Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
Oxford Mills Real Estate Market Stats
Oxford Mills Is A Subdivision In Overland Park KS
Looking over the Oxford Mills market statistics dating back to February 2009, 13 homes were put on the market and 7 homes were sold over the same year period. The average sales price in Oxford Mills was $330,214 and the subdivision saw a price range variance of $307,000 to $360,000.
Stats pulled from Heartland MLS & deemed reliable but not guaranteed; Check the post date for relevancy; Stats cover approximately 12 months of market activity.
Comparing the 2 Active listings in Oxford Mills to the 12-month sales rate in the community, there’s 3.4 months of inventory currently on the market. This is good in today’s real estate market and the average current list price of $332,450 is right at the average sales price ($330,214) seen in Oxford Mills over the past year. Oxford Mills is a popular Overland Park KS subdivision and located near parks, shopping, dining and entertainment amenities.
Oxford Mills In Overland Park KS
Oxford Mills is located in southern Overland Park Kansas and is served by the Blue Valley School District. Many of the homes in Oxford Mills were built from 2001 through 2004. If you’re considering a move to or from Oxford Mills, or another Overland Park Kansas community, I look forward to discussing your situation in detail.
View Homes For Sale in Oxford Mills
Buying A Home In Oxford Mills
Selling A Home In Oxford Mills
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Categories: Home Buying · Home Selling · Johnson County KS Real Estate · Kansas City Real Estate · Overland Park KS Real Estate · Subdivision Market Stats
Tagged: Oxford Mills, Oxford Mills Homes For Sale, Oxford Mills In Overland Park KS
February 6, 2010 · 1 Comment
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
The new 2010 Good Faith Estimate has been in effect for more than a month and I’ve yet to see any mortgage lenders, borrowers or real estate agents climbing buildings or jumping off bridges. The changes do however have people talking and will certainly change the way loans have been handled over the years. For the best mortgage lenders, these changes won’t have the same drastic effect they’ll have on shady or unorganized lenders. The lenders I know well have also taken on the changes head on in educating agents and borrowers alike about the changes.
The January 1st 2010 Real Estate Settlement Procedure Act (RESPA) has certainly made the Good Faith Estimate a lot more good faith — and a lot less Que Sara, Sara. Lenders will have to educate borrowers on what’s being charged for their loan, why they’re being charged each amount and in many cases, who exactly is charging the fees. I’m expecting it will clearly educate borrowers on the risks of ARM loans and other creative financing methods that are at the root of our current financial mess. I’ve read many places online that it will make it very easy to compare the Good Faith Estimate that was given out early in the process to the actual HUD-1 Settlement Statement that will be produced for the real estate closing.
The new Good Faith Estimate requires that mortgage lenders show all the key loan terms and closing costs to borrowers. More importantly, if the lender half-asses a Good Faith estimate, the lender could be on the hook for overages in many instances. I’m thinking this will give home buyers some good assurance that the Good Faith Estimates will be reasonably accurate and minimize or eliminate the junk fees seen all too often over the years. Finding junk fees on the HUD-1 has put many a borrower in the difficult circumstance of not being able to fight it because they’ve already closed on their home sale. And, if you’re thinking ahead like me, this seems likely to lead lenders to work closely with closing agents to build a comfort level that the fees quoted early on are more-or-less guaranteed come closing time.
Different aspects of the new Good Faith Estimate (GFE) are defined at different tolerance levels. The one I’ve commonly heard referred to is the 10% tolerance of quoted fees. This applies to settlement service fees where the lender specifies the provider to be used in the transaction. But there’s also many that fall under zero tolerance, including fees the lender was in direct control of when they were listed on the GFE – such as the lender’s own origination fees, underwriting fees and processing fees. Then there’s the unlimited tolerance for items that the borrower is in control of – such as title insurance, home inspections and homeowner’s insurance. You can see how the lender can’t be expected to guarantee the latter.
