As Featured in West + Main Home Magazine: Stay Fresh

 
 

With the previous layout of West + Main Homes agent Sam Messmer’s bathroom, the space was barely usable.

“The sink was located directly behind the door so you couldn’t leave it open if you were in the bathroom. You also couldn’t use the sink without fully closing the door. There were shelves for storage but you couldn’t access half of them because they were too tall to reach at the top, and the bottom was blocked by the sink,” said Sam.

She knew that in order to have a functional space, the bathroom would need a full remodel. To save some money before starting the renovation, Sam made a list of every item she wanted for the new bathroom and purchased it herself, having it ready for the team at Pride Property Services when they came in to demo.

We had a few layouts and designs in mind and collab- orated with CJ of Pride Property Services on his first visit to our house to come up with the best option for function and space. This entailed losing the tub, a con- troversial decision, I know, for a larger stand up shower, moving the sink next to the shower to open up the entry to the bathroom and get a full-size sink!
— Sam Messmer

After the major demo was taken care of, including the plumbing, electrical, and tiling, Sam was able to go in and prime, paint, add baseboards, hang fixtures, and build the built in drawers and shelves. This ended up saving her about $3,000 in labor costs.

“I love the amount of light and space in the bathroom now! It is so calming and spa-like in there we each definitely take our time getting ready in the mornings soaking up the new space.”

CONTRACTOR: CJ OF PRIDE PROPERTY SERVICES


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Why home-price growth is still up 18% year over year

 
 

New listing data has fallen for 7 straight weeks.

On Tuesday, the S&P CoreLogic Case Shiller Index reported that national home prices grew 18% year over year. While the growth rate is cooling monthly, we are still in a savagely unhhealthy housing market trying to get national inventory levels back to pre-COVID-19 levels.

From the index:

 
 

I know it seems strange, but existing home sales are falling, and the monthly supply of new homes is at 10.9 months even if the last existing home sales report showed home price growth of near 11% year over year. 

There is a simple explanation for this, but you’re going to have to believe that supply and demand economics still work and that the credit profiles of homeowners matter more than people think. This means all those men and women since 2012 who have been saying its housing 2008 all over again on their YouTube, Twitter, Facebook and other social media outlets simply don’t have the proper training to talk about housing economics. I have documented the history of these housing price crash addicts for a decade now.

Housing inventory issue with no booming demand

My observation post-2020 is that many people have never read the total housing inventory data because we still have people who say active listings aren’t low or that it’s fake news. I understand why anti-Central Bank people say this because they want to blame everything on the Federal Reserve and say it’s just been booming demand.

However, we haven’t had a credit sales boom like the one we saw from 2002-2005. Nor can we ever have a credit sales boom again with lending standards back to normal. Case in point, purchase application data is already below 2008 levels today. 

 
 

Total Inventory had been growing from 2001-2005; total listings data in 2005 was at the higher historical range of 2.5 million listings. We broke to all-time lows post-2020, continuing the trend of lower inventory. Today, we stand at 1,310,000 active listings.

 
 

If we cut the timeline to the last time inventory grew, which was 2014, you can see this downtrend in inventory, unlike 2001-2005, when inventory grew from 2 million to 2.5 million. Inventory has been falling for years but people ignored the trend because some were always talking about the housing bubble 2.0 crash, especially from 2012-2019.

Then we can see a vicious break to all-time lows in 2020 when we didn’t have a seasonal push in inventory, and even today, with the weakness in home sales, we aren’t back to the range I believe would be ok, between 1.52-1.93 million. I don’t need to see total active listing get back to the historical range of 2-2.5 million to take the savagely unhealthy theme off, but I do need us to get into a range between 1.52-1.93 million, like I have talked about for some time now.

New listings are declining now

One of the issues with existing home inventory has been that, for the most part, a traditional seller is usually a buyer of a home. I am not talking about investors; I am talking about primary resident homeowners. Some sell to rent, of course. However, traditionally speaking, they buy a home.

One of the points of concern this year has been that when rates got toward 6%, this could potentially have new listings decline faster than normal because buying a home after selling might not be the best financial decision. Inventory is always seasonal, but the decline in new listings this year was not what I wanted to see. The decrease also happened when rates fell 1.25% from the recent highs of 6.25% back down to 5%. This is not encouraging news at all, in my view.

Read the full post on Housing Wire.

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Three Things Buyers Can Do in Today’s Housing Market

 
 

It’s clear the 2022 housing market has been defined by rising mortgage rates.

With rates on the rise, it’s also become more costly to purchase a home. According to the National Association of Realtors (NAR):

“Compared to one year ago, the monthly mortgage payment rose to $1,944 from $1,265, an increase of 53.7%.”

