Sacramento Appraisal Blog | Real Estate Appraiser

Real estate appraisals for divorce, estate settlement, loans, property tax appeal, pre-listing and more. We cover Sacramento, Placer and Yolo County. We're professional, courteous and timely.

sacramento appraisers

Square footage, recessions, and gas prices

By 18 Comments

I have a few things on my mind today. Let’s talk about square footage rules changing, crazy gas prices, and recession buzz.

A tape measure with the title, "measuring square footage is changing for appraisers"

1) NEW SQUARE FOOTAGE STANDARDS FOR APPRAISERS:

If you didn’t know, Fannie Mae is adopting some changes with the way appraisers measure square footage (pdf). In short, as of April 1, 2022, appraisers are going to be required to measure square footage per ANSI standards (American National Standards Institute). The idea is to standardize the way things are measured to help increase uniformity in appraisal reports. In my mind, this isn’t poised to revolutionize the way appraisers report square footage, but there will be some fine-tuning. Keep in mind this does not apply to private appraisals for tax purposes, divorce, etc…

NOTE: So far we don’t know for certain if FHA and VA will adopt ANSI.

Some things to know about ANSI:

  • Appraisers will now be required to round to the nearest tenth of a foot (basically, the nearest inch).
  • Below-grade area doesn’t count in the square footage (but it can count in the value).
  • There will be more of an emphasis on “below grade” instead of “basement.”
  • At least 50% of the ceiling height needs to be seven feet or above to count in the square footage (it can still count in the value as non-square footage if it’s below seven feet).
  • Area below five feet doesn’t count in the square footage (I have a blog post 10 years ago about this).
  • Stairs count for square footage for the level from which they descend.
  • The space below stairs also counts in the square footage. I completely get this if there is a closet with accessible space, but it seems illogical to me to count the space below if there isn’t any access. In my mind this can inflate the square footage by 30 square feet or so.

Keep in mind builders and public records may not use ANSI measuring standards, so it’s possible we can see more minor discrepancies between the square footage in appraisal reports and public records. Of course, Tax Records is not always right. Anyway, I’ll keep talking about this as needed.

2) GAS PRICES AREN’T DRIVING THE HOUSING MARKET:

Gas prices have been unreal lately, and all of us are feeling it (besides Tesla owners flexing right now). Anyway, what do gas prices mean for the housing market? Here’s an absurd graph to compare the median price in Sacramento with gas prices in the state. Honestly, this is a ridiculous visual, but I wanted to share it to say there isn’t likely a correlation between gas prices and home prices. In other words, people don’t say, “Gas prices are low, so I’m going to buy a house,” or “Oh dang, gas prices are rising, so I’m going to wait to buy a home until gas comes down.” I’m not diminishing the pain of the lofty cost of gas, but fuel prices aren’t likely the deciding factor on whether someone buys a home or not. Yet, if gas and other goods and utilities keep rising, that can start to affect buyer behavior.

A line graph showing the median price in Sacramento and gas prices in California over the past two decades

By the way, I went to Death Valley a few weeks ago, and here were gas prices at the time. I would guess they’re maybe a dollar higher now because this was before the war started. Keep in mind this station is in the middle of nowhere. Here are some pics of our trip.

3) HOME PRICES DON’T ALWAYS DIP DURING A RECESSION:

I’ve heard some economists talk about a coming recession. I’m not making predictions, but I wanted to mention some thoughts about home prices. It’s easy to think real estate collapses during or after a recession, but that’s not always the case. The truth is not all recessions are created equally, so there isn’t any one rule for how the housing market will react. In short, if people start to struggle financially and uncertainty increases, that’s where we can tend to see an impact to home prices. Here’s a presentation I put together a few years ago called Deep Recession Thoughts (pdf).

A chart showing the Freddie Mac Price Index since 1975 in Sacramento with recessions in the background.

RECESSION VIDEO: Here is a video of my recession presentation too.


MARKET STATS: I’ll have lots of market stats out this week on my social channels, so watch Twitter, Instagram, LinkedIn, and Facebook.

Thanks for being here.

Questions: Have you started to drive less lately? Has your behavior been affected in any way by inflation? What do you think about ANSI square footage measurements?

If you liked this post, subscribe by email (or RSS). Thanks for being here.

Is a blue kitchen all the rage or too much?

By 24 Comments

A blue kitchen? I recently saw a loud kitchen and I hoped we could talk about it. Is this the new trend? Do buyers crave color? Here’s some photos, a quick interview with the investor behind this, and some takeaways.

This home is in an older area near Downtown Sacramento.

I’ve been seeing more shelves in kitchens lately too. Have you?

What do you think of that hood and vent?

The bathroom also has blue. Notice the loud tile too?

Q&A with Slavic Avetisov (owner / investor):

Why did you go with blue? The reason I went with blue was because I wanted something really trendy, something out of a magazine. I figured there is no better place to do it than near downtown. I’ve sold two other homes in the area to Bay Area buyers, so I figured if my buyers for this house were from the Bay Area they would like the blue. So I went with my gut and against everyone’s opinion, including my wife (she wasn’t liking the blue idea). But after I did she said it wasn’t bad.

Are there any other colors we need to look out for? As far as colors, hard to say. Personally if I find another house in the area, I might do green, like army green (black and green). I have to feel the house though. It depends on the feel of the house as well as market demand. I read up on blue before doing it, and all those architectural digest magazines were writing how a blue bathroom would add 5k to sell off your house. But you can’t just paint it blue and call it a day. Everything had to be properly put together.

What sort of feedback did you get about the cabinets? It wasn’t on the market long enough to get feedback (had a quick full price offer). However, I was looking at a house in the neighborhood to flip, and the sales agent was running my ear off about my house until I told her that I did it. She replied by saying she’s been telling everyone about it. As far as comments in regards to not having enough kitchen space, my thoughts were: 1) Bay Area buyers are used to being in a small apartment or a room rental so they won’t have lots of stuff; 2) People that want to live in that area, downtown, midtown etc… aren’t going to be doing much cooking, but more going out. That’s why I proceeded with open shelves on top & no cabinets. The brick and the exhaust hood vent pipe gave it a loft feeling. I think the butcher block complimented the house age and gave the blue a tone down & a good feel rather than granite or quartz.

TAKEAWAYS:

1) The color trend: I’ve seen a shade of blue in three different kitchens recently. Design magazines earlier this year were talking about seeing more color in the kitchen. Were they right?

2) Location: Certain upgrades and types of architecture work well in some areas and not in others. I suppose the shade of blue matters too. Anyway, a trendy area might favor a colorful kitchen, but a 55+ community might completely reject it. At the end of the day location means everything.

3) The market doesn’t care if we like it: The market doesn’t care if we personally like something or not. This is why we need to remain objective when valuing properties. What will the market pay? That’s the only relevant question.

UPDATE: Props to the multiple real estate agents who emailed me photos of a blue kitchen in a model home in the Folsom Ranch neighborhood. The blue trend is alive.

A closing blended example:

This is quite the mishmash, right? Either you love it or hate it. Is it okay to blend architectural styles? Is it beautiful or a travesty? A friend on Twitter said, “Wow, the elusive Rustic Modern Dutch Colonial.” Thank you to a colleague in Boston for letting me use this photo (he didn’t want to be identified).

The point: From a value perspective the only thing that matters here is what buyers are willing to pay.

NEW FALL VIDEO: Last week I made a quick video to talk through the fall season (inventory, sales volume, price, and days on market). Enjoy if you wish.

Questions: What do you think of blue kitchens? Could blue be worth more? What’s the big takeaway here in your mind? I’d love to hear your take.

If you liked this post, subscribe by email (or RSS). Thanks for being here.

Teardowns, lot splits, & highest and best use

By 11 Comments

A few weeks ago I took a vacation. And like many working in real estate, my mind doesn’t quite shut off all the way – at least at first. So I’m constantly thinking about trends and value. Anyway, I knew I had a post in me when spotting this.

Teardown: This is Sunset Beach in Southern California. Can you spot the “teardown” house? Yep. It’s the one in the middle. We know this because there are two “McMansion” homes on either side that were built in recent years. Just by this photo alone we get a glimpse into market trends, don’t we?

This vacant lot is a couple blocks away. A house was purchased, razed, and now something big is likely to be built. This is further insight into the market, right?

Highest & best use: Sometimes we don’t think much about highest and best use, but let’s revisit the concept. Highest and best use is that use which is legally permissible, physically and reasonably possible, economically and financially feasible, and which results in the most profitable of the alternatives.

YES: When we look at the house above we can say the highest and best use is very likely for it to be razed and a larger home to be built. Why? Because it’s legal to tear down and rebuild, it’s something that is regularly happening on the street, it’s definitely occurring in the current economy, and we’d see a much higher value for a larger property.

NO: In contrast, if we looked around and nobody was tearing down homes because the city was not allowing it, then the highest and best use couldn’t be building a McMansion because it’s not legally possible. Or if the economy was terrible and building was at a standstill, then we might say it’s not economically feasible to rebuild right now, so the highest and best use might be to keep the house as it is and wait until the economy improves.

A “splitting” example from sellers lately: On a related note I’ve heard a number of sellers lately say things like, “Dude, somebody’s going to buy my lot and split it.” Okay, but is that really the highest and best use for the lot and location? Here’s a few things to think about:

1) Basic truth: Just because it’s technically possible to split a lot doesn’t mean it’s realistic to see that happen at the location or in the current market.

2) Look around: Are people splitting lots in the local market and developing them? Sometimes the proof of value is found in the market just like we see above. It’s not always easy to separate ourselves from what is technically possible and what is actually happening in the market, but we have to do that. If you don’t see anyone splitting lots or building new homes, then your lot might not be a good candidate for a split.

3) Disconnected: Lately I’ve noticed quite a few sellers being disconnected from buyers, so I created this image. My advice? Sellers, be in tune with reasonable prices and also be careful about expecting buyers to do something like a lot split if that’s not realistic for the current market.

Anyway, that’s my quick post inspired by vacation. I hope it was interesting.

Questions: What examples have you seen lately where sellers are disconnected from buyers? Any highest and best use stories too?

If you liked this post, subscribe by email (or RSS). Thanks for being here.

The waking market, pulling stats like a boss, & the year in review

By 16 Comments

The market went to sleep for the holidays and it’s just starting to wake up. Let’s talk about that along with pulling stats like a boss. Then I have a huge market update and review for those interested. 

No sales to support higher values: In a normal January the market is in a weird spot. It’s coming out of hibernation from the holidays, and even though buyers eventually start offering higher prices, the most recent sales might not support higher contracts. In other words, sales from November and December might actually be much lower than what buyers are willing to pay in later January and February because the market has begun to awaken out of a lull. The reality is we might not see any upward value movement in sales stats until March, but the upward trend will begin to happen in January and February before we see it in the stats. Data lags the trend. I remind myself of this every year.

Getting practical: In coming time as the market presumably heats up I recommend looking for a pattern of pending sales (probably higher), watching for properties spending less time on the market, and study what prices normally do this time of year in your area. In many locations prices tend to pick up where they left off in the late summer before they faded during the fall.

Game-changing stats: Paying attention to numbers has literally changed my career, so I wanted to give some tips for how to begin pulling stats for a city, county, neighborhood… Here’s a chart you can use to track price changes and a few other key elements (DOWNLOAD here). I highly recommend carving out a few minutes each month to track some of these basics. Then of course find relevant ways to share the numbers with your clients and contacts.

Here’s a video where I talk through how to use the chart as well as mistakes to avoid. It’s about 10 minutes. Click below (or here) and watch in FULL screen:

–——-——- Big monthly market update (it’s long on purpose) ———–——-

Prices have been softening in Sacramento, but it hasn’t been painfully dull like some fall seasons. Overall prices in the region sloughed last month (not a surprise), it took six days longer to sell, and the year closed out with price metrics being about 8-10% higher than December 2016. The number of listings really took a nosedive last month, but that’s what happens since people don’t list in November and December unless they really have to sell. Listings should increase over the next couple months as the market heats up for the spring. I know hungry buyers feel like inventory won’t be coming, but it’ll happen.

Quick insight: Housing inventory is sparse, but one good thing is inventory seems like it went a little more sideways last year instead of declining sharply. On a positive note, the market ended with the lowest number of foreclosures and short sales in the past decade. This isn’t a shocker, but it’s still a sign of healing after the “bubble” burst more than ten years ago. Prices in 2017 increased about the same as they did the past couple years. Lastly, sales volume has been steady for a few years, and that shows the market has found a rhythm.

Recap of 2017 in Sacramento:

I could write more, but let’s get visual instead.

DOWNLOAD 75 graphs HERE: Please download all graphs in this post and more here as a zip file (includes a stat sheet too). See my sharing policy for 5 ways to share (please don’t copy verbatim).

SACRAMENTO COUNTY (more graphs & stats here):

Sacramento County Stats:

  1. The median price is currently $350,000. It’s about the same as last month & down 0.5% from summer.
  2. The median price is 11.1% higher than the same time last year.
  3. Sales volume in December was 5.6% lower this year than 2016. There were 1392 single family detached sales last month.
  4. It took an average of 36 days to sell a home last month (one year ago it was taking 3 days longer).
  5. The median days on market last month was 21 days.
  6. It took 3 more days to sell in Dec. compared to November (median days).
  7. FHA sales were 20.5% of all sales last month in the county.
  8. Only 0.7% of sales last month were bank-owned & 0.2% were short sales.
  9. The avg price per sq ft was about $221, which declined last month (9.6% higher than last year).
  10. The avg sales price softened about 1.5% last month and is $379,962. This is 10.5% higher than last year.
  11. Cash sales were 13% of all sales last month.

SACRAMENTO REGION (more graphs & stats here):

Sacramento Region Stats:

  1. The median price is $385,000. It softened nearly 1% last month.  
  2. The median price is 10% higher than the same time last year.
  3. Sales volume in December was down 4.7% this year. There were 2202 single family detached sales last month.
  4. It took an average of 42 days to sell a home last month (one year ago it was taking 2 days longer).
  5. The median days on market last month was 24 days, which means properties are selling really quickly.
  6. The median days on market increased by 5 days last month, which shows a slowing in the market.  
  7. FHA sales were 17.5% of all sales last month.
  8. Only 1.6% of sales last month were bank-owned & 0.9% were short sales.
  9. The avg price per sq ft was about $225, which decreased 2% last month (8.4% higher than last year).
  10. The avg sales price decreased 2.5% last month and is 9.1% higher than last year.
  11. Cash sales were 14% of all sales last month.

PLACER COUNTY (more graphs & stats here):

Placer County Stats

  1. The median price is $450,000 and decreased slightly last month.
  2. The median price is 6.1% higher than the same time last year.
  3. Sales volume in December was 3.6% lower than 2016. There were 450 single family detached sales.
  4. It took an average of 48 days to sell a home last month (one year ago it was taking 1 less day to sell).
  5. The median days on market last month was 28 days, which means properties are selling really quickly.
  6. The median days on market increased 9 days last month (don’t read too much into that). 
  7. FHA sales were 12.6% of all sales.
  8. There were only 4 bank-owned sales last month and only 7 short sales.
  9. The avg price per sq ft was $228, which softened about 3% last month (5.7% higher than last year).
  10. The avg sales price is currently $510,174. This is 8% higher than last year.
  11. Cash sales were 14.9% of all sales last month.

DOWNLOAD 75 graphs HERE: Please download all graphs in this post and more here as a zip file (includes a stat sheet too). See my sharing policy for 5 ways to share (please don’t copy verbatim).

Questions: What are you seeing out there in the market? Anything I missed? I’d love to hear your take.

If you liked this post, subscribe by email (or RSS). Thanks for being here.

Skip to content