It’s worth noting that many lenders believe any money saved by the new GFE could be lost due to the extra time and costs required to make sure they are in compliance with the changes — all costs they’d likely want to pass on to consumers. But if lenders start erring on the safe side, competitors who are on the ball and quoting accurate fees and costs will undercut them and secure the borrower’s business. So I find it unlikely that lenders will simply quote high amounts on the GFE, because if they do they may go out of business – due to having no business. The new Good Faith Estimate is a 3-page document that provides a break down of loan costs in layman terms. ALL mortgage lenders are required to use this document going forward and you can check out some of the most common GFE questions here on these 57 pages of frequently asked RESPA questions.
A down side that I’m pondering is whether lenders will refuse to give borrowers a Good Faith Estimate early in the home buying process. If they refuse until a buyer has applied for a home loan and gone under contract, this would keep a borrower from really knowing the costs of the loan until they’re already under contract. Although I could argue that’s no worse than what’s been dealt with before these changes were made. We’ll need several more months to see how things play out and make any definitive assessments of the effect of the new GFE. Irregardless, it’s as critical as ever that borrowers work with a reputable and trust-worthy lender. If you’re looking for a good lender to finance your home purchase or refinance your current home, here are three lenders that I would trust to handle my own Kansas City mortgage loan…
Jill Underwood with Pulaski Bank
Email: jill@jillunderwood.com
Phone: 913-915-0150
www.JillUnderwood.com
Alan Scarpa with National Bank Of Kansas City
Email: ascarpa@nbofkc.com
Phone: 913-253-0189
www.nbofkc.com
Rick Woodruff with Metropolitan Mortgage Corporation
Email: rick@e-metropolitan.com
Phone: 913-642-8300
www.emetropolitan.com
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Categories: Home Buying · Investment Property · Johnson County KS Real Estate · Kansas City Real Estate · Leawood Kansas Real Estate · Lee's Summit Real Estate · Lenexa Kansas Real Estate · Mortgage Loans · Olathe Kansas Real Estate · Overland Park KS Real Estate · Prairie Village Real Estate · Shawnee Kansas Real Estate
Tagged: Kansas City Home Loans, Kansas City Mortgage Lenders, Kansas City Mortgage Loans
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
Crimson Ridge Real Estate Market Stats
Crimson Ridge Is A Subdivision In Shawnee KS
Looking over the Maplewood of Crimson Ridge and Oakbrook of Crimson Ridge market statistics dating back to February 2009, 24 homes were listed for sale and 15 homes were sold and closed over the same year time-frame. The average sales price the past year in Maplewood of Crimson Ridge was $279,914 and the average sales price in the Oakbrook of Crimson Ridge area was $308,852.
Stats pulled from Heartland MLS & deemed reliable but not guaranteed; Check the post date for relevancy; Stats cover approximately 12 months of market activity.
Comparing the 8 overall Active listings in Crimson Ridge to the 12-month sales rate in the community, there’s 6.4 months of inventory on the market. The average current list price in Crimson Ridge is $331,044, which is quite a bit higher than the average sales price over the past year in the community ($279,914). Crimson Ridge is a popular Shawnee Kansas subdivision and located near K-7 highway access, parks, schools and dining amenities.
Crimson Ridge In Shawnee Kansas
Crimson Ridge is located in western Shawnee Kansas and is served by the De Soto School District. Many of the homes in Crimson Ridge were built from 1999 through 2005. If you’re considering a move to or from Oakbrook of Crimson Ridge or Maplewood of Crimson Ridge, please contact me for assistance. I look forward to assisting you with your Shawnee Kansas home sale or purchase.
