Is the Spokane Real Estate Market Hot or Not?

  Spokane's real estate market has been through significant changes in recent years, experiencing both price drops and subsequent recovery. This blog post aims to provide a comprehensive overview of the top five neighborhoods in Spokane that have experienced price drops over the last 12 months. Additionally, we will highlight the one neighborhood that has seen positive growth during this period. Whether you're considering buying or selling a home in Spokane, understanding the local market dynamics is crucial. So, let's delve into the details.   Northeast Spokane: Located from Gonzaga University to Francis, and from Division to Millwood. Experienced a 12.7% year-over-year price drop. Median sales price: $288,500 (below Spokane's average). Offers more affordable properties for first-time homebuyers and investors. High transaction volume with over 500 sales in the last year. Low inventory (0.8 months) and average days on market (5), indicating a quick-moving market.   Northwest Spokane: Encompasses West Central to Francis, including the Shadle neighborhood and Audubon. Witnessed a 13.3% drop in prices over the last 12 months. Average sales price: $325,000. The Shadle neighborhood attracted buyers with its affordability and amenities. Average days on market: 6. Inventory increased to 1.2 months (still relatively low).   Northwest Areas: This area includes rural properties and smaller towns like Airway Heights. Experienced a 14.2% price drop. Average price: around $404,000. Sustained demand for smaller-town living. Median days on market: approximately two weeks. Slightly higher inventory (1.8 months) and rural properties tend to have longer market times.   Mead and Country Homes: Located on the north side of Spokane along North Division. Saw a 16.7% drop in home prices. Average price: $375,000. Limited number of active homes (21). Over 180 homes sold in the past year. Inventory sits at over two months.   Liberty Lake: Experienced a 16.7% price drop, similar to Mead and Country Homes. Average price: $505,000 (one of the higher-priced neighborhoods in Spokane). Approximately 400 homes sold in the Liberty Lake Green Acres area. Current inventory: 1.2 months. Average days on market: 12.   The Green Spot: East Side of the South Hill: The only neighborhood in Spokane County that saw positive growth (0.6%) in the last 12 months. Includes the Perry District along Thor and Freya and Lincoln Heights. Average price: $393,000. 73 active homes on the market. Stable market conditions with 1.3 months of inventory and an average of 12 days on the market.   Understanding the local real estate market is essential when considering buying or selling a home in Spokane. While the overall market experienced a decline in home values over the last 12 months, some neighborhoods offer potential opportunities for buyers. Northeast Spokane, Northwest Spokane, the area north of Highway 2, Mead and Country Homes, and Liberty Lake all experienced price drops, making them more affordable for interested buyers. The east side of the South Hill stood out as the only neighborhood with positive growth. It is crucial to work with a knowledgeable realtor who can provide valuable insights tailored to your specific needs.

View more

Scaling New Heights: Exploring the Reasons Behind Skyrocketing Mortgage Rates

Many prospective homebuyers are currently concerned about today's mortgage rates. If you're considering buying a home for the first time or selling your current house to find a better fit for your needs, you might be pondering two important questions: Why are mortgage rates so high? When will rates go back down? Let's delve into the context that can help address these questions:   Why are mortgage rates so high? The 30-year fixed-rate mortgage is largely influenced by the supply and demand for mortgage-backed securities (MBS). Mortgage-backed securities are investment products that resemble bonds and consist of bundles of home loans and other real estate debt. They are purchased from banks that issue these loans. Investors in mortgage-backed securities essentially lend money to homebuyers.   The demand for mortgage-backed securities plays a significant role in determining the spread between the 10-Year Treasury Yield and the 30-year fixed mortgage rate. On average, the historical spread between the two is 1.72%. However, as of last Friday morning, the mortgage rate stood at 6.85%, indicating a spread of 3.2%. This spread is nearly 1.5% higher than the norm. If the spread were at its historical average, mortgage rates would be 5.37% (3.65% 10-Year Treasury Yield + 1.72 spread).   Such a large spread is quite unusual. Typically, the spread approaching or exceeding 300 basis points has only occurred during periods of high inflation or economic volatility, such as the early 1980s or the Great Financial Crisis of 2008-09. The graph below demonstrates the historical instances when the spread reached or surpassed 300 basis points:   The graph shows a pattern of the spread decreasing after each peak, which is good news as it implies that there is room for improvement in today's mortgage rates. So, what factors are contributing to this larger spread and the current high mortgage rates? The demand for mortgage-backed securities is heavily influenced by the risks associated with investing in them. Presently, these risks are influenced by broader market conditions, including concerns about inflation, the potential for a recession, the Federal Reserve's interest rate hikes aimed at curbing inflation, negative narratives surrounding home prices, and more. In essence, when there is less risk, the demand for mortgage-backed securities increases, leading to lower mortgage rates. Conversely, higher risk reduces the demand for mortgage-backed securities, resulting in higher mortgage rates. Currently, the demand for mortgage-backed securities is low, hence the high mortgage rates.   When will rates go back down? According to Odeta Kushi, Deputy Chief Economist at First American, it is reasonable to expect that the spread and, consequently, mortgage rates will decrease in the second half of the year if the Federal Reserve eases its monetary tightening measures and provides investors with more certainty. However, it is unlikely that the spread will return to its historical average of 170 basis points, as certain risks are likely to persist. In summary, as investor fears subside, the spread will shrink, leading to a moderation of mortgage rates throughout the year. However, accurately predicting mortgage rates is challenging, and no one can be certain about what exactly will occur.   In conclusion, while the expectation is that mortgage rates will improve as the year progresses, it's important to keep in mind that no one can definitively forecast future mortgage rate movements.

