The Wait-and-See Market: Home Sales Slow as Inventory Climbs | 12 County Bay Area Real Estate Report

 

 


The Wait-and-See Market: Home Sales Slow as Inventory Climbs
Cheaper homes, but no buyers:
CAL FIRE MAP
12 County Bay Area Real Estate Report
San Jose Real Property Transfer Tax Increases to homes sold over $2.3 million. 
Cupertino Home of the Week 
Willow Glen Home of the Week 
Luxury Home of the Week 
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Introduction: The Wait and See Market
The wait-and-see market. Yep. We're in a market where buyers were begging for more inventory. They were waiting for the rates to come down. What should I do?

Should I wait? Should I buy? 




Current Market Conditions and Buyer Sentiments
Guys, this is a great time to buy. It might seem like the world is coming to an end. This is a great time to buy. When the market is in adult rooms, when the market is holding, and days on market, grow inventory, stagnates, and months of inventory.

Understanding Market Stagnation and Opportunities

There we go, and the market stagnates. This is an opportunity, right?  Look, I get it. It's scary. I had a meeting with a buyer on Friday, and they're like, well, we're not ready financially yet, but I think this is a good time to buy. I'm like, yeah, it is. It totally is because there are fewer buyers in the market.

There's less competition, and buyers are sitting there waiting for a signal, and this is your signal, right? Sellers are seeing houses sit on the market for a really long time. A house next door to me just sold at a huge discount. Originally it was one six, it just landed at one two. There are deals to be had.

Now, look, you're not gonna get the perfect house. It's not gonna be beautiful. It's not gonna be turnkey. Houses that sit on the market have something wrong with them. It's overpriced for the condition and the location, right? Three things sell a house, right?

Buyers will always buy a house if it's priced right for the market. Comps and the location, and the condition have to be right. So you can read this article. It talks a lot about what's going on, and we're seeing increased contract activity as affordability improves. Now what's affordability, right?

If you live in the Bay Area, if you're not making X amount of money, you're not in the market. If you make X amount of money and it makes sense for you to buy a house, you should be buying a house, period. Right now, this is all across, this is East Bay. 





Fire Season and Insurance Concerns
This is fire season, right? I know we had a little bit of rain last week, so everybody's like, " Oh, everything's fine. No, it's not. This is fire season. If you remember the last couple, three, or four years, we've had major firestorms, so just be careful about where you buy. Course gold, as well as everything else in the area, is seeing huge issues with insurance.

Now, how do you know if your house is in the fair plan zone, or your insurance carrier won't carry your fire Insurance? There's a map. I'll show you that. On average, a hundred to 130 homes hit the market every month, but only nine to 15 get offers. So we're spoiled here. We're still spoiled.

This is still a seller's market, right? I know it's a little balanced. Feels like a buyer's market. We're having to adjust the price, but this is normal. This is out of the selling season. I know our selling season sucked this year because rates were high.  Timing has just not been relevant this year since March.

April was kind of like the peak of our market, and then it just died out because one inventory, what inventory was there was kind of crappy choices, et cetera, and then everybody's like, oh, well, just wait until the summer, like the summer's a crappy time to sell your house because the market is slow.

Everybody's on vacation, right? How much is insurance going to cost you if you're in the fire zone, as high as $15,000 a year? That's crazy. So what happens if you're in the zone where your house is not covered by a standard insurance company? There's the California Fair Plan, which every insurance company has to pay into.

It's at a premium because it's not a standard fire insurance policy. See the red, see the yellow, see the orange? Everything around here is the California Fair plan. If you are in Blossom Valley, Campbell, Saratoga, a in the basic Bay Area, you're pretty safe for the most part, right? I mean, there's no guarantee that your house won't burn down.

We had a fire on our block just a couple e years ago. It's normal for homes to burn down if you don't take care of 'em. So huge example of why you should be cleaning out your ducks. You should be cleaning out the air vents in your bathrooms. You should be cleaning out the ducts in your washing machine.

And guys, especially guys, since guys are guilty of this, and I am too, if you have battery-operated power tools and you leave your batteries plugged in, in case you need them in a couple of months, that's another fire hazard, right? So anyway, let's get back into this. Fair plan is not super fair, but it allows you to get into a house if you wanna live in the mountains or in the hills or something that's forested.

 Or dry grass. Everything up here is dry grass. People don't realize it, but it is dry grass here. This will change. 'Cause this right here is being developed, and that will change eventually. But you know, with Basking Ridge over here. Yeah. And Los Gatos, especially Saratoga. Cupertino. Mountain View.

Palo Alto, which we're gonna go into here a little bit. It's the fair plan. So that's what this article is about is because if you live in the city, if you live in the country, of course, gold is like over here somewhere. You can see that everything around here is a fire hazard. We live in a tinderbox. There's nothing really you can do about it.

You can make your house safe if you live in that area, but you still have to pay the fair plan. Just kind of part of life. Okay. 






Real Estate Listings and Market Analysis
Cupertino Home of the Week 
Cupertino House of the week, all of Ave. 200, $2.6 million. Not my listing. Three bedroom, one bath, 1000 square feet, 1944. But you're in the Cupertino School District, so that's cool.
And you're close to Deza, which is even cooler. Corino Bub, that's Monte Vista right there. And that's Kennedy. Three bedroom, one bath, 81 years old on the market. 46 days. Cupertino houses last 46 days on the market. It tells me it's overpriced for the condition that you got.