View Homes For Sale in Maplewood of Crimson Ridge
View Homes For Sale in Oakbrook of Crimson Ridge
Buying A Home In Crimson Ridge
Selling A Home In Crimson Ridge
Relocating to Shawnee Kansas
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Categories: Home Buying · Home Selling · Johnson County KS Real Estate · Kansas City Real Estate · Shawnee Kansas Real Estate · Subdivision Market Stats
Tagged: Crimson Ridge, Crimson Ridge Homes For Sale, Crimson Ridge In Shawnee KS, Maplewood Of Crimson Ridge, Oakbrook Of Crimson Ridge
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
Real Estate Info for The City of Overland Park Kansas
Recent 15 Days of Overland Park KS Market Activity
Using the past 15 days of market stats in the chart below to figure the absorption rate in Overland Park Kansas, there’s 13 months of inventory currently on the market. This is extremely high and how long it would take to work off the 918 listings at a pace of 70 sales per month. Take this with a grain of salt however, because the volume of closings we’re seeing right now are partially a reflection of the bad weather we had for a month. Showings were down drastically and without showings, sales obviously suffer. I find optimism in the high number of homes that went under contract — 100 sales is a lot for a 15-day period and if all of those homes were to make it closing (and we used that sales rate to figure the absorption rate), the absorption rate would be a drastically improved 4.6 months of inventory.
Type
|
#
|
Average $
|
Avg DOM
|
Listings Past 15 Days
|
130 |
$279,724 |
-
|
Total Active Listings
|
918 |
-
|
-
|
Newest Contracts Written
|
100 |
$275,738 |
100 |
Newest Sold (Closed)
|
35 |
$268,160 |
92 |
* The Average $ of Newest Contracts considers the price the homes were listed at when they went under contract. Data pulled from Heartland MLS and deemed reliable but not guaranteed. Low samplings in any category can skew results. Stats may not be an exact 15 days from date of this post. DOM = Days On Market.
If you’re having thoughts of buying or selling an Overland Park KS home, please contact me for in-depth market information and stats on the areas of Overland Park that most interest you. Real estate is LOCAL and poor market stats in one community can give way to excellent market stats in the community right next to it. We look forward to assisting you with making an informed real estate decision.
View Past Real Estate Stats On Overland Park Kansas
Buyer’s Agents In Overland Park Kansas
Seller’s Agents In Overland Park Kansas
Relocating to Overland Park Kansas
View All Listed Overland Park Kansas Homes For Sale
Overland Park Kansas
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Categories: City Market Stats · Home Buying · Home Selling · Investment Property · Johnson County KS Real Estate · Kansas City Real Estate · Overland Park KS Real Estate
Tagged: Overland Park Kansas Buyer's Agents, Overland Park KS Real Estate Agent, Overland Park Real Estate Agent
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
Fair housing laws have a clear goal but leave many Kansas City real estate agents wondering exactly what we can tell area home buyers. What every real estate agent should know is they can not steer a home buyer to any home or area in a discriminatory way. To make sure there are no misconceptions in this regard, many Realtors simply won’t touch the subject of demographics. Every agent I know takes buyers to areas that fit their price range, wants and needs. That’s the way it should be. When a potential client asked me specifically to use descriptions like “ghetto” to describe certain areas, I told them I wouldn’t do so. I don’t know that doing so would have caused me any problems, but I had no interest in finding out.
I believe the best thing real estate agents can do to help their clients is provide links to the web sites that have relevant facts and stats on a particular area. If you want to know the demographics of Overland Park Kansas, then try The U.S. Census Bureau or City-Data.com. Those are just a couple of the places to get data on the areas that interest you. The same can be done when clients ask for school information. I am however more comfortable discussing schools and school districts with clients than I used to be. Some agents still refuse to broach the subject of schools. I got over my phobia of discussing schools with buyers after reading the following from John Trasvina, who is the assistant secretary of fair housing and equal opportunity at the U.S. Department of Housing and Urban Development. On the subject of schools, he concludes that “real estate agents ought to share information with clients on an even-handed basis”. In other words, it’s not so much what you say, as it is that you make sure you say it to EVERYONE. Otherwise, you’re better to not say it all. You can read more on this in the Baltimore Sun article “What A Real Estate Agent Can And Can’t Tell You“.
