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IRVINE, Calif. – Aug. 20, 2015 – Florida retains its dubious distinction of being No. 1 in the nation for foreclosure rates. RealtyTrac's July 2015 U.S. Foreclosure Market Report finds that foreclosure starts – homeowners receiving their first notice – in Florida climbed 16 percent in July after dropping for 10 consecutive months.
Florida has now been the top state for foreclosures for five months, thanks, in part, to the number of new starts in July. One in every 408 Florida housing units had a foreclosure filing in July – more than 2.5 times the national average.
While Florida is one of only a handful of states to see foreclosure starts increase, however it ranked fifth behind Massachusetts (up 130 percent), New Jersey (up 76 percent), Missouri (up 72 percent) and Wisconsin (up 27 percent).
Eight Florida metros were in July's top 10 for foreclosure rates – homes in some phase of the process: Jacksonville (one in every 310 housing units with a foreclosure filing), Miami (one in every 339 housing units), Lakeland-Winter Haven (one in every 349 housing units), Deltona-Daytona Beach-Ormond (one in every 358 housing units), Tampa (one in every 375 housing units), Port St. Lucie (one in every 410 housing units), Orlando (one in every 433 housing units) and Palm Bay-Melbourne-Titusville (one in every 437 housing units).
When RealtyTrac narrowed the metro study down to the nation's 20 largest metro areas, Miami posted the highest foreclosure rate, followed by Tampa, Baltimore, Chicago and Philadelphia.
"The remnants of our South Florida distressed market are seen in the strong REO numbers – double what they were last year," says Mike Pappas, CEO and president of the Keyes Company covering the South Florida market. "The short sales have basically been eliminated and our long judicial system is finally clearing out the last vestiges of these REO properties."
U.S. foreclosure numbers
Nationwide, RealtyTrac found 124,910 U.S. properties with foreclosure filings – default notices, scheduled auctions and bank repossessions – up 7 percent from the previous month and up 14 percent year-to-year. July was the fifth consecutive month with a year-over-year increase in overall foreclosure activity following 53 consecutive months of decreases.
"The increase in overall foreclosure activity over the last five months has been driven primarily by rapidly rising bank repossessions, which in July reached the highest level since January 2013," says Daren Blomquist, vice president at RealtyTrac.
"Meanwhile (U.S.) foreclosure starts in July were at the lowest level since November 2005 – a nearly 10-year low that demonstrates the recent rise in bank repossessions represents banks flushing out old distress rather than new distress being pushed into the pipeline.
Blomquist says its clear older distressed properties are being cleared out because the process took an average of 629 days in the second quarter – the "longest in any quarter since we began tracking in … 2007," Blomquist says. "It's also evident that the recent surge in REOs is, in fact, clearing out more of the bad bubble-era loans from the so-called shadow inventory."
According to RealtyTrac, 61 percent of loans still in the foreclosure process were originated during the housing bubble years of 2004 to 2008, down from 68 percent last year and 75 percent two years ago."
© 2015 Florida Realtors®
NAR's national home sales
ORLANDO, Fla. – Aug. 20, 2015 – Florida's housing market had more closed sales, higher median prices, more pending sales and a tighter inventory in July, according to the latest housing data released by Florida Realtors®. Closed sales of existing single-family homes statewide totaled 26,916 last month, up 21.8 percent over July 2014.
"Homebuyers and sellers are benefiting from the positive momentum of Florida's housing market," says 2015 Florida Realtors President Andrew Barbar, a broker with Keller Williams Realty Services in Boca Raton. "July's completed or closed sales for single-family homes and townhouse-condo properties both showed double-digit gains over the previous year. Meanwhile median prices keep steadily rising: July marked the 44th consecutive month that median sales prices increased year-over-year for both single-family homes and townhouse-condo properties.
Statewide, new pending sales for single-family homes in July rose 6.5 percent year-over-year, while new townhouse-condo pending sales rose 3.8 percent."
