We’ve all heard that real estate is hyperlocal, but current market trends reinforce this observation now more than ever. Talk to two different REALTORS® and you will hear two different opinions on how the market is doing. Some think it’s hotter than last year, while others are finding that you, their clients, feel trapped in homes with tons of equity, but you are afraid the move will cost you too much.
So what’s really going on?
Gross Domestic Product (GDP) is up 3.2% in Q1, this was the best performance in four years. Even still, expectations call for an annualized 2.2%, so let’s just call this moderate growth.
Inflation remains low as the Personal Consumption Index (PCI), the Federal Reserve’s preferred measure of inflation, increased from 1.3 to 1.5% in March below their target of 2%.
The Federal Reserve is in a sweet spot right now, with moderate growth and low inflation. Despite President Trump’s pressure to lower rates and provide quantitative easing, the Federal Reserve is implementing a patient strategy of keeping rates steady.
Mortgage rates have settled into the low fours with the national average quoted by Freddie Mac as 4.25% with a .5% origination. The Mortgage Bankers Association (MBA) predicts this to move to 4.4% by year end; well below our 5% last November.
The ADP Employment Report came out much higher than the expected 180k jobs created last month, instead showing 275k jobs created. Although you may find yourself wondering how expectations could be so off the mark, rest assured there’s certainly cause to revel in the continued expansion as this is the highest number in nine months.
As a localized side note, Colorado created 6,100 jobs in March. Colorado Springs now ranks fourth in the country for job growth and is trailed by Fort Collins ranked at ninth.
National wage growth is also up 3% year-over-year; Colorado is up 1.5%. For the first time in seven years, wage growth is accelerating at the same rate as home prices.
Locally, we are seeing this strong purchase-market grow legs. Active listings are up to 7,012, which is a 35.89% increase year-to-date; 21.26% since March. Remember, the last four years active listings were in the low 5,000s this time of year. The good news affects buyers, too. Buyers are coming out strong with under-contract listings up 18.76% since March.
One thing to note in favor of buyers is the observation that the average seller received 100% of their asking price between 2015 and 2018. Today that number is down to 99.24%. Seller concessions are also up 58% at the end of the first quarter.
Another trend seen is in the higher-end home listings. Just a few months ago we had more than seven months of inventory above $1M for single families and $750k for condos. Today we only have 4.41 for single families and 3.24 for condos above $1 million. In fact, this is a seller’s market for all price points landing at 1.5 months of inventory for both single families and condos. Keep watching those upper-end markets. Month-over-month we saw an increase of 32.20% sold over $1M; 5.28% $750K-999K; 9.77% $500K-749k; and only .61% $300-499k.
What’s the bottom line? This is a heathy market. The central banks are moderating potential risks of a recession. More inventory is coming online, more buyers are going under contract, home sales are moving quickly when priced right, decent opportunities for negotiating still exist and listing prices show moderate increasing. Take into account all these factors, and there is nowhere I would rather be than Denver’s real estate market!
If you want to stay ahead of the changes and continue building wealth in real estate, give me a call. This is exactly where our team excels!
Nicole Rueth, Fairway Independent Mortgage Corporation
As an owner of 23 investment properties and educator of multiple popular investment workshops, Nicole Rueth and her team at Fairway Mortgage is a trusted, knowledgeable resource available to help REALTORS® facilitate lucrative relationships with clients interested in building wealth through real estate. Get in touch with us to see how you can encourage clients as they get started securing their financial future.
The Rueth Team is dedicated to our clients success. It is this driving mission that keeps our team constantly learning and pushing beyond our boundaries. We find the solutions other lenders simply can’t (or won’t). We make a commitment to each borrower, fulfilling it with hard work, constant communication and creative problem solving. When a referral partner gives our name, they are confident knowing they are giving their clients the best chance of a smooth, successful experience.Learn More
NO OBLIGATION TRAINING: Market Mastery & “Done for You” Marketing tools delivered every 3rd Thursday (occasionally Tues) of the Month so you MAKE MORE MONEY! Nicole Rueth with Fairway Independent Mortgage Corporation, together w/ guest speakers from a range of professional disciplines, will be presenting monthly updates on industry statistics and market news you can use to help educate and motivate your buyers and sellers. Walk away with talking points, slides & information to set yourself up as an industry expert.
Alison P. from Wheat Ridge, CO
Nicole was wonderful to work with! The experience was so much better and more personal than working with a large company where you might not have contact with the same person throughout the process. Nicole was extremely communicative, easy to reach and talk to, and went out of her way to make this the most positive experience for my family. She worked so hard to meet our tight deadlines and made the entire experience smooth and stress free. I would 100% recommend working with Nicole and the Rueth Team!
stacieandtomwedding from Denver, CO
Nicole and her team were responsive, professional, and supportive as they walked us through every step of the loan process. We highly recommend the Rueth Team and will reach out to them with any future needs!
Natalie W. from Idaho Springs, CO
We’ve used The Rueth team twice now and have had a seamless experience both times. She and her team are knowledgeable, friendly and helpful. When I contact them they are very quick to respond. I would continue to work with The Rueth team in the future!
Shelby from Denver, CO
I used Fairway and Rueth’s team when purchasing a home recently and they were outstanding throughout the entire process. One of the staff on the team was even out on leave for most of the process and you wouldn’t have even noticed. Everyone I worked with provided very friendly, personable and knowledgeable service. I knew what my options were and everything was done in a very timely fashion. They even were able to find me some closing clost assistance so that I was able to have some money in my pocket left at close to do some work on the house. This was the third home I’ve bought and Rueth’s team was by far the best mortgage company I’ve worked with and I would recommend them with my full confidence.
Andrew C. from Wheat Ridge, CO
Nicole was fantastic to work with. She's responsive, knowledgeable, and able to make last minute changes when necessary. Working with her was a nice change from big-box mortgage companies. When last minute things needed to be fixed she did them promptly, and made sure we made it to closing without a hitch!
Mr. and Mrs. Walls from Idaho Springs, CO
We were impressed with the professional, personable service we received from Nicole and would recommend her to other home buyers. She helped us get pre-qualified quickly, making our search more productive.
Kathleen Cain from Palmer Lake, CO
Excellent team! Would highly recommend! If I ever have to do this again I would call Nicole Rueth! Her response to any of my questions was answered immediately and with great accuracy! Couldn't have been any better!
Paige M from Morrison, CO
Nicole and her team did an amazing job not only in keeping me informed of all the processes that go into selling and buying a home, but they were professional and knowledgeable! They answered all my questions, and made it easy to understand! I will never use anyone else!
april3lynz from Colorado Springs, CO
Absolutely AMAZING group! I had a really rocky start with my home buying experience. I had a horrible realtor and I was going to go through a different lender. I dropped my horrible agent and found an amazing realtor who was just phenomenal, and she referred me to The Rueth Team. My experience with them was quick, painless and simply amazing. I had very little stress and their team was so helpful. I had a moment of panic and I called, they were able to explain everything to me without confusing me more and went over every detail of my process moving forward with me. They had no hidden fees and were straight up and up front with me the whole way. I'm extremely grateful to them. In less than a month I am moving into my new home!!
Jeff D. from Denver, CO
I've closed two mortgages prior to this one with The Rueth Team, and this was by far the smoothest lending process I've had. Nicole, Peter, Emily, and Robbin were terrific communicators, provided me with honest feedback, and were simply easy to work with. They're true professionals and I'd happily work with then again on my next loan.