Posts Tagged ‘ foreclosures ’

Canyon County Real Estate Market Statistics-November 2012

Canyon County November Market Statistics

Available Homes

# Available: 918

# Vacant: 499 (54%)

# Short Sale: 219 (24%)

# Bank Owned: 38 (4%)

Median Asking Price: $133,490


Pending Sales

# Pending: 366

Median Asking Price: $103,750


Closed Sales – November 2011

# Closed: 244

# Short Sale: 55 (23%)

# Bank Owned: 105 (43%)

Median Sales Price: $85,000

Median Days on Market: 41


Closed Sales– November 2012

# Closed: 237

# Short Sale: 57 (24%)

# Bank Owned: 48 (20%)

Median Sales Price: $104,675

Median Days on Market: 30


Winter Market is Here!

Well it looks like our winter market is here! The Available inventory has gone down again with the median Asking Price going up from last month (up by $4k). The number of Bank Owned homes on the market is down to only 38 (4 percent of the market). This time last year there were 75 Bank Owned homes available (8 percent of the market).

Pending Sales continue to be on the decrease, also consistent with the winter market. However, the median Asking Price had a slight pull back in Canyon County. We will see if this translates into a decrease in the median Closed Sales price for December.

The number of November Closed Sales was down as well as the median Sales Price. Year over year though, 2012 has proven to be dramatically better than 2011. We have seen the number of distressed properties go down, the Sales Price go up and even the number of homes sold go up as well.

All indications are that we will end 2012 very strong and that 2013 looks to be an even better year. Prices are expected to rise by about 4 to 7 percent, and interest rates are supposed to stay around the 3.75 percent mark for at least another 9 months. So, if you are thinking of buying or selling, 2013 may be the year to do so!

If you would like more information regarding the Canyon County area, please go to my website: or e-mail me:




Nampa Idaho Real Estate Statistics for March 2011

The other day we looked at Caldwell real estate stats, now we will look at the other large area of Canyon County- Nampa. This particular area is similar to Caldwell in that it has a mix of old and new homes, as well as homes on acreage. Nampa is located next to Meridian and about 30 minutes west(outside of rush hour) from Boise. The statistics are for single family/single family with acreage.

Available Homes

# Available: 746

#Vacant: 390

# Short Sale: 310

# Bank Owned: 106

Median Asking Price: $104,900

56% of the homes for sale are distressed with the largest percentage being short sales.  The good news is that the short sales are not necessarily what brings the prices down but the bank owned properties. Hopefully many of these short sales will close before they become foreclosed on. That is when the banks usually get them back (not too many who show up at the auctions are wanting to pay what is owed on the property to clear the debt, so the property defaults back to the lender). The bank then prices the properties well below market which is what has been dragging the prices down.


Pending Sales

# Pending: 200

Median Asking Price: $84,450

There is a big difference in the current active list prices versus the pending list price so it will be interesting to see if April pending sales prices inch up a bit.


Closed Sales 2010

# Closed: 148

# Short Sales: 22

# Bank Owned: 87

Median Sales Price: $97,900

Median Days on Market: 46

Closed Sales 2011

# Closed: 182

# Short Sales: 36

# Bank Owned: 104

Median Sales Price: $80,000

Median Days on Market: 55

We can see that the median sales price has dropped over $17k compared to last March but 34 more houses sold in March 2011. But the price drop should come as no surprise since 77% of the homes that sold in March were distressed with the bulk being bank owned properties.  This is a huge percentage and the Nampa real estate market can not begin to correct itself until this percentage drops to less than 20%.  This could still be another  two years out!

If you would like more information regarding the Nampa real estate market or are thinking of buying (very good time to do so) or selling, please go to my website for more information (no sign up required):

Shadow Inventory in the Boise Real Estate Market

In today’s local newspaper they did their usual hype style headline, “Shadow Inventory could still  Haunt Treasure Valley Market”. It seems at least once a week, the local paper and national  news media feel the need to run a negative real estate story. This particular story on Shadow Inventory has been run before and it seems not that long ago.

So what is “Shadow Inventory”? These are the homes that have been foreclosed on and have not as of yet been put on the real estate market. Generally speaking these homes are owned by the lenders who have first lien position (usually the original loan).

The way the news stories are written one would think that the banks are just waiting for an orchestrated time to dump all the homes onto the market. Does that seem to make any sense? No, and banks are not in the business to lose money. If they were to put all the homes that they have  in their inventory on the market at the same time they would crash the market, forcing prices to go even lower.

Most banks are losing money as it is with homes being sold at record lows, so homes must be put onto the real estate market in a timely fashion. When they sell one, they put another one on. It is really that simple. The lending industry may have had a big hand in screwing up the housing market but they actually do understand (let’s hope so anyway) supply and demand.