The statewide median sales price for single-family existing homes last month was $199,900, up 8.1 percent from the previous year, according to data from Florida Realtors Industry Data and Analysis department in partnership with local Realtor boards/associations. The statewide median price for townhouse-condo properties in July was $150,000, up 9.1 percent over the year-ago figure. The median is the midpoint; half the homes sold for more, half for less.
According to the National Association of Realtors (NAR), the national median sales price for existing single-family homes in June 2015 was $237,700, up 6.6 percent from the previous year; the national median existing condo price was $226,500. In California, the statewide median sales price for single-family existing homes in June was $489,560; in Massachusetts, it was $364,900; in Maryland, it was $281,031; and in New York, it was $237,301.
Looking at Florida's townhouse-condo market, statewide closed sales rose last month with a total of 10,235, up 13.9 percent compared to July 2014.
The closed sales data reflected fewer short sales in July: Short sales for townhouse-condo properties declined 39.3 percent while short sales for single-family homes dropped 31.2 percent. Closed sales typically occur 30 to 90 days after sales contracts are written.
"The Florida real estate market continues to boom along, fueled by job growth, immigration and fear of higher interest rates," says Florida Realtors Chief Economist Dr. John Tuccillo. "Tight inventories are beginning to get worrisome, even in price tiers where they had not been a problem. But we're not in any great danger of a runaway market because mortgages are still difficult to get for most households, keeping demand down."
Inventory continues to tighten, with a 4.5-months' supply in July for single-family homes and a 5.3-months' supply for townhouse-condo properties. Most analysts consider a 6-month supply of inventory as the benchmark for a balanced market between buyers and sellers.
According to Freddie Mac, the interest rate for a 30-year fixed-rate mortgage averaged 4.05 percent in July 2015, down from the 4.13 percent average recorded during the same month a year earlier.
To see the full statewide housing activity reports, go to Florida Realtors Media Center under Latest Releases, or download the July 2015 data report PDFs under Market Data on Florida Realtors website. Association members also have access to local market data (password required) on the website.
WASHINGTON – Aug. 20, 2015 – July's existing-home sales steadily increased for the third consecutive month, even with stubbornly low inventory levels and rising prices. However, the market challenges likely led to a drop in first-time buyers to their lowest share since January, according to the National Association of Realtors® (NAR).
Total existing-home sales – completed transactions that include single-family homes, townhomes, condominiums and co-ops – increased 2.0 percent to a seasonally adjusted annual rate of 5.59 million in July from a downwardly revised 5.48 million in June. Sales in July remained at the highest pace since February 2007 (5.79 million), have increased year-over-year for ten consecutive months and are 10.3 percent higher year-to-year.
"The creation of jobs added at a steady clip, and the prospect of higher mortgage rates and home prices down the road is encouraging more households to buy now," says Lawrence Yun, NAR chief economist. "As a result, current homeowners are using their increasing housing equity towards the downpayment on their next purchase."
The median existing-home price for all housing types in July was $234,000 – 5.6 percent above July 2014. July's price increase marks the 41st consecutive month of year-over-year gains.
"Despite the strong growth in sales since this spring, declining affordability could begin to slowly dampen demand," adds Yun. "Realtors in some markets reported slower foot traffic in July, in part because of low inventory and concerns about the continued rise in home prices without commensurate income gains."
Total housing inventory at the end of July declined 0.4 percent to 2.24 million existing homes available for sale, and it's now 4.7 percent lower than a year ago (2.35 million). Unsold inventory grew even tighter. July saw a 4.8-month supply at the current sales pace, down from 4.9 months in June.
The percent share of first-time buyers declined in July for the second consecutive month, falling from 30 percent in June to 28 percent – the lowest share since January of this year (also 28 percent). A year ago, first-time buyers represented 29 percent of all buyers.
