Cash is King in the Miami Condo Market!
February 13, 2008 by Lucas Lechuga
Two local business papers, Daily Business Review and South Florida Business Journal, published articles yesterday morning discussing the fact that some lenders have blacklisted certain condo developments in Miami.
However, a few condo developments have it worse than others in Miami. The Daily Business Review article revealed that sellers in condo buildings riddled with foreclosures find that it is nearly impossible for potential buyers to obtain financing. The article uses Vue at Brickell to illustrate the point and states that "the project is widely avoided in the lending industry". The same holds true for other condo developments in Miami that have experienced a high number of foreclosures. The doors are now closed! Well, unless, of course, you are paying in full with the almighty greenback.
BankUnited seems to have blacklisted the entire Miami condo market with over 160 condo developments on its list that are located in Miami. I'm not even exaggerating. I went through the list and tried to find one well known condo building in Miami that wasn't on the list. The list included everything from condo developments built in the 1980s to condo buildings that haven't even broken ground yet, and some that probably never will. The only building that I could think of that isn't on the list is Grovenor House. Anybody else find one? Here is the BankUnited blacklist.
Declining market value and high investor concentration are the top two reasons cited by BankUnited for various condo developments being on their list. However, the other reasons provided are actually much more interesting. How about the pending litigation concerning structural issues at The Mark on Brickell and The Palace? I've known about the structural issues at The Mark on Brickell for months but I hadn't heard anything about The Palace.
The Washington Mutual blacklist was far less interesting and the Popular Mortgage blacklist had the usual suspects such as Vue at Brickell, The Club at Brickell Bay, Jade at Brickell Bay, Solaris at Brickell Bay and Emerald at Brickell.
As a contrarian investor, one might say that the best time to buy real estate is in a market where everyone is saying "Mercy! I give up". Looks like a few banks are finally throwing in the towel on the Miami condo market. Once they all follow suit, then that's when the real bargains in Miami will begin to enfold.
Time will tell.
However, I think that we may be in for about a decade of declining property values in Miami. I can just imagine everyone thinking I am crazy, but look if you look at the bust that follwed the 70’s and 80’s US housing booms you will see it took a long time for home prices to begin to rebound. The build up for our current boom is extremely substantial and should take longer to deflate.
With that said, I like the rental listings that either I just noticed or you recently added to your blog. It is very nice. However, the pictures for the individual units seem to display all messed up for me.
Lenders have always had restrictions on loaning money to buildings with high investor/rental units. Once lenders enforce their existing rules market will be dead for a very long time.
Good luck with the condominiums board trying to maintain a building with cash strapped people who know they cannot even sell their units.
So Lucas, at that point people actually want to close but are being prevented by stupid bank action who put restrictions across the board shouldnt they start working and reviewing and shouldnt developers slash their prices to their investors in order to avoid lawsuits and banks being loaded up with unsold condos…
whats the reasoning for this wait and see situation of banks developers and government who still dont slash taxes?
the only actual people who want to go forward are the 30% real investors who are held hostage in the situation…
Lucas, as of today what message do you want to tell all the actors of the miami condo scene ?
I have been wondering how the offers have been holding up so well in some of these buildings compared to what I expected. This is the nail in the coffin. Things will get incredibly ugly fast from here.
If you go through BankUniteds list you will find many buildings that are not condos at all but rather are Office buildings (Met2, 1450 Brickell) or Rental buidings (One Broadway). I wonder if BankUnited blacklisted those buildings because of high investor/owner ratios or too many foreclosures lol.
Sure, cash is king, but if banks won’t lend due the uncertainty of actual value, how can an all-cash buyer estimate the actual value and in turn demand a comparable sales price? Who knows what some of these condos are actually worth today or what they will be worth in 5 years.
Foreclosures + % Investors vs % Primary Owners + Bankrupt Associations + Construction Issues + Oversupply = Total Uncertainty, thus reluctance to lend $
i wondered as well why One Broadway was on the BU list….maybe b/c the base of the building is empty for commercial leases?
Are there any south beach projects on this black list?
