[Bugs]

Folks, this is what a credit contraction looks like. There is no on-off switch, just a step here and a step there. Six months go by and before you know it a lot of the sources for these programs are no longer available.

[Bugs]

That’s a great explanation.

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That’s a great explanation.

[Bugs]

In the instance I was using it, I was referring to the photo depictions and descriptions of the hardwood flooring, taller wall heights (as opposed to a vaulted ceiling in a living room), kitchen/bath and cabinetry fixtures and appliances, trim pieces, etc.

If you were looking in person you might be able to take a look at the materials and workmanship involved in setting the windows and doors (those can be good indicators), you may be able to see exposed framing in the garage that may include 2×4 for “average” tract home construction vs. 2×6 for better quality construction, 1/2″ vs/ 3/8″ drywall, drywall finishes, roofing materials, even the concrete flatwork and landscaping at the front of the house can vary quite a bit.

If you go cruising the flooring and materials aisles at Home Depot you can develop an eye for materials and their differences pretty quickly. After that you’re looking for workmanship in the form of nice straight cuts, level and plumb flooring and squared doorways. “Clean” installations of all these finishes.

[Bugs]

In the instance I was using it, I was referring to the photo depictions and descriptions of the hardwood flooring, taller wall heights (as opposed to a vaulted ceiling in a living room), kitchen/bath and cabinetry fixtures and appliances, trim pieces, etc.

If you were looking in person you might be able to take a look at the materials and workmanship involved in setting the windows and doors (those can be good indicators), you may be able to see exposed framing in the garage that may include 2×4 for “average” tract home construction vs. 2×6 for better quality construction, 1/2″ vs/ 3/8″ drywall, drywall finishes, roofing materials, even the concrete flatwork and landscaping at the front of the house can vary quite a bit.

If you go cruising the flooring and materials aisles at Home Depot you can develop an eye for materials and their differences pretty quickly. After that you’re looking for workmanship in the form of nice straight cuts, level and plumb flooring and squared doorways. “Clean” installations of all these finishes.

[Bugs]

I think BBs job description includes managing – or at least attempting to manage – the market psychology, both in terms of foreign consumption as well as domestic. In some respects his job is similar to the spokesmouth for the NAR. “Now is a great time to invest in America.”

[Bugs]

I think BBs job description includes managing – or at least attempting to manage – the market psychology, both in terms of foreign consumption as well as domestic. In some respects his job is similar to the spokesmouth for the NAR. “Now is a great time to invest in America.”

[Bugs]

The buyers already have all the power. Nothing can move unless a buyer is both willing and able to pull the trigger. Buyers can empower themselves by becoming more informed about what is and what isn’t. The information they need to become independently informed is becoming more readily available all the time.

Buyers don’t need another advocate – they just need to care enough to do some of their own research.

[Bugs]

The buyers already have all the power. Nothing can move unless a buyer is both willing and able to pull the trigger. Buyers can empower themselves by becoming more informed about what is and what isn’t. The information they need to become independently informed is becoming more readily available all the time.

Buyers don’t need another advocate – they just need to care enough to do some of their own research.

[Bugs]

Mate, I already pointed you to the sales IN YOUR NEIGHBORHOOD that demonstrate a slightly decreasing price trend over the last 6 months. If you’re going to rebut that you’re going to need to bring a lot of data.

I have location (same subdivision) on my side of the data and you don’t. I have relatively paired datasets from both neighborhoods as well as others that demonstrate the price differentials between these neighborhoods, and you don’t. I have DEMONSTRATED trends for decrease in your “comp” neighborhood using sales from late last year and early this year – it doesn’t appear to me that you’ve even been looking at those trends. You’ve got nothing here beyond the fact that this other property has the same number of bedrooms and the transaction is a little more recent.

Think about what you’re saying here. We already have sales in the subject’s immediate neighborhood and which are part of the subject’s subdivision from earlier this year. We have data from neighborhoods surrounding the subject’s neighborhood that demonstrate decreasing pricing trends. now you’re attempting to tell us that the current market is so great in that area that pricing is increasing – not by a little, but by over 10% in the last 4 months. That assertion is not only not credible, it’s not even in the same zip code as credible.

One more data point here for our other regulars – there’s been a LOT of commentary about prices for the new homes in CV showing pricing weakness and minor decreases. Before you seriously take sdr’s assertion that prices in this 20-year old neighborhood are quickly increasing you might want to keep that in mind.

[Bugs]

Mate, I already pointed you to the sales IN YOUR NEIGHBORHOOD that demonstrate a slightly decreasing price trend over the last 6 months. If you’re going to rebut that you’re going to need to bring a lot of data.

