[Ren]

Condos usually give a better return than SFRs, even with $200+ HOA fees. And don’t forget what you get for those fees (new roof when needed, no need to pay a gardener $40/month, etc.). HOA and all other maintenance is deductable, as is depreciation of the structure itself. Condos are obviously more risky than SFRs, but not nearly as bad as most people think.

Some people also think that 1-bedroom condos are a bad investment – far from it. You can pick up a 1-bdrm apartment conversion in a college town for $70-80k that will give the same cash flow as a $200k SFR. Your tenants won’t stay as long as they would in a bigger place, but you’ll have no shortage of them.

Factor in HUGE maintenance costs just to be safe. The people who do this for a living claim 40% of rent over the very long term (decades), less for newer construction, and less for a condo, as some of the largest items are paid by the HOA. Don’t be one of those cheapskates who pays for apartment grade carpet every 5-10 years – some of the more expensive improvements (hardwood, granite) will literally last for 100+ years.

[Ren]

Condos usually give a better return than SFRs, even with $200+ HOA fees. And don’t forget what you get for those fees (new roof when needed, no need to pay a gardener $40/month, etc.). HOA and all other maintenance is deductable, as is depreciation of the structure itself. Condos are obviously more risky than SFRs, but not nearly as bad as most people think.

Some people also think that 1-bedroom condos are a bad investment – far from it. You can pick up a 1-bdrm apartment conversion in a college town for $70-80k that will give the same cash flow as a $200k SFR. Your tenants won’t stay as long as they would in a bigger place, but you’ll have no shortage of them.

Factor in HUGE maintenance costs just to be safe. The people who do this for a living claim 40% of rent over the very long term (decades), less for newer construction, and less for a condo, as some of the largest items are paid by the HOA. Don’t be one of those cheapskates who pays for apartment grade carpet every 5-10 years – some of the more expensive improvements (hardwood, granite) will literally last for 100+ years.

[Ren]

Condos usually give a better return than SFRs, even with $200+ HOA fees. And don’t forget what you get for those fees (new roof when needed, no need to pay a gardener $40/month, etc.). HOA and all other maintenance is deductable, as is depreciation of the structure itself. Condos are obviously more risky than SFRs, but not nearly as bad as most people think.

Some people also think that 1-bedroom condos are a bad investment – far from it. You can pick up a 1-bdrm apartment conversion in a college town for $70-80k that will give the same cash flow as a $200k SFR. Your tenants won’t stay as long as they would in a bigger place, but you’ll have no shortage of them.

Factor in HUGE maintenance costs just to be safe. The people who do this for a living claim 40% of rent over the very long term (decades), less for newer construction, and less for a condo, as some of the largest items are paid by the HOA. Don’t be one of those cheapskates who pays for apartment grade carpet every 5-10 years – some of the more expensive improvements (hardwood, granite) will literally last for 100+ years.

[Ren]

Condos usually give a better return than SFRs, even with $200+ HOA fees. And don’t forget what you get for those fees (new roof when needed, no need to pay a gardener $40/month, etc.). HOA and all other maintenance is deductable, as is depreciation of the structure itself. Condos are obviously more risky than SFRs, but not nearly as bad as most people think.

Some people also think that 1-bedroom condos are a bad investment – far from it. You can pick up a 1-bdrm apartment conversion in a college town for $70-80k that will give the same cash flow as a $200k SFR. Your tenants won’t stay as long as they would in a bigger place, but you’ll have no shortage of them.

Factor in HUGE maintenance costs just to be safe. The people who do this for a living claim 40% of rent over the very long term (decades), less for newer construction, and less for a condo, as some of the largest items are paid by the HOA. Don’t be one of those cheapskates who pays for apartment grade carpet every 5-10 years – some of the more expensive improvements (hardwood, granite) will literally last for 100+ years.

[Ren]

Condos usually give a better return than SFRs, even with $200+ HOA fees. And don’t forget what you get for those fees (new roof when needed, no need to pay a gardener $40/month, etc.). HOA and all other maintenance is deductable, as is depreciation of the structure itself. Condos are obviously more risky than SFRs, but not nearly as bad as most people think.

Some people also think that 1-bedroom condos are a bad investment – far from it. You can pick up a 1-bdrm apartment conversion in a college town for $70-80k that will give the same cash flow as a $200k SFR. Your tenants won’t stay as long as they would in a bigger place, but you’ll have no shortage of them.

Factor in HUGE maintenance costs just to be safe. The people who do this for a living claim 40% of rent over the very long term (decades), less for newer construction, and less for a condo, as some of the largest items are paid by the HOA. Don’t be one of those cheapskates who pays for apartment grade carpet every 5-10 years – some of the more expensive improvements (hardwood, granite) will literally last for 100+ years.