Hello,
As I say in the article for the Daily Business Review, I am a stong believer that this is all for the best. I believe this is the time to buy there are greta deals int he market place now and the rates for qualified buyers are in the mid 5%’s which is a great deal all around. I believe the people that are really having a hard time doing business or attaining a loan are people that shoudl not be in the market place to begin with, they are part of the reason we are in this mess. Realtors, Mortgage Brokers, Lenders and Buyers who got used to the easy days in this industry and have not been able to adjust to the new market should not be here. My business has surely suffered but there is more than enough business out there if you are willing to work for it not expect to be handed it. In regards to the buyers people with descent credit and some money down should have no problem whatsoever getting loans on the other hand if you are looking for 100% financing those days are long over and rightly so. In regards to those blacklist they have always existed they have just increased the number of properties on it and the banks are not as willing to do any exceptions because of the losses thay have taken because of their lax lending practices before. This is a buyers market there are enough building not on the list at a great price and pleanty more bulding coming up soon ..
Michel Fayad
Managing Director
American Mortgage
It is a buyer’s market today, will be in December and will be throughout 2009, possibly throught 2010. No need to rush buying, the bottom is still a ways away. After all ML predicted a 15% and 10% price declines in 2008 and 2009 respectively.
My g-d. Is someone who spells decent as ‘descent’ really lending money? Maybe I should go into the business of selling apostrophes too. I think we should be told…
To Evolved Capitalist – Apogee was on one list, I think because MEI, Paradiso, etc are not closing yet, it’s probably too early to tell… (or too early to publish)
The prices for the properties should drop some more but Im not so sure about the mortgage rates. The mortgage industry as hard as it is to believe with all the new plans being implemented to stop the foreclosiures and the drops from the fed dont expect that to drop much more and eventually they will begin to go back up . There is no rush to buy now but it is a great option in my opinion.
If you buy a condo now you deserve your fait. This is falling market, in precipitous decline, and Miami condos are the absolute worst of it. I can’t imagine why anyone would want to grab this falling knife — particularly with rents so ridiculously low. When a mtg broker or realtwhore tells you “nows a great time to buy,” slap his face. He’s lying now just as he was lying then.
how do you expect thta foreigners who have businesses and a credit in us and that are ready to put more than 30% down do not find other alternative than get ARM or floating rate loans whereas us banks where they hold their account should propose them fixed rate 30 y at around 5.5 % …foreign programs give a 2% premium to those fixed rate..
Laurent,
It truly depends on what banks you are working with, but i can tell you for a fact a foreign national in this market as of today could secure a 30 yr fixed at 6.5 % or even better depending on a couple of factors which as an investment is not a bad rate at all even as a US citizen those rates for an investment property in my opinion are good enough.
In regards to moretroops comments, everyone is entitled to an opinion, some opinion are obviously more educated than others but at the end of the day they are all opinions. I do not consider my opinions lies as he puts it it is simply my point of view. It is my feeling that the shady business people such as the Realtors, Mortgage Brokers and Banks and Lenders have been steadely going out of business for that very reason and even though there is always an exception to the case most of the companies that have survived is because they are true professionals you should not write off an entire industry because of a few shady people.
We instructed all of our employees this list was a trade secret and was not to be released, esp. to those pesky reporters and bloggers; now Hollo is going to sue us. Pls disregard the list, shred any hard copies, and destroy hard drives containing digital copies.
To make things fair, pls upload the lists maintained by other banks
At least we still have our racial, religious, and national origin-based lists. “Too many ____” (fill in the blank)
Michel Fayad,
today’s loans will only go to those who don’t really need to borrow. but since you are in the mortgage business, i’m sure the same reasons you are using today to buy properties are the same reasons to buy things in 2005.
your business depends on transactions – so to hear that you think it’s a great time to buy and that there are good deals out there, doesn’t really mean much to a real buyer.
you’re not exactly an unbiased advisor. in an illiquid market where bids have basically disappeared … its not quite wise to talk people into buying unless they are going to live in it at least 10 years. other than that…a wise person would rather pay a higher price for a place once the problems have been resolved.
the federal reserve and the treasurer (ber-donkey and paulson) have NO idea what is going on. if you listened to them 6 months ago, you’d be in a terrible mess today…
there’s a HUGE amount of inventory out there and lending has come to a halt. anyone w/cash to buy should wait until inventory starts to decline – if they have a brain in their head.
