[quote=Ren] . . . Like many others, I’m willing to pay a lot more to live in south Carlsbad than Vista. A LOT more. Those areas will always command a premium, and may even be close to their bottom – but what you can’t argue is that those areas aren’t affected by price drops in less desirable areas. Of course it depends on how much people (like me) are willing and able to pay for a nice area (that’s why they command a premium in the first place), but ultimately the sale price also depends on the appraisal and comps (and therefore indirectly, government intervention). No, a big drop in a less desireable area is not going to pound the prices in a nice area, because nicer areas fluctuate less, and rise and fall at different rates. But it does make some impact. That’s all I’m sayin’.
It’s okay to admit that – it doesn’t change the fact that Del Mar is still waaaaay better than Escondido and may be close to being priced right.
Yes, I’m becoming more bullish in my old age.[/quote]
Ren, I understand what you’re saying here. I’m not even particularly “bullish.” But the property you are planning to buy in South Carlsbad in the future will be on tract, no? I don’t believe the way you’re describing it here is the way appraisals are done in the real world. First of all, there could be geographical barriers to using a sold comp from =>6 blocks away (ie freeways, canyons, zip codes, etc). I don’t see sold comps from a different tract used for appraisal purposes to value a property on a certain tract unless there are no recent comparable sales on the SUBJECT’s tract for them to use for a comparable sale.
I’m simply stating that “custom” properties in highly sought-after coastal/urban enclaves and also situated on acreages will not be affected much, if at all, by the lowering of the GSE’s guarantee. For example, it is more difficult for an appraiser to find sold comps for a “custom” property which may have sit-down views at a rare angle, lots of built in mahogany in excellent condition, a particular lot configuation (in an urban area) allowing for concealed boat parking, a Mills Act contract in place, a specially-ordered $50K roof, a garage with a 12′ high garage door to park “toys” in, and the list goes on. The appraiser here will have to make a lot of adjustments to arrive at a value. For this reason, custom properties’ values are “subjective.” In the eyes of the right buyer, they are worth more. There are thousands of these properties in SD County. Their appraisals do not have anything to do with what happens on a tract – even a tract six blocks away.
The buyers who buy the customs in coveted areas and the buyers who buy in a tract even just 6 blocks away are two completely different animals.
