Consumers kept the Houston real estate market humming in November, accounting for the sixth consecutive month of positive home sales in 2011.

The year-over-year increase in single-family homes sales, along with another rise in pending sales and further decline in months inventory, reflected a market that continued to benefit from a healthy absorption of housing inventory as 2011 drew to a close.

November sales of single-family homes rose 11.4 percent versus one year earlier, according to the latest monthly data prepared by the Houston Association of Realtors (HAR). On a year-to-date basis, sales were up 4.1 percent. All segments of the housing market experienced growth except for the luxury segment — those homes priced from $500,000 and above — whose decline pulled down the overall average price. The median price saw its biggest increase since February of this year.

"The November report contains a lot of positive data," said Carlos P. Bujosa, HAR chairman and VP at Transwestern. "The Greater Houston Partnership has forecast that our region will add more than 84,000 jobs next year, and as long as that's the case, we would hope to see further strengthening of the local economy, including real estate."

The single-family home median price — the figure at which half of the homes sold for more and half sold for less—reached the highest level for a November in Houston, climbing 2.6 percent to $154,950. The average price declined 4.8 percent from November 2010 to $206,969, but still managed to achieve the second highest level for a November in Houston.

Foreclosure property sales reported in the Multiple Listing Service (MLS) increased 9.2 percent year-over-year in November. Foreclosures comprised 20.2 percent of all property sales, which is consistent with the levels they have maintained since May of this year. The median price of foreclosures in October ticked up 0.8 percent to $80,000.

November sales of all property types in Houston totaled 4,676, up 10.6 percent compared to November 2010. Total dollar volume for properties sold during the month rose 4.4 percent to $942 million versus $903 million one year earlier.

The month of November brought Houston's overall housing market positive results when all sales categories are compared to November of 2010. Total property sales and total dollar volume rose on a year-over-year basis. The median price climbed to an historic high for a November in Houston.

Although the average price declined, it recorded its second highest level for a November in Houston.

Month-end pending sales for November totaled 3,013. That is up 16.6 percent from last year and suggests another positive month of sales when the December figures are tallied. The number of available properties, or active listings, at the end of November declined 13.0 percent from November 2010 to 45,113. The inventory of single-family homes dropped to its lowest level since January 2010—6.2 months, compared to 7.6 months one year earlier.

That means it would take 6.2 months to sell all the single-family homes on the market based on sales activity over the past year. The figure is significantly better than the national inventory of single-family homes of 8.0 months reported by the National Association of Realtors (NAR). These indicators all continue to reflect a balanced real estate marketplace for Houston.

Source: Houston Association of Realtors

Houston retains the No. 7 spot on a list of top U.S. cities favored by foreign real estate investors, according to a survey released Tuesday by the Association of Foreign Investors in Real Estate.

Three Texas cities made the 20th annual survey of members of the association. Austin moved into the eighth spot from eleventh place last year. And Dallas ranked No. 13, after not placing on the list since 1995.

The top five cities for foreign investment in 2012 are:

1. New York

2. Washington, D.C.

3. San Francisco

4. Boston

5. Los Angeles

Sixty percent of survey respondents said they plan to increase their U.S. investments this year, which is lower than the 72 percent from last year.

Fifty-nine percent of respondents said the U.S. offers the most stable and secure real estate investments worldwide — the highest level of respondents' confidence in the U.S. since 2006.

With 42.2 percent of the votes, the U.S. real estate market is seen as having the best opportunity for capital appreciation in the world. But that first-place score is lower than last year, when it got 64.7 percent of the votes.

Multifamily complexes remain the most popular investment property type for foreign buyers, according to the survey. Apartments are followed in popularity by industrial, office, retail and hotel properties.

The survey was conducted in the fourth quarter of 2011 by the James A. Graaskamp Center for Real Estate, Wisconsin School of Business.

Source: Houston Business Journal

This new year might be the one in which the housing market starts to strengthen, according to the 2012 predictions of several housing industry observers and experts.

Jed Kolko, chief economist at Trulia.com, a real estate search and research website, says he sees rising rents, a humble recovery in housing prices and even some unexpected "hot" spots where he thinks price increases will exceed the average this year.

"Smart cities are hot," he said in his annual forecast, highlighting Austin, Houston, San Jose, Boston and Rochester, New York, as cities where home prices can be expected to see modest to healthy increases.