Cyrus,
Like I said before I believe people who are able to get loans now are the people that should be getting them and it is totally my educated opinion. It might not be an unbiased opinion to you or any other “real buyers” as you put it and that is more than ok with me. There are more than enough people on both sides of the spectrum when in comes to this issue who have nothing to do with the local market as the following link will show.
http://articles.moneycentral.msn.com/Banking/HomeFinancing/PrimeTimeToRefinanceMortgage.aspx
Furthermore nowhere am I saying that people should buy as an investment but I do believe for qualified buyers looking for a home to live in not for a quick buck the market provides a great deal. And I am a strong believer that most of the people who cant afford to get a loan with the programs we have now should not be gettign a loan anyway if not a couple years down the line we would have the same problem again.
As to the comment that my business depends on transactions, yes you are right and so does basically any other business sector in America. As I said before my business has obviously slowed down a bit but there is still enough work out there if you are willing to look for it. Thankfully i have dedicated myself to the foreign national niche so in a sense my business hasnt been affected as much.
In regards to your comment of the smart thing to do is to wait until the inventory starts to decline! That will not happen unless more people wether it be foreign nationals or locals keep on buying properties , if everyone stops buying the properties are not going to simply disapear.
Michel Fayad
“When a mtg broker or realtwhore tells you “nows a great time to buy,” slap his face. He’s lying now just as he was lying then.”
A swift kick to the balls would be a more appropriate response.
The bottom in this market won’t occur until the excess inventory is cleared out, banks regain confidence in the market, and the economy improves. I don’t see that happening this year. The 2008 real estate market will make 2007 look like a great year.
The realtors that are saying “now is a great time to buy” are the same ones who were saying it before prices went down another 10-15%. There is no risk in waiting for the bottom. Prices won’t all of a sudden go right back up when we do hit bottom. They will go sideways – perhaps for several years.
BFG – Totally agree…..it will be years, not months before prices rise instead of fall or hold steady.
Prices will not rise until the last of the new construction is completed and closed. There are years of condos on Miami, Miami Beach and Ft Lauderdale
like i state previously, the right time will be following 3 months of decline in inventory. unless you need a house to live in now, it won’t make any sense until then….especially when rent costs 1/2 of carrying costs to own. again, if emotions are taken out of the equation, this is simple formula to follow…just some friendly advice to all.
Lucas,
If you look at Bank United really closely you will see that they are overeager to blacklist all Dade buildings. Take Brickell Key for example – 9 out of 11 buildings are on list (only Isola and St. Louis are not in list); compare that to Popular mortgage which has 0 in list & WaMu which has 6 buildings in eligible :
Brickell Key One
Brickell Key Two
Carbonell
Courts Brickell Key
Courvoisier Courts
Isola
So if the article is fully based on BU data – I think there is still hope to get mortgage in most buildings
You know the one thing that makes me excited about this market? Qualified buyers are the ones looking and making the purchases. If you don’t have a decent down payment or not paying with cash get out of the way. Deals are there for the taking. If you have cash, want to buy in bulk or buy for a principal residence then line up. As far as some banks blacklisting some buildings – that means opportunities for many other banks ready to lend to qualified buyers. Sure if your unit won’t appraise – forget about it. But most will as long as you didn’t purchase a flip. Happy buying in 2008 and 2009.
wow,
i have been doing business in south florida for 8 years and it does not surprise me.
hey did buffet invest in the condos in miami?
sorry, a little sarcasim.
but i still love un cordadito.
by the way, this is one of the best blogs i have come across.
“But most will as long as you didn’t purchase a flip”. There in lies in the problem, because most of Miami and Miami Beach is exactly that.
BTW, let’s just compare to London, where people are talking down the market (and it has slowed)
QUOTE
Allsop Residential Auction, day 1… no room for tumbleweed
Despite the scare stories circulating at the back end of last year, of residential auction houses deserted but for a couple of spectators and a handful of derelicts who’ve come in out the cold, the auctioneers kicking the tumbleweed… day one of the Allsop Residential Auction sounded like the old days. We’ve a report of a thousand people on the day, including first-time buyers, an 86% sale rate, and properties going for way above what must surely have been some conservative guide prices. Big sales included Flat 6, 21 De Vere Gardens (Kensington) which made £1.925m (guide price: £1.25m-£1.5m).
UK property auctions are far more established and very different to US ‘cattle’ property auctions. Miami’s scr*w*d.
The really really big problem that will sink this bubble is that MOST condo buyers were flippers. Professional flippers and people who purchased condos not be cause they thought it made sense versus renting but rather because they KNEW they would make a profit after costs.
