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Housing market here still thriving

Subprime lending storm bypasses area's prosperity

Every once in a while, whether its killer bees, swine flu or trans fats, a thing suddenly goes from being barely known to turning up everywhere with lots of scary reports fanning the flames.

Right now it's the scourge of subprime lending, and judging by Wall Street's week, getting chased by a cloud of killer bees may a better deal than holding a lot of subprime loans.

Thursday saw the Dow Jones Industrial Average plummet more than 300 points, and while plenty of factors contributed, uncertainty about how much capital is at risk in the subprime lending market, where foreclosures are climbing, has lots of people on edge.

Subprime loans essentially give a borrower with weaker credit an Alabama mortgage loan, with provisions that the interest rate will increase within a few years depending on rate trends and other factors.

The problem for many borrowers has been that it cost them a lot to get into the house, and when the mortgage rate changes, say 2 percent, monthly payments that were around $1,000 will rise some $230 a month. The following year, another 1 percent increase, means payments will have risen about $366 in under two years.

If that isn't bad enough, many borrowers took on those tough terms expecting housing prices to keep rising. But housing prices have stalled or fallen in many once-hot markets, and borrowers now face paying more for a house than the market says its worth.

That kind of hit is causing delinquency and foreclosure rates to rise, as subprime, adjustable-rate mortgages in Alabama begin to reset, with higher interest rates. Delinquency rates, meaning one or more missed mortgage payments, in the subprime, adjustable-rate mortgage market has reached nearly 16 percent, according to the Mortgage Bankers Association June delinquency survey.

Huntsville and Madison County stand a little apart from the trends that are dogging real estate markets, particularly in California, Florida, Nevada and Arizona. The Huntsville real estate market, which includes the Rocket City, Madison, and Madison County, has seen home prices rise some over the past year, with about the same number of properties being sold in the first six months of 2006 and 2007, said Betty Hughes, president of the Huntsville Board of Realtors.

Business remains brisk with the expectation of thousands of new residents moving into jobs created by BRAC benefiting Huntsville and Redstone Arsenal in the next few years.

"Huntsville is kind of a world of its own," Hughes said. "People try to lump all real estate in general, but it is all local. With the type of major industries we have here and so many people coming in and out, the economy is stable and there is plenty of growth."

Pressures all over

The Huntsville market includes a number of subprime loans, several sources said.

Ron Sykstus, a bankruptcy lawyer in Huntsville, said he thinks foreclosures are up and said the people he is assisting in bankruptcy claims tend to be facing more than one difficult circumstance at the same time. That can include increased medical bills, reduced income and rising credit debt. Combining those factors with rising mortgage costs spells serious financial trouble.

Hughes said there is a misconception that the borrowers who've gotten in trouble with their subprime loans are all first-time buyers. She said that isn't the case, that she knows of families that took out such a loan to buy a larger house than they could otherwise afford, but then illness or other changes in circumstance such as a divorce made it very difficult to keep up with rising payments.

"They bought homes they couldn't afford," said Leonard Zumpano, professor of finance for the University of Alabama and director of the Alabama Real Estate Research and Education Center.

"Even if it's not subprime, there are people who have gone with interest-only loans and negative amortization loans (loans in which the buyer pays down only a portion of the interest payment each month)," Zumpano said. "It got very easy to borrow."

That ease created a flurry of borrowing that appealed to investors who wanted to put their money into the funds that held these mortgages. The conventional wisdom was that the number of loans becoming bad debt would be offset by the majority of mortgages which get paid.

Kristy L. Smith, retail mortgage production manager for Regions Bank's Huntsville Alabama real estate Sales Center, said less than 10 percent of Regions' mortgages are subprime loans, and the default ratio in the Huntsville market is low compared with other markets. Smith said she believes the area's housing market will remain strong, despite what may be happening nationwide.

Zumpano concurred.

Huntsville "is the most affordable large city in Alabama," he said. That, combined with relatively high, white-collar salaries, can buffer the market from the deflation seen elsewhere.

Last week, Federal Reserve Chairman Ben Bernanke told lawmakers that regulators are considering changes to mortgage lending rules.

If that happens, Zumpano said, some homeowners may find themselves with an unaffordable mortgage that they can't refinance.

More houses on the way

Huntsville home building chugs on, with more houses on the way. Dr. Niles Schoening, an economist with the University of Alabama in Huntsville, said he heard bankers worry in the mid 1990s here that perhaps the city was being overbuilt. Instead it anticipated the next boom, he said.

Schoening said that after Huntsville was hit quite hard by the recession in 1990-1991, there was a surplus of houses on the market and it took a few years for the inventory to be pared down. He said a byproduct of that period was local banks becoming more and more savvy about obtaining market information. Schoening said today that virtually every usable lot or possible building site is recognized by area lenders.

