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Author Archives: Lane Bailey

Cha cha cha Changes…

Sunday, 31 July 2011 08:00
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Turn the beat around…  Changes.

No, I’m not stopping this blog, but it will re-gain its real estate and garage focus.  For the last 4 years, I have been churning this blog out almost every day.  But around a third of my posts have been about cars.  (I really like cars…).

But this is supposed to be a real estate blog.  I have a lot of ideas to make it a better real estate blog.  But the cars I going to get parked in a new garage.

CoolCaroftheDay.com

That will be the place where I write about cars.  This will be the place where I write about real estate, the real estate market and garages.

I have some great garage posts and posts about things that sellers can do to give their homes better curb appeal.  I also will be bringing in occasional guest writers to talk about specific things like mortgages, home inspection or other disciplines related to buying or selling real estate.

At the same time, while I get the new site launched and rolling, this one will drop down to 3-4 updates each week, rather than the 5-6 updates a week of the last few months.

I hope you remain a reader, and I also hope you join me over at Cool Car of the Day.

Suwanee, GA, Market Report, June 2011

Friday, 29 July 2011 08:00
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DSCN0560

Image by lane.bailey via Flickr

Market stats for Suwanee, GA, June, 2011 indicate that there are 629 properties on the market (down from 640 last month). Overall, there is about an 8.4 month supply of properties (down from 8.9 last month).  May sales were up (88), but June reversed the trend with just 63 sales.  Compared to 2010 (88), that was very weak.   Inventory was down slightly compared to 2010 (652).

In the Under $200k arena, there are 183 listings in Suwanee, GA, with about a 5.6 month supply (184 and 6.5, respectively last month).  Last June, there was a 4.8 month supply.  This June’s sales were OK, at 33 (29 last month).  April was VERY strong (37) and last June there were 28.  This is definitely the strongest price segment in Duluth, but not that strong compared to some other areas of the county.

Between $200k and $400k, there are 300 listings for sale (310 last month), and 9.3 months of supply (May was 9.0).  Sales in June, 2011 were 22 (45 in May), compared with 46 for the same period in 2010.  Pretty weak, but even with the decrease in listings, the Absorption Rate (AR) got worse, reversing its trend of the last few months.  So far this year, only February and May posted better sales than 2010.  This segment was MUCH stronger last month.

From $400k to $600k, there are 78 homes on the market (87 last month). The absorption rate is at 14.6 months (14.5 in May).  There were 3 sales in June (10 in May)… down from 11 last June.  Even looking at the three month average, there were 16 sales this year and 28 for the same period last year.  The only good part is that listings are down slightly, and would normally be flat of slightly rising at this time of the year.

In the $600k to $800k arena, there are 30 listings (25 last month), with about a 12.9 month supply (15.0 in May).  Sales at this level are not consistent, but there were 3 this month (2 last month).  Looking at one month makes the numbers jump.  For the last three months, sales were 7…  For the same time last year, the sales were 12.  The segment is weak, but we can’t call a trend… three months ago it was looking stronger and it looks a little stronger again… at least stronger than it was.

The range from $800k to $1m, there are 11 homes listed and 33 months of inventory on the market.  There were only been 4 sales at this price level last year (1 each in January, April, May and December) and one for April this year.  This is a tough segment to try to sell in right now.

In Suwanee, GA, Above $1m, there are 27 properties listed. The current absorption rate indicated about 13.5 months of inventory, but because of the smaller numbers of sales, this could be significantly impacted by just a couple of sales.  Again, we can thank reduced inventory for making the market look healthier (4 sales in Mar-May this year and 6 last year).  But, in this segment, we should be seeing reduced inventories…  There were 33 homes listed in this segment at this time last year. There were 2 sales for June.

Suwanee, GA is a suburb of Atlanta in Gwinnett, Forsyth and (just a little bit) in Fulton Counties. The population is 2000 was 8,725, but that only included the area inside the city limits, and it had seen tremendous growth since that census.  Money Magazine rated Suwanee in the “Top 10 Best Places to Live” in 2007, and it is one of the wealthiest parts of Georgia. Recently, the City of Suwanee has revamped their old town, adding a large park with a bandshell, condos, town homes and small businesses. It is also home to North Gwinnett High School, Peachtree Ridge and Collins Hill. I have a page dedicated to Suwanee Market Data.

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Wayback Wednesday… Dirty Little Secrets…

Wednesday, 27 July 2011 08:00
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A tablet with the phrase "For sale by own...

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There are a couple of Dirty Little Secrets in Real Estate.  I wrote about one of them a few years ago this week.  Those people that want you to sell your home “FSBO” through them for a flat fee have one of those secrets.  They don’t care if your home sells.  They get paid whether your home sells or not…  In fact, I’ve been to presentations where some of these companies were talking about their business model.  It was mentioned that if the house DOESN’T sell, they have a chance to double down on the revenue.

But that isn’t the only secret.