[Ren]

[quote=paramount]I drove around this past weekend taking the temperature of the Temecula RE market. It’s mind boggling, but new houses seem to be selling like crazy. Even with 1.8% tax rates + Mello Roos + HOA; it’s unbelievable. Where do these people come from.

A realtor at an open house claimed the average cost/sq ft in Temecula is right around $125. Seems high to me.[/quote]

It’s only high compared to two years ago, and only when Temecula is the only market you’re looking at. Still insanely low compared to any comparable school district anywhere in so-cal. We paid $123/sf, which seemed high to us at the time, but if you do the math ($1k mortgage for a place that will rent for $1,800+), it’s hardly a bad deal.

Two years ago you could get an awesome spread (3ksf, large lot, pool, golf course) in Temecula for $350k. Now that same house will run you $450k+. I’m seeing prices heading south again, though.

[Ren]

[quote=paramount]I drove around this past weekend taking the temperature of the Temecula RE market. It’s mind boggling, but new houses seem to be selling like crazy. Even with 1.8% tax rates + Mello Roos + HOA; it’s unbelievable. Where do these people come from.

A realtor at an open house claimed the average cost/sq ft in Temecula is right around $125. Seems high to me.[/quote]

It’s only high compared to two years ago, and only when Temecula is the only market you’re looking at. Still insanely low compared to any comparable school district anywhere in so-cal. We paid $123/sf, which seemed high to us at the time, but if you do the math ($1k mortgage for a place that will rent for $1,800+), it’s hardly a bad deal.

Two years ago you could get an awesome spread (3ksf, large lot, pool, golf course) in Temecula for $350k. Now that same house will run you $450k+. I’m seeing prices heading south again, though.

[Ren]

[quote=paramount]I drove around this past weekend taking the temperature of the Temecula RE market. It’s mind boggling, but new houses seem to be selling like crazy. Even with 1.8% tax rates + Mello Roos + HOA; it’s unbelievable. Where do these people come from.

A realtor at an open house claimed the average cost/sq ft in Temecula is right around $125. Seems high to me.[/quote]

It’s only high compared to two years ago, and only when Temecula is the only market you’re looking at. Still insanely low compared to any comparable school district anywhere in so-cal. We paid $123/sf, which seemed high to us at the time, but if you do the math ($1k mortgage for a place that will rent for $1,800+), it’s hardly a bad deal.

Two years ago you could get an awesome spread (3ksf, large lot, pool, golf course) in Temecula for $350k. Now that same house will run you $450k+. I’m seeing prices heading south again, though.

[Ren]

[quote=paramount]I drove around this past weekend taking the temperature of the Temecula RE market. It’s mind boggling, but new houses seem to be selling like crazy. Even with 1.8% tax rates + Mello Roos + HOA; it’s unbelievable. Where do these people come from.

A realtor at an open house claimed the average cost/sq ft in Temecula is right around $125. Seems high to me.[/quote]

It’s only high compared to two years ago, and only when Temecula is the only market you’re looking at. Still insanely low compared to any comparable school district anywhere in so-cal. We paid $123/sf, which seemed high to us at the time, but if you do the math ($1k mortgage for a place that will rent for $1,800+), it’s hardly a bad deal.

Two years ago you could get an awesome spread (3ksf, large lot, pool, golf course) in Temecula for $350k. Now that same house will run you $450k+. I’m seeing prices heading south again, though.

[Ren]

[quote=paramount]I drove around this past weekend taking the temperature of the Temecula RE market. It’s mind boggling, but new houses seem to be selling like crazy. Even with 1.8% tax rates + Mello Roos + HOA; it’s unbelievable. Where do these people come from.

A realtor at an open house claimed the average cost/sq ft in Temecula is right around $125. Seems high to me.[/quote]

It’s only high compared to two years ago, and only when Temecula is the only market you’re looking at. Still insanely low compared to any comparable school district anywhere in so-cal. We paid $123/sf, which seemed high to us at the time, but if you do the math ($1k mortgage for a place that will rent for $1,800+), it’s hardly a bad deal.

Two years ago you could get an awesome spread (3ksf, large lot, pool, golf course) in Temecula for $350k. Now that same house will run you $450k+. I’m seeing prices heading south again, though.

[Ren]

[quote=bearishgurl]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.[/quote]

I am talking about tract homes, although I’m not sure whether we will end up in one of those or a custom. There are far more tract homes than there are customs, even in many affluent areas.

I know you’re aware that more than one comp is used in an appraisal. 3-6 is typical I believe, and frequently some will fall outside the tract.

[quote]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.[/quote]

I didn’t say a tract home sale influences a custom six blocks away. I agree they are completely different and probably have very little to do with each other, but I don’t know enough about that subject to comment. My point is that comps can and do influence each other across city and zip boundaries, and that that influence travels in baby steps. Barring some drastic geographical barrier as you mentioned, the sale of a tract home in one zip code does affect the price of a very similar home one street over in a different zip code. Ask an appraiser. I am aware there will be a premium for the better zip code/school district even if they’re the same builder/floor plan.