"The fact that first-time buyers represented a lower share of the market compared to a year ago even though sales are considerably higher is indicative of the challenges many young adults continue to face," adds Yun. "Rising rents and flat wage growth make it difficult for many to save for a downpayment, and the dearth of supply in affordable price ranges is limiting their options."
According to Freddie Mac, the average commitment rate for a 30-year, conventional, fixed-rate mortgage climbed to 4.05 percent in July from 3.98 percent in June – the first time above 4 percent since November 2014 (4.00 percent) and the highest since September 2014 (4.16 percent).
Properties typically stayed on the market for 42 days in July, an increase from June (34 days) but below the 48 days in July 2014. Short sales were on the market the longest at a median of 135 days in July, while foreclosures sold in 49 days and non-distressed homes took 41 days. Forty-three percent of homes sold in July were on the market for less than a month.
All-cash sales increased slightly to 23 percent of transactions in July (22 percent in June) but are down from 29 percent a year ago. Individual investors, who account for many cash sales, purchased 13 percent of homes in July, up from 12 percent in June but down from 16 percent in July 2014. Sixty-four percent of investors paid cash in July.
Distressed sales – foreclosures and short sales – represented the lowest share since NAR began tracking in October 2008, declining to 7 percent in July from 8 percent in June. They were 9 percent a year ago. Five percent of July sales were foreclosures and 2 percent were short sales. Foreclosures sold for an average discount of 17 percent below market value in July (15 percent in June), while short sales were discounted 12 percent (18 percent in June).
NAR President Chris Polychron, executive broker with 1st Choice Realty in Hot Springs, Ark., says the housing market is in a much better place and has come a long way since the depths of the recession.
"Five years ago, distressed sales represented 33 percent of the market in July," Polychron says. "For many previously distressed homeowners throughout the country, rising home values in recent years have helped recover equity and the vast improvement in several local job markets means fewer are falling behind on their mortgage payments."
Single-family and condo/co-op sales
Single-family home sales increased 2.7 percent to a seasonally adjusted annual rate of 4.96 million in July (highest since February 2007 at 5.08 million) from 4.83 million in June, and are now 11.0 percent above the 4.47 million pace a year ago. The median existing single-family home price was $235,500 in July, up 5.8 percent from July 2014.
Existing condominium and co-op sales fell 3.1 percent to a seasonally adjusted annual rate of 630,000 units in July from 650,000 units in June, but are still up 5.0 percent from July 2014 (600,000 units). The median existing condo price was $221,800 in July, which is 3.2 percent above a year ago.
July existing-home sales in the Northeast decreased 2.8 percent to an annual rate of 700,000, but they're still 9.4 percent above a year ago. The median price in the Northeast was $277,200, which is 1.3 percent higher than July 2014. In the Midwest, existing-home sales were at an annual rate of 1.32 million in July, unchanged from June and 10.9 percent above July 2014. The median price in the Midwest was $186,500, up 6.6 percent from a year ago.
Existing-home sales in the South increased 4.1 percent to an annual rate of 2.29 million in July, and are 9.6 percent above July 2014. The median price in the South was $203,500, up 7.0 percent from a year ago.
Existing-home sales in the West rose 3.2 percent to an annual rate of 1.28 million in July, and are 11.3 percent above a year ago. The median price in the West was $327,400, which is 8.4 percent above July 2014.
© 2015 Florida Realtors®
WASHINGTON – May 26, 2015 – A stronger labor market and increasing household formation should keep commercial real estate demand on a gradual incline, according to the National Association of Realtors® (NAR) quarterly commercial real estate forecast.
NAR predicts that national office vacancy rates will decrease slightly (0.1 percent) over the coming year as the demand for office space slowly improves. The vacancy rate for industrial space is expected to decline 0.3 percent and retail space 0.4 percent as manufacturing output increases and low gas prices and slight income gains boost consumer spending.
An influx in new apartment construction is forecast to cause an uptick (0.1 percent) in the multifamily vacancy rate.
Lawrence Yun, NAR chief economist, says commercial rents have risen at a moderate pace across the board for several quarters now and vacancy rates have been on a gradual decline.