We’ve discussed demographics and schools, but what about crime stats? I believe the “say it to everyone or don’t say it all” philosophy also applies when it comes to crime stats. And since it’s not possible to memorize crime stats, I tell clients it’s important that I have the facts to support any assertions I make. Since that’s just not possible in the field, I’ll send my clients links to the information. In most cases, there IS a way to give clients the information they request, without breaking any fair housing laws. On my web site, you’ll see I have links that quickly take buyers away from my site and to the information they seek. A good one is CrimeReports.com, which has excellent crime info on Kansas City, Missouri. Another interesting site is Crime Scene KC, which is a local blog with details about local crime — here’s a sample of their Olathe Kansas crime section. CityRating.com is also very helpful and here’s their analysis of crime in Shawnee Kansas, for example. Of course, visiting any municipalities own web site and also the local police department web sites are prime starting points.
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Categories: Home Buying · Johnson County KS Real Estate · Kansas City Real Estate · Leawood Kansas Real Estate · Lee's Summit Real Estate · Lenexa Kansas Real Estate · Olathe Kansas Real Estate · Overland Park KS Real Estate · Prairie Village Real Estate · Shawnee Kansas Real Estate
Tagged: Kansas City Crime Stats
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
Avignon Real Estate Market Stats
Avignon Is A Subdivision In Olathe Kansas
Looking over the Avignon market statistics dating back to February 2009, 19 homes were put on the market and 20 homes were sold over the same year period. The average sales price in Avignon was $359,661 and the subdivision saw a price range variance of $299,900 to $392,988.
Stats pulled from Heartland MLS & deemed reliable but not guaranteed; Check the post date for relevancy; Stats cover approximately 12 months of market activity.
Comparing the 6 Active listings in Avignon to the 12-month sales rate in the community, there’s 3.6 months of inventory currently on the market. This is great in our current real estate market and represents stable market conditions in the area. The average current list price of $353,792 is in fact lower than the average sales price over the past year in the community, so there should be good buying opportunities in the area. Avignon is a popular Olathe Kansas home community and located in the heart of dining, shopping and park amenities and also close to access to several area highways.
Avignon In Olathe Kansas
Avignon is a Villa community located in northeast Olathe Kansas and is served by the Olathe School District. Many of the homes in Avignon were built from 2006 to homes currently under construction. If you’re considering a home purchase or home sale in Avignon or another area of Olathe, please contact me for current market stats and real estate assistance.
View Homes For Sale in Avignon
Buying A Home In Avignon
Selling A Home In Avignon
Relocating to Olathe Kansas
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Categories: Home Buying · Home Selling · Johnson County KS Real Estate · Kansas City Real Estate · Olathe Kansas Real Estate · Subdivision Market Stats
Tagged: Avignon, Avignon Homes For Sale, Avignon In Olathe KS, Avignon Villas
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
4 out of 5 listing agents surveyed say Kansas City home Sellers should have their homes pre-inspected. Here’s an opinion from the 1 out of 5 group. I believe pre-inspections are a bad idea for Sellers because they leave Sellers facing a double jeopardy situation in dealing with inspection repairs. One of the main reasons many Kansas City real estate agents recommend pre-inspections is because it allows a Seller the time to get multiple bids, thus saving them money on necessary repairs (versus having to deal with them in a rush during the Buyer’s inspection process). Although it’s possible a Seller could get repairs done for less if found during a pre-inspection, there’s usually enough time to deal with inspection repair bids during the alloted contract time frame — so this isn’t reason enough for me to recommend pre-inspecting.
Another reason I often hear is that pre-inspecting can help prevent contracts from falling apart later. While it’s possible that pre-inspecting could prevent a deal from falling through, it could also prevent Buyers from ever even making an offer on the home — depending on the issues, addressing repairs may not be enough to ease a buyers concerns that the issues were present in the first place. Some agents say that Sellers should pre-inspect because doing so allows the Seller to choose the inspector and that a Buyer may not even follow-up with doing their own inspections. That’s hogwash (don’t think I’ve ever used that word) as I’ve never seen a Buyer trust a Seller’s pre-inspection report enough to not do their own inspections. Why would they trust a report that was ordered, paid for and, most likely, completed under the influence of the Seller? And don’t forget the reports aren’t free – they will cost Sellers several hundred dollars.