Huntsville's real estate market has another dynamic that is keeping things moving, Hughes said. Out-of-state buyers looking for real estate investments have begun to target Huntsville, with its growth and relatively low prices, for properties purchased to rent or to "flip," buying the house with the immediate intention of selling it for a profit.

Hughes said that ownership class, with investors from California, Florida and places such as Seattle, exploded in number last year and continues to be a presence here.

"They've come in busloads; companies put tours together for them," Hughes said.

Be careful not to squeeze our city's historic districts

Huntsville Times

Bruce Walker thinks "we are loving our historic districts to death."

"It's like how you eat an elephant," says the president of the Old Town Historic District. "One bite at a time."

When Walker said that a few weeks ago, the downtown issue was Sonic Drive-In's plan to expand in Old Town. But Walker raised the same alarm Thursday night about a new threat to historic areas.

Developers want the right to erect skyscrapers downtown. To get it, the city would have to change a current ordinance that caps buildings at 10 stories.

The city's historic districts - Old Town, Twickenham and Five Points - want strict controls on all development. Otherwise, they fear their borders could be nibbled away and their homes overshadowed by concrete and steel towers.

There are really two issues here. How tall will we go, and will we buffer the historic neighborhoods to slow the squatting of businesses on their borders?

The lure of a skyscraper or two is strong. Tall buildings mean a maximum return on investment, but their appeal is more than that. They concentrate development in an existing area, rather than contribute to the "sprawl" that now threatens every field in Madison County.

And few things say, "Hey, look at us, we're a big city!" the way skyscrapers do. Signature buildings become symbols of their cities and make their skylines unique.

Unfortunately, there are vacant lots in Huntsville that, if used for skyscrapers, would result in jarring juxtapositions that would threaten the privacy, at the very least, of those in the historic districts.

City officials are fretting about how to balance the two forces. Residents are wise to keep a close eye on this fretting, as they did by showing up in numbers at Thursday's council meeting, because you can bet developers will always be there.

City councils here have had a tendency to "work with" builders and developers. Sometimes, as in the case of the Embassy Suites, it works to create a nice project, even though part of the populace still thinks the hotel is pretty plain-Jane to occupy such a key spot of downtown real estate.

Other times, "working with" developers has made City Hall look like rubes. One developer owned "air rights" to a key corner opposite the Von Braun Center for so long you thought he inherited them from John Hunt. He never built the hotel the city expected. Another developer won a key spot for a building overlooking Big Spring International Park by promising a nice restaurant the public could use. There's no restaurant yet.

The City Council shouldn't block commercial development. We want downtown to thrive, and that means new places people can live, work, shop and play.

But council members' first obligation - their default position, if you will - should be the interests of people already living and investing in an area, especially when it is historic.

That doesn't mean no development and no skyscrapers. It does mean development that justifies itself with clear plans and commitments.

Businesses want to be near these historic districts because people love them. People love them because they are islands of history and beauty. You ruin an island if you squeeze it in a ring of piers and floating casinos. You ruin a historic district if you squeeze it in a ring of stores and skyscrapers.

You can reach Lee Roop at lee.roop@htimes.com. Text at 509-9644. Visit "roop's room" blog at al.com

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Numbers show real estate ups and downs

DAVE GALLAGHER

The local real estate market continues to be a mixed bag of news these days, but it’s still better than in other parts of the country.

Last week Realtytrac Inc. released its midyear look at foreclosures filings, with Whatcom County having 169 through the end of June. That’s up from 84 filings for the same period in 2006. That’s a big jump in one year, and looking at it month-by-month, many (67) came in the last two months.

While that’s a big jump in one year, this area is still doing much better than the rest of the state, on average. Last quarter, when there were 90 filings, it equated to one foreclosure for every 921 households. The Washington state average for that same period was one foreclosure for every 482 households. Nevada had the highest state rate, with one foreclosure for every 40 homes during the first half of 2007.

Also coming out last week was a mid-year analysis of the local housing market by Coldwell Banker Miller-Arnason. What’s interesting about this study is it breaks down the sale of homes by price bracket and figures out price averages for each Bellingham neighborhood.

The study shows that sales of high-end homes — ones priced at more than $700,000 — are ahead of last year’s pace, and last year was a record-breaker in that bracket, said Gragg Miller, administrator of the firm. For the first half of the year, 39 homes sold for $700,000 or more, up 30 percent compared to the same period last year.

“The strength of the high-end homes is obviously what’s keeping the average home price up,” said Miller. “It’s a segment that I expect to continue to do well. It’s a segment where the buyer isn’t bothered as much by interest rates.”

Miller said much of the increased activity in high-end home sales is taking place in the Chuckanut area, and agents are still reporting many of the interested buyers are from out of the area.

“It’s hard to say whether it’s the same number of out-of-towners as we were seeing last year, but it is still the majority of the buyers these days,” Miller said.

The price bracket that saw the biggest sales volume drop compared to last year were homes in the $500,000 to $699,000 range (down 27 percent) and $160,000 to $199,000 range (down 22 percent).