"The commercial real estate sector is on the path to recovery, but subpar economic growth, lack of financing available to small investors and the industry trend towards squeezing more employees into existing spaces will keep demand from meaningful acceleration," Yun says. "The exception is multifamily housing, which remains the best performer with vacancy rates under 4 percent in several markets in the Northeast and in California."
According to Yun, job growth and increasing household formation among young adults is supporting continued, robust demand for apartments. However, vacancies are expected to slightly rise over the next year as a higher-than-anticipated climb in multifamily completions is coming onto the market to meet that demand.
Looking ahead, Yun expects the economy to slowly pick up in upcoming quarters after severe winter weather, a widening trade gap and port disputes on the West Coast slowed domestic product growth in the first quarter.
"Similar to last year, economic growth will likely rebound as the year progresses, although perhaps not as robustly as what was seen in 2014," Yun says. "However, as long as jobs are being added at a respectable pace, gradual increases in demand for commercial spaces and leasing projects should continue."
NAR's latest Commercial Real Estate Outlook offers overall projections for four major commercial sectors and analyzes quarterly data in the office, industrial, retail and multifamily markets. Historic data for metro areas is provided by REIS Inc., a source of commercial real estate performance information.
According to NAR's recent 2015 Commercial Lending Trends Survey, Realtor commercial members in the past year managed transactions averaging $1.6 million per deal – frequently located in secondary and tertiary markets – and focused on small businesses and entrepreneurs.
Office vacancy rates are forecast to slightly decline from 15.6 percent in the second quarter to 15.5 percent in the second quarter of 2016.
The markets with the lowest office vacancy rates in the second quarter are New York City (8.9 percent), Washington, D.C. (9.0 percent), San Francisco (10.6 percent), Little Rock, Ark. (10.6 percent) and Portland, Ore. (11.6 percent).
Office rents are projected to increase 3.4 percent this year and 3.7 percent in 2016. Net absorption of office space, which includes the leasing of new space coming on the market as well as space in existing properties, is likely to total 51.8 million square feet this year and 60.0 million in 2016.
Industrial vacancy rates are expected to fall from 8.4 percent in the second quarter to 8.1 percent in the second quarter of 2016.
The areas with the lowest industrial vacancy rates currently are Orange County, Calif. (3.4 percent), Los Angeles (3.6 percent), Miami (5.3 percent), Seattle (5.4 percent) and Palm Beach, Fla. (5.5 percent).
Annual industrial rents should rise at a clip of 3.1 percent both this year and in 2016. Net absorption of industrial space nationally is expected to total 108.8 million square feet in 2015 and 104.9 million square feet next year.
Vacancy rates in the retail market are expected to decline from 9.6 percent currently to 9.2 percent in the second quarter of 2016.
Currently, the markets with the lowest retail vacancy rates include San Francisco (3.0 percent), Orange County, Calif., (4.6 percent), San Jose, Calif. (4.6 percent); Fairfield County, Conn. (4.7 percent) and Long Island, N.Y. (4.9 percent).
Average retail rents are forecast to rise 2.6 percent this year and 3.1 percent in 2016. Net absorption of retail space is likely to total 15.8 million square feet this year and jump to 21.1 million in 2016.
The apartment rental market should see vacancy rates slightly increase from 4.3 percent currently to 4.4 percent in the second quarter of 2016. Vacancy rates below 5 percent are generally considered a landlord's market, with demand justifying higher rent.
Areas with the lowest multifamily vacancy rates currently are San Bernardino-Riverside, Calif. (2.5 percent), Sacramento, Calif. (2.6 percent), New Haven, Conn. (2.7 percent) Providence, R.I. (2.7 percent), Cleveland, Ohio (2.8 percent), Oakland-East Bay, Calif. (2.8 percent) and San Diego (2.8 percent).
