Wednesday, January 24, 2018

The Google Bump and Downtown San Jose Real Estate


The Google Bump and Downtown San Jose Real Estate 

BY 
Real Estate Agent with eXp Realty of California Silicon Valley Probate, Trust, and Investment Sales B.R.E. 01191194
 
 downtown san jose condo
In the Fall of 2014 one of my San Jose rental property investor clients needed to do a 1031 exchange for about 1.5 million dollars worth of property. She needed to replace about $60,000 in net income.  We were faced with the following conditions:
 1.Even 2014 finding a 4% CAP rate in the Silicon Valley was not easy on the Peninsula
2. Finding newer construction which would help keep the repair costs down and CAP rate up was very difficult outside of Downtown San Jose.
3. While inventory was low in places close to the employment centers in Santa Clara/San Mateo counties there were 90 condos on the market in downtown San Jose.
4. Major tech companies were looking at buying up some large industrial parcels close to downtown San Jose and in fact Samsung and Apple had already started the process.
5. Young tech workers were choosing to live in down town San Jose and filling up places like San Pedro Square on week end nights and using public transportation to get to Mountain View, Palo Alto, etc.
It was was for me to see that investing in downtown San Jose condos was going to pay off big time, both from a cash flow and investment perspective.
So, my Silicon Valley investor bought FOUR downtown condos, 2 at the Brickyard for $265,000 and 2 at Axis San Jose for $465,000 in Dec, 2014.
For the past 3 years she has gotten her 4% return on investment after expenses with good appreciation, until last summer when appreciation went through the roof. One bedroom Brickyard condos are selling in the high 400,00's and studios at the Axis are selling in high 500,000's.
On June 6, 2017 Google announced they were expanding into Downtown San Jose and since then every metric of real estate appreciation has shown phenomenal growth.
Average sales price of Downtown San Jose Condos increased for $650,000 in June of 2017 to $775,000 in Dec 2017. 
San Jose condo average sale price
The months of inventory in downtown San Jose condos (amount of time it would take to sell off all of the current inventory at current pace of sales dropped from .62 months in June to .025 months in Dec of 2017.

San Jose condos months of inventory

Sales to list price ratio of downtown San Jose condos went from 103% over list in June to 111% over list in Dec. of 2017.

San Jose condos selling over list price
These numbers are made even more remarkable by the fact that historically most Silicon Valley appreciation occurs in the first 6 months of the year, not the second 6 months.

And so you can see that the Google bump is making buying a condo in Downtown San Jose very difficult, and much more expensive. It may be time for a San Jose real estate investor to think about looking further south to find the next area of such wild appreciation while getting the best CAP rate possible right now.
If you have any questions about buying a San Jose or Silicon Valley rental property please feel free to contact me.
Marcy Moyer
eXp Realty of California
650-619-9285
CAL B.R.E. 01191194
Specializing in Probate, Trust, and Investment Properties

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Tuesday, January 16, 2018

Selling A Morgan Hill Probate or Trust Home With or Without Tenants


Selling A Morgan Hill Probate or Trust Home With or Without Tenants 

BY 
Real Estate Agent with eXp Realty of California Silicon Valley Probate, Trust, and Investment Sales B.R.E. 01191194
 
Morgan Hill Probate Sale
This is a question I get asked all the time. When an owner has passed and has rental property should the heirs sell the Morgan Hill probate or trust home with the tenants in place, or wait until the lease is up?

While most years I would say wait until the tenants are gone, but with the uncertainty of how the new tax laws  will effect prices and what will happen to the Morgan Hill market that has already shown signs of appreciating with very tight inventory, the answer is not clear cut.