[quote=sdrealtor]Ren
To echo BG’s thoughts it doesnt work that way in tracts either. Comps from the neighborhood. In early 2009, homes in oceanside were selling for under $200K but that had no impact on where I live in South Carlsbad. Most of the people looking here are looking in similar markets like Carmel Valley, Encinitas etc. This all goes back to the butterfly theory that old time poster Bugs championed. It just hasnt worked that way at least no where near a 1:1 or even 1:3 ratio.

Around here the choice isnt I’ll just go somewhere less desireable if prices are lower there, the choice is I’ll just rent here instead of buying. It changes things a lot from what your theory would predict.[/quote]

I’m not actually talking about the buyer at all. I’m one that would pay more to live one street over in the better district, but my decision isn’t the only thing that influences the price of my new home – the comp one street over does, too.

Areas that are miles apart may not seem interconnected because of the huge price and buyer difference, but they are, even if prices are going different directions in the two areas, and even if the connection is so slight that it goes unnoticed (and would certainly be difficult, if not impossible, to show on paper, which is why this isn’t a debate that can be “won” by either side).

I’m not saying the influence is huge or even that significant. Only that it exists. I’m a “never say never” kind of guy.

[Ren]

[quote=bearishgurl]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.[/quote]

I am talking about tract homes, although I’m not sure whether we will end up in one of those or a custom. There are far more tract homes than there are customs, even in many affluent areas.

I know you’re aware that more than one comp is used in an appraisal. 3-6 is typical I believe, and frequently some will fall outside the tract.

[quote]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.[/quote]

I didn’t say a tract home sale influences a custom six blocks away. I agree they are completely different and probably have very little to do with each other, but I don’t know enough about that subject to comment. My point is that comps can and do influence each other across city and zip boundaries, and that that influence travels in baby steps. Barring some drastic geographical barrier as you mentioned, the sale of a tract home in one zip code does affect the price of a very similar home one street over in a different zip code. Ask an appraiser. I am aware there will be a premium for the better zip code/school district even if they’re the same builder/floor plan.

[quote=sdrealtor]Ren
To echo BG’s thoughts it doesnt work that way in tracts either. Comps from the neighborhood. In early 2009, homes in oceanside were selling for under $200K but that had no impact on where I live in South Carlsbad. Most of the people looking here are looking in similar markets like Carmel Valley, Encinitas etc. This all goes back to the butterfly theory that old time poster Bugs championed. It just hasnt worked that way at least no where near a 1:1 or even 1:3 ratio.

Around here the choice isnt I’ll just go somewhere less desireable if prices are lower there, the choice is I’ll just rent here instead of buying. It changes things a lot from what your theory would predict.[/quote]

I’m not actually talking about the buyer at all. I’m one that would pay more to live one street over in the better district, but my decision isn’t the only thing that influences the price of my new home – the comp one street over does, too.

Areas that are miles apart may not seem interconnected because of the huge price and buyer difference, but they are, even if prices are going different directions in the two areas, and even if the connection is so slight that it goes unnoticed (and would certainly be difficult, if not impossible, to show on paper, which is why this isn’t a debate that can be “won” by either side).

I’m not saying the influence is huge or even that significant. Only that it exists. I’m a “never say never” kind of guy.

[Ren]

[quote=bearishgurl]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.[/quote]

I am talking about tract homes, although I’m not sure whether we will end up in one of those or a custom. There are far more tract homes than there are customs, even in many affluent areas.

I know you’re aware that more than one comp is used in an appraisal. 3-6 is typical I believe, and frequently some will fall outside the tract.

[quote]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.[/quote]

I didn’t say a tract home sale influences a custom six blocks away. I agree they are completely different and probably have very little to do with each other, but I don’t know enough about that subject to comment. My point is that comps can and do influence each other across city and zip boundaries, and that that influence travels in baby steps. Barring some drastic geographical barrier as you mentioned, the sale of a tract home in one zip code does affect the price of a very similar home one street over in a different zip code. Ask an appraiser. I am aware there will be a premium for the better zip code/school district even if they’re the same builder/floor plan.

[quote=sdrealtor]Ren
To echo BG’s thoughts it doesnt work that way in tracts either. Comps from the neighborhood. In early 2009, homes in oceanside were selling for under $200K but that had no impact on where I live in South Carlsbad. Most of the people looking here are looking in similar markets like Carmel Valley, Encinitas etc. This all goes back to the butterfly theory that old time poster Bugs championed. It just hasnt worked that way at least no where near a 1:1 or even 1:3 ratio.