With an influx of new supply coming onto the market, average apartment rents are projected to increase 3.6 percent this year and at a slower pace of 3.3 percent in 2016. Multifamily net absorption is expected to total 172,524 units in 2015 and 153,747 next year.
© 2015 Florida Realtors®
Census Bureau: Fla. has fastest growing U.S. city
THE VILLAGES, Fla. – March 27, 2015 – The Villages, located to the west of the Orlando metro area, grew by 5.4 percent between July 1, 2013, and July 1, 2014, and now has a population of about 114,000. That makes it the fastest growing U.S. city, according to Census Bureau information released yesterday.
Overall, Florida has seven metro areas in the U.S. top 50 for growth over that timeframe.
The Census Bureau released information in December that found Florida had become the nation's third most populous state. The latest demographic info shows how growth in individual metro areas contributed to that expansion.
Florida metro growth
The seven Florida cities in the top 50 for new residents accounted for more than three-quarters of the state's total population gain over the time period:
In addition, eight counties within these Florida metro areas were among 50 counties nationwide that gained the most population between 2013 and 2014.
Collectively, these counties accounted for more than half of the state's population gain over the period:
City growth by percentage
When looking at percentage of growth rather than raw numbers of new immigrants, six Florida metro areas land on the Census Bureau's top 20 list.
Furthermore, six metro areas in Florida were among the 20 fastest growing in the nation between 2013 and 2014. In addition to The Villages, they were Cape Coral-Fort Myers (sixth), Naples- Immokalee-Marco Island (10th), Orlando-Kissimmee-Sanford (16th), North Port-Sarasota- Bradenton (18th) and Panama City (19th).
"Florida's ascension, revealed when the 2014 state population estimates were released last December, was a significant demographic milestone for our country," Census Bureau Director John H. Thompson said. "These county and metro area estimates provide a more detailed picture of how this happened, showing growth in areas such as central and southern Florida."
Migration to Florida from other states and abroad was heavy enough to overcome the fact that in about half the state's counties, there were more deaths than births over the 2013 to 2014 period.
© 2015 Florida Realtors®
GAINESVILLE, Fla. – Feb. 27, 2015 – Floridians' consumer sentiment in February rose more than a point, to 94.7, compared to January. It's the seventh straight month of an increase, according to the University of Florida (UF) survey.
"Economic optimism among Floridians continues to advance as many of the fundamentals show improvement," says Chris McCarty, director of UF's Survey Research Center in the Bureau of Economic and Business Research.
This month's increase stemmed largely from a significant increase in Floridians' views of their personal finances now compared to one year earlier. That component rose 7.6 points to 85.1, its highest level since June 2006 when the Florida housing market was at its peak. Among Floridians under age 60, it jumped from 84.2 in January to 92.5; for those age 60 or older, it ticked up marginally from 64.1 to 64.7.
Overall expectations of personal finances a year from now declined slightly by 0.4 points to 101.6, rising only among those with annual incomes of $50,000 or more. Confidence in the U.S. economy over the coming year fell 1.3 points to 94.4, while expectations of U.S. economic conditions over the next five years fell 0.4 points to 91.4.
Perceptions that it's a good time to buy big-ticket items, such as a car or appliances, rose 2.2 points to 100.8.
"The main concern is wage growth, which has not risen in line with the increase in employment. This is particularly a problem in Florida," McCarty says. Florida's unemployment rate was 5.6 percent in December, the most recent state-level report.
"Low wage growth is a contributing factor to persistently slow inflation, which has led the Federal Reserve to be cautious about raising short-term interest rates," McCarty adds. "Based on recent testimony, the Fed is still on track to raise rates sometime between June and September, but that could change if the recovery stalls."
Some low-wage jobs are in Florida tourism, which is likely to continue booming because of the harsh winter in the Northeast and idyllic weather in Florida.
Housing prices for existing single-family homes in Florida were up 7.4 percent over the previous year, to $175,000. Housing gains vary considerably across the state: South Florida, particularly Miami, is among the bright spots.
