Tag Archives: 2012

Open Topic

FFFA! New Year, Peak & Crash.

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147 Comments

It’s the end of another week and that means it’s time for another Friday Free-for-all.  This is our regular end of the week news round up and open topic discussion thread for the weekend.  The first one of 2013!

Lets get to the links:

–REBGV HPI: peak down this much
–Here’s the press release
–Hottest property values dip in 2012
–Real Estate boom meet Dot Com Crash
–Jesse wins the 2012 prediction contest
–Here’s the 2013 prediction contest
–Why housing prices aren’t coming back
–Whistler condos down 39% over 5 years
–Dec 2012 Condo battle map
–Vancouver Realtor Hunger Index
–

So what are you seeing out there? Post your news links, thoughts and anecdotes here and have an excellent weekend!

*Just a reminder: Registration is open over at the Vancouver Peak Forum, but you must leave a human comment within 2 days of registering or your account will be automatically deleted.  This policy helps us keep the board purged of spammer accounts.  Thanks for your understanding!

BC, data, hype, prices

November 2012 stats – prices keep sliding

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59 Comments

The following is a release from the GVREB which should not be confused with the Real Estate Board of Greater Vancouver (REBGV). This is what the GVREB says about itself:

“GVREB is a not for profit real estate bulletin prepared by industry analysts and market participants. Comments, information and questions can be sent to the general e-mail box at gvreb1@gmail.com”

Here’s their report on the market at the end of November 2012:

Firm trend of lower prices in Greater Vancouver as demographic changes bring motivated sellers to market
FOR IMMEDIATE RELEASE ON VCI

VANCOUVER, B.C. –December 3, 2012 – The pace of property sales slowed in November 2012 from October 2012 to be the second slowest month of November in the past 12 years. The slower selling pace combined with higher inventory levels continues to put downward pressures on home prices. In addition, the leading edge of a demographic change is appearing where aging home owners are selling their long-held principal residences in order to downsize in their retirement years. In certain higher priced markets, we are seeing older-aged sellers accept significant discounts on their asking price to complete their sale transactions. This is putting additional downward pressure on prices and setting the clearing price of the market lower. We foresee continued market weakness with no positive changes in macroeconomic factors expected in the next 18 months.

GVREB reports that residential property sales of detached, attached and apartment properties fell to 1,698 in November 2012, the second lowest total for the month of November in the past 12 years. This total represents a 28 per cent decrease compared to the 2,360 sales in November 2011. Contrary to mid-year predictions from local real estate market associations, the second half of 2012 has not resulted in an increase in sales from the first half but instead has continued to deteriorate.

November 2012 had a modest deterioration in sales pace which resulted in a seasonally unusual increase in the number of months of inventory. Prices also continued their downward trend with market-wide benchmark prices now down approximately 5% from their peaks in May 2012. With slow sales and high inventory, lower prices are now being set by the motivated and aging owners who desire or require their property to sell. These unlevered sellers are willing to accept very large discounts below their asking price in order to realize the large gains they have realized over their original purchase price. We believe this the front edge of a demographic trend that economists have predicted would occur.

New listings for detached, attached and apartment properties in Greater Vancouver totalled 2,750 in November 2012. This was more than 10 per cent below the seasonal average and 15 per cent below the 3,222 listings in November 2011. However, as sales have slowed more than listings, the sales to new listing ratio of 62.0% was the second lowest for the month of November in the past 12 years. The number of active listings at the end of November 2012 was 15,680. Inventory decreased approximately 10 per cent compared to the end of October 2012 while MOI increased to 9.2.

The Residential Reference Price for all residential properties in Greater Vancouver over the last 12 months decreased by 1.2 per cent to $600,200 in November 2012 from $607,200 in October 2011. From the peak price level in May 2012, prices have now decreased approximately 5 per cent in those 6 months.

Sales of detached properties in November slowed to 637 units, a decrease of 30 per cent from the 916 detached sales recorded in November 2011, and a 39 per cent decrease from the 1,050 units sold in November 2010. On a monthly basis, the number of sales November 2012 was down almost 20 per cent from October 2012 and fell at a rate much higher than that of the attached and apartment segments. The reference price for detached properties fell to $916,000 compared to $936,200 in November 2011.

Sales of apartment properties fell to 752 units in November 2012, a 25 per cent decrease compared to the 1,000 sales in November 2011, and a decrease of 28 per cent compared to the 1,052 sales in November 2010. In the past 12 months, the reference price of an apartment property decreased by 2.2 per cent to $362,500 from $368,600.

Attached property sales in November 2012 totalled 309, a 30 per cent decrease compared to the 444 sales in November 2011, and a 24 per cent decrease from the 407 attached properties sold in November 2010. The reference price of an attached unit decreased 3.1 per cent from October 2011 to $459,000.

BC, data, economy, opinion, predictions, prices, supply

Steady low sales continue

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94 Comments

Here’s a round up of last months housing market by the GVREB.

The GVREB posts a monthly market summary similar to the REBGV, but the spin is in the opposite direction.

