School Boundaries can Dramatically Affect Home Prices

There are many factors people look at when purchasing a home. For families with young children, school districts are usually an important consideration. Based on home sale data, the Charlotte Agenda concluded that school districts can mean the difference in hundreds of  thousands of dollars for homeowners. This means that everyone needs to be aware of school zoning when they purchase, not just young families.

These invisible lines that separate districts are important boundary lines that can mean the difference between a high performing school and a low performing one. These lines can be quite arbitrary, or follow main travel corridors. The lines affect people’s perception of the value of a home. This can dramatically affect how much money people are willing to pay for a home, even a home just across the street from one they would pay substantially more for.

We here at The Angle always remind you to verify school assignments as they are subject to change. Some of the changes can happen if a new school is built. Other times the change can come about because of community involvement, persistence, and activism. Boundaries can also change due to political reasons.

It is illegal for a Realtor to steer a client towards or away from a certain neighborhood or school. We can show you homes in a particular area if you direct us, especially if you want to be located in a particular school district. Even if you have directed your Realtor to show you homes in a particular school district, it is still up to you as the consumer to verify the school assignment.

Homebuyers aren’t alone in preferring higher performing school districts. Builders often prefer them as well. Higher profit margins are usually available if they choose those districts. It makes good business sense to go with a sure thing than to improve in a lower performing district with an unknown profit margin.

Student Assignment Plans like the one recently passed in Charlotte are a way cities try and break up areas of poverty. Without entrenched districts, those areas of lower priced homes have a higher chance for rapid appreciation due to increased interest by developers and buyers.

If you are interested in a home in the Charlotte area, give us a call at (704) 525-4045. You can also view homes on our website here.

For the full document about Charlotte area school assignments, click here.

For more, read the full article in the Charlotte Agenda

April Zoning Updates

City Council met last week for their monthly zoning meeting. There were a few projects that now officially have the green light. Also, one development needs to head back to the drawing board to address concerns from the council. Here are some of the projects we are most excited about:

  • CW Development was successful in their rezoning bid. As you might remember, this development was hotly contested last month due to a requirement about access to both Old Providence Road and Old Providence Lane. This requirement is a part of the city’s subdivision ordinance. Residents were concerned because of extra thru traffic, a sidewalk to nowhere and the razing of old growth trees. CW Development now has the go ahead to build 20 townhomes on the 4.1 acre site.
  • Selwyn Property Group is working on a redevelopment of a site on the East Side that will include up to 80,000 square feet of grocery-anchored retail. Located on Monroe Road, Idlewild Road, Independence Boulevard and Long Avenue, this development will service many Charlotteans. The Lynx Silver Line has a proposed line in the immediate area so it will not only be good for that area, but also for anyone who can reach it by Lynx light rail. Selwyn Property Group has been working hard with the community and city council to come up with the best possible plan for the area.
  • PulteGroup was sent back to the drawing board with their new development on Starmount Cove Lane. This 9.1-acre site near South Boulevard would potentially be home to 95 two-story townhouses. The location is great and would be about a half-mile from the Lynx Blue Line station at Arrowood. Council members expressed concerns about density, design, parking, and accessibility. Lack of open space was of major concern as well. PulteGroup will revamp their petition and present at a future zoning meeting seeking approval.

If you are interested in one of the above projects, or if you are interested in a home elsewhere in the Charlotte area, give us a call at (704) 525-4045. You can also create custom searches on our website here.

Spotlight: Montclaire & Montclaire South

Great neighborhoods are all around Montclarie and Montclaire South. Madison Park, Starmount, Barclay Downs, Colonial Village, Beverly Woods, Myers Park, Dilworth, Quail Hollow and more are all really close. SouthPark Mall, Park Road Shopping Center and Montford are just down the road, and the airport is really convenient. Originally developed in the 1960’s and 1970’s, the Montclaires have some of the most affordable housing in Charlotte today.

