Getting A Home Under Contract Is Great But A Big Speed Bump Could Be Straight Ahead

Checking The Pulse Of The Kansas City Real Estate Market

If you’re selling your home, it’s easy to get caught up in the euphoria once you get your home under contract. Same goes for home buyers. It’s understandable to feel a sense of accomplishment because you really have achieved a critical step in the real estate process. But while many sellers and buyers will already be envisioning the real estate closing, a real estate agent is focused on something much more pressing… the home inspections.

The inspection process can derail the process quicker than most people realize. That’s why we advise our sellers to hold off on the celebration until we’re through the 10 day inspection process. Our buyer’s agents advise our buyers to do the same. I’ve heard many agents over the years say they dread the inspection process because so many of their deals fall apart at that point. That surprises me because we very rarely have a deal fall apart at the inspection process. The process can be worked through methodically and a resolution achieved that is satisfactory to both buyer and seller.

The formula for success in getting through the inspection process will vary from transaction to transaction, but generally I find there’s 6 key components. The first is having a competent home inspector who is capable and willing to take the time to explain the defects put in their report. The second is having a reasonable buyer who understands that minor items can be fixed on their own. The third is having a good buyer’s agent who who will explain to the buyer that asking for trivial items could lead to winning the battle but losing the war. A buyer’s agent will also be a great resource to help a buyer locate professionals who can take care of minor issues after closing.

The fourth component is having a reasonable seller who understands a home inspector is going to look the home over with a critical eye that the buyer and buyer’s agent aren’t able to do and will uncover things that the seller had no idea was wrong with their home. The fifth competent is having a listing agent who explained to the seller that there WILL be items come up that have to be repaired. This needs explained to the seller BEFORE they sign the contract and go under contract. Otherwise the seller will now feel they are being beat down after the fact. A listing agent can also provide a seller with professionals who can handle repairs at a reasonable price.

The sixth component is having a home that’s in good condition. If the home is in terrible shape, the home inspection process could be very trying for everyone involved. Because even if a buyer limits their requested repairs to mechanical, structural, health and safety issues with the home, the list could get very long if the home is in poor condition and/or has had a lot of deferred maintenance over the years. But even those situations can be overcome in most cases and a satisfactory resolution achieved that keeps the transaction moving on towards the closing… which is what the buyer and seller really wanted when they went under contract.

Posted by Jason Brown

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Olathe Kansas Real Estate Update – October 2011

Checking The Pulse Of The Kansas City Real Estate Market

Real Estate Statistics On Olathe Kansas
15 Day Glance At The Olathe KS Real Estate Market

After calculating the absorption rate over the past 15 days in Olathe Kansas, we find the city has 6.6 months of inventory currently on the market. This is a reasonable volume of homes for sale in Olathe Kansas yet still high enough to indicate the presence of a buyer’s market.  Don’t overlook that, for the first time in a long time, the average sales price the past 15 days ($247,902) was higher than the average new listing to come on the market ($240,403) over the same 15-day period in Olathe.

Type # Average $ Avg DOM
Listings Past 15 Days 87 $240,403
Total Active Listings 886
Newest Contracts Written 55 $234,692 140
Newest Sold (Closed) 67 $247,902 162

* The Average $ of Newest Contracts Written considers the list price when the homes went under contract. Data pulled from Heartland MLS and deemed reliable but not guaranteed. Low samplings in a category can skew results. Stats cover approximately 15 days from post date. DOM = Days On Market.

The average price of the homes that went under contract the past 15 days was solid at nearly $235,000. This is all promising news for Olathe home sellers as we head into what is traditionally the slow time of year for home sales. If you’re planning to buy or sell a home in Olathe Kansas, my group can provide you expert representation through the real estate process. Here’s info about how we can assist you with selling your Olathe KS home or with buying an Olathe KS home.  Please don’t hesitate to contact us with any questions! 

Olathe Kansas Relocation Information

Search Olathe Kansas Homes For Sale

View Additional Real Estate Stats On Olathe

Our Olathe Kansas Buyer’s Agent Services

Our Olathe Kansas Listing Agent Services


Posted by Jason Brown

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Data Indicates There Could Be 4 Million More Foreclosure Listings On The Way

Checking The Pulse Of The Kansas City Real Estate Market

Property data on distressed properties across the U.S. has been compiled by The McClatchy Company and findings indicate it’s very possible there could be another 4 million distressed properties on the market in the next year or two. If true, that would double the supply of residential real estate on the market and thus double the months of inventory home sellers are up against with selling their homes. It will certainly have an effect on home values across the U.S. and our local real estate market in Kansas City, Johnson County KS, Overland Park and the surrounding areas won’t be immune.

Consider that The McClatchy Company’s analysis finds there’s about 3.5 million homes currently for sale in the U.S. There’s 600,000+ homes currently owned by lenders but NOT yet listed for sale. There’s 2.2 homeowners who are 90+ days late and who HAVE received either an initial foreclosure notice or notice of default. There’s 1.9 million homeowners who are 90+ days late but have NOT yet received a foreclosure notice or notice of default.