Here’s what they say about themselves:

“GVREB is a not for profit real estate bulletin prepared by industry analysts and market participants. Comments, information and questions can be sent to the general e-mail box at gvreb1@gmail.com”

And here’s what they say about September 2012:

Steady and low sales volumes continue through September
FOR IMMEDIATE RELEASE ON VCI
VANCOUVER, B.C. –October 3, 2012 – Sales volumes in the Greater Vancouver real estate market flattened in September 2012 yet showed typical seasonal correlations compared to August 2012. September 2012 had the lowest monthly sales volumes for the month of September in more than 20 years as the impact of the new mortgage regulations were fully reflected in market activity. Sales volumes increased compared to August 2012 with daily sales volumes increasing to 77 sales per market day in the first half of the month and then to 84 sales per market day in the second half of the month. These volumes are at seasonally historical low levels and when combined with high inventory levels, active sellers are seeing few active buyers and must price their properties accordingly in order to complete their sale.

GVREB reports that residential property sales of detached, attached and apartment properties fell to 1,522 in September 2012, the lowest total for the month of September in more than 20 years. This total represents a 32 per cent decrease compared to the 2,246 sales in September 2011. Although September 2012 had the lowest monthly sales for more than two decades, it had 2 fewer market days than 2008. Adjusting for the number of sales days, September 2008 had lower sales volume than September 2012 as the number of daily sales per market day was 80 for September 2012 while September 2008 had 75.

September 2012 also brought a shift in property sales mix consistent with the changes in credit conditions. Properties typically purchased by first-time buyers have had sales volume decreases at a higher rate with apartments in all areas and homes in lower priced sub-markets slowing at a higher rate. This has had the impact of placing upward pressure on the average selling price of detached properties even while the Reference Price is decreasing. Discussions with industry experts have noted that buyers are currently financially defensive and are being cautious, making aggressive low-ball offers and waiting for sellers to reduce prices. Several properties sold for more than 20 per cent below asking prices during September 2012 while only 5 per cent sold for over the asking price. GVREB also notes that sales volumes of detached properties in historically middle-class sub-markets were the lowest in over 20 years with sales continuing to languish further in Richmond, North Vancouver and Burnaby. These 3 sub-markets had the lowest September sales volume for detached properties since the 1970’s. Low sales volumes combined with high inventory levels have increased the overall Months of Inventory (MOI) to 12. At MOI in excess of 10, there is typically a downward movement in property values.

New listings for detached, attached and apartment properties in Greater Vancouver totalled 5,199 in September 2012. This is slightly above the average listing rate for the past 12 years. In addition, the sales to new listing ratio of 29.3% was the second lowest of the past 12 years. Continued market weakness has also resulted in a higher rate of listing cancellations and thus, inventory levels have failed to exceed the highs previously noted in June 2012. Based on current sales volumes, sellers who continue to list their property without a price reduction are unlikely to complete their sale before next spring.

Active listings at the end of September 2012 were 18,350, an increase of 4 per cent from August 2012. MOI continued its increase for the seventh straight month reaching an average of 12.1 for all property types. MOI for detached increased to 13.7 months at September 2012 from 12.6 months at the end of August 2012. Attached and apartment inventory increased more significantly to 11.0 months from 9.3 months. In some sub-segments the limited number of buyers has increased MOI to even higher levels with Richmond detached properties only having only a single buyer for every 52 properties listed.

The Residential Reference Price for all residential properties in Greater Vancouver over the last 12 months decreased by 0.6 per cent to $605,000 in September 2012 from $611,000 in September 2011.

Sales of detached properties in September slowed to 602 units, a decrease of 37 per cent from the 957 detached sales recorded in September 2011, and a 30 per cent decrease from the 866 units sold in September 2010. September 2012 was the second lowest sales volume of detached in the past 12 years. The reference price for detached properties fell marginally to $938,000 compared to $939,500 in September 2011.

Sales of apartment properties fell to the lowest level for the month of September in the past 2 decades to 675 units in September 2012, a 27 per cent decrease compared to the 922 sales in September 2011, and a decrease of 30 per cent compared to the 971 sales in September 2010. The reference price of an apartment property decreased marginally to $368,700 from $371,100 in September 2011.

Attached property sales in September 2012 totalled 245, a 33 per cent decrease compared to the 367 sales in September 2011, and a 36 per cent decrease from the 383 attached properties sold in September 2011. The reference price of an attached unit decreased 2.7 per cent from September 2011 to $459,000.

BC, data, debt, opinion, predictions, prices

Second worst August since 1998

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112 Comments

The REBGV has released their Vancouver stats package for August 2012 and it’s a bit of a downer for the true believer.

Sales down, prices down, lots of use of the term ‘buyers market’.

In fact the home sales plunge just made last month the second worst August since 1998.

The group’s composite benchmark price for all residential properties in Greater Vancouver is $609,500 which is down 0.5% from a year ago and 1.1% from July.

Supply seems to be slowing with new listings for detached, attached and apartment properties 4,044 in August for a 13.7% decline from a year ago. New listings were down 15.8% from July.