This area is really up and coming and with the Lynx Blue Line allowing you to travel around the city without a car, this area is becoming more attractive all the time. Archdale, Scaleybark and Tyvola stations are convenient for walking, or park n’ ride. The trains can get you uptown while you catch up on work, read a book, or listen to music making for a painless commute.

Montclaire South is roughly bordered by Old Pineville Road, I-77, Arrowood Road, and Woodlawn Road. Montclaire is roughly bordered by Tyvola Road, South Boulevard, Archdale Road, and Little Sugar Creek.

Together, these neighborhoods are close to all the amenities you need. Both are centrally located with two large parks. Ramblewood Park is a 93 acre park with soccer complex, basketball courts, playground, picnic facilities and walking trails. Archdale Park is 16 acres with a multi-purpose field, basketball court, picnic facilities, woods, and playground. Park Road Park and Marion Diehl parks are just outside of Montclaire and offer many more options for outdoor adventuring.

There is a homeowner’s association that helps organize the neighborhoods. Membership in the HOA is voluntary, but is a great way to get to know your neighbors and to stay on top of local news. With over 700 homes, The two Montclaires have tons of potential.

Growing families and young professionals all love Montclaire and Montclaire South. Homes here range from ranch, to split-level, to mid-century modern. Most homes have between 3 and 4 bedrooms and 2 to 3 bathrooms. Most are between 1,100 and 2,500 square feet. Homes have sold in a wide range from $125,000 to $385,000. There is even a completely remodeled home currently under contract for $416,500.

If you are interested in buying a home in Montclaire or Montclaire South, give us a call at (704) 525-4045. You can also view listings on our website here.

The Queen City is Desirable, but is it Affordable?

This week, Trulia, released a report examining income of people in various professions in almost 100 major U.S. metropolitan areas to see if they are struggling to afford to buy a home in their community. Trulia is an online residential real estate site with listings and housing data. They examined income data for doctors, teachers, first responders, and restaurant workers for the study. According to their report, Charlotte is among the least-affordable markets in North Carolina for teachers.

The report shows that the average American worker makes $37,040 per year. The median home in the United States costs $254,900. This means the average worker would have to spend 42% of their income on a mortgage if they bought that median home. This is up 6% from two years ago.

Trulia defined affordability as a debt-to-income ratio of 31%. This means monthly housing payments would take up only 31% of monthly take-home pay. Percentages were figured assuming a 20% down payment and a 30-year fixed rate mortgage with an interest rate of 4.1%.

Teachers in the Charlotte metro area earn on average $45,683 per year. Trulia’s report shows that only 33% of teachers could afford the median priced home in Charlotte of $299,900. 29% of first responders can afford that same home with an average salary of $41,630. Restaurant workers in the region have an average salary of $20,322 which means only 7% of them can afford the median priced home. Doctors in the area average $208,000 per year and 96% of them can afford the same home.

Two-income households have an advantage in affordability, but if one partner loses a job or takes a leave for family or other reasons, they could be in a real financial bind.

The Charlotte area has been feeling an affordability pinch recently. With a shortage of homes on the market, prices have been going up steadily. In fact, a recent report from Re/Max shows that the median sales price of a home in Charlotte was up 10.1% just between February and March of this year.

There are still some great neighborhoods in Charlotte that fall below the median sales price which are great for single income households. There are also many neighborhoods that fall close to the median price that are great options for dual income households. With prices continuing to appreciate, it is also a great option to purchase a starter home and work your way up to a more expensive home after a few years. The city is also working on getting many more affordable housing units included as part of most new developments.

No matter where you are in your home buying journey, New Angle Realty can help you. Call us at (704) 525-4045 or visit our website to view listings here.

Millennial Buying Habits Appear to be Changing

Are you attached to the home you currently own? If you are, you join 79% of homeowners in the Charlotte area. Bank of America conducted a survey of homeowners where they concluded that 79% of Charlotte residents could see themselves staying in their current homes for the rest of their lives. Homeowners here are proud of their homes and treasure the memories they have made. Traditional thinking has it that millennials are more interested in long-term renting than buying until they can find a forever home.