If you’re thinking of buying a home or have been trying to recently, that’s a big increase in a monthly mortgage payment – and it may be causing you to press pause on your plans. This jump is making homes less affordable, especially compared to the last two years when mortgage rates were at historic lows.

The good news is you can navigate today’s housing market and this rising rate environment with a few simple tips. Here are three things you may want to consider to help make your homeownership goals a reality.

1. Expand Your Search Area and Criteria

If you’ve been looking for a home in the city center or a specific area that’s starting to feel out of your price range, you may want to try looking a little further out in a location that could be more affordable. Expanding your search location or re-prioritizing the items on your wish list can open up opportunities you haven’t considered, and that could help you afford more of what you need (and want) in a home. As CNET notes:

“Area growth is likely to keep pace with the market, which means that the outskirts of town might be hopping within five years. Consider stepping out of your ideal location by searching in the nearby cities. You may find better prices and more square footage.”

2. Explore Alternative Financing Options

Working with a trusted lender to learn about the different loan types and options is essential too. According to Nerd Wallet:

“A variety of mortgages are available with varying down payment and eligibility requirements.”

Experts know how to point you in the right direction when it comes to exploring ways to find the best home loan for your situation. With rising mortgage rates making it more costly to finance a home today, there may be an ideal option out there your loan officer can introduce you to. This could make a home purchase more affordable and within your financial reach over the life of your loan.

3. Look for Grants, Gift Funds, and Down Payment Assistance

There are also many options available when it comes to securing the funding you need to purchase a home. One valuable resource to explore is downpaymentresource.com. Searching for specific down payment assistance options available in your local community could be a game changer when it comes to taking your first step toward homeownership. As NAR indicates:

“Many local governments and non-profit organizations offer down-payment assistance grants and loans, targeted to area borrowers and often with specific borrower requirements.”

Plus, there are programs and special benefits for individuals working in certain professions or with unique statuses, including teachers, doctors and nurses, and veterans.

Ultimately, that means there are many federal, state, and local programs available for you to explore. The best way to do that is to connect with a local real estate professional and your lender to learn more about what’s available in your area.

Bottom Line

If you’ve been searching for a home and have found yourself stepping out of the process because you’re worried about rising costs, connect with a trusted real estate expert. Having a team of local advisors on your side may be just what you need to guide your search in a new and more affordable direction.

Learn more.

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5 Ways To Redecorate Your Living Room for $1K or Less

 
 

The living room is arguably the best place to express your creativity and style. It gets lots of foot traffic as it’s the place in your home where you spend considerable time relaxing and entertaining guests.

But if you feel like your living room doesn’t reflect you and your family’s personality, don’t stress! The living room is actually one of the easiest and most cost-effective rooms to revamp, as long as you’re not taking down walls, rebuilding it from scratch, or installing cabinetry.

We asked designers and real estate experts to share their best ideas for refreshing your living room for $1,000 or less—no special tools or skills are required.

1. Exalt your space with crown molding

Decorative trims like crown molding will give your living room a look of elegance. And, believe it or not, achieving this elegance is relatively affordable.

“If you are looking to upgrade your living room without breaking the break, installing decorative crown molding is the easiest and most cost-effective way to do it,” says Todd Saunders, CEO of Flooring Stores. “An average-sized living room will cost between $500 and $800, including labor.”

When selecting a crown molding style, be sure you select a style that will complement your space.

“For example, if you have low ceilings, overly ornate molding will make your ceilings look even shorter,” says Saunders. “However, if you have high ceilings, the ornate molding will make a bold statement that makes the whole room feel fresh.”

Shop the range of styles and prices at The Home Depot, where basic crown molding starts at around $2 per linear foot.

2. Smooth over stains with slipcovers

If you truly live in your living room, spills happen. Investing in an entirely new set of furniture is expensive. But what if you’re tired of staring at the evidence that you accidentally spilled your coffee on the sofa? Snag some slipcovers.

“Slipcovers are an easy and relatively inexpensive way to change the look of your furniture,” says interior designer Steven Hill, founder of DIY Gazette. “They come in a variety of colors and patterns, so you can easily find one to match your decor. You can even find slipcovers that resemble high-end fabrics like velvet or leather.“

Prices for sofa slipcovers start at around $50 for basic fabrics. Custom slipcovers start at around $300.

3. Refresh the walls

Rethinking your room’s color palette or even changing the texture of the walls will imbue the room with your signature style.

“Painting your living room is a great way to upgrade the space and is definitely one of the most impactful home improvements that is easy to do yourself,” says Bill Samuel, a residential real estate developer with Chicago’s Blue Ladder Development. “You should be able to purchase the paint and all the supplies needed to complete the job for between $250 to $400.”

If you want to underline the upgrade, add wainscoting or paneling to one of the walls. It does require some elbow grease, but Samuel says it is eminently manageable.