The old oil heater, there's probably no air conditioning. Nicely staged, old. Galley kitchen painted. This is 50, 300 square feet. This should have been listed around 1.5, 1.6 to sell it. It's been on the market for a month and a half because it's overpriced.

What people are gonna do with this house is they're gonna tear it down and they're gonna put a McMansion on it. So if you're trying to get it for 2.6, because of the quote, the thing, or I'm, I'm gonna wait. I'm patient. Your house is gonna sit on the market forever. There's another house that we saw a couple of weeks ago on Almaden.

It's been. 115 days on market, it's worth the land. That's it. Your house is not going to sell because it's a two-bedroom, one bath, 1100 square feet. And by the way, it's an old Mudge Curity thing. Oh, and it has an A DU. Oh. So it looks like they actually changed it.

So you can actually build this. That's what they're valuing it at anyway. This one's nice, even though it's on a semi, it's a filter street. Minnesota's not a main thoroughfare like Lincoln, but Minnesota is a filter street. So you do get a little bit of traffic. But I like this house. I like the way it looks, even though the trees are over the house.
I would fix that. Four bedroom, two bath, not my listing. $1.8 million. Far better buy than that one in Cupertino, because it's as pre, that's a pretty house, right? This is Minnesota again, it's a busy street, and it looks like you're on, oh, you're right next to the A trail, which is nice. That's good. Let's take a look at the pictures inside.

Okay. You don't need to do 15 pictures of the outside. That can be in the back end. That should have been your first picture, your second picture. These guys, this is what I'm talking about when I say no more than three things on any surface. This is clutter. Bill. I walk into th, and I say, these guys aren't ready to sell.

These guys are not ready to move. I'll go back to this. It's a nice kitchen. It's nice and clean. They put marble on it. I don't know about this.

I probably paint this white to make it brighter and bigger and airier and get rid of that tile. And there's another type of floor right there that just this picture right here gives me anxiety. Let me open this up so you can see it.

Yeah, see, I know. You get the little foreground, a little Boca effect. It's really cute. But you know what, we're not selling art here, we're selling houses. Don't do the Boca. That's just, that's duKnocknick neck room. That's a walk-in closet. Wow. That is a walk-in closet. It's so much so that, like, this thing doesn't have a purpose there.

That should have been moved. I don't know what that is. Oh, that picture gives me claustrophobia.

There's, that's A-W-R--Wthatight there. What the heck? And you got the little angel there. You know that's an artsy picture. Whoever did this, the photography here needs to change that up. They need to change their style a little bit. And there's a bedroom up here in the attic that got converted. Wow. That's blue.

That looks like it was a boys' room.

Overall, I like the look and feel of this house, but look, you're on a trail, which is okay. I don't mind that this is a filter street. So you're gonna have parking issues, you're gonna have traffic issues, right?  Yeah. Now you're selling stuff. That's great. But. This hedge allows you some privacy. I get it.

But this one's gonna be on the market for a bit. Okay? 




Luxury Home of the Week
Luxury home of the week, not my listing. $50 million, five zero million dollars. Actually, forty-nine million eight hundred eighty-eight thousand nine, bedroom 12 and a half baths, 16,000 square feet, built in twenty twenty five, one hundred forty-three pictures, and on the market today.

Let's take a look at where Tuscaloosa is. It's in Atherton. Nice. $50 million. See one and a half acres there, and it's attached. That's good. Let's take a quick look.

Nice. I love the gate, I love the pool. Love the tennis pickle rack court.

Love that door. Yeah. And this is a nice house. I'm gonna go personally write a check today for this one. This one's beautiful. Very opulent. Very beautiful inside. Love to do a walkthrough on this. You're gonna have like a little electrical plug right there for you. A movie theater, dude, if you're paying $50 million, you better have a movie theater and a pool table. That pool table should stay. Ooh, I like that. That's kind of cool.

Man,

That's pretty cool. All right. Too many pictures. We're gonna talk about that tomorrow. All right. 






12 County Bay Area Real Estate Report
Market Trends and Final Thoughts
Nothing's really changing, Days on market. Pretty nominal. Santa Clara. We're at 20 now. Blossom Valley is at 19. We're slowly climbing up because things are slowing down. We're going into the winter sseasonand it's normal for us to see this.

However, there are a lot of buyers that are sitting on the fence, telling you This is a great time to buy. This is a great time to get out there. If you see houses that are on the market for over 30, 40, 60 days, that means houses are overpriced for the condition, the market, and the condition of the market, right?

 It's normal for this to happen. We're in a bubble. Santa Clara County, especially. I mean, look, we're at $15 billion in sales. We've sold 6,500 homes so far this year. 6,200 have closed out of the 9,000 that are on market right now that have been We've had 6,200 sales this year so far.

That's huge. Alameda and Contra Costa are both high volume, but they're just not up there in price because their houses are less expensive. So if you want an affordable house, go to Contra Costa or go to Napa. Where can you get something for 96 cents on the dollar, or in San Benito, where it's 95 cents on the dollar?

You're gonna travel a little bit, but it's affordable. In San Benito, a house is 844,000 on average. I sold a house in Hollister in Ridge Mark, which is a golf course gated community, and all that for 1.2. And it's a beautiful house. It was 3,500 square feet. We're at 1.5 on average. And again, if the house is, is not up to date, hasn't been maintained well, it's gonna be less. The house should be sold for about 1.2, 1.3. All right. That's it for now. Happy Monday. Hope you're enjoying the cool weather, veto with Abano. We'll see you out there.

 


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