Andrea Mignone (3)

More Sales. Less Financing. Still Surviving

Well hello there! It’s been a long time. In fact, almost 2 years exactly since my last blog post. The past two years have been hectic to say the least and my work/life/school balance got a little unbalanced forcing the blog into the back seat. However, I am happy to announce that my last MBA class was completed last week and I’m back.

So where were we? In spring of 2009 the bubble had already burst and the real estate market was shaky to say the least. Fast forward to spring of 2011 (we will just forget that 2010 ever happened – it’s less painful that way). National Housing numbers are stronger - the US commerce department reported new single family home sales increased 11.1% this March and housing inventories fell to the second lowest level on record (http://www.nahb.com/news_details.aspx?newsID=12539). Personally we have seen sales, offers, bidding wars, and rentals increase across the board since the beginning of 2011. Developers are beginning to pursue funding for new projects, inventories everywhere are decreasing, and construction permits are again being applied for. These are all very good signs.

It’s not all rosy though. Mortgages for homeowners have gotten much harder to obtain as the standards necessary to qualify for a mortgage have tightened. Although, I support not giving out mortgages willy – nilly, many qualified buyers are having an extremely difficult time getting financing due to unsubstantiated income (read freelancers) or high down payment requirements. Buyers trying to buy condos in buildings that have “too much” commercial space face an even bigger challenge. New regulations have made mixed use buildings (those with hotels or high percentages of retail space in the base) in-eligible for FHA or Fannie Mae approval. Without these approvals loans cannot be sold on the secondary market making large financial institutions like Wells Fargo, Metlife, Bank of America etc. uninterested in lending. With less financing options the pool of buyers in the marketplace is significantly decreased which actually was the intent of the new financing standards. It makes my job tougher but it’s probably a good change considering that since the recession started in December of 2007 more than 2.3 million homes were repossessed by banks (http://www.cbsnews.com/stories/2010/08/26/business/main6807679.shtml).

So that’s where we are – more sales, less financing – still surviving.

Let The Search Begin - Just don't make me get up

Starting a search for a new home can be an overwhelming process. There is tons of advice out there - get a broker, go to open houses, look in the NY Times, look for foreclosures, surf the web - the list goes on and on. All of these ideas are good ideas and all may lead to your dream home. However, it is my personal recommendation that you begin your search for a new home on-line and in the comfort of your own living room. Searching online first will give you the opportunity to get a feel for prices, amenities, style of the homes, etc. Try not to eliminate listings based on the posted price. In this market there is room to negotiate so if you see something you love it’s worth visiting in person and submitting an offer (make sure you visit with a financial advisor or mortgage broker first prior to offer submission to determine how much you can afford to buy).

Below is a list of websites that are good resources for real estate listings:

• http://www.trulia.com/. Trulia allows you to search for homes by location or price. It also has a running list on its home page showing price reductions, open houses, and new listings, which makes searching through their enormous database a little less daunting and gives you a snapshot of how the market is doing.


• http://www.streeteasy.com/. This website is primarily for Manhattan properties but has recently added listings in the Hamptons and North Jersey. Like Trulia, you can search by price range or price. Unlike Trulia, Streeteasy also posts rental listings. It also has a new development section where you can peruse all the brand new buildings around the city. While you are there check out the video for “Platinum NYC.” http://streeteasy.com/nyc/building/247-west-46-street-new_york


• http://www.craigslist.com/. Believe it or not Craig’s list has a lot of for sale listings on it. It’s nationwide too so if you feel like looking for a home in San Francisco you can find it here. As with everything on Craig’s list, be a little wary but there is also some great stuff on there - Spacious 2 Bed Condos w/ Great Amenities- Spa Hot Tub & Fitness Center anyone?http://newyork.craigslist.org/fct/reo/1491283210.html.


• http://www.oodle.com/ Like Craig’s list is more of a classified ad database but it does have real estate ads and listings.

On another note, I was at a meeting this week and everyone was talking about the Tiger Woods incident. No, they weren’t speculating about why Tiger’s wife was beating his car with a golf club, or what he was doing out at 2am, or even why his alleged mistress just retained a lawyer. Nope, they were wondering what on earth he was doing living in a home that cost a mere $2,400,000. Not to worry a quick google search has informed me that he also owns a $40 million 10 acre ocean front estate in Jupiter Florida that is still under construction. Phew – all is right in the world again.

Thank You Global Recession

So, the recession huh? It’s been crappy. It’s been hard. People have lost jobs, loans, homes, and life savings. Real Estate, as an industry, was hit particularly hard (just because we may have started the crisis doesn’t mean we can’t lick our wounds too) with thousands of unsold homes languishing on the market, prices falling, developers losing entire buildings and being responsible for personal guarantees, companies going out of business, and non-existent commissions being all too common. I don’t think there is anyone who doesn’t want this to be over…pronto! But in the spirit of thanksgiving, I would like to take a moment and discuss 5 reasons why I am thankful that I have worked in the Real Estate Industry during a recession (let’s just hope I don’t have to go through another one).