  1.      Morgan Hill school Priority 1 Registration starts in Jan. That is the best chance of getting your child in the school closest to you. There is always a space in a Morgan Hill school for a resident, but getting the one closest to you is best obtained if you are a resident during this period. Selling with tenants in a  Morgan Hill probate rental may allow the buyer to get a leg up on school registration for the next year.
  2.      Interest rates are lower now than they will be next summer. A one million dollar Morgan Hill probate home has a very good chance of having a loan on it so the less a buyer has to pay for the mortgage the more they can afford for the home. For every 1 point increase in interest rates there is a 10 % increase in payment.
  3.      The inventory is very low and the Morgan Hill housing is market still active. It is unknown what will happen as the year goes on. The market could go down as interest rates go up, or if there is a natural disaster, a world event, or terrorist attack.
  4.      Some people who buy Morgan Hill homes in Probate or Trust early are happy to rent the house out until the end of the school year because they do not want to move until school is out if they are relocating.

http://www.marcymoyer.com/trustandprobatesaleshttp://www.marcymoyer.com/trustandprobatesales 

With a Tenant Cons:

  1.      Harder to show Morgan Hill house
  2.      You will not be able to make interior upgrades or stage with a tenant in place so it may depress the price somewhat
  3.      The tenant may be messy or say inappropriate things to potential buyers which could depress the price.
  4.      If the tenant does not have beautiful furniture the professional pictures will not look as good.

Sell Morgan Hill Probate or Trust Home After Tenant Leaves Pros:

  1.      You can have the interior painted, wood floors refinished, new carpet, and any other cosmetic upgrades you want that will help bring in more money.
  2.      You can professionally stage the property and the photos will look much better.
  3.      Much easier to show the house and have open houses which bring in more people and help bring in a better price.

Sell Morgan Hill Home in Probate or Trust After tenant leaves Cons:

  1.      Interest rates will be higher which will depress the price. It is unknown by how much because it also depends on how the stock market is doing, most likely for Apple, Google, Facebook, and Linkedin.
  2.      The limit of deductions for state and local taxes, and for mortgages over $750,000 may depress the market over time more than it is now.
  3.     There is great momentum right now as Google has announced it is expanding to Downtown San Jose. Homes in South San Jose have appreciated so much it is hard to find a good one under a million. Will this last?
  4.      The best time to sell a home in Morgan Hill is in Jan thru early June. The second best is the fall. If the tenants are out in June and the home is prepared in July and Aug and on the market in Sept you have missed the best time, but may get the second best time, but only by waiting until Sept to put home on market.

So as you can see the answer is not clear. No one can say for sure what will happen to the real estate market in 2018. If you are in this situation now it is probably a good idea to add your own Pros and Cons to this list to get a feel for what may work best in your situation.

If you have any questions about selling a home in Probate or Trust please feel free to contact me.
Marcy Moyer
eXp Realty of California
650-619-9285
Specializing in Probate, Trust, and Investment Properties
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Now May Be The Best Time To Buy A Rental Property In Santa Cruz



Now May Be The Best Time To Buy A Rental Property In Santa Cruz 

BY 
Real Estate Agent with eXp Realty of California Silicon Valley Probate, Trust, and Investment Sales B.R.E. 01191194
 
Santa Cruz sales to list price ratio
The rains are starting again. Yay!!! This is great news for California. It is not always great news for Santa Cruz home sellers
Many Silicon Valley rental property investors go to Santa Cruz when the sun is shining and the temps are in the 70's, see what a great place it is, discover how high the rents are and how relatively affordable the Santa Cruz housing prices are, and decide to buy a Santa Cruz rental property in the summer, along with the everyone else.
As you can see from the chart above there was significantly less competition for Santa Cruz homes last winter in the heavy rains than after the rains stopped. The chart shows sales to list price ratios by month.  In general, the more buyers there are the higher the price will be and the higher over list price a Santa Cruz home buyer will need to offer.
I have written about why a Silicon Valley property investor should buy a rental property in Santa Cruz ,  http://activerain.com/droplet/57l7 but just to summarize:
Santa Cruz has a high percentage of residents renting: 63%
Santa Cruz rents are high, $1200+ a bedroom
Santa Cruz Rental Vacancies are low 1.64% in 2015 and getting lower
Santa Cruz housing prices are significantly lower than prices in the Silicon Valley Average sales price in Santa Cruz is current;ly $950,000 and in Santa Clara County $1,400,000
So if you are a Silicon Valley property investor thinking of buying a Santa Cruz rental property, get out your umbrella, put on your boots, and drive over 17 looking for a Santa Cruz rental property to buy.
Marcy Moyer
eXp Realty of California
650-619-9285
Specializing in Probate, Trust, and Investment Properties



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