“This will give your living room a luxurious look for an affordable price,” says Samuel. “The MDF material is actually really cheap and shouldn’t cost more than $100 to $200 for a single wall in the living room. You should still have room in the budget to rent the tools to complete the job as well.”

Scared? Consult the internet.

“There are tons of videos on YouTube that will show you a step-by-step tutorial on how to complete different designs,” he says.

Shop for paint supplies and wainscoting at your local hardware store or an online retailer like Lowe’s.

4. Change up the lighting

If you want to add depth and visual interest to your living room, consider layering the light sources.

“Add layers of lighting at different heights and levels of brightness,” says Stacy Lewis, an interior designer and owner of Eternity Modern, an online store specializing in modern furniture and decor.

Switch out your lamp bases and lampshades, or add a chandelier or wall sconces.

“It’s an affordable way to update your space without the additional cost of outside labor,” Lewis says.

Explore lighting options at Lamps Plus, with prices starting at $75.

5. Outfit your home theater

You can upgrade your movie- or TV-viewing experience by adding some equipment to your living room.

“You can easily create the proper lighting and acoustics for your home theater system for much less than $1,000,” says Martin Orefice, CEO of Rent to Own Labs in Orlando, FL.

For lighting, you’ll want to invest in good black-out curtains that will block the light and reduce glare.

Modern speaker systems are incredible at creating a surround-sound experience with nothing but a single bar in front of the TV.

“If you have an especially large and echoey space, you may want to invest in acoustic tiles or tapestries as a way to keep sound from bouncing too much,” Orefice says.

Get more tips on Realtor.com

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Attention, Home Shoppers: Circle This Week as the Very Best Time of the Year To Buy a New House

 
 

While experts are throwing around phrases like “housing correction” and “slowdown in the real estate market,” things don’t seem much easier for homebuyers in the trenches right now.

There still aren’t many homes for sale, and what is on the market is selling quickly—and often for more than the asking price.

Buyers looking for a break—and to save money on the purchase price of a home—should circle the week of Sept. 25 through Oct. 1 on their calendars. Realtor.com® has declared this the best week of the year nationally to purchase a property as there are traditionally about 8.4% more homes for sale. And in a big bonus for buyers, properties are usually priced an average of around $20,000 less than usual.

“The best time to purchase a home is the last week of September, because that’s historically when the market is most hospitable to buyers,” says Realtor.com economic data analyst Hannah Jones. “Typically, the early fall is when there are fewer buyers. There are also more homes on the market, and the housing market is generally calming down from the summer rush.”

To come up with our findings, Realtor.com looked at home list prices, the number of homes for sale, the number of new listings to go on the market, days on the market, views of properties on Realtor.com, and price reductions in 2018, 2019, and 2021. Analysts skipped 2020 due to the COVID-19 pandemic disruption.

The lack of inventory has created a nationwide housing crisis and pushed prices up to record highs. The median list price in August is $435,000—a 14% rise from the same month last year, according to Realtor.com data.

However, the frenzy in the market began dying down a little this spring as mortgage interest rates rose and the worst of the pandemic appeared to be over. Higher rates have served as a cap on prices, thinning out the pool of buyers and limiting just how high buyers are willing to go.

And now that school has started and parents aren’t desperately bidding on properties to get their families settled before classes begin, the market generally calms down even more as there is less competition.

“The market is rebalancing on top of these seasonal trends that we see every year because mortgage rates have grown. Increasingly, buyers are no longer able to keep up with price growth,” says Jones.

“We expect prices to come down more than is typical from peak,” adds Jones. “Price reductions will likely be higher than the typical year, and demand will likely be lower than the typical year.”

Despite the higher mortgage rates, the market is becoming more buyer-friendly. The number of homes for sale was up 87.3% in August compared with the beginning of the year, and even more properties are expected to go on the market in the coming weeks.

In addition, days on the market increased from an all-time low of 31 in May to a median 42 in August.

The exact week that’s the most favorable to buyers varies geographically. While the first full week of October is the most advantageous nationally, the week of Sept. 11–17 is best for those in the Chicago, Los Angeles, Minneapolis, New York City, and Seattle metropolitan areas among others. The following week, Sept. 18–24 gets the nod for those in Austin, TX, Dallas, Houston, Philadelphia, and Washington, DC.

Last year, the best week to buy nationally was Oct. 3–9.

The best time to sell a home is April 10–16, according to Realtor.com.

“If price is your major priority, then wait a little bit and you’ll likely see lower prices into the fall,” says Jones. “If having a larger selection of homes to pick from is your priority, then buying a little earlier may benefit you as inventory tends to be a little higher in the early fall and then taper off toward the end of the year.”

Get more info like this on Realtor.com

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