Add it all together and that’s how we arrive at the estimate that there could be another 4 million in distressed properties hitting the market in the next year or two. Until the volume of homes for sale, along with the shadow inventory (likely foreclosure listings that are not yet on the market) get in check, it’s likely that the real estate market will remain volatile for at least a year or more. That means a continuation of our current buyer’s real estate market. As long as interest rates remain low, we’re likely to look back in 5, 10, 20… 50 years and find that the next year or two were the best time ever to buy a home.


Posted by Jason Brown

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Kansas City Area Real Estate Market Stats: Comparing Our Current Market To 1 Year Ago

Checking The Pulse Of The Kansas City Real Estate Market

In comparing September 2011’s market stats to September 2010, we find there’s fewer homes on the market and more homes are selling. This is great news for Kansas City homes sellers as we look to achieve a balanced real estate market not seen for several years in Kansas City. In September of 2010 there were 19,770 homes on the market, while this September that figure dropped to 17,550. In September 2010 there were 1,883 homes Sold (closed) while this September that figure improved to 2,105 homes Sold.


These figures calculate to an improvement from 10.5 months of inventory on the market last year to 8.3 months of inventory on the market this September. 5 to 7 months of inventory is considered to be a balanced real estate market, not necessarily favoring Kansas City home buyers or home sellers. Shaving off more than two months of inventory the past year goes a long way towards stabilizing home prices.

Once the glut of distressed foreclosure and short sale listings slows, the months of inventory could get back below the 7 month range. When this happens, we’ll likely be well on our way to a real estate recovery and home buyers will find it unlikely to find the great deals available in today’s market and with today’s 30-year fixed interest rates that are in the 3’s.


Posted by Jason Brown

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Olathe Kansas Kansas Real Estate Update – September 2011

Checking The Pulse Of The Kansas City Real Estate Market

Real Estate Statistics On Olathe Kansas
15 Day Glance At The Olathe KS Real Estate Market

After calculating the absorption rate over the past 15 days in Olathe Kansas, we find the city has 7.6 months of inventory currently on the market. This amount of inventory represents a seller’s market in the city of Olathe. The average sales price in Olathe dipped below $200,000, though the average listing that went under contract during the same 15 day period was listed at more than $210,000 when those homes went under contract.

Type # Average $ Avg DOM
Listings Past 15 Days 98 $210,967
Total Active Listings 906
Newest Contracts Written 95 $212,750 124
Newest Sold (Closed) 60 $198,129 135

* The Average $ of Newest Contracts Written considers the list price when the homes went under contract. Data pulled from Heartland MLS and deemed reliable but not guaranteed. Low samplings in a category can skew results. Stats cover approximately 15 days from post date. DOM = Days On Market.

The last 60 homes Sold (closed) in Olathe were on the market an average of 135 days. If you are making plans to buy or sell a home in Olathe Kansas, we can go to work as your listing agent or buyer’s agent and represent your best interests through the process. Here’s information on how we can assist you with selling your Olathe home or with buying an Olathe home. Please contact us with any questions you may have and we look forward to assisting you.

Olathe Kansas Relocation Information

Search Olathe Kansas Homes For Sale

View Additional Real Estate Stats On Olathe Kansas

Our Olathe Kansas Buyer’s Agent Services

Our Olathe Kansas Listing Agent Services


Posted by Jason Brown

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Will Mortgage Interest Rates Not Seen Since The 1970’s Get Kansas City Home Buyers Off The Fence?

Checking The Pulse Of The Kansas City Real Estate Market

Mortgage rates have now hit 40 year lows but many Kansas City home buyers are remaining cautious. Freddie Mac reports that the average 30-year fixed rate loan nationally had an interest rate of 4.22 percent — mortgage rates we haven’t seen since 1971. Low mortgage interest rates allow many home buyers to get into a home with a lower monthly payment or to buy a home larger than they otherwise would have been able to purchase. Despite low mortgage interest rates that most of our parents have never even enjoyed, other economic concerns have home buyers weighing their options. 


My group has many buyers sitting on the sidelines due to an uneasy feeling about the economy, many specifically questioning whether they’ll have their job a year down the road to continue making their mortgage payments. These buyers are pre-approved for a home loan but even their increased purchasing power due to today’s low interest rates isn’t enough to get some of them off the fence.

To ensure our home buyers have the info they need to make an informed real estate decision, we go over the implications of rising or falling interest rates. A buyer who waits a year could theoretically purchase a home for 5% less (if home prices fall) but that could be completely counteracted if mortgage rates rise 0.5% during the same time. Interest rates have a powerful effect on home buyers and should always be one of the most important factors considered when buying a home a home (assuming a buyer isn’t paying cash for the home). 


Posted by Jason Brown

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Conflicting Data: Falling Number Of Home Sales, Rising Median Home Sale Prices

Checking The Pulse Of The Kansas City Real Estate Market

The Case-Schiller 20-city real estate index – which provides data on a sampling data on our national metro area real estate markets – shows that we’re nearing an all time low in the volume of home sales. It’s interesting that while home sales fell 1%, median sales prices rose an astounding 5.8% during the same period. Despite that rise in sales prices, the decline in the volume of home sales overall has the 20-city index nearing its lowest point since November 2009. Note how this graph shows us back at 2003 levels.


