two months of the year, home price growth continued to decelerate,” said Dr. Frank Nothaft, chief economist for CoreLogic in an April 2, 2019 press release.

But that is just the average. Annual price changes range from an increase of 10.2% in Idaho to a decrease of -1.7% in North Dakota. South Dakota showed a 1.6% increase over the past 12 months.

Also according to CoreLogic, of the country’s top 100 housing markets, 35 percent are overvalued, 38 percent were at value, and 27 percent were undervalued. An under- or overvalued market is one in which home prices are at least 10 percent above or below the long-term sustainable level.

While my hometown of Rapid City, SD, is not among the top 100 markets, home prices are booming, according to Jeremy Kahler, a Realtor with Keller Williams of the Black Hills. He indicates that through April, the 12-month price increase in Rapid City is over 7%, which puts our local market into the top quartile for price increases on a national level. Zillow shows our average sales price as $204,100 compared with the national sales price of $226,800, so my hunch is that the Rapid City market might be at value to undervalued.

Assessment

However, I think it’s a reasonable generalization that most homes in flyover country are priced lower than their coastal cousins. Some of the reasons are what I call the snowflake discount, seasonal weather patterns, and the distance from major metropolitan areas. Those that can cope with those challenges are rewarded with lower housing costs.

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Is 2012 a Good Year to Buy a House?

Posted on June 8, 2012 by Dr. David Edward Marcinko MBA MEd CMP™

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Doctors Appreciating the Reasons of Home Ownership

[By staff reporters]

There may be several reasons for a medical professional to buy a home. For example, you’re ready to practice and commit to a certain area and call it home. You’re ready to make a financial investment, or housing prices have dropped to an affordable level and the market is highly favorable for home buyers.

Rule of Thumb

But, how do you tell if it’s a buyer’s market? In a buyer’s market, the price of a home will be under 20 times a year’s worth of rent for an equivalent home. If the price of a home is more than 20 times the annual rent, it’s generally better to rent.

Current Climate

Today’s housing climate is better for home buyers. The average price of homes for sale in the US is currently around 19 times the average annual rent. The general housing climate is much friendlier than a few years ago, but still fluctuates greatly depending on your specific location. Some of the buyer’s markets in 2011 were Charlotte, Inland Empire, Phoenix, Raleigh, Sacramento, San Diego and San Jose.

Source: www.SeaHomes.com

Assessment

The decision to buy or rent also depends on your lifestyle and long-term goals. 2011 saw a resurgence in buyer’s markets across the country and that trend is likely to continue for the foreseeable future. It’s true that housing markets will fluctuate from year-to-year, but owning property usually remains a wise investment over time.

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Property Taxes in America

Posted on March 20, 2012 by Dr. David Edward Marcinko MBA MEd CMP™

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A Seldom Discussed Topic Among Medical Professionals

The housing market across the country has tanked. That should mean lower property taxes, right?

It’s true that property taxes do fall when housing values drop. But, this fall doesn’t happen in perfect time with the market. There’s usually a delay. And even when property taxes do fall, it’s often not enough to satisfy cash-strapped doctors and other homeowners.

Plummeting Home Values

This isn’t surprising. Homeowners today are struggling with plummeting home values. Those who bought their homes in 2004, 2005 or early 2006, especially, have most likely seen their homes lose tens of thousands of dollars in value.

It is little wonder, then, that physicians and others homeowners today are taking a closer look at their property taxes. Here is a look at what type of property taxes you pay depending on the state that you call home.

For example, if you live in New Jersey, you might not want to open that property tax bill. The state featured the highest median property taxes on owner-occupied housing, according to 2008 data by the U.S. Census Bureau. Homeowners here paid a median of $6,320 in property taxes each year. Connecticut came in second with a median property tax of $4,603 on its households. Right behind was New Hampshire, $4,501; and New York, $3,622.

Other states with high median property taxes include Rhode Island, $3,534; Massachusetts, $3,404; and Vermont, $3,281. Looks like you shouldn’t buy a home in the East if you want to pay lower property taxes.

On other end of the scale, Louisiana homeowners paid a median of $188 on their property taxes. In Arkansas, that number rose a bit to $383, while it stood at a still low $457 in West Virginia. In Mississippi, this median value stood at $468. Other states with low median property tax figures were South Carolina, $678; Oklahoma, $762; and New Mexico, $843.

Median Values

In general, these median property tax numbers do make sense. The states that have the highest median property taxes tend to have the highest median housing values, too. The opposite holds true, too.

For instance, the states with the lowest median housing values include West Virginia, $95,900; Mississippi, $99,700; Arkansas, $105,700; Oklahoma, $105,500; North Dakota, $112,500; and Alabama, $121,500. These states also tend to have some of the lowest property taxes.

Highest Median Home Values

Some of the states with the highest median home values include Hawaii, with a median value of $560,000; California, $467,000; New Jersey, $364,100; Massachusetts, $353,600; and Maryland, $341,200. Again, the property taxes tend to align well with these prices. Homeowners in these states pay some of the higher median property taxes in the country.

Relation to Home Values

The most important number, though, when analyzing property taxes isn’t what homeowners pay in each state. It’s how high this figure is in relation to home values.

For instance, Texans don’t pay the highest median property taxes in the country. They do, though, pay the highest percentage of their home values in property taxes, 1.76 percent.

Other states fare poorly in this measure, too: New Jersey, 1.74 percent; Nebraska, 1.72 percent; Wisconsin, 1.71 percent; and New Hampshire, 1.70 percent.

If you want to live somewhere where property taxes take up the lowest percentages of your home’s value, you might want to consider moving to the South.

For instance, homeowners in Louisiana pay 0.14 percent of their home values in property taxes, lowest in the nation. Hawaii comes in second with a figure of 0.24 percent. In Arkansas, that number is a still low 0.32 percent, while it’s at 0.47 percent in Mississippi. In West Virginia, the percentage rises to a still low 0.47 percent.

Assessment

Analyzing the impact of property taxes is far from an exact science. But by looking at how large of a percentage these taxes take up when compared to housing values, homeowners will get a better idea of what kind of financial burden property taxes are placing on them.

Source: www.CreditLoan.com

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