So what do I recommend Sellers do? Sellers should complete repairs to all issues of which the Seller is already aware. Sellers, by law, must disclose all known defects. So they’re better off disclosing completed repairs than having to disclose the problems unaddressed. Also remember that the inspection burden is on the Buyer, not the Seller. It’s a Buyer’s inspectors job to work at uncovering unknown defects. I’d let the Buyer’s inspector do their job and avoid double jeopardy when it comes to home inspections. Sellers who go through with pre-inspecting should plan to fix ALL items listed on the pre-inspection report. Otherwise, they’ll be giving Buyers reasons to NOT even make an offer on the home. Also keep in mind that no two home inspectors are alike, so Sellers should prepare to open their checkbooks a second time after going under contract. If you want to read more (much from the 4 out of 5 agents,) here’s a forum thread with agents discussing pre-inspections.
Disclaimer: most homes I deal with are less than 40 years old. Homes that are 50, 60… 100+ years old may make sense to pre-inspect — then again, I could make a good argument that pre-inspecting older homes could be even worse for Sellers. Also, the 4 out of 5 agents is a reference to the old dentist commercial and no one was really surveyed.
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Categories: Home Selling · Investment Property · Johnson County KS Real Estate · Kansas City Real Estate · Leawood Kansas Real Estate · Lee's Summit Real Estate · Lenexa Kansas Real Estate · Olathe Kansas Real Estate · Overland Park KS Real Estate · Prairie Village Real Estate · Shawnee Kansas Real Estate · Uncategorized
Tagged: Kansas City Home Inspections, Kansas City Home Sellers, Pre-Inspecting A Kansas City Home, Selling A Kansas City Home
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
Estates Of Iron Horse Real Estate Market Stats
Estates Of Iron Horse Is A Subdivision In Leawood KS
Looking over the Estates Of Iron Horse market statistics dating back to January 2009, 14 homes were put on the market and 8 homes were sold over the same year period. The average sales price in Estates Of Iron Horse was $513,953 and the subdivision saw a price range variance of $310,000 to $622,500.
Stats pulled from Heartland MLS & deemed reliable but not guaranteed; Check the post date for relevancy; Stats cover approximately 12 months of market activity.
Comparing the 5 Active listings in the Estates Of Iron Horse to the 12-month sales rate in the community, there’s 7.5 months of inventory currently on the market. This is a little high but decent in the price range given the current real estate climate. The average current list price of $515,180 is perfectly in line with the average sales price the past year, so there should be solid buying opportunities for buyers wanting to get into the Estates Of Iron Horse area. Iron Horse is a popular Leawood Kansas home community and located near parks, shopping and dining amenities.
Estates Of Iron Horse In Leawood KS
The Estates Of Iron Horse is located in southern Leawood Kansas and is served by the Blue Valley School District. Many of the homes in Estates Of Iron Horse were built between 1996 and 2001. If you’re considering buying or selling a home in Estates Of Iron Horse or another Leawood Kansas subdivision, please contact me to discuss your real estate situation in detail.
View Homes For Sale in Estates Of Iron Horse
Buying A Home In Estates Of Iron Horse
Selling A Home In Estates Of Iron Horse
Relocating to Leawood Kansas
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Categories: Home Buying · Home Selling · Johnson County KS Real Estate · Kansas City Real Estate · Leawood Kansas Real Estate · Subdivision Market Stats
Tagged: Estates Of Iron Horse, Estates Of Iron Horse Homes For Sale, Estates Of Iron Horse In Leawood KS
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
Real Estate Info for The City of Olathe Kansas
Recent 15 Days of Olathe KS Market Activity
Using the past 15 days of market stats in the chart below, the absorption rate in Olathe Kansas is 16 months. That’s the highest I’ve seen it in the past 2 years. The problem is obviously a demand of 50 sales a month in the city when there’s 800 homes on the market. While this is alarming, do keep in mind the extreme weather we’ve had the past month led to very few contracts being written and, as such, we’re seeing few closings 30 days later. In fact, I don’t remember the last time I saw the contracts written stats in any city so much better than the homes sold (closed) stats. 84 homes went under contract over the same 15-day period and if we were to use that stat to figure the absorption rate (assuming they all will close), then the absorption rate would be a much improved 4.8 months of inventory.