Now think about it, how many people in Miami from 2001 to early 2007 paid for a condo? Easy Answer:0 Zero you ask? How can you say 0 when thousands and thousands of condos were “bought”.
Condos were not “bought”. Contracts were signed and the contract signers got the benefit of making money due to signing the contract. In no way did they ever pay for anything.
If I purchase a truck for $20,000, and next year it appraises for $25,000 and I can either sell it at $25,000 or keep it and take out $5,000 of equity and I know the year after it will appraise at $30,000 and I can sell or take out another $5,000 equity… I ask you, how much did the truck cost me or how much did I have to pay to use the truck? You guessed it. It didn’t cost me and I didn’t have to pay anything, it paid me.
Now take that analogy to condos. From 2001 to early 2007, anybody that signed their name on a contract never had to “pay” for a condo. Money got exchanged, and in the end the person who signed for the condo got more money out than they put in via appreciation and could tap out that equity appreciation whenever.
So it’s useless trying to compare “buyers” from 2001 to 2007 to real buyers the market needs now. People back then bought expecting to make money. Who cares about outrageous taxes or condo dues, as long as your unit is appreciating greater than those costs. A buyer now would be a true buyer where they need to make a purchase knowing full well they are going to have to truly pay for costs while the asset they purchase goes down in value.
This is a pretty radical shift. Don’t expect it to end pretty. There were tons of people willing to sign contracts in 2001 to 2007 as long as they were SURE they were going to net out positive. 0% of that crew will be buyers now. A buyer now will be a true buyer and will be the type of person Miami hasn’t seen in 6 years. Looking at the condo supply, we only need to find a measly 20,000 true buyers or so this year. Shouldn’t be hard to find 20,000 true buyers even though this market had never had any true buyers in the last 6 years. What’s the big deal, it shouldn’t be hard getting a guy to sign the dotted line for a condo that will depreciate $40,000 every year versus the $40,000 appreciation per year the buyer was used to seeing. That’s only a negative $80K cash flow change per year the guy has to swallow now versus the go go days… chump change. Say the market stinks for 4 years, the guy will only be netting minus 320K cash flow from what he’s used to getting after signing a contract. It’s silly to think that a measly negative $320,000 cash flow difference should keep a buyer from 2001-2007 on the sidelines. I’m sure they’re all itching to get in again so they can get clobbered over the head.this time around.
— JL
I gotta agree with you JL. The flipping is now flopped and many flippers will be flatlining soon. What makes it hard for someone who wants to buy is what is the “real” value of a property? I can afford the current prices, but just like a stock, I’m not going to pay $140 when the price should be $100 and helplessly watch it decline after buying it at $140. It would be better for everyone if sellers would price their condos at what the prices should be…but there seems to be a resistance to do so. I’m quite certain that resistance will fade as the market reality sets in. But I’d like to buy now….and simply can’t because some of the ones that I am interested in are still not realistically priced. I’m will do assume the risk of a potential 10% price decline after buying, but not a 25% price decline.
I think some of the sellers think there is a fool out there that will pay top dollar. As they hold onto that hope they will stay behind the decline curve and won’t sell. There are so many properties on the market, sellers just don’t have the luxury of unrealistic prices. The quicker they realize that the better it will be for everyone.
At least in stocks, the prices change immediately. With housing…….it will just drag out over a few years and just simply cause more and more pain as the inventory accumulates. Very very bad market for sellers.
…..and not helpful to buyers either.
true and true…first fools are developers who don’t go with the flow..then
true and true…first fools are developers who don’t go with the flow..then sellers who need to sell quickly, banks who are trying to charge 2 or 3% PREMIUM on a mortgage..and finally buyers who dont buy when the best offer is shown..but those have the actual right and duty the wait and see where the mass is trading…if most trade at 350 $ a sqfoot that where they should trade but if most trade at 250$ wait it out until you are offered that price.
Buyer Tome – when & where would you decide to buy a condo while making sure it would be a good investment
Margus – (Tome was a typo should have been Tom) I had a condo in mind, know what the right price should be, but seller not ready for that price yet even though after 2 months no one is offering more….. Oh well.