Looking at the neighborhood prices is interesting, although it should be taken with a grain of salt, because the number of homes sold each quarter is a small sample, Miller said. For example, the average price for a home in the Alabama neighborhood jumped from $295,000 in the first quarter to $386,000 in the second quarter, probably because a couple of higher-end homes sold between April and June, skewing the average.

One thing that Miller points out about the neighborhoods is the popularity of some of the well-established ones. Average prices for places like Columbia ($321,000 in the second quarter of 2007) Cornwall Park ($320,000) and Happy Valley ($306,000) continue to rise.

“The classic homes in these neighborhoods are still very popular,” Miller said.

Of course, it’s still up for debate about what’s next, particularly with the problems of subprime loans and the high number of foreclosures taking place across the country. The demise of American Home Mortgage last week was also bad news for the industry. So far, at least, Whatcom County seems to be weathering things fairly well

Huntsville Alabama Real Estate

Huntsville, Alabama is one of the best recognized cities in the southeast and consistently named as one of the best places to live and work. This city is regularly named as a premier location for both business and quality of life by many publications. Huntsville is a beautiful place, popular with tourists in the months of May to October.

The high-tech city of Huntsville that sprawls at the foot of a mountain in North Alabama makes anybody feel equally at home. Huntsville's tourist attractions reflect the heritage of this city, the strife of the American Civil War, and the deeds of America's rocket scientists. Huntsville's population reflects international cultures. Of the 180,000 city residents, more than 10 percent are natives of other countries. Many languages and their dialects are spoken here.

Huntsville serves as home to the first U.S. plant built by Korea's largest company. Several Japanese-owned companies operate their manufacturing plants in the city. Lots of foreign national flags decorate the roof of the building of an international computer manufacturing firm that is headquartered in Huntsville. Huntsville's attractions offer a wealth of activities for the native as well as the international visitors. Sample astronaut training sessions at the U.S. Space and Rocket Center and the hands-on showcase of space technology are the state's largest tourist attractions.

A variety of city museums and an exceptional symphony orchestra offer rich cultural opportunities involving the arts. The legendary Robert Trent Jones Golf Trail, which encompasses 21 courses in eight cities in Alabama, begins in Huntsville. Alabama ranks fifth in the nation for public golf courses and it maintains a very good record in organizing tournaments.

Huntsville is home to several Fortune 500 companies and also offers a broad base of manufacturing, retail and service industries. Their quality of life is second to none with a variety of educational, recreational, and cultural opportunities. The city successfully combines the rich heritage of southern hospitality with innovative high-tech ventures and cultural diversity.

life is possible when buying a home in Huntsville, Alabama. Real estate here offers exceptional value, combined with some of the lowest property taxes in the country, giving residents the most for their money, when they are ready to buy. This year consider Huntsville where residents can own a home, not just a house.

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You can find great local Huntsville, Alabama real estate information on Localism.com HUNTSVILLE Alabama real estate PR is a proud member of the ActiveRain Real Estate Network, a free online community to help real estate professionals grow their business.

Huntsville real estate community includes Amberwood, Ardmore Estates, Athens, Bailey Cove Estates, Bel Air Estates, Belgate, Bellemeade, Belview Heights, Bishop Hills, Blevins Cove, Blossomwood, Bluewood Estates, Brandontown, Bravo, Brookhurst, Brownsboro, Bucks Canyon, Byrd Springs, Callington Estates, Camelot, Canterbury, Cavalry Hill, Cedar Valley, Cedargate, Chaney Village, Chapman Heights, Chelsea, Cherokee Hills, Cherry Creek, Chimney Springs, Colonial Hills, Country Club Estates, Country Club Gardens, Country Club Park, Dallas, Darwin Downs, Davis Hills2Davis Hills Estates, Double Tree, Eastridge, Echols Hill, Edgemont, Edmonton Heights, Elko, Endsley Acres, English Terrace, English Village, F K Noojins Hillandale, Fagen Springs Estates, Farley, Five Points, Fleming Hills, Fleming Meadows, Flemington Heights, Flint Mill, Forest Park, Fox Run, Gentily Forest, Glen Park, Gourdneck, Green Acres, Green Cove Meadows, Greenbriar, Greenhill, Greenwycke Village, Grove Park, Grove View Acres, Gurley, Haden, Hampton Cove, Harding Place, Hazel Green, Harvest, Haysland Estates, Hillandale, Hillmont, Hillview Acres, Hillwood, Huntsville Hills, Huntsville Park, Isle Worth3Jacobs Cove, Jones Valley Estates, Kildere Estates, Lakewood, Lakewood Manor, Lily Flagg, Lincoln, Lincoya, Longwood, Lynwood Gardens, Madison County, Mayfair, Meadow Hills, Meadow Lane Estates, Meadow Trace, Mercury, Meridianville, Metes and Bounds2Morningside, Mount Charron Estates, Mountain Brook, Mountain Gap