The survey helped Bank of America compile their second annual Homebuyer Insights Report. The national survey for the report looked at answers from 4,906 adults across the country. The bank focused on responses from 300 adults from 10 markets. The survey was conducted by GfK Public Communications and Social Science. The ten markets Bank of America focused on included Charlotte, Boston, Chicago, Dallas and Miami.

In the Charlotte area, 83% of homeowners believe home ownership has had a positive impact on their finances. 84% of homeowners are trying to make their homes more valuable by fixing up, adding on, updating, decorating and more.

Additional insights from the report include that millennials are much more interested in home buying than they have been before. Of millennials who have bought homes, 79% feel that home ownership has had a positive long-term impact on their finances.

It appears that the perception that millennials prefer long-term renting is incorrect. The study shows that they are buying homes or are interested in buying homes. They are realizing that buying a home can be more affordable than renting, and it does not have to mean that they have a harder time relocating. This means that the home they buy does not have to be a forever home, which is a shift from the previous year’s report when they said they might rent until they found a home they could live in forever.   

If millennials are more inclined to buy a home, it may make the housing market even tighter than it is currently. There could be more buyers vying for the small inventory in the Charlotte area. This could give the advantage in a bidding war to an older buyer with more buying power or equity to invest. We will definitely keep an eye on this trend.

If you are interested in a home in the Charlotte area, give us a call at (704) 525-4045. You can also set up a customized search for homes on our website here.

Rental Market Update

Charlotte’s rents are on the rise, which is great news for landlords, but not such great news for tenants. According to Apartment List, the Charlotte area had the second highest rental rate jump in the state last year just behind Wilmington. The 5.1% increase from March 2016 brings the median rent for a 2 bedroom unit to $1,210. To put that in perspective, the state had a yearly increase of 4.2% and the nation as a whole only increased by 2.4%.

If you look at numbers produced by Zumper, median rent on a two bedroom unit was $1,270. Based on their figures, that is an 8.5% jump for the year and 3.3% up from the previous month. Zumper lists Charlotte in a tie for 25th most expensive metro area in the country.

This means that a tenant would need to make more money to keep their same quality of life as rents increase. According to Zillow, they would need to make an extra $384 annually. This 0.7% increase in median salary would allow a tenant to pay rent and still have the same amount of disposable income. Zillow pegs the median rental rate in Charlotte at $1,248. According to their predictions, rents will rise around $32 per month to $1,280 by this time next year.

If the Fed increases interest rates again, which is predicted to happen two more times this year, these additional costs could be passed along to tenants in the form of rate hikes as well. These figures also don’t take into account any other increases a tenant might have aside from rent so they could feel the squeeze from higher healthcare costs, higher grocery bills, or a host of other factors.

The Charlotte population is on the rise so there is plenty of interest in new rental units. In fact, Charlotte just topped the entire nation with the most rental units added in the first quarter of this year.  Charlotte added 9,347 units for a 5.9% increase. This topped the 100 largest metro areas in the country. These numbers, from MPF Research, are encouraging and are well above the 1.8% national average.

Zillow predicts that there could be a slow-down of rent appreciation in hot markets like New York and San Francisco. It will be a welcome change for those areas, and could signal a change countrywide. There has been a push in most major metropolitan areas to add more affordable housing options to ease the affordability crisis. Charlotte is no exception to that trend. Affordable units are part of many of the newly announced uptown projects.

If you are interested in an investment property so that you can add a passive income stream, call us at (704) 525-4045. If you are done renting and want to purchase a home of your own, call us at (704) 525-4045. To view listings on our website, click here.

Discover Beverly Woods East

Between Beverly Woods and Mountainbrook lies stunning Beverly Woods East. This thriving Charlotte suburban neighborhood was originally built in the late 1960’s and 1970’s. Homes here have lots of character, beautiful yards, and many have been recently modernized and upgraded. Demand has been high here so you have to be quick if you want to get in.

