Interest Rates Still Amazing for Buyers

While prices are high, they are plateauing in some areas and combine that with low interest rates, it's still better to buy than rent. At least you can build equity over time. At least you can rent out the place if you need to, and rents in LA are high. At least you can write off some of the property expenses. At least you can have stability from rising rents and unpredictable Landlords.

Areas that are exciting because of changes, new development, public transportation access, and overall a range in prices:

1. DTLA of course! Still one of the most desirable areas because of the FWY access, public transportation is growing in the area, and many companies are relocating to DTLA:

2. West Adams is a huge Transportation Priority Zone. Tons of development happening along Adams Blvd, and spillover from Culver City and Mid City plus some beautiful Craftsman & Spanish gems are making this neighborhood a good buy.

3. Highland Park has been happening for a while. And it's still going strong because of the amazing stock of homes (many that still need polishing, which means there's still room for growth and value), a very small amount of apartment housing (most are SFRS), hillside views and interesting topography, access to Goldline, and the fact that it's sandwiched between the best of the eastside areas like Pasadena, DTLA, Eagle Rock, Frogtown.

Some Of Us Are Wishing For a Bubble

This is crazy, but I've heard more homeowners and renters wish for a bubble lately. Yes, even homeowners. (Note: these are the same folks who bought in the crash and will do it again every time--I know I would).

When things crashed, there were many jumping ship, and just as many were clamoring to scoop up one, two or more properties. It sounds like crazy speculation but really, it's logic. These same properties at the crash were selling for crazy low prices such as $200-400k. Previously they sold for double those numbers. When you know that demand for these homes were there at double the price, why wouldn't you buy that property when it's half the price?

That's the past, and with no real bubble in sight for the next 2-3 years, prices are high. Some say it's unsustainably high, but that's all relative. Our friends in NY and London and SF are laughing at LA prices because they are so "low." In fact, folks from these cities are buying a second home in LA.

So what hope is there when inventory is low and prices are high and you want an investment property or a first home because renting sucks?

Two things:

1. You have to take advantage of the still very low interest rates

2. You have to give up the fantasy of buying a 3+2 in Silverlake or a 2000sf loft in DTLA for $600k.

Hot areas that are half dumpy but cleaning up:

1. Frogtown
2. Atwater Village
3. Glassell Park
4. El Sereno
5. West Adams
6. Leimert Park
7. Lincoln Heights
8. Garvanza
9. Hermon

Areas that people say are hot but will probably take 10+ years to see ROI:

1. Boyle Heights
2. East LA
3. Inglewood
4. Compton
5. Cypress Park (Some parts)

Areas that are so hot, it's over:

1. Echo Park
2. Mt. Washington
3. Montecito Heights
4. Highland Park

Close to DTLA, Yet Well Under $1Mil

It's still a Seller's market. Prices are high, lots of buyers, nicely maintained properties are still getting multiple bids, and inventory is super low. 

And yes, I'm going to go there. I'm actually using $1Mil as a benchmark for affordability. These are the times we live in, in L.A. (Keep in mind our Norcal neighbors are laughing at these affordable prices.)

Despite the gloom and doom news about home affordability (some of which is true), certain pockets of the city are still in high demand and the buyers can actually afford what they're looking for. Some DTLA owners are opting to rent out their DTLA pad and try out a house with a yard in these pockets or buy an investment to AirBnB.

Some excellent up and coming neighborhoods where values are still rising due to proximity to DTLA and other major hubs, and prices on average are under $1Mil.

Highland Park 

Glassell Park

Montecito Heights

Lincoln Heights

Hermon

Monterey Hills

El Sereno

Garvanza

West Adams/Jefferson Park

View Park/Park Hill Heights

Condo Prices Stay Stronger Than SFR Prices

As housing prices continue to climb, condo pricing is among the strongest, and where are the highest concentration of condos? DTLA of course. Condo prices in Downtown LA rose 2.4 percent in the first three months of this year, according to Douglas Elliman.

From January to March, condos in DTLA sold for a median price of $599,000, up from $585,000 in the same time period last year. And, the average DTLA condo spent 67 days on the market—a drop from 82 days in the first quarter of 2016.

There's a huge reason as to why. People are getting priced out of the SFR market, and condos often have a more affordable price point. For instance, a 1 bed condo in WEHO with nice amenities could cost you about $650k, while a 2+1 home will cost about 1.1k. The discrepancy is price is huge and you're not always getting a whole lot more for that upcharge.

In DTLA, you can snag a condo with nice views and parking and amenities like a pool, gym, lounge, concierge, for about $700k. You'd have to plunk down about $850 to get a semi-decent remodeled 2+2 in Highland Park, and you may not even have a garage.

The second reason is the upkeep. Condos are relatively headache free--just maintain your AC unit and keep the plumbing in good shape. While a house needs regular maintenance for the roof, basement, gutters, landscaping, etc, and this isn't for everyone. 

Inventory Low in Downtown, Driving Prices Up in Nearby Areas

Inventory has been low in downtown for some time now. 2013 was when the momentum picked up from a lull and people started buying again, which has been keeping inventory low, especially in highly desirable buildings. As you can guess, in the less than desirable buildings, things have been sitting longer. Various reason for this, which I can go over with you another time.

But the overall effect is that inventory has remained low in downtown and has thus driven prices up. In fact, a couple of my clients with a budget who've had their hearts set on DTLA have been outbid and are now looking into the surrounding areas, which are incidentally on everyone's radar too. Namely, NELA, which covers Highland Park, Mt. Washington, Montecito Heights and others. While it's a Gold Line ride away from downtown, you can get more square footage for the price in NELA. With downtown prices at over $550/sf on average, NELA is still about about $465/sf on average.