Thank you recession for reminding me:

1. Location is King…again
It may be the first lesson of real estate, “location location, location” but it took a global recession to remind the industry that “if you build it, they will come” should only work in movies. Gentrifying neighborhoods is a process; it takes time, and evolves naturally. You can’t just enter a pioneering neighborhood, slap up a condo building, and expect to get a $1,000,000 for a studio. Conversely, buyers – before you buy an “investment” home think to yourself – “would I live here?” and “am I going to live here?” If either of your answers are no – DO NOT BUY – go back to the Upper West Side where you belong and where there will always be a market for your home.

2. You Can’t Always Get What You Want
When the financial industry started giving out mortgages like candy people forgot that not everyone can afford a million dollar home. Yes we all want one. I personally want an $8,000,000 one at 1055 Park Avenue but that doesn’t mean I can have it. No doc loans, lenient regulations, and creative financing made us all feel like millionaires. But ask anyone who is now struggling to make a mortgage payment they can’t afford, or whose falling home prices has gotten them into an upside down situation and they will tell you that it’s not worth it. The recession has reminded us that it’s time to get back to basics, it’s generally accepted that your housing costs should be no more then 30% of your income (http://www.lendingtree.com/smartborrower/saving-money/managing-your-money/budget-rules-of-thumb/). Remember that number and buy a dream home you can actually afford.

3. Read the fine print.
Buying in new construction presents risks that are different from the risks you assume when you purchase in a coop or buy a single family home. In a new condo there is no problem with board approval, old furnaces needing to be replaced, leaky septic tanks, giant lawns that need mowing and don't care that you don’t own a lawn mower, and who knows what other surprises you will find in the attic, basement, buried in the yard etc. New construction carries its own risks including construction not being completed, re-assessments of common charges or operating budgets, and the developer holding onto homes making your neighbors renters not homeowners. The thing about new condo buildings, at least in New York, is that their offerings are regulated by the Attorney General. This means when you buy a home, you get a giant legal document that addresses every possible risk that could come up when buying your new home. It also, gives you recourse if things don’t go your way. The AG is almost ALWAYS on the buyer’s side – remember The Rushmore? (http://therealdeal.com/newyork/articles/buyer-sues-gary-barnett-extell-for-1m-deposit-at-rushmore). So what did the recession teach us? Read the damn offering plan. Every word of it. Understand risks before you take them so you can make an educated decision.

4. Don’t buy at retail
When the market was overheated people were bidding up prices, buying homes after triple digit price increases, and generally purchasing with exuberant disregard of price. The recession has put buyers’ feet back on the ground while simultaneously bringing developers to their knees. Ideally, things will end up somewhere in between what was and what now is. But what we can’t forget is that negotiation is a good thing. It allows both buyers and sellers to split the power during the transaction and in a successful negotiation, leave the table feeling satisfied. It’s a win/win and it’s how markets operate in most other countries and how it should work here too.

5. You got to know when to hold ‘em
Real Estate, like all markets, is cyclical. It is not always going to be up and it’s not always going to be down. Be patient, be educated, and make sure you are in a position to wait out a storm. Economists are forecasting that the pace of economic cycles is increasing – meaning we will have shorter periods of boom and bust and will experience both more frequently (http://ideas.repec.org/p/nbr/nberwo/4005.html_). Let’s hope it doesn’t get this bad again, but let’s prepare for the fact that it probably will.

Park Avenue Calling

I like to think that I am down to earth and reasonable. That I am the kind of person who aspires to be comfortable and content, that I don’t want or need the biggest house on the most prestigious block, or the fanciest car, or even artwork that hasn’t been purchased from http://www.posters.com/. And on most days I am that person. But then there are days like yesterday. It started out like any other trip to view a new building. In fact, I was not planning on being overly impressed when I visited 1055 Park Avenue http://www.1055park.com/. Sure it’s a Park Avenue address located perfectly in the 80’s. But so what? I’ve been to lots of luxury buildings and previewed more than my share of ultra luxury homes. But when I got there, I realized that 1055 Park Avenue was something else entirely.
To start with, the entire building is only 20 feet wide. Yup, you heard me – 20 feet. It’s approximately the width of a townhome - except that its 12 stories high. The narrow footprint of the building, along with a loophole in historic zoning allowed it to be the only curtain wall building (floor to ceiling glass) on Park Avenue north of 60th street resulting in a building that is elegantly magnificent. To read more about the architecture check out http://therealdeal.com/newyork/articles/1055-park-avenue-designed-with-real-inspiration-kohn-pedersen-fox-davis-development-holdings-costas-kondylis-985-park-avenue.
Inside the building there are just 5 homes, one of which is a gorgeous model. It’s a duplex, with a living room and master bedroom that look out on Park Avenue, 3 bedrooms and a maid’s room, a kitchen that made my mouth water, and enough bells and whistles to make Inspector Gadget grin. Want a projector and screen that come down from the ceiling of your bedroom? Check. How about a built in espresso machine, two ovens, two warming drawers, and a sub zero? Check. Tired of having a counter littered with small appliances? Not to worry, at 1055 there is an appliance garage for you to hide them away. Oh, and did I mention the floating glass staircase?
I’m not going to lie. Standing in 1055, gazing out the double height windows while caressing the sleek and shiny polished countertops made practical, reasonable, down to earth Andrea disappear. Right then and there, I wanted to sign the paperwork, get my keys, and move right in. Luckily, or maybe unfortunately, homes at 1055 Park Avenue start at a little over $9,000,000. As I put on my coat, took the private elevator back to the lobby, and stepped out into the balmy fall weather practical Andrea returned eschewing a cab in favor of the more cost effective alternative of the subway.