I think there is a false assumption that flipping was rampant. Some buildings did not even allow resales so they would deter this from happening. Met, Avenue, etc. Some didn’t launch a resale program until very late like now. So you have many investors that got in very early and bought at very attractive prices on waterfront buildings. A few here and there obviously overpaid but some also bought to use as primary residence and I would expect them to close so they don’t just throw away a 20% deposit. The fact of the matter is if you are a buyer today it is possible to buy at pre-construction pricing in some buildings from original buyers who never flipped the units. So what’s the point of waiting for a fliped unit to come down in value? These flipped units throw off your market data.
Quoting Samir Patel: “The fact of the matter is if you are a buyer today it is possible to buy at pre-construction pricing in some buildings from original buyers who never flipped the units.”
Perhaps you could find buyers for some units at a soon-to-be-opened Related project, in which the sellers would be willing to take a NET LOSS of 50% of their deposits??
I am not RE agent or broker nor are these listed with RCRS.
If serious, post an e-mail address and I will respond at my earliest convenience.
samir,
how long have you been in this business? no offense but i’m not sure what you are talking about….in the past 3-4 years, ‘flippers’ made up probably 80+ of these sales! they’d come in and buy 30-100 units in one shot…who was buying these you think? not to mention the shoe salespersons who were flipping multi units (at least trying to…).
maybe if you weren’t a realtor, you could see things a bit clearer, and i really mean NO offense by this – i would say most buildings that have and are going up in the past couple of years were MEANT for flippers … except the apogee, continuum II, etc.
by the way, i dont think flipped units throw off the market data…most of the data IS flipped, empty, stuck units at a time of a credit crisis. go and try to borrow 700k on a 1 mil condo in miami w/a 750+ score…see what they say.
Samir – the ‘no flip’ rules were a 2005 invention. And largely irrelevant because by 2004/2005 investors were prepared to close and re-sell as their flipping tool as the market kept going up.
Cyrus is right – I would say, even in the beachfront buildings, the majority were contracts based on appreciation and re-sale.
Since that’s a bust, people are walking away from 20% deposits! Of course they are. $1m condo, 20% deposit. Probably underwater by 10-20% in price and then holding costs, 1.75% developer closing fee, extras like floors etc. Only an idiot would close.
Wonder if Tibor Hollo is going to sue BankUnited?
Maybe BankUnited’s blacklist is so long bc it has a world of its own troubles. And other banks may be more willing to lend. But if one bank blacklists a building, why would a loan officer at any other bank lend against it? He could feel extra stupid if it defaults shortly after.
JL has it nailed. The old buying audience is dead. The buying audience during the next stage will be totally different and take a long time to build. During that time, the Miami condo market will go basically “no bid”. Except for people who get itchy trigger fingers and buy too early bc its 10% less than initial asking price, or last ask or last quote.
The first buyer (if an “investor”) will get wiped out. If he actually just lives in it, he’ll just feel real bad watching prices plummet. Second buyer as well. Maybe the third or fourth makes money / feels smart from day one.
When markets crash, they crash much faster and harder than they rose during the upmove. Remember tech stocks? People bought them all the way down!! Or look at any bank stock chart today.
By the way, there’s a famous stock analyst who’s been shorting Florida banks mercilessly. Tto great profit, including BankUnited – see stock chart of BKUNA. He’s says the ultimate conclusion of all this is the following “domino effect”.
No one will be able to sell a condo in a blacklisted building, including the developer, bc of the lack of financing. Then the developers will not be able to pay off the development loans (I’m not saying they’ll “go bankrupt”). Then banks will take over the projects in lieu of loan repayment. Then the banks will dump the units but probably won’t recover enough to avoid big writeoffs. Then the banks will have financial problems. Maybe someone(s) in this chain have some kind of solvency or liquidity issue or even “go bankrupt”.
If you own a Miami condo, one way to hedge your coming losses may be using the CME financial RE futures. They trade like stocks for 10 cities. Last data is Nov 07. Its down 15% from its hi in Dec 2006.
http://www2.standardandpoors.com/portal/site/sp/en/us/page.topic/indices_csmahp/0,0,0,0,0,0,0,0,0,1,1,0,0,0,0,0.html
More exciting way to hedge yourself would be shorting selected bank stocks that have hi exposure to FL. More exciting bc it can go to zero (while the CME index can’t). But it could go up in your face somehow too.