Situated about a mile from SouthPark Mall, Beverly Woods East is in a great location. It is loosely bounded by Sharon Road, Quail Hollow Road, Carmel Road, Colony Road, and Sharon View Roads. A trip to Uptown Charlotte is less than half an hour as is Lake Wylie. There is world class shopping, grocery stores, churches, dining, parks, entertainment, fitness, and more all within walking distance or a quick car ride.

Demand for Beverly Woods East is also high due to school districting. Currently, residents attend Beverly Woods Elementary School, Carmel Middle School, and South Mecklenburg High School. There are also many private school options nearby, most notably Charlotte Country Day School, Charlotte Latin, St. Matthews Catholic, and United Faith Christian Academy.

Homes in Beverly Woods East have a variety of styles and building materials. These unique homes range between 1-story ranch, two story, and split level homes. Most have between 3 and 4 bedrooms and between 2 and 3 bathrooms. Square footage is typically around 2,500+. Many of the homes have been upgraded to include more open floor plans, gourmet kitchens, spa bathrooms, and more. There are still homes in original condition just waiting for your personalization as well. Expect to pay in the range of $325,000 to $625,000 for a home here.

Within the neighborhood sits Beverly Woods East Swim Club. This members only facility has a newly renovated large pool, shaded baby pool, watersports, clubhouse, and shelter house. For a yearly fee plus application fee, you can become a member and enjoy the pool all summer long. With no homeowner’s association, joining the swim club gives you the benefits of a newer neighborhood with amenities included by paying monthly dues.

If you are interested in a home in Beverly Woods East, give us a call at (704) 525-4045. You can also view homes on our website here.

March Market Statistics

The Charlotte Regional Realtor Association published their monthly report today. For yet another month, inventory is down while home prices are up. Home sales are up from last year at the same time. There appears to be no end in sight for this current trend.

The downward slide in inventory continues with a drop of 20.3% to a 2.4 month supply. There were 9,212 homes on the market in March, down from 11,562 homes at this time last year. The 11,562 homes represented a 3.3 month supply.

There were 3,965 homes sold in March, up 11.5% from 3,557 homes in March 2016. In February of this year, there were 2,570 homes sold so the number of homes sold in March was up 54% from February. In 2016 this was only a 39% jump from February to March showing just how strong home sales this year have been compared to last year. Maybe it’s the amazing weather helping sales this year.

As is usually true about the law of supply and demand, when supply is low, prices go up. This has been true for the Charlotte area. Average sales prices were up 10.4% over last year to $271,351. The median sales price rose 11.6% to $220.950.   

Once homes hit the market, they are not staying there long. The average time from list to close is now 104 days. That is down 18 days from 2016, a decrease of 14.8%.

It appears that more homeowners are trying to take advantage of the spring season as new listings were up 6.2% from 5,648 last year to 5,999 this year. Pending sales also increased from 4,404 last year to 5,116 this year, a 16.2% jump.

Homes are selling for an average of 96.9% of list price. This is up from 95.6% of list price in March of last year. This follows the trend we are seeing of homes getting right around list price and in some cases multiple offers.

Home prices and sales could slow as the year progresses as the Fed has already indicated that they will be hiking interest rates two more times this year. This could make mortgages harder to obtain for first time buyers, and pricier for all other buyers. It remains to be seen how much, if any impact that has in Charlotte’s hot market.

If you are interested in a home in the Charlotte area, give us a call at (704) 525-4045. You can also view homes on our website here.

UNC Wins and HB2 Repealed

Only UNC winning the National title is bigger news than the repeal of HB2 in North Carolina right now. The Tar Heels won 71-65 over Gonzaga bringing home their seventh title last night. Fans across the state and across the country were celebrating this improbable win and counting it as redemption after coming up short last year.