And demand is getting higher as the inventory shrinks and prices have leveled off ,and in some cases has increased. I know I am not the only realtor who seems to feel that there is a certain urgency that has entered the market. I have shown several homes recently and have encountered another realtor trying to come in the door right behind me. That has not happened in several years and I will discuss that in tomorrow’s post.

If you would like to see what the current inventory in the Boise real estate market looks like right now, please go to my website (no sign up required):

Boise Real Estate Listings for Under $140K!!!

Yesterday I posted about real estate listings in Meridian for under $140K. Today I will show you some really great deals in the Boise area for under $140K. This is a great opportunity for not investors but especially renters.

If your rent is $575 -$625 you can afford a home for $100K and under, and there are quite a few to choose from.

If your rent is $640-$745 you can afford a home for $130K and under.

And if your rent is $750-$850 you can afford a home  $140k and under.

Here are some great deals:

Boise Home for $100K

This is a fantastic deal! MLS#98456873


$110K home in Boise

 Wonderful Boise home with a three car garage! MLS#98445503


$120k home in Boise

Another great deal in Boise for under $120K! MLS# 98461449


$130K home in Boise

Two story home with front porch! MLS#98459588


$140K home in Boise

Lots of square footage for the money! MLS#98432491


Buyers, now is a great time to buy! Prices are still very reasonable and mortgage rates are still low. It is definitely cheaper to own a home than to rent, If you would like additional information on the homes listed above or any other homes in the Boise real estate market, go to my website (no sign up required) and enter the MLS number,

Real Estate Statistics for ADA County-February 2011

Today we will look at the Real Estate Statistics in ADA County for February 2011. ADA county covers all of Boise, Meridian, Kuna, Star and Eagle areas. These numbers will represent single family and single family w/ acreage.

Available Homes

# Available: 2661

# Vacant: 1451

# Short Sale: 837

# Bank Owned: 260

Median Asking Price: $165K

Number of distressed properties still dominates the market  with 41% of homes either a short sale or bank owned. The median asking price did rise by $10K over January. Inventory levels rose by almost 400 properties but is at the same level it was at in December of 2010 which was still lower year over year.

Pending Sales:

# Pending: 692

Median Asking Price: $150K

Pending sales are way up from January’s 584 and that is several months straight of increasing pending sales. The median price has remained the same from January. 

Closed Sales:

#Closed: 393

# Short Sale: 89

# Bank Owned: 145

Median Sales Price: $145,700

Median Days on Market: 70

ADA County’s sold prices increased by over $5K and should remain pretty stable since the pending prices are pretty flat.  Almost 60 % of homes sold were distressed which is a good thing/bad thing. Good being that distressed properties are moving through the system but the bad news is that they are taking the prices down with them.

Overall, ADA County showed some hopeful signs in February and this is considering that it was a shorter month. I think that spring is going to prove very interesting for real estate! If you would like additional statistics for the Boise Real Estate Market please go to the “Boise Real Estate Statistics” category menu or go to my website (no sign up required):

Home Buyer Turn-Offs

There are some things that a seller does that can really repel potential buyers. In today’s market, a traditional seller has to compete against some pretty tough competition: banks and short sales. Both are below market type of listings but a traditional or what I call a “regular” seller does have some advantages.  A normal closing time and a relatively well maintained property are two of those advantages. But there are also ways that a seller can kill a deal. Tara -Nicholle Nelson of Trulia gave several reasons that I will share with you below along with my take on it.

1.-Stalker-ish Sellers. This one made me smile! I have shown houses where the seller insists on giving the tour. After all, they know their property best! Problem is most buyers want to be able to envision themselves in the home. Having the seller there in the same space makes that process very difficult. The buyer will no longer be paying attention to what they could like about the home because the seller is distracting them with little pieces of nostalgia that the buyer does not need or want to know.

Sellers, go for a walk or go to the store but whatever you do, just do not make your presence known while the buyer is looking at your home. If there is a lack of chemistry (kind of like dating) between you and the buyer, you could kill the deal before it even makes it to paper.

2. Keep it Clean – Sellers will be told this a dozen times but it really does make a difference. When buyers have seen the trashed bank owned and short sale properties it is such a relief to see a well cared for home.  So clear the clutter, straighten items up (laundry, dirty dishes, toys, etc.) and try not to have any offensive odors lingering in the home (cigarette smoke, stinky food, dirty cat boxes,  wet dog,etc.).

3. Pricing – It used to be location, location, location that sold a home. Today it is pricing, pricing, pricing! It is hard when your home is in better condition than the distressed property but pricing your home like it is 2006, regardless of the superior condition, will not get you a buyer. Actually, overpricing indicates to the buyers that you are either testing the market or will be unreasonable to negotiate with.  Have your realtor do the comps with and without the distressed properties and then figure on a price that meets in the middle.