This might seem “risky” but its prob worth educating yourself. Its really no “riskier” than buying a Miami condo pre-construction w no money down and very financial ability to absorb a loss.
cyrus,
Do you expect a full 80% of people to walk away from 20% deposits? Many new buildings have been open now for over 6 months. How many bulk deals at 50 cents or 60 cents on the dollar have you heard of. Sure maybe thats a difficult one to keep track of. I know of 1 developer who received a few defaults back and actually raised the price of the premium units. As far as flipping – cyrus if you meant 80%, I think that is a grossly exagerated number. Sure some people tried to take advantage of the market and bought 2 or 3 units. I wouldn’t have expected too many people which bought early to have actually flipped units at the height of the market though. I would expect some of those early investors to have held out for more and more and never resold. I still don’t believe today they would just be willing to walk away from a 20% deposit. That would be very foolish. How many years does it take one to save up $60k or $70k? Its a very emotional thing as well. I would also like to preface the next statement by saying I in no way agree with Tibor Hollo, but I do believe this blog has created a false sense of panic for many original purchasers. Not due to Lucas’s statements but due to many of you on here expecting it seems for everyone who bought real estate between 2003-2005 to just give up and walkaway from all investments. I expect due to the anonymity of the Internet many of you are just doing the opposite of pump and dump. You are trying to facilitate panic amongst ALL buyers. Trust me, I don’t expect everyone to hold and I don’t tell everyone to hold either. I get a few calls now and then from someone just seeking advice – whether to hold or walkaway. Sometimes I tell them to just walk its not worth closing (mostly units without any views). But it always depends on the buyers financial situation and the property in question. Honestly I think there will become a division between properties with views and no views in the short term. Psf will vary widely within each building – on units with city views and units with bay views or ocean views. When you start making a list of units with the unobstructed water views in a decent size in a brand new building you will realize why I think this is the time to buy. Sure you can build more buildings in the future. But do you expect builders to price them at the same prices you can pay today? I would expect they would wait and build when they can price to acheive double the profit.
Smoking the good stuff again, eh? First, the developers will largely be on their knees, with little new appetite for NEW credit to fund new ventures. Second, building costs were linked to home prices.
Samir, there are HUNDREDS, HUNDREDS of units in brand new buildings on the beach with SE views varying between $500k and $2m. HUNDREDS.
And we’ve established you aren’t selling them to locals because they can’t afford it.
And no one using it 6x a year is going to pay 2.5% property tax anymore.
I think you vastly underestimate the investor impact with no desire to close (and the means to walk away, albeit sour, from a 20% deposit)
12 months to go before the confluence of events makes contrarian purchasing a good idea.
Seems to me a correction will have to be made to bring income in line with mortgages. Realistic people have begun to recognize that in todays environment of uncertainty, overleveraged housing is too much of a risk to take on. I for one would love to buy a house, but the prices must come down. A better than average income of say $70k cannot easily afford housing greater than $300k. My feeling is until 2B condos drop to below the $350k threshold the holding pattern will stay. The prices will not drop below $250k on a 2B, this would be the floor. I realize each building and neighborhood is unique, but this is my gut feeling on how the average American buyer will respond to the market. Question is, who is going to absorb this loss? I realize a $50k deposit is hard to walk away from, but the losses will continue to mount for several years-owners will eventually have to add that cost to the investment as well. But the future does hold bright for those of us waiting for a rational correction to unfold.
Lucas, is it possible to get a summary of the various buildings with possible issues related to them-such as structural, association failures, etc. I have heard rumors of buildings dealing with issues other than foreclosures, but nothing in an organized manner has been presented…
On another note, any comments regarding Coral Gables units? How are prices holding up or expected to hold?
Samir – I must say your outlook is a bit more rosy than presently warranted. Greed drove the prices up and fear … when it finally arrives … will drive the prices down. We saw the greed but we haven’t yet seen the full fear. Wait until hurricane season which should be just about the time when the fear of housing will fully be realized…not caused by the weather but by the full realization of the sinking housing market, property taxes, and other holding costs and the FEAR that there is nothing you can do about it. It is that helplessness that will generate the fear to bring the market to a bottom. We haven’t seen that yet….hints of it, yes, but a lot of it has been “smoothed over”. Housing prices in South Florida will fall by double digits from today before this is over with. If you say otherwise, then you are a fool. The only open question is how much in the double digits will it fall from here??? 10%, 15%, 20%, 30%??? More? I don’t know that answer but I can safely say it is in the range of 10%-50%, with the highest probability of range of 13%-18%.