Type
|
#
|
Average $
|
Avg DOM
|
Listings Past 15 Days
|
119 |
$223,020 |
-
|
Total Active Listings
|
801 |
-
|
-
|
Newest Contracts Written
|
84 |
$216,320 |
92 |
Newest Sold (Closed)
|
25 |
$236,615 |
89 |
* The Average $ of Newest Contracts considers the price the homes were listed at when they went under contract. Data pulled from Heartland MLS and deemed reliable but not guaranteed. Low samplings in any category can skew results. Stats may not be an exact 15 days from date of this post. DOM = Days On Market.
Keep in mind that 15 days of market activity is a small snap shot of what’s going on with Olathe Kansas real estate. If you’re considering an Olathe Kansas home purchase or home sale, please contact me for the market statistics specific to your Olathe KS subdivision or area. I look forward to discussing the comparable market statistics and general market conditions that will affect your buying or selling decisions.
View Past Real Estate Stats On Olathe Kansas
Buyer’s Agents In Olathe Kansas
Seller’s Agents In Olathe Kansas
Relocating to Olathe Kansas
View All Listed Olathe Kansas Homes For Sale
Olathe Kansas Real Estate
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Categories: City Market Stats · Home Buying · Home Selling · Investment Property · Johnson County KS Real Estate · Kansas City Real Estate · Olathe Kansas Real Estate
Tagged: Olathe Kansas Real Estate Agents, Olathe Kansas Real Estate Update, Olathe KS Realtors
Hands On The Heartland
Checking The Pulse Of The Kansas City Real Estate Market
I’m guessing we all know at least one friend or family member who’s lost their job, taken a pay cut at work or taken a reduction in hours just to keep their job. Unemployment is at 10% and that figure doesn’t even include those who are working for less pay. It’s probably not too far-fetched to assume at least half of us are making do with less than we were a few years ago. Being in the real estate industry, I hear many stories of struggles with lost real estate equity and I can only imagine the stress that comes with losing your job.
I recently spoke with a friend who lost her job and the emotions were overwhelming really. When I stopped and really thought about it, I began to realize just how much effect a job loss could have on an individual. At the time, all I was able to offer was the old fall-back of telling someone to keep their chin up and things will get better. Later I got to thinking about how hollow that response was and I decided to jump online to see what types of accounting opportunities I could find in the Kansas City area. Being self-employed I’d never had to go down the job search path, but it didn’t take long to get in the swing of things. I was able to put together the following possibilities and I emailed them to my friend. I haven’t heard back yet on whether she’s found any good possibilities but having put in the time of locating a list of job finder sites, I thought I’d share the info. The following links take you to the pages within each site, in this case after searching “accountant Kansas City”…
Yahoo Hot Jobs – 63 possible Kansas City area accounting jobs
Career Builder – 147 possible Kansas City area accounting jobs
KC Business Journal – 526 possible Kansas City area accounting jobs
Jobs.com – 107 possible Kansas City area accounting jobs
Job-Hunt.org – 82 possible Kansas City area accounting jobs
Simply Hired – 63 possible Kansas City area accounting jobs
Flip Dog – 59 possible Kansas City area accounting jobs
Indeed.com – 125 possible Kansas City area accounting jobs
Craigslist KC – 14 possible Kansas City area accounting jobs
Monster.com – 14 possible Kansas City area accounting jobs
Hound – 14 possible Kansas City area accounting jobs
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Categories: Johnson County KS Real Estate · Kansas City Real Estate · Leawood Kansas Real Estate · Lee's Summit Real Estate · Lenexa Kansas Real Estate · Olathe Kansas Real Estate · Overland Park KS Real Estate · Prairie Village Real Estate · Shawnee Kansas Real Estate · Things To Do
Tagged: Kansas City Job Search, Kansas City Jobs
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