It’s noteworthy that the last several years shows the real estate market has been relatively stable. The  Case-Schiller 20-city index tells us that 80% of the cities experiencing monthly increases in sales prices but annually 19 of the 20 cities experienced lower sales prices.  Home sales overall are nearing their lowest point ever and if that trend continues it’s unlikely average home sales prices will continue to buck the trend.


Posted by Jason Brown

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Olathe Kansas Real Estate Update – June 2011

Checking The Pulse Of The Kansas City Real Estate Market

Real Estate Statistics On Olathe Kansas
15 Day Glance At The Olathe KS Real Estate Market

After calculating the absorption rate over the past 15 days in Olathe Kansas, we find the city has 6.8 months of inventory currently on the market. This amount of inventory indicates it remains a buyer’s market in Olathe Kansas. But these figures are quite an improvement on the 8.3 months of inventory when found when we took at look at Olathe’s May stats. The average price of the new listings to come on the market the past 15 days ($213,199) was almost exactly the same as the average sales price  ($213,627) over the same period. This is an indication that home sellers are pricing their homes realistically.

Type # Average $ Avg DOM
Listings Past 15 Days 123 $213,199
Total Active Listings 978
Newest Contracts Written 110 $208,899 132
Newest Sold (Closed) 72 $213,627 138

* The Average $ of Newest Contracts Written considers the list price when the homes went under contract. Data pulled from Heartland MLS and deemed reliable but not guaranteed. Low samplings in a category can skew results. Stats cover approximately 15 days from post date. DOM = Days On Market.

The last 72 homes that sold (closed) in Olathe took an average of 138 days to sell. This amount of time is looking typical in Olathe as the 110 homes that went under contract during the same period did so in about the same amount of time. If you’re planning to purchase or sell a home in Olathe Kansas, we can guide you through the real estate process. Here’s information on how we assist Olathe home sellers and how we assist Olathe home buyers. Please contact us with any questions you may have and we look forward to assisting you.

Olathe Kansas Relocation Information

Search Olathe Kansas Homes For Sale

View Additional Real Estate Stats On Olathe Kansas

Our Olathe Kansas Buyer’s Agent Services

Our Olathe Kansas Listing Agent Services


Posted by Jason Brown

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Johnson County Kansas Real Estate Market Outpacing State Of Kansas Overall Stats

Checking The Pulse Of The Kansas City Real Estate Market

My National Association of Realtors (NAR) report on May’s real estate market stats indicates that home sale fell more than 20% compared to last May. That may seem startling but we were still in the home tax credit era at that time last year, so you’d expect stats from a year ago to be better. NAR points out that May 2011 home stats compare favorably to May 2009 home stats (when there was no tax credit in effect skewing the numbers). The actual sales figures for 2011 compared to 2010 were 2,760 to  3,484 homes sold, respectfully. Nationally home sales fell 15%, May 2011 compared to May 2010.


When we compare the 20,261 homes for sale in Kansas (at the end of May) to the 2,760 homes sold during the month of May, we find there was 7.3 months of inventory on the market in the state of Kansas at the end of May. The average sales price in May of this year was $156,432, which is virtually identical to the $156,521 in May 2010. It’s apparent that Kansas home sellers continue to face a buyer’s market this summer.

Locally in Johnson County Kansas, the market continues to stabilize. 704 homes were sold in Johnson County Kansas this May. Compare that monthly sales rate to the 4,148 homes currently for sale in Johnson County Kansas and we find there’s 5.9 months of inventory in Johnson County. That amount of inventory is considered a stable real estate and could be a very good sign for Johnson County home sellers.


Posted by Jason Brown

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Potential FHA Loan Changes Would Have A Drastic Effect On Kansas City Home Buyers… And Home Sellers

Checking The Pulse Of The Kansas City Real Estate Market

Mortgage industry consultant Brian Chappelle estimates that FORTY PERCENT of home buyers would fall out of the market-place if FHA raises the minimum down payment requirement from 3.5% to 5%. I just don’t see how we can afford to implement these types of drastic changes with a real estate market – and economy – already on edge. The lack of buyer demand is already harming property values across the country and imagine what would happen if 40% of home buyers disappeared due to sweeping FHA mortgage changes.


Increasing the minimum down payment from 3.5% to 5% on a $200,000 Johnson County Kansas home, would increase the home buyer’s down payment from $7,000 to $10,000. That’s a very significant THREE THOUSAND dollars and anyone thinking the potential FHA changes would be insignificant should think again.  $3,000 is guaranteed to run many home buyers we’re working with right now out of buying home. That will mean less demand for area home sellers and we all know what that means — lower sales prices.  These changes are very likely to happen though as we work to lessen the government’s involvement in the housing market. I hope there’s someone with a good head on their shoulders suggesting they SLOWLY (incrementally?) implement these types of changes. If not, it’s going to be a bumpy ride. 


Posted by Jason Brown

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