Watch that NYC video from January….that lady was plain wrong, it is going to get worse even among the affluent. The three guys were right and the prof. was closest to reality. Do NOT buy with emotion in this market unless you are prepared to over pay and lose 20% or more…….. There simply is NO RUSH to buy and the rushes in the past were based on a fool’s gold.
It is what it is.
“Do you expect a full 80% of people to walk away from 20% deposits? Many new buildings have been open now for over 6 months. How many bulk deals at 50 cents or 60 cents on the dollar have you heard of.”
Because this is a real estate blog, it may seem with the daily RE conversations that we’ve been in a local condo downturn forever, but actually, we’re probably a little less than 1 year into this downturn in the Miami Mid to High-end condo market… a condo market that has been fueled by unprecedented levels of overbuilding, fraud and investor activity.
Think about it, we’re less than a year into a process that may take 5-10 years before we begin to establish a normal trend line in housing. Real puking in this market will happen at some point, but not in year 1 and probably not in year 2.
1 year into a downturn, you won’t see deals going at 50c on the dollar or 80% of condos being put up for immediate sale. However, broaden your timeline to the next 4 years, and then I would say yes to both those points. You will see condos going at 50c on the dollar and you will see 80% of the condo market changing hands at least once in that period with sellers hitting the bid.
I have to go back to my earlier point. Pre-2007, people were not “buying” real estate in any true sense. They were signing their name on a dotted line with the full expectation that doing so gave them a God Given right for their property to appreciate enough to cover their mortgage payments, condo fees and property taxes.
It was not that long ago that the common wisdom used to be “why would you rent, when you can get a mortgage and make money? You are throwing your money away renting”. Sounds familiar? Believe me. That “wisdom” was being doled out quite rampantly up to about 1 year ago. If you asked people at the Waverly why they bought when it went from rental to condo, 20% of the answers were “because I’m an investor” and 60% of the answers were “blah blah blah, yaddah yaddah yaddah, blah blah blah plus it’s a great investment”.
So who has their names signed on the dotted line? I would say on the margins you have true investors at one end and true home buyers at the other end. The middle 60% of the condo owners right now I’d put into a category of “ I could have rented, but I bought with the expectation that buying would make me money; but I wouldn’t have bought if I thought the property value would stagnate over a 5 year span”.
So how might this all play out? The investors will puke over the first 2 years because they have to, the middle 60% will puke gradually over 2-4 years as they realize that Real Estate is not fun any more. It was fun when the market paid you for signing the dotted line. A couple years ago, these owners were used to getting a free ride + profits for signing a piece of paper and moving into a condo. Paying rent made no economic sense because by renting, you were depriving yourself of making easy profits from owning South Florida RE.
The shock sets in when you take a large group of condo owners who never had to pay anything for their ownership rights, and now, they are going to have to pay –in a real sense- mortgages/HOA/and taxes which may come out to a cost that is double+ to current rental rates.
Real panic and puking sets in when a condo owner realizes any equity he might have gained over the past few years is gone and going negative while at the same time paying costs of 2x market rental rates to hold onto this negative equity generating piece of sky. That’s when the 50c on the dollar scenarios happen in earnest. Will it happen all of a sudden tomorrow? Nope, at every step of the decline from now to puking, you’ll have premature buyers stepping in the same way buyers stepped into the Nasdaq market crash at every level from 5,000 down to 1,500… that’s just how markets operate.
A final thought, I throw this 50c on the dollar term loosely, but who knows what ?cents/dollar will be the true bottom number. However, what I do know about markets is the following. They tend to overshoot fair value both ways before settling at fair value. Say you look at a condo and truly believe fair value is 70-80c on the dollar, in a bear market, it would be reasonable to predict that the price will overshoot fair value to the downside as much as this market overshot fair value to the upside. This housing market will not bounce off of fair value; it will bounce off of something distinctly lower than fair value before establishing some type of trend.
Anyway, this will all probably play out over the next 4 years so people need to get used to hearing “the End is coming” for quite a while longer.
