Gatorade Bath

Let’s stop with the big bombers, and have a look at regular stock.

Here’s your basic starter home that is walking distance to the Encinitas Town Center, a big newer shopping center with many amenities.  It sold for $660,000 in 2005, and then in 2007 is sold again – also for $660,000, but financed 100%….and things didn’t work out.

It is a detached condo with an HOA fee of $124 and Mello-Roos of $136, for a total of $260 per month.  It could use some work, but nothing major, and it’s on a culdesac with a decent backyard. 

But it’s been on the market for two weeks, and has received only one offer that didn’t stick.

Is it missing just enough that the price needs to slip a little?  The opening bid at the trustee sale was $469,082, so IndyMac is a little optimistic already.  Or is it a sign that demand is stalling on even the lower-end properties that have a fair amount of good points about them?

Extreme Comps

This youtube shows how varied the comps can be in this market. A large, one-story home with ocean view out the back can sell for a premium, and across the street a two-story short sale get dumped for almost a half-million less, all within a month of each other.

The short sale listed for $1,795,000 in December, 2009, and was down to $1,399,000 in August when the seller dropped the list price down to $1,000,000 – it closed for $1,061,000:

Sammy

The banks don’t adjust their pricing much for houses with upgrades – the agents and appraisers are moving quickly and don’t look too hard at how the comps really compare.

But do buyers look any closer?

Those who are paying close attention can pick off an occasional REO that is priced with the rest, but has new carpet/paint and another $20,000+ in upgrades – plus peek ocean view on a culdesac!

Need Razzle Dazzle

The higher the price, the tougher the scrutiny.

Today’s buyers are already looking for any reason not to buy – once you get into the upper echelons you need serious “wow” factor to make a good impression. Mentioned is this 8,500sf RSF house we saw two weeks ago, which is still unsold, down to $3,299,900.

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