Time to cash in your real estate investments. Housing Market Cooling, Data Say,In Washington, Sales Are Slumping
George Harrison
www.washingtonpost.com
Housing Market Cooling, Data Say
In Washington, Sales Are Down, Inventory Is Up
By Kirstin Downey and Sandra Fleishman
Washington Post Staff Writers
Friday, November 11, 2005; A01
Lynn Edmonds and his wife, Sebnem, could barely wait to sign on the
dotted line back in May when they committed themselves to pay $796,000
for a three-floor townhouse under construction in Alexandria's Cameron
Station.
But since May, the sales prices for the development have fallen -- and
units like the one the Edmonds bought are now being sold for $699,900.
The Edmonds are facing the prospect of a $100,000 loss in value before
they even walk through the front door.
"We blithely stepped into the contract, thinking it would hold its value
-- but that's not the case," said Edmonds, 46, a program analyst and Air
Force veteran. "I feel so stupid putting myself into it. It's real
estate -- I knew on a theoretical basis that it might go up and it might
go down, but now I know it on a practical level."
New data released yesterday show that in the past year, home sales in
the Washington region have declined sharply, the inventory of unsold
homes is up significantly, and prices have flattened and, in some cases,
fallen.
The trend is most striking in Northern Virginia, where most of the
region's growth has occurred, but it is evident almost everywhere.
Statistics on home sales released by Metropolitan Regional Information
Systems Inc., the regional multiple-listing service, show that:
In the two counties and three cities that make up the Northern Virginia
market, more than twice as many homes were available for sale in October
as in the same month one year ago -- 7,122 homes, compared with 3,254 --
and sales are off 28 percent.
In the District, listings are up 62 percent and sales are down 28 percent.
In Montgomery County, listings are up 49 percent and sales are down 8
percent.
In Prince George's County, the listings are up 45 percent. But home
sales have remained fairly stable, dropping only 2.6 percent.
The last time the region had this many houses for sale was the late
1990s, the MRIS figures show .
With housing supply higher and demand lower, prices have fallen from
their summertime peaks -- though prices fluctuate every month and often
decline in the fall because summer is the busiest home-buying season.
Nevertheless, some slides are evident almost everywhere: In the
District, the median price -- the point at which half the houses cost
more and half cost less -- was $425,000 in October, down from a high in
August of $435,088. In Fairfax County, the peak was in July, when the
median price was $503,000; in October, it was $489,450. The peak in
Montgomery County was also in July, when prices hit $460,000; the median
price in October was $429,000.
The notable exception in the region was Prince George's County, where
October's price was an all-time high of $315,000 -- possibly because
demand, spurred by prices that are still less expensive than elsewhere
in the region, has remained high.
The MRIS, which is jointly owned by the 25 local associations of
Realtors, has been tracking home sales since the late 1990s, compiling
its monthly figures from 72 counties in four states and the District.
Its data mostly reflect sales of existing homes, since builders usually
sell new developments themselves, rather than through real estate
agents. But new-home sales are also faltering: Within the past two
weeks, two of the biggest developers in the region, Toll Brothers Inc.
and NVR Inc., have reported that their sales are slowing.
Many local real estate agents say the market is returning to normal.
"We're rebounding in terms of evolving to something close to a balanced
inventory," said David Howell, a past president of the Northern Virginia
Association of Realtors and executive vice president and managing broker
at McEnearney Associates Inc. in McLean. He said the true aberration
occurred from 2003 to early 2005, when the number of listings fell to
record lows, causing what he called "unbelievable and untenable"
increases in appreciation.
Howell and others point out that the Washington area is unlikely to
experience a major decline in prices because of its continued job growth
and the prevalence of government jobs, which tend to be more stable than
private-sector employment. "We're the most insulated of any market in
the country" from extreme price volatility, Howell said.
The slower market "is so much healthier, it really is," Susann H.
Haskins, president of the Greater Capital Area Association of Realtors
and a broker at Long & Foster Real Estate Inc. in Potomac. "It's a
better balance between buyers and sellers."
Economist Gregory H. Leisch, chief executive of Delta Associates, an
Alexandria-based real estate consulting firm, said consumers would
benefit in the long run from the slowdown because house prices had been
rising so quickly that the market was destabilized.
"The market is fatigued, and it should be taking a breather," Leisch
said. "It's healthy that it takes a breather."
Housing experts say the slowdown is occurring for several reasons. In
the past few months, a lot of homeowners put their places on the market
speculatively, hoping to cash in, creating a surge in housing supply.
Many investors, whether speculators or landlords, have done the same,
either because they believe the market has peaked or because they cannot
make enough money in rent to support the mortgages.
They are finding fewer buyers because the double-digit price
appreciation of the past few years has priced many people out of the
market. The recent rise in mortgage interest rates, which causes monthly
payments to rise, adds to price pressures. And now, with fears that the
market has peaked, more people are simply afraid to buy.
Meanwhile, new construction is inflating the housing supply, as
condominium developers rush projects to market. According to a recent
report by Delta Associates, 47,000 units in dozens of projects are
hitting the local market in the next three years, which is about five
times as many condo units as were sold last year.
Some real estate speculators are starting to feel burned by investments
that have turned sour.
Merzad Ranjbaran, a real estate agent with Weichert Realtors in
Bethesda, bought a one-bedroom condominium at 1150 K St. NW in the
District a year ago at a pre-construction price, hoping to flip it
quickly. But it has not sold. He said he will only break even on the
sale, after taxes and other costs.
"The market is changing from a seller's market to a buyer's market,"
Ranjbaran said.
Real estate investor Andy Cabral has had a townhouse on the market at
the Wheaton Metro station for 11 months, and though he has steadily
dropped the price, it has not sold.
"It's now below the appraised value," Cabral said. "I'm really not happy."
His sister-in-law, Sandra Cabral, a real estate agent with Re/Max Pros
in Kensington, puts it more succinctly: "He needs to get rid of it; it's
an alligator eating all the money."
But she sees an upside to the situation, with good opportunities to make
purchases cheaply in the future. "Within two or three years, there's
going to be a whole lot of foreclosures, because with all of the
interest-only loans, a whole lot of people don't realize that in two
years their payments are going to go up."
Homeowners who want to sell, meanwhile, are drumming their fingers and
waiting for buyers to knock on the door.
Violain Romans-Murray, 33, is sick of the long commutes from her
four-bedroom home in Gainesville; it can take her husband three hours to
get home from his job as a technical manager for General Dynamics Corp.
in Fair Lakes. The couple put the house on the market last month for
$589,900, hoping to buy a home closer to their jobs. But three weeks
have passed, and only two buyers have even visited. When they sold their
previous house in Centreville in 2002, it sold in five hours.
"Honestly, we're thinking we might pull it off the market," said
Romans-Murray, a mother of three and special projects coordinator for a
trade group based in Herndon. "It's scary."
But many would-be buyers have withdrawn from the real estate market,
saying prices are just too high to consider making a purchase. Dan
McGrath, an organizer for the Service Employees International Union, and
his wife, Teresa, who works at the Environmental Protection Agency, have
been married for four months, have a combined income of about $100,000 a
year and would ordinarily be good candidates to become first-time
homeowners. But the McGraths, who live in the District's Shaw
neighborhood, have been shocked and repulsed by the prices for homes in
the area, including the $400,000 price on one 800-square-foot studio
they visited.
"We can't figure out who -- for the life of us -- would buy a place with
two doors for $400,000," said McGrath, 28. "We want to think about a
future but homeownership here is just not possible."
© 2005 The Washington Post Company