Another one is that your real estate agent is only guessing at the “market value” of your home.  And the same holds true for appraisers, adjusters and anyone else that is pegging a “value” to a home.  There is only one way to determine an accurate type of value for a home, and that is replacement value.  But that isn’t market value.  See, the problem is that market value is determined by a buyer and a seller agreeing on the price of a house.  And it is valid at the closing table… for THAT buyer and THAT seller.  The second that title changes hands, that value starts becoming vaporous again.  Some of us are pretty good at guessing what the market value MIGHT be, but it is a guess.

I don’t want that to sound self-serving.  If you really want, I’ll sell your house for a flat fee.  We can agree on everything right up front… what is going to be done, when it will be done, what is or isn’t included…  You’ll even get a healthy discount for going that way.

I don’t mind being open about this industry.  Dirty laundry HAS to be aired in order to get clean.  This isn’t GIANT dirty laundry, but I think it is something that needs to be disclosed.

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Duluth, GA, Market Report, June 2011

Tuesday, 26 July 2011 08:28
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Office building of NCR Corporation in Duluth, ...

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Preliminary stats for Duluth, June, 2011 indicated that there were 593 properties on the market. Overall, there is about an 8.9month supply of properties.  Sales in June were 60, compared to 68 a year earlier.  Sales were down compared to both the prior year and the prior month.  Duluth is trailing Gwinnett County as a whole.In the Under $200k arena, there were 249 listings in Duluth, GA, with about a 6.5 month supply.  The Absorption Rate as recent as December, 2009, was in the low 5s.  Sales for June were up sharply this year v last year (41 v 23), but only slightly up compared to May, 2011 (37).  This segment could do really well, but sales need to strengthen a little more…

Between $200k and $400k, there are 152 listings for sale, and about 9.5 months of supply.  Absorption rates have similarly risen, dropped and then risen again, but have been moving the right way (down) since February.  Sales were way down compared to June, 2010 (13 v 20).  Duluth is a market that favors luxury, and this segment is weak…

From $400k to $600k, there were 52 homes on the market. The absorption rate was around 13.4 months.  Two months ago I wrote “Sales might not seem that strong, with only 5 units, especially compared to 8 last year, but I think the problem is with the inventory.  I’ll keep looking for an increase in sales.  Maybe April will show it.”  April did NOT show it.  Sales DIVED to just 1 unit.  May and June, on the other hand, brought in 2 sales each.  There were 10 last year.

In the $600k to $800k arena, there were 59 listings, with about 13.4 months of supply.  Sales were 0 for June… 7 for June last year.  Month to month sales dived (0 v 3).  I was hoping for somewhere around 12-15 sales for June to show me this segment was coming back… but sales didn’t nudge off the empty mark.

In Duluth, GA, from $800k to $1m, there were 28 homes listed and approximately 14 months of inventory on the market.  The 1 sale recorded for June was dwarfed by last year’s 4 and dropped 2 from last month.  Sales haven’t been moving the right way for the last couple of months.

Above $1m, there were 47 properties listed. The current absorption rate indicated about 17.6 months of inventory.  A couple of sales at this level could have a large impact on the Absorption Rates…  There were 8 sales in the Apr-Jun period this year, and 12 sales for the same time last year…  The whole summer was weak last year, but we should be posting half a dozen sales a month here.

Duluth, GA is a suburb of Atlanta, in the heart of Gwinnett County. It actually straddles the county line and has unincorporated portions in South Forsyth County. The population of Duluth is estimated as about 26,000 people as of 2008, but this doesn’t include unincorporated areas outside the city limits, but with a Duluth mailing address. It is also home to Sugarloaf Country Club, a PGA stop until recently.  Forbes Magazine rated Duluth 26th in their nationwide survey of the best places to move, and it is one of the wealthiest parts of Georgia.  It is also home to the Arena at Gwinnett Center (Home of the ECHL Gwinnett Gladiators) and the Atlanta Thrashers practice facility (the Duluth Ice Forum). There is a LONG list of celebrities and athletes that call Duluth home, largely because of the country clubs and proximity to Atlanta.

I have a page dedicated to Duluth Market Information.

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76 Groovy Cars on eBay… Part 7, Austin Healey

Sunday, 24 July 2011 08:14
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Car in Fleurey, Burgundy

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One thing to note… most Austin Healey owners and enthusiasts just refer to them as Healeys (likely to differentiate them from Austins, profiled last week…).  And they make it even simpler… the 3000 Series cars as Big Healeys and the Sprites are ‘Bug Eyes” or “Frog Eyes”.  Americans seem to prefer Bug Eye, while the British lean towards Frog Eye…

Bug Eyes are everywhere, so to be cooler, the 3000 Series cars hold the edge.  My favorites are the Mark III cars… the last of the Big Healey Sixes.  With their 2912cc engines, they made a respectable 150 hp.

And I love them with the two toned blue over white.  Toss in the wood-faced dash and some low-backed bucket seats… skip the top completely in favor of a tonneau cover, and I would be a happy driver.

Not only was the performance respectable, but they were very attractive cars in their day.  In fact, in the mid-1980s, they were right behind the Cobra as the most replicated cars (Kit Cars).

Here is a beautiful example on eBay.  Driving one of these is sure to set you apart from the crowd… Even when they were new, they were quite uncommon.  They were also pretty pricey compared to their contemporaries.  Now, not so much.

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