Upcoming Developments in DTLA
Seriously, so many people are shaking their heads at this market. Sellers are boggled that well-priced homes are not flying off the shelves (they're selling, but surprisingly slower than expected), Buyers are flummoxed that prices aren't crashing, interest rates are still nearly triple the past 5-year low, and even while inventory is rising, prices aren't plummeting.
That's because when you think about it, nothing has really changed in the past 24 months. Interest rates are still high, most Sellers are NOT unleashing since they are happy in their post-COVID homes and even happier with the 2.8% mortgage rate, and inventory is still historically very low. We've been in a weird market where neither side needs to or wants to budge.
But one thing is for sure, right now, Buyers have more of an upper hand than Sellers because they can offer less, or just walk away. Sellers are at the mercy of buyers (unless it's a hot property) and are often willing to negotiate. A recent buyer I represented got their escrow fees paid by the Seller--that was about 10K that the Seller just agreed to pay to get the deal done. Not possible 3 years ago.
And right now, Landlords are gaining the upper hand too. Rents are climbing, the cost of living is climbing, and renters either have to downgrade their place to match the rents they want or pay the annual rent increases where they currently are.
Renters always forget that they don't have a 30-year fixed rent, they have a 12-month fixed rent and that's pretty destabilizing in my opinion. This is another reason why I'm seeing more couples and roommates shacking up to offset costs. Why pay $2500/mo each for a mediocre apartment when you can pay $2000/mo each for a much nicer $4000/mo 2 bedroom in a nicer building and possibly better area?
So what to do? If you're a Seller, price it right and sell so you can use your funds to do what you want to do. Otherwise, hold until the market goes up, because it always does. If you're a Buyer, buy now while things are negotiable. Remember, the mortgage rates can drop and you can always refinance, but the price is the price. Landlords, hold on to those precious rentals, especially in prime buildings and ones in which you have good Renters. Renters, you should consider buying if you're sick of rents increasing each year, and start gaining some equity which equals wealth.
Conditions That Will Increase Insurance Premiums
The headlines change daily, causing chaos, fear and uncertainty. But the effect is clear: Buyers and Sellers are afraid. It's understandable. We know there are going to be effects from tariffs, more inflation, and cost of goods rising. We also know that this affects real estate as the cost of materials and building go up. So while there may not be a flurry of buyers, the prices are not expected to crash. We still have way too many people locked in below 3%, and too many people who bought 10-15 years ago who have too much equity.
So Who's Buying Right Now?
Rentals of single family homes will be most in demand while displaced families need temporary housing until rebuilding or more permanent relocation is done. The problem is that this is the stock of housing that is in shortest supply in LA County. Most rentals are in the form of apartment lease buildings, multi-plex housing, or mom-and pop condo owners. This has caused an increase in prices, but strict price gouging laws are now in place where no landlord can increase a rental price by more than 10%, if it was advertised 1 year prior to the Emergency declaration. Huge fines and imprisonment imply.
Because nearly 7000 housing structures have been destroyed in the fires, there will be thousands of people who will need housing, making the housing shortage worse. Already, prices of sales in non-burn areas are increasing.
One thing is for sure, in the short term, the majority of those displaced will be renting. This is already causing a large number of renters to search in Los Angeles, as well as in other areas including Orange County.
Downtown, which is a non fire hazard zone, has been more attractive to residents looking to move out of fire zones.
Finally, some common sense by policy makers. Mayor Bass has approved fast-tracking rebuilding due to the wildfires.
While the demand for rental housing is rising and soon more buyers will be on the market, there have been many emergency laws put in place in regards to price gouging. This is a serious crime that can land the homeowner in jail. Talk to an attorney if you are considering raising the price more than 10% from the price it was pre-disaster.
Video on Price Gouging: https://www.youtube.com/watch?v=Bvt3mwflfbc
Some tips:
The scale of the wildfires is such that everyone in LA seems to know at least one person affected by the devastation of the week, which is still very much in effect with no end in near sight. It's such a chaotic, sad and stressful time for all. For those of you in need of help, here are some resources below: