Being an FHA home buyer in Silicon Valley is a challenge right now, especially if you want what everyone else wants: a nicely updated and remodeled home in a good area with no “issues”. (Issues meaning things like high voltage lines, busy roads, flood plains, or being too close to stores or spots not everyone wants to be near.)

The Problem with Condominiums and FHA

I need to start by explaining that things aren’t always the way they look.  We tend to think of condos as looking like apartments, with no yard, for example.  We think of townhomes as a two story or more home with neighbors on the sides but no one above or below.  And we think of houses as freestanding buildings with a yard around it.

That’s really how things look.  But how these different types of homes are owned may be another thing altogether.  For FHA home buyer purposes, this makes a huge difference.

Some townhouses and even some houses are not owned the way they look, but are held in condo ownership.   A good example of this is The Villas of Almaden, a beautiful &  gated community at Meridian and Coleman in San Jose’s Almaden Valley. Structurally, many of the buildings are houses - but they ar “condo ownership” and are stored under the condo label in our local MLS. What makes these buildings be condos? Practically speaking, in addition to their own space for their particular unit, the owners also own a percentage of everything else, such as the pool, grassy areas, tennis courts, private roads, etc. They also have a share of the liabilities of the condo community, too. 

If you are an FHA buyer and you want a San Jose area condo (or any home which is held in condo type ownership), you have to make sure the complex is FHA approved. We had the option of getting individual units spot checked until February 1st, but that has now been eliminated. Getting an entire complex approved takes time, perhaps 60 days, and money - and most buyers don’t want or cannot take on that kind of financial liability (and most sellers don’t want it either). Here is the link for the HUD site which will list for you the condo communities which are FHA approved.   So it is important to know if the townhouse you’re looking at is owned like a townhouse or owned like a condominium.  It can be painfully disappointing to think that a home can be bought with FHA backed financing, only to later discover that it can’t due to the type of ownership and lack of approval of the asociation.

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A lot of angst is caused by computer generated estimates of home values. Most buyers realize that “auto comps” are seriously flawed. Some sellers worry a great deal about the impact that one of these sites might have on their home’s chances of selling at a fair price.

What is the difficulty with these sites (such as Zillow)? Why are they unreliable?

Real estate professionals know that a great many area-related things can impact home values, such as school districts, city boundaries, zip codes, or even being on one side or another of a somewhat main road. Most often, the computer generated estimations of value do not factor these things in.

Additionally, these automated systems rely on county records, which are often incorrect. They don’t “see” remodels, they don’t “compute” deferred maintenance! They cannot factor in a view - good or bad.

To ascertain a home’s probable market value, it’s best to find recently sold homes (pendings and closed sales) that are related to the subject property as follows: within a mile, within 10-15% of the size of the home, similar lot size, similar age, similar condition, and close proximity of time (preferably within the last couple of months). Additionally, the “comps” should be in the same school district and have the same city or town name and have the same zip code.

Many things can “throw” value: odors in the home, high voltage power lines, an overcrowded or unkempt street, noisy neighbors & dogs which bark too much, having apartments too close, being adjacent to freeway walls, train tracks etc.

If you view these types of market analysis sites online and get a “value” provided, please remember that these sites are extremely limited. Please understand that the number you see could be far higher or lower than market value. It is not uncommon, in my experience, to have them off as much as 20%.

What’s the solution? If you read these online valuations, do so with a large “grain of salt”. A better approach is to contact your Realtor and ask for recent comps and if you need to know the precise valuation, ask for that. Your real estate professional can help you to get a handle on your home’s current value, whether it’s to petition for lower property taxes or to decide if you can refinance or sell.

Last April, US News named San Jose as one of the top ten places in America for kids to grow up. The article cites the good weather, abundance of parks (including skateboarding parks), major sports franchises, and the Children’s Discovery Museum as reasons why San Jose made the grade. The article generally mentioned the importance, on this list, of low crime too.

It’s a great piece but being so very brief, misses much of what makes San Jose and the south bay (particularly Santa Clara County, Silicon Valley), such a great place for children. 
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Economists are mixed on what will happen in 2010 and beyond, but many think that this year will be better than last, and 2011 will be a “hot” market again as prices are largely undervalued right now.

Recently I read an article on Realty Times about the tax credit for non-first time homebuyers. Did you know that it may be used for “move down” buyers as well as “move up” buyers?

There are some caveats - the home cannot cost more than $800,000 and a couple cannot earn more than $255,000 per year.  Owners must have been in the home for five consecutive years of the last eight.  This may be the ideal help for Silicon Valley seniors wanting to downsize.

To read the article on Realty Times, click here.

Just found this fabulous 18 minute video online, Valley of Heart’s Delight, complete with an embed code so that it can be shared. I hope you enjoy it! Apprently it’s a 1948 remake of a 1925 look into Santa Clara County’s agricultural industry of days gone by. Interesting images of the orchards, blossoms, San Jose neighborhoods, Moffett Field, Santa Clara University & Mission, San Jose State, Stanford University, and business of yesteryear. It is much like a promotional video, showing current day Silicon Valley in its most flattering light.

Images and audio include:

Orchards
hillside views
downtown San Jose
Alum Rock Park (with a pool!)
Mt Madonna
The Rosegarden
Mission Santa Clara
Santa Clara University
San Jose State University
Stanford University
Santa Cruz Beach

San Jose’s westside suburb of Cambrian Park appears to have “bottomed out” in February or March.  Home prices are rising there now, at least in many price points.   Cambrian consists of two zip codes, 95124 and 95118 (and a sliver of 95008) and two high school districts, Campbell Union High School District and San Jose Unified School District.

The “months of inventory” reflects how long the current inventory of homes for sale would take to be absorbed if sales continued at the same pace and no new homes came on the market. Six months is a balanced market more than six is a buyer’s market, and less than six is a seller’s market.

As you can see, it’s a seller’s market in Cambrian Park in both school districts!  (This may not be true for all homes in all prices and all conditions, but it is indicative of the overal market.)

With inventory selling really fast, it is not surprising that prices are rising.  Below please view the Altos Report (to which I have a subscription) for the last 6 months:

This is a little busy, but here’s the same data but broken down by price quartile:

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