Gas prices, which make up a significant portion of the budget for lower-income households, still remain low at a statewide average in Florida of $2.30 per gallon, although they are up nearly 30 cents from the previous month.
Florida's favorable economic recovery is reflected in a nearly $1 billion budget surplus heading into the 2015 legislative session.
"While much of the world economy struggles, the U.S. economy seems to be hitting its stride, and Florida is emblematic of that recovery in many ways," McCarty says.
The index used by UF researchers is benchmarked to 1966, which means a value of 100 represents the same level of confidence for that year. The lowest index possible is a 2; the highest is 150.
© 2015 Florida Realtors®
NEW YORK – Jan 12, 2015 – A confluence of events could bolster the U.S. housing market, especially for entry-level buyers, according to Fitch Ratings.
While no recent actions will independently push the needle for housing higher, they could cumulatively have a "relatively meaningful impact on homebuyer psychology, pent-up demand and housing trends in 2015 and beyond," Fitch says.
During the past few months, the government has started loosening credit qualification standards for entry-level homebuyers. It has also addressed lender concerns about loan put-back risks and a key Dodd-Frank issue/risk that might have curtailed residential lending.
In addition, fuel prices have fallen sharply, increasing consumer discretionary income and making outlying suburban markets potentially more affordable for homebuyers.
The Federal Housing Administration (FHA) also announced last week that it would be reducing mortgage insurance premiums by 0.5 percentage points to 0.85 percent. And this past fall, the Federal Housing Finance Agency (FHFA), the regulator of Fannie Mae and Freddie Mac, announced plans to lower the minimum downpayment requirements for loans Fannie Mae and Freddie Mac back for certain home buyers to 3 percent from 5 percent.
© 2015 Florida Realtors®
ORLANDO, Fla. – Dec. 19, 2014 – A quarterly report released by the University of Central Florida (UCF) suggests that the recession was far worse on Florida than it realizes, but the rebound in 2015 will "surely put a twinkle in Kris Kringle's eye."
The report under Dr. Sean Snaith suggests that the recession in Florida started earlier than it did for the rest of the U.S., and it lasted longer, though no source tracks state economic data. According to UCF analysts, the Florida recession lasted 32 months longer than the rest of the U.S. – a total downturn of 50 months – before starting a tepid rebound in 2012.
In 2012 and 2013, the Florida economy grew by 2.2 percent, but UCF says growth has now accelerated. It predicts total growth of 2.6 percent in 2014, followed by 2.7 percent in 2015, 2.8 percent in 2016 and 3.0 percent in 2017.
While the projected growth pales in comparison to 2005's 6.7 percent, UCF says that's okay. Current projections are "based more on improvements in the fundamental drivers of the state's economy and a more sustainable fiscal situation in state and local government."
The report notes a strong improvement in Florida since the housing crisis, with median home prices rising from $122,200 to $177,000. However, "it will take many more years to recover all the wealth that was lost when the housing market collapsed and housing prices plummeted from their median price high of $257,800."
The price increase has also helped many homeowners who are no longer underwater, giving them "financial breathing room."
Rising house prices are lifting more mortgage holders in the state above the surface of the water for the first time in several years, providing some financial breathing room, though thousands of Floridians remain deeply underwater in their mortgages. Despite this progress and as noted above, RealtyTrac estimates that 28% of mortgaged homes in Florida are deeply underwater.
UCF also notes the drop in Florida's all-cash sales, from 44.3 percent in October 2013 to 39.9 percent in October this year. The big question for 2015: "Will traditional buyers pick the slack?"
The report predicts that Florida's Nominal Gross State Product approaches the $1 trillion mark and will break it by 2018 and $963 billion in 2017 – $163 billion more than in 2013 and $242 billion more than in 2009.
"As we have gained some historical perspective and examined the revised data on the recession and subsequent recovery in Florida, the economic turnaround is looking more like a miracle," the report concludes.
© 2015 Florida Realtors®
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