JL
JL hit the sweet spot – the last few years (1) people weren’t buying residential real estate for all the traditional reasons, i.e., rather than a long term investment that doubled up as their residence, for many it was viewed as a short term, liquid investment and (2) banks weren’t lending money according to their traditional policies, i.e., 20% down etc.
what’s the effect (i always look at it from the securitization world )? every underlying assumption that went into pricing and assessing risk has turned out to be ridiculously wrong. i mean it’s mind boggling how “off” the so-called smart money was on this. and as the wsj pointed out last week, people are starting to act rationally in an economic sense – they are simply walking away from the properties and the banks can’t stop them. by offering a 100%/95% financing, banks effectively took on all the economic risk of a home purchase and gave the “purchaser” an option to buy as long as prices were moving in their favor.
thus, samir, why wouldn’t the investors who bought many of these contracts (after all, that’s what they were really buying) similarly walk away from their deposits if at the end of the day, they choose to close and carry, it satisfies the age old maxim of throwing good money after bad? even if you’re sitting on a contract at a 2004 price – you’re treading water at best for several years and your current downside risk far outweighs any upside. why hold for several years making making a minimal return when you can take the money you would be pumping in over that time and place it in a better yielding investment? moreover, how many of these folks can actually close? with lenders tightening the purse strings and stiffening their underwriting standards, how many of these investors are going to be able to get loans?
finally, samir, i disagree with you that there is a false assumption that flipping was rampant – it was in those buildings that allowed it. in those that tried to cut down on it either by forbidding resales or limiting unit purchases (which as somebody else pointed out, only came about in earnest in 2005, and more importantly, was a term that was insisted on by the lenders and not the developers), you still had investors making up the bulk of the purchases.
JCrimes and JL you guys are so right on.
I wrote this last night and forgot to hit to send
“Fact of the matter” is that some projects did not allow flips and started resales late because the Developers wanted to be sure they sold off their inventory first.
Developers did not use “NO FLIPPING or NO RESALES” as a deterrent for flippers, they used it as part of the sales pitch to give the buyer confidence they were buying into a project with end users. Developers welcomed every warm body that was able to sign on the bottom line and produce the 20% required for down payment. Had they really cared about a financially sound building they would have been sure those contracting had the income to support such purchases.
Flippers fueled pre-construction sales without a doubt. Buyers did not line up around blocks to put contracts on multiple units because they loved the building and wanted to live there three years into the future. They contracted because they had hopes to make an easy $100K.
Yes, buyers can pick up units at original pre-construction prices because many of those original buyers never intended to close or they will not qualify for a loan under recent credit conditions.
Expect those conditions to worsen,, yesterday Paulson proposed to tighten loan rules further.
The perfect storm is about to hit those new towers and those holding contracts.
I too am a Realtor but am very realistic about current conditions. ” best lines, great finishes and great amenities” will mean nothing when some of those properties become financially toxic. Yes, you might find a good deal now but along with that good deal could be years of the building in lawsuits and assessments to cover bad debt.
As a Realtor I want these new developments to be a success but I realize that will not happen for years, until those buildings are filled with people who can afford to live there.
Time will tell but my bet is 50% on the dollar for bulk deals is not a stretch at all.
As far as walking away from 20%. The sophisticated investor is accepting current conditions for what they are and willing to walk away from future losses. The Mom and pop speculator buyer who refinanced their home or took their life savings to use as deposit are so emotionally connected and in denial they are willing to walk into fire in hope of some return.
samir,
blaming this blog for freaking out buyers? or having ‘investors’ walking away from their deposit? …come on now…quite ridiculous.
jcrimes, JL & Mr. Waverly: great posts.
In my opinion, not only do real estate prices have to fall significantly, but so do property taxes and HOA in order to attract serious/sophisticated buyers.
Why should I purchase Miami real estate (condo) when I can rent the same for 1/2 to 1/3 the cost of owning it? Obviously I’d rather rent and use the capital to purchase downtrodden stocks of high quality REITs (with generous dividends) such as Vornado, and Apartment Investment Trust, or even closed end Real Estate ETFs that are trading at a significant discount to their NAV.
Here is an example of a NEW building directly on the beach:
Turnberry Ocean Colony – South (16051 Collins – Sunny Isles), which apparently must not allow rentals, it has 52 properties for sale with ranging in price from $1.369,000 to $5,400,000. Without adding them up…that is in the $1 BILLION to $2 BILLION range for sale in that building alone! There are only around 130 residences in each of the two buildings.
Sure looks like that is going to be a really bad situation…..
One wonders about the new Trump Towers coming online over the next 2 years. At least those will be “more modestly priced”…….
Any comments on the Turnberry project?
Oh and the HOA fee is in the $2,000 – $3,000 per month. Not bad eh? $24K-$36K per year just in HOA fees (sarcasm).