4. Bad Home Improvements– If you are going to take the time and money to do an improvement, do it to sell and not for your personal liking. Use neutral or warm toned colors that will appeal to a majority of buyers, not your favorite shade of pink “because you still have to live there until it sells”! I am always amazed at what some sellers consider improvements (which makes me wonder how bad did it look before?).  If you know you are going to sell soon and are going to update or upgrade, get a professional opinion from either a home decorating store, paint store or your favorite realtor (most realtors actually do know what the current trends are!). You want to make sure that you will get a return on your money so choose wisely. Remember, any job worth doing is worth doing well and doing smart!

5. Listing Photos– Listing photos are so important and yet are so over looked! The internet is generally where most buyers view the homes that they would like to see before they ever get in the car. A bad photo will have them clicking the “next” button to see a different home. If your realtor does not have a decent camera, they should be hiring a professional to take the pictures. And make sure that you the seller see and approve the pictures first and have the realtor show you what your listing looks like on the MLS and internet.

One more item that is also overlooked and that is showing availability. Many buyers have a limited time when they are out looking so don’t make it difficult to schedule a showing. Most buyers are understanding but if they have to arrange the entire schedule of properties to see around yours, they may just skip you all together.

If you would like additional tips for selling your home in the Boise Idaho real estate market please see my other posts under home selling tips or go to my website (no sign up required):

Foreclosures Tripled in Idaho since 2008-Really?!

I love when my local newspaper gives me something to write about! The Idaho Statesman so consistently gives half a story I wonder how they get away printing them as news.

If you happened to catch the article about Foreclosure sales having tripled in Idaho, let me give you the “rest of the story” as Paul Harvey used to say.

This article compares foreclosed property sales (bank owned)  in 2008 with 2010 in Idaho. Well, duh, there was an increase in foreclosed properties!  Let me show you the numbers to better illustrate the “duh” moment:

2008 ADA County

Total Sold: 5359

Short Sale: 253

Foreclosed/Bank Owned: 0


2009 ADA County

Total Sold: 5752

Short Sale: 852

Foreclosed/Bank Owned: 1205


2010 ADA County

Total Sold: 6254

Short Sale: 1066

Foreclosed/Bank Owned: 1866

Observe the Foreclosed number in 2008(and no, I was not making an emoticon face there!).  That’s right! It was zero! This is not a shocker because short sales were just getting started with the housing market decline that did not officially start until late 2007. Therefore foreclosed properties would not start for another 6 months at least. So to compare 2008 to 2010, the article might as well have compared 2003 with 2010 and they would have had the same outcome.

But look carefully at all the sold numbers, because this is the good news. In 2008, 5359 homes sold and in 2010, 6254 homes sold. That is a pretty significant increase. So how come the article did not highlight this aspect? 

But here are some even more interesting numbers to me that give me hope that the market truly is turning around:

January 2008- ADA County

Total Sold: 324

Short Sale: 44

Foreclosed/Bank Owned: 0


January 2009 – ADA County

Total Sold: 245

Short Sale : 30

Foreclosed/Bank Owned: 14


January 2010 – ADA County

Total Sold: 305

Short Sale: 60

Foreclosed/Bank Owned: 101


January 2011 – ADA County

Total Sold: 381

Short Sale: 69

Foreclosed/Bank Owned: 150

Look carefully at the Sold numbers.  January 2011 had 381 solds while January 2008 had 324.  Yes, more than half of the homes sold in January 2010 and 2011 are distressed properties but these two years reflect the mortgage and housing collapse of 2008.

Two sold numbers that I find promising are the total in 2010 and the January 2011.  We have increased sales and a shrinking inventory which will help lead us back to a healthy balance in the real estate market.

One more item in the article that always makes me crazy is the talk of “shadow inventory” that has not been put on the market yet. This is fear mongering plain and simple. This “shadow inventory being dumped on the market” theory has been around for a few years now.

 Two things about this theory: One, the banks are not going to dump all their inventory at one time. They are already discounting their properties well below market value so to dump them all at once would further devalue their properties. Two, you can consider all homes that are not on the market as shadow inventory. My house, your house and anyone else who has not put their house up for sale are technically “shadow inventory”!

Please note that these statistics are based on Single family and Single family with acreage in ADA County from the Intermountain Multiple Listing Service.

If you would like additional statistics for the Boise Real Estate market area please go to my website:

Article referenced: Foreclosure sales in Idaho have tripled since 2008; Joe Estrella; Idaho 2/24/2011

Real Estate Industry Trends

Over the last two days I have posted Buyer and Seller Real Estate Trends that were listed in Brian Buffini’s Real Estate Report. Today I will share with you real estate trends that affect buyers and sellers, such as distressed properties, mortgage facts and other useful real estate facts from 2010.