At 17,567, the total number of residential property listings on the MLS was up 13.8% from a year ago but down 2.8% from last month.

Courtesy of Good Format, here’s the month drops and what that number looks like annualized:

            MLS® Home Price Index  

           July 2012     Aug 2012   Chg(%)  Annualized(%)
Detached     950,200     942,100     0.86       10.32
Attached     468,700     462,300     1.38       16.61
Apartment    374,300     370,100     1.13       13.61

Scubasteve shares some of the worst hit areas for prices:

DETACHED
-3.7% = Richmond
-3.7% = Vancouver West
-1.3% = Maple Ridge

CONDOS
-8.0% = Burnaby South
-7.9% = Port Coquitlam
-6.4% = Burnaby East

TOWNHOUSE
-8.8% = Tsawwassen
-8.3% = Burnaby North
-4.5% = Maple Ridge

And the worst areas for sales:

1) West Vancouver (-65.6%)
Aug/12 = 34 sales
Aug/11 = 96 sales

2) Burnaby (-47.5%)
Aug/12 = 174 sales
Aug/11 = 331 sales

3) Coquitlam (-41.6%)
Aug/12 = 122 sales
Aug/11 = 209 sales

4) Richmond (-31.2%)
Aug/12 = 179 sales
Aug/11 = 260 sales

5) Vancouver West (-31.0%)
Aug/12 = 362 sales
Aug/11 = 524 sales

6) Vancouver East (-29.6%)
Aug/12 = 169 sales
Aug/11 = 240 sales

7) North Vancouver (-29.0%)
Aug/12 = 113 sales
Aug/11 = 159 sales

Read his full comment here.

If we don’t see a flood of listings in the Fall then that will help to let some of the downward pressure off the market, but there isn’t much looking up in the outlook.  We’re now a couple of months into the new mortgage rules that have taken out some first time buyers and put pressure on $1 million houses.

With housing affordability in Vancouver at a record low it’s only going to get trickier to find a buyer unless we get a new flood of credit or higher paying jobs.

 

BC, debt, opinion, predictions, prices

August 2012 Vancouver Market Outlook

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108 Comments

B5Baxter posted this in the comment section yesterday, but the number of links tripped the spam filter and it was held up in moderation for a while.

We appreciate all market analysis and thought this one deserved it’s own post.

Here’s his summary of where we are in the Vancouver real estate market and roundup of forecasts:

_________________

I have started to put together a monthly housing analysis update that I share with interested people. Here is the most recent one:
—————-
Vancouver Real Estate Market Analysis – August 2012

July saw the lowest Metro Vancouver real estate sales in over a decade. Sales were lower than 2008 when prices saw a significant drop. And inventory has stayed near or above 2008 levels since the beginning of the year. That means that over the next few months we should see a drop in prices at least as great as we saw in 2008.

In 2009 prices recovered after interest rates were lowered and other government policies were introduced to stimulate the market. This time around there is less room to move interest rates and the federal government is signaling that they are interested in cooling the market rather than stimulating it.

The low sales and high inventory would indicate that we may be at the beginning of the long anticipated collapse of the Vancouver housing bubble.

Based on an analysis of price/rent, price/income and price/ gdp growth I am estimating that the current market is overvalued by 40-60% and we should expect to see declines of that magnitude sometime in this decade.

Average prices for detached homes in Vancouver have declined by 15% (www.yattermatters.com) from a peak in February. This is the first time we have seen five months of straight declines since 1996. Some individual asking prices have declined 20-40% (see: vancouverpricedrop.wordpress.com )

The Teranet index for Vancouver (usually considered a more reliable indicator than average prices of the overall market) has not shown the same decline. It has remained relatively flat but tends to lag other indicators. The REBGV index showed a 1.4% drop since May. This would be consistent with price behavior and inventory levels in 2008 when prices started declining in the second half of the year.

This graph ( http://vancouverpeak.com/groups/data-hounds/forum/topic/crash-curve-graphs/#post-2531 ) shows three of those metrics imposed on a graph of San Diego housing prices. I believe the Vancouver market is similar to the San Diego bubble market and the declines may follow a similar pattern.

If Vancouver prices did follow a similar trend to US prices we would see the 40-60% drop occur in 3-7 years.

Other estimates:

http://worldhousingbubble.blogspot.ca has estimated a decline of 41% and a time to bottom of 97 months (8 years).

The Economist magazine recently ( http://www.economist.com/node/21557731 ) stated that Canadian real estate is overvalued by 75% (this is an average for Canada, some markets like Vancouver may be higher).

http://alphahunt.ca has estimated a decline of “about 50%” from a March 2011 peak with a time-line of “5+” years

http://vreaa.wordpress.com/ has projected a decline of 50-66%

Pacific Partners estimates a 40% decline (http://pacificapartners.ca/blog/2012/07/18/canadian-real-estate-bubble-chart-book/#Table2 )

Investment Comparison:

During the last six months Vancouver Real Estate showed annualized return of 1.6% (using the optimistic HPI). During the first two quarters of this year the non-cash portion of my own strategic allocation portfolio returned 5.2%.