View more

Here's Why You Shouldn't Buy a Home in South Hill

  If you're considering moving to Spokane, specifically Spokane's South Hill, because you're captivated by its classic charm, picturesque parks, walkability, and excellent schools, it's important to be aware of the unique challenges that come with owning an older home in this area. While South Hill is known for its stunning, historic homes dating back to the early 1900s, it's crucial to understand the potential issues you may encounter. In this comprehensive blog post, we'll delve into five key aspects you need to know before making the decision to buy a home on Spokane's South Hill.   Knob and Tube Wiring One prevalent concern with older homes on the South Hill is the presence of knob and tube wiring. This electrical system, popular from the 1880s to the 1940s, is now considered obsolete and can pose fire hazards or safety risks. While it may not be an immediate concern, buried knob and tube wiring, particularly when found under insulation, can become a potential fire hazard. Rewiring a full house can be an expensive undertaking, ranging from $15,000 to $30,000. Therefore, it's essential to inquire about the presence of knob and tube wiring and assess the potential costs involved in updating the electrical system.   Orangeburg Sewer Lines Another aspect to be mindful of when purchasing an older home on South Hill is the presence of Orangeburg sewer lines. As these homes were constructed several decades ago, they often feature Orangeburg pipes, which consist of wood pulp and asbestos. Over time, these pipes can deteriorate, leading to collapsing or root intrusion, causing sewer backups. Replacing the sewer line can be a costly endeavor, ranging from $10,000 to $15,000. Regular maintenance and potential upgrades to PVC pipes can help mitigate issues associated with Orangeburg sewer lines.   Stone or Rock Foundations Many older homes on South Hill boast stone or rock foundations due to the absence of modern concrete pouring techniques during their construction. While these foundations possess a certain rustic charm, settling and uneven floors can be common issues. The settling of the home into the ground over 100 years can result in sloping floors. While minor sloping can often be corrected, extreme cases may require professional intervention. Additionally, the presence of gaps between the rocks in the foundation can lead to moisture issues, which may require ongoing monitoring and maintenance.   Big, Old Trees Spokane's South Hill is known for its magnificent, mature trees. However, these trees can present challenges during severe weather conditions. Windstorms or sudden freezing temperatures can cause trees to fall, potentially resulting in property damage. Ensuring proper insurance coverage and conducting regular tree assessments can help mitigate the risks associated with large, old trees on your property.   Winter Driving and Hills Spokane experiences harsh winters, and South Hill's hilly terrain can pose challenges for driving during inclement weather. Snowstorms can make certain roads, such as Stevens and Freya, difficult to navigate, potentially leading to cars getting stuck or sliding backward. It's crucial to familiarize yourself with alternate routes, such as High Drive or the Perry district, to avoid these challenging hills during extreme weather events.   Owning an older home on Spokane's South Hill can be a rewarding experience, with its classic charm and proximity to stunning parks like Manito Park. However, it's vital to be aware of the potential issues associated with these historic properties. From outdated electrical systems and aging sewer lines to stone foundations and the challenges of winter driving, thorough understanding and proper planning are crucial when considering purchasing an older home on South Hill. By taking these factors into account and working with knowledgeable professionals, you can make an informed.

View more