I have location (same subdivision) on my side of the data and you don’t. I have relatively paired datasets from both neighborhoods as well as others that demonstrate the price differentials between these neighborhoods, and you don’t. I have DEMONSTRATED trends for decrease in your “comp” neighborhood using sales from late last year and early this year – it doesn’t appear to me that you’ve even been looking at those trends. You’ve got nothing here beyond the fact that this other property has the same number of bedrooms and the transaction is a little more recent.

Think about what you’re saying here. We already have sales in the subject’s immediate neighborhood and which are part of the subject’s subdivision from earlier this year. We have data from neighborhoods surrounding the subject’s neighborhood that demonstrate decreasing pricing trends. now you’re attempting to tell us that the current market is so great in that area that pricing is increasing – not by a little, but by over 10% in the last 4 months. That assertion is not only not credible, it’s not even in the same zip code as credible.

One more data point here for our other regulars – there’s been a LOT of commentary about prices for the new homes in CV showing pricing weakness and minor decreases. Before you seriously take sdr’s assertion that prices in this 20-year old neighborhood are quickly increasing you might want to keep that in mind.

[Bugs]

You’re analyzing the one neighborhood because that’s where you are right now. I think you’ll probably wind up waiting until the market settles. By the time it does settle you may change your mind about what your options are. Some areas in El Cajon are better than others. If you go west of 3rd Street you’ll probably find the prices for the same types of units are only slighly higher.

You may end up being able to go west instead of east. Who knows, prices may settle so much that La Mesa or San Carlos might be within your reach.

[Bugs]

You’re analyzing the one neighborhood because that’s where you are right now. I think you’ll probably wind up waiting until the market settles. By the time it does settle you may change your mind about what your options are. Some areas in El Cajon are better than others. If you go west of 3rd Street you’ll probably find the prices for the same types of units are only slighly higher.

You may end up being able to go west instead of east. Who knows, prices may settle so much that La Mesa or San Carlos might be within your reach.

[Bugs]

sdr,

You can show those homes to whomever you want but there’s still going to be an appraisal and someone like me is either going to appraise it or (just as likely) review it.

The difference here ISN’T primarily in the 500SF size differential for the one house. Did you even look at the photos of that property to compare it to our original? Our property has 8ft ceilings and your “comp” appears to have 10ft ceilings. The interior is markedly nicer and the home is obviously of superior quality construction. I can see that just in the listings. The homes in this neighborhood are all larger, too.

If you run the sales from 01/2007 – 04/2007 for this neighborhood vs. our neighborhood you’ll find much higher pricing trends. Those trends hold up as far back as you’d care to look. That right there tells me that this neighborhood has significantly more appeal in the market.

This property simply isn’t a comp. It is not among the most similar sales, regardless of its bedroom count.

Something else: the data from this neoghborhood doesn’t conclusively support price differentials based on bedroom count. That’s pretty typical for the region. Overall size and quality tend to be bigger factors than bedroom count.

BTW, did you bother to track the trends that are being demonstrated in that neighborhood? Compare the sales from earlier this year to now. From what I’m seeing they demonstrate a declining market trend. That doesn’t support your theory that the more dated sales from our neighborhood (which are more similar) are irrelevant.

You’ve been ducking my “show me the increasing market” challenge that would make the most recent sales in the subject’s neighborhood irrelevant. Would you care to explain that?

Let’s see what your other pending does. It’s also located in a demonstrably superior appeal neighborhood, but at least the homes in that neighborhood are more similar in size to our neighborhood.

[Bugs]

sdr,

You can show those homes to whomever you want but there’s still going to be an appraisal and someone like me is either going to appraise it or (just as likely) review it.

The difference here ISN’T primarily in the 500SF size differential for the one house. Did you even look at the photos of that property to compare it to our original? Our property has 8ft ceilings and your “comp” appears to have 10ft ceilings. The interior is markedly nicer and the home is obviously of superior quality construction. I can see that just in the listings. The homes in this neighborhood are all larger, too.

If you run the sales from 01/2007 – 04/2007 for this neighborhood vs. our neighborhood you’ll find much higher pricing trends. Those trends hold up as far back as you’d care to look. That right there tells me that this neighborhood has significantly more appeal in the market.

This property simply isn’t a comp. It is not among the most similar sales, regardless of its bedroom count.

Something else: the data from this neoghborhood doesn’t conclusively support price differentials based on bedroom count. That’s pretty typical for the region. Overall size and quality tend to be bigger factors than bedroom count.

BTW, did you bother to track the trends that are being demonstrated in that neighborhood? Compare the sales from earlier this year to now. From what I’m seeing they demonstrate a declining market trend. That doesn’t support your theory that the more dated sales from our neighborhood (which are more similar) are irrelevant.

You’ve been ducking my “show me the increasing market” challenge that would make the most recent sales in the subject’s neighborhood irrelevant. Would you care to explain that?

Let’s see what your other pending does. It’s also located in a demonstrably superior appeal neighborhood, but at least the homes in that neighborhood are more similar in size to our neighborhood.

[Author]

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