Rochester might seem a surprising addition, since the city lost many jobs when the photography colossus Kodak thinned its ranks. Seems things are rebounding; "In Rochester, a center of high-skill manufacturing industries, education levels are well above the national average," Kolko wrote. "As the recovery proceeds, smart cities are leading the way."

Kolko told Reuters his predictions are based on 14 months of U.S. job gains and the assumption that "there's no big crisis in 2012."

He also sees shrinking mortgage delinquencies in 2012, though foreclosures will rise as old delinquencies exit the paperwork pipeline.

Increasing demand for rental properties should mean higher rents, he added, but should also spark new construction to keep up with demand.

Mortgage rates should rise a bit, too, said Kolko; calling that a sign of economic strengthening. "Higher rates for a reason we can cheer," he said.

"I would double-down on (Kolko's) statement" on rentals, said Rich Arzaga, founder and CEO of Cornerstone Wealth Management in San Ramon, California and an adjunct professor in personal finance at the University of California at Berkeley. "This was going to happen even without foreclosures. If you look at the statistics on homeownership, it shows that people are buying homes later in life, and that the echo boomers will drive rentals for a longer period of time."

Jeffrey Rogers, president of Integra Realty Resources, a New York-based real estate valuation and consulting firm, also agreed with Kolko's assessment of the rental market: Multifamily units - that is, building with five or more units - "are one of the property types that still received funding for new projects throughout the downturn."

That's because builders are responding to the pressures created by the continual shortage of rental properties.

When it comes to "smart cities," real estate expert Dolores Conway, a professor of real estate economics and statistics at the University of Rochester, picked many of the same areas as Kolko.

In the case of Rochester, she said growth within that city's healthcare sector has helped stabilize its housing market, and her enthusiasm for Texas cities echoes his. ("The bloom's not off the yellow rose of Texas," Kolko wrote in his Trulia blog dated December 21.)

The optimism of housing pros for 2012 follows a fairly grim 2011. The Case-Schiller Index released at year end showed home prices for October dropped again in 19 out of 20 cities covered by the index. (The 20-city composite is down 3.4 percent compared to October 2010.)

Source: Reuters

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Three days before the end of 2011, in an effort to continue stabilizing home values and improve conditions in communities experiencing high foreclosure activity, Acting FHA Commissioner Carol Galante announced a temporary waiver of FHA's anti-flipping regulations through 2012.

"This extension is intended to accelerate the resale of foreclosed properties in neighborhoods struggling to overcome the possible effects of abandonment and blight," said Galante. "FHA remains a critical source of mortgage financing and stability and we must make every effort to promote recovery in every responsible way we can."

With certain exceptions, FHA rules prohibit insuring a mortgage on a home owned by the seller for less than 90 days. In 2010, however, FHA temporarily waived this regulation through January 31, 2011, and later extended that waiver through the remainder of 2011. The new extension will permit buyers to continue to use FHA-insured financing to purchase HUD-owned properties, bank-owned properties, or properties resold through private sales. It will allow homes to resell as quickly as possible, helping to stabilize real estate prices and to revitalize neighborhoods and communities.

The extension announced at the end of 2011 is effective through December 31, 2012, unless otherwise extended or withdrawn by FHA. All other terms of the existing Waiver will remain the same. The Waiver contains strict conditions and guidelines to prevent the predatory practice of property flipping, in which properties are quickly resold at inflated prices to unsuspecting borrowers. The Waiver continues to be limited to sales meeting the following conditions:
• All transactions must be arms-length, with no identity of interest between the buyer and seller or other parties participating in the sales transaction;
• In cases in which the sales price of the property is 20 percent or more above the seller’s acquisition cost, the Waiver will apply only if the lender meets specific conditions, and documents the justification for the increase in value; and
• The Waiver is limited to forward mortgages, and does not apply to the Home Equity Conversion Mortgage (HECM) for purchase program.

Since the original waiver went into effect on February 1, 2010, FHA has insured nearly 42,000 mortgages worth more than $7 billion on properties resold within 90 days of acquisition.

FHA research finds that in today's market, acquiring, rehabilitating and reselling these properties to prospective homeowners often takes less than 90 days. Prohibiting the use of FHA mortgage insurance for a subsequent resale within 90 days of acquisition adversely impacts the willingness of sellers to allow contracts from potential FHA buyers because they must consider holding costs and the risk of vandalism associated with allowing a property to sit vacant over a 90-day period of time.

Source: Federal Housing Authority

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