Distressed Property:

Distressed homes make up 36% of the market.

Half of all buyers considered purchasing a foreclosed home but did not.

Areas where housing is predicted to recover the quickest:

North Dakota

South Dakota





Mortgage Facts:

91% of all buyers financed their home purchase

FHA loans were used for 56% of first time home buyers purchase

Median down payments:

First time buyers : 4%

All home buyers : 8%

Repeat Buyers: 14%

Mortgage rates (fixed) are expected to go from 4.75% to 5.75% by year end


Industry Facts:

Only 1 in 10 sales was a For Sale By Owner

Types of Homes Purchased:

Single Family: 77%

Condos: 9%

Townhouse/row house: 8%

Other Kind: 6%

Home in a subdivision or suburb: 52%

The percent of a persons income used for housing: 34%


November 2010: 9.5 months supply

December 2010: 8.1 months supply

Median Home Prices:

West: $204K

Midwest: $139.7K

South: $148.4K

Northeast: $237.3k


Once again I would like you to keep in mind that these numbers are median and are at the national level. Your local numbers will vary and if you would like the numbers for the Boise area real estate market please contact me through my website (no sign up required):

Article referenced: Brian Buffini’s Real Estate Report; Buffini & Co.




Bank Owned (REO) -Basics

A bank owned property  is the result of a foreclosed property that did not sell at the auction (Sheriffs Sale). The property now goes back to the bank and is referred to as a Real Estate Owned property (REO).

When it comes to buying, a bank owned property is a much easier deal to go through than a short sale  or the foreclosure auction for several reasons:

  • Buyer negotiates directly with the bank because the (bank) is the seller.
  • Title, back taxes, liens, HOA dues, etc. are cleaned up and taken care of by the lender. This may not always be the case when purchasing a short sale property.
  • An REO will be empty so no tenants or squatters have to be evicted
  • Home is usually listed below market value so that lender can clear their inventory. Remember, if a bank has property with no one paying a mortgage on it, they lose money.
  • The lender (seller) will usually pay buyers closing costs
  • Bank owned properties are usually in better condition than short sales. This is because the lender knows that to move the property they have to make  it marketable. A short sale property sometimes has damage that either the seller could not afford to fix or may have done in spite because they are loosing their home. (The way some of the homes are intentionaly damaged by the owner is criminal in my opinion)
  • Quicker closing time. Generally an REO will close with 30-45 days, while a short sale can take months.

Bank Owned properties will continue to be a big part of the overall real estate market for the next few years. Buyers should not be afraid to look at these properties for fear that the banks (lenders) will be hard to deal with.  It is quite the contrary, so go ahead buyers, get out there and help clear up some of this inventory and get a great deal at the same time!

If you would like to view Bank Owned properties please go to my website (no sign up required!) :

Short Sales – Basics

What is a short sale? A short sale is when the homeowner owes more on the house than they could sell it for. Another reason for a short sale is if the homeowner has a hardship (unemployment, medical issue, bankruptcy, death)

The first thing the homeowner must do is prepare a short sale financial package and submit to the bank. There are some banks that will not even consider a short sale unless the owner (with the help of their realtor) can prove that the home will not sell for the amount of the mortgage. This proof is usually in the form of an offer. Most  banks are getting (finally) better at working with the owner on a short sale.

Buyers should make sure that when they make an offer they have recent comparables on properties that have sold to back up their price. The asking price on the short sale property is usually set by the realtor to try to gain an offer. The lenders do not give guidance up-front as to what they will accept, so the price is (or should be) based on recent solds. 

Once the buyer makes an offer the seller can accept or reject it (depending on how much of a hit they want to take). The offer, if accepted, is then submitted by the listing agent to the lender for approval. While the lender is not part of the purchase and sale contract they have the final say so as to whether they will accept the deal or not. On a side note, the buyers agent needs to stay very much involved in the transaction and the progress being made. Many listing agents take on short sales and do not follow through with the paper work that is requested from the lender throughout the process. This will kill a deal pretty quick. The lenders have pretty strict guidelines and timelines and are not very flexible with them. 

The response time from the lender can take anywhere from several days (rarely) to several months. Many buyers get tired of waiting and usually walk from the deal. The rule of thumb right now is it takes three deals before a short sale closes (that can be 6 months and more). There is also a foreclosure process that will have started. Because sellers usually have to miss at least one payment before the bank will talk about a short sale, the bank will start the foreclosure process. Unfortunately, many homes go to auction (foreclosure) before a short sale is completed.

 (I will discuss the foreclosure process in tomorrow post)

If you have any comments or questions please feel free to post here or contact me: or

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