Hopefully North Carolina will have the same kind of redemption after the repeal of HB2. Governor Roy Cooper signed legislation last week repealing the controversial law. The repeal will hopefully be the first step in repairing the damaged reputation we have gotten in the media. Many companies and sporting events have pulled out of the state over the bill, so hopefully the repeal will bring that business back.

Experts estimated that monetary losses due to HB2 were between $380 million and $750 million, but the total number is not yet known. It is easy to quantify the businesses that vocally decided not to relocate here and the ones that decided not to expand their business holdings here. What is harder to quantify is the number of businesses that decided quietly against North Carolina. There is a perception that the state is intolerant and that could stick around for a lot longer than the bill.

North Carolina’s economy is fueled by new jobs and many of those come from out-of-state relocations. Hopefully the repeal will show people that we are a great place where people are working together, across the aisle, to repair our damaged reputation and extend equal protections to all people.

Another benefit to the repeal is that North Carolina is once again eligible to host the NCAA Championships. These championships bring prestige and tourist dollars to the state each year. Cities like Durham and Cary are aggressively campaigning to be tournament locations for next years contest.

In addition, being an all inclusive state, one not tolerant of discrimination, is a great draw for millennials. Millennials have lots of buying power and earning potential so making our state attractive to them can only help us in the long run.

If the repeal of HB2 has gotten you excited about the real estate market in the Charlotte area, give us a call at (704) 525-4045. We would love to talk to you about it and help you find the home of your dreams. You can also view homes and create custom searches on our website here.

Home Affordability

A new report was released by Attom Data Solutions about affordability of homes in the Charlotte area. Attom Data Solutions is a California-based real estate data firm. They publish an “affordability index” based on percentage of average wages needed to make monthly payments. The payment number includes property taxes, home insurance, and mortgage insurance for a median-priced home. Their data is for 379 counties in the US. The wage data was from the U.S. Bureau of Labor Statistics. Median home prices were calculated from public sales records.

According to the report, in Mecklenburg County you need 24.8% of your annual wages to cover payments on a median priced home of $195,000. Wages are growing here by 5%, but home prices are growing slightly faster at 5.4% so the percentage of wages needed to cover a house payment seem likely to rise as well.

In York County in South Carolina, a buyer would spend 38.6% of their income to pay for a home. The median sales price for a home in York County is $218,500. Home prices are rising much faster here than wages. Home prices here had an annual median growth of 19.3%. This far outpaces the wage growth of 8.8%.

In Union County in North Carolina, homeowners need a shocking 42.1% of their annual wages to pay for a median priced home. Median priced homes in Union County are $218.500 with a median home price growth rate of 14.7%. With wages only increasing at 6%, buyers may feel the pinch in their wallets.

 

Mecklenburg County

Affordability Index 102

% of Annual wages needed to buy 24.8%

Q1 median sales price $195,000

Annual Average weekly wage growth 5%

Annual median home price growth 5.4%

 

Union County

Affordability Index 96

% of Annual wages needed to buy 42.1%

Q1 median sales price $218,500

Annual Average weekly wage growth 6%

Annual median home price growth 14.7%

 

York County

Affordability Index 84

% of Annual wages needed to buy 38.6%

Q1 median sales price $204,000

Annual Average weekly wage growth 8.8%

Annual median home price growth 19.3%

 

As mortgage interest rates are expected to rise two more times during this year, there may be a slowdown in the median home price growth percentages. There is still a shortage in inventory in the Charlotte area which keeps home prices on the rise due to the laws of supply and demand. With the repeal of HB2, there could be more people seeking out the Charlotte area as we anticipate the probable return of the NCAA tournament and other businesses and sporting events that left in protest. We will keep an eye on the situation and will let you know how it shapes up.

If you are interested in a home in the Charlotte area, give us a call at (704) 525-4045. You can also view homes on our website here.

 

To read the full article in the Charlotte Business Journal about the Attom Data Solution report, click here.