Around here the choice isnt I’ll just go somewhere less desireable if prices are lower there, the choice is I’ll just rent here instead of buying. It changes things a lot from what your theory would predict.[/quote]

I’m not actually talking about the buyer at all. I’m one that would pay more to live one street over in the better district, but my decision isn’t the only thing that influences the price of my new home – the comp one street over does, too.

Areas that are miles apart may not seem interconnected because of the huge price and buyer difference, but they are, even if prices are going different directions in the two areas, and even if the connection is so slight that it goes unnoticed (and would certainly be difficult, if not impossible, to show on paper, which is why this isn’t a debate that can be “won” by either side).

I’m not saying the influence is huge or even that significant. Only that it exists. I’m a “never say never” kind of guy.

[Ren]

[quote=bearishgurl]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.[/quote]

I am talking about tract homes, although I’m not sure whether we will end up in one of those or a custom. There are far more tract homes than there are customs, even in many affluent areas.

I know you’re aware that more than one comp is used in an appraisal. 3-6 is typical I believe, and frequently some will fall outside the tract.

[quote]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.[/quote]

I didn’t say a tract home sale influences a custom six blocks away. I agree they are completely different and probably have very little to do with each other, but I don’t know enough about that subject to comment. My point is that comps can and do influence each other across city and zip boundaries, and that that influence travels in baby steps. Barring some drastic geographical barrier as you mentioned, the sale of a tract home in one zip code does affect the price of a very similar home one street over in a different zip code. Ask an appraiser. I am aware there will be a premium for the better zip code/school district even if they’re the same builder/floor plan.

[quote=sdrealtor]Ren
To echo BG’s thoughts it doesnt work that way in tracts either. Comps from the neighborhood. In early 2009, homes in oceanside were selling for under $200K but that had no impact on where I live in South Carlsbad. Most of the people looking here are looking in similar markets like Carmel Valley, Encinitas etc. This all goes back to the butterfly theory that old time poster Bugs championed. It just hasnt worked that way at least no where near a 1:1 or even 1:3 ratio.

Around here the choice isnt I’ll just go somewhere less desireable if prices are lower there, the choice is I’ll just rent here instead of buying. It changes things a lot from what your theory would predict.[/quote]

I’m not actually talking about the buyer at all. I’m one that would pay more to live one street over in the better district, but my decision isn’t the only thing that influences the price of my new home – the comp one street over does, too.

Areas that are miles apart may not seem interconnected because of the huge price and buyer difference, but they are, even if prices are going different directions in the two areas, and even if the connection is so slight that it goes unnoticed (and would certainly be difficult, if not impossible, to show on paper, which is why this isn’t a debate that can be “won” by either side).

I’m not saying the influence is huge or even that significant. Only that it exists. I’m a “never say never” kind of guy.

[Ren]

[quote=bearishgurl]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.[/quote]

I am talking about tract homes, although I’m not sure whether we will end up in one of those or a custom. There are far more tract homes than there are customs, even in many affluent areas.

I know you’re aware that more than one comp is used in an appraisal. 3-6 is typical I believe, and frequently some will fall outside the tract.

[quote]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.[/quote]

I didn’t say a tract home sale influences a custom six blocks away. I agree they are completely different and probably have very little to do with each other, but I don’t know enough about that subject to comment. My point is that comps can and do influence each other across city and zip boundaries, and that that influence travels in baby steps. Barring some drastic geographical barrier as you mentioned, the sale of a tract home in one zip code does affect the price of a very similar home one street over in a different zip code. Ask an appraiser. I am aware there will be a premium for the better zip code/school district even if they’re the same builder/floor plan.

[quote=sdrealtor]Ren
To echo BG’s thoughts it doesnt work that way in tracts either. Comps from the neighborhood. In early 2009, homes in oceanside were selling for under $200K but that had no impact on where I live in South Carlsbad. Most of the people looking here are looking in similar markets like Carmel Valley, Encinitas etc. This all goes back to the butterfly theory that old time poster Bugs championed. It just hasnt worked that way at least no where near a 1:1 or even 1:3 ratio.

Around here the choice isnt I’ll just go somewhere less desireable if prices are lower there, the choice is I’ll just rent here instead of buying. It changes things a lot from what your theory would predict.[/quote]

I’m not actually talking about the buyer at all. I’m one that would pay more to live one street over in the better district, but my decision isn’t the only thing that influences the price of my new home – the comp one street over does, too.

Areas that are miles apart may not seem interconnected because of the huge price and buyer difference, but they are, even if prices are going different directions in the two areas, and even if the connection is so slight that it goes unnoticed (and would certainly be difficult, if not impossible, to show on paper, which is why this isn’t a debate that can be “won” by either side).

I’m not saying the influence is huge or even that significant. Only that it exists. I’m a “never say never” kind of guy.

[Author]

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