I'm Back (I'm Back)

I know, I know, it's been way too long. I broke the most unforgivable and #1 rule of blogging - "post regularly," and actually the #10 rule as well - "don't give up on your blog." I think those are currently my only 2 blogging indiscretions but you can check out the list of tips/rules for yourself just to be sure at http://www.bloggingtips.com/2008/12/31/10-blogging-tips-for-2009-to-make-it-your-most-successful-blogging-year-ever/ (you should also take a look if you are interested in some common sense tips for blogging).

Anyway, luckily for everyone i am not too proud to beg for your forgiveness. So here i am, back again, 6 months later asking you to forgive me and read what i have to say. A lot has happened in the market since the summer. The Fed has continued to inject liquidity into the banks, who have continued to pile up reserves, which has continued to do very little for stimulating the economy (can you tell that i am taking an Econ Class this semester?). However, from an on the ground anecdotal report, the real estate market is in fact picking up. Company wide, The Marketing Directors (http://www.themarketingdirectorsinc.com) had the highest number of sales/month in August compared to any month in 2009. Crystal Point, our newest river front condo tower, and the crown jewel of Jersey City, (http://www.crystalpointcondos.com) is tearing it up in the sales department and has made over 40 SALES in 8 WEEKS. Not to be left behind, it's riverfront neighbor Hudson Harbor, located in Tarrytown (http://www.hudsonharborny.com) is also reporting big sales numbers and is 40% SOLD since opening this past June. Not to worry, communities not located on either side of the banks of the Hudson river are also reporting more sales, higher offers, and in some cases multiple bids. Looks like my wishing for a recovery has finally begun to pay off.

In other real estate news - the extension of the Federal First Time Home Buyer Tax Credit until April 2010 is looking pretty certain (http://www.cnbc.com/id/33493223). Learn more about the credit (ignore the soon to be out-dated December deadline) at http://www.federalhousingtaxcredit.com/2009/index.html.

Celebrate Seasonality

With Memorial Day just barely behind us, and the advent of summer firmly upon us, the real estate industry begins to party. Calm down, we are not talking keggers, who’s who events, or even social networking (although we will ask you to don a name tag). These events are strictly marketing and sales tools where each community in turn throws an event targeting individuals whom they think are most likely to buy or help sell homes before the summer doldrums take over. Seasonality has always been a part of real estate sales. Historically the fall and the spring are the busiest selling seasons while the summer is hands down the slowest. There is no exact science to the change in buyer patterns but I find myself having a lot of conversations that go something like this:

Sales agent: “They loved the home. It’s everything they wanted and it fits into their budget!”
Me: “Fantastic – did they buy it?”
Sales agent: “Oh, no. They want to wait until they return from their 6 week cruise, trip to London, and week in the Hamptons before making a decision.”
Me: “So this fall?”
Sales Agent: “Yup”

Check out http://www.urbandigs.com/2007/04/data_shows_nyc_is_seasonal.html for a slightly more analytical presentation of seasonality in the real estate market.

Now that event season is here, crafting party concepts and coordinating events that will attract people despite their busy schedules (do I go to the Palmer Hill event or my daughter’s graduation?) take a central role in my daily responsibilities. To be honest, event planning is not one of my strong suites. I am not particularly interested in, or good at, organizing caterers and I know absolutely nothing about floral arrangements or linens. In fact my idea of a good time involves nothing more then plastic cups, some chips and guacamole, and a bucket full of Coronas – probably not a concept that sells luxury homes. Luckily for me there are usually professionals on hand to help and we have been able to throw some great events like our recent Pool Grand Opening at Palmer Hill (thanks Garden Catering http://www.gardencatering.net/). If you missed it, or are interested in taking advantage of some free food and drink while previewing and buying (hint, hint – because the volume of sales goes down in the summer your buying power increases actually making it a great time to buy) not to worry, there is still time to get yourself on the list. All you have to do is register on the website of the community you would like to preview and in the comments section of your registration write “Andrea said I can come.” Upcoming events include but are not limited to:

Hudson Harbor – various events all summer long including Rosé on the River, Guest Chefs, and Wine Tastings. http://www.hudsonharbornyc.com/

Palmer Hill – Fourth of July Bash, and potentially outdoor movies, Shakespeare readings, and homemade ice cream tastings throughout the summer. http://www.palmerhillhomes.com/

Cassa – Grand Opening Event featuring an appearance by World Famous architect Enrique Norton. http://www.cassanyc.com/

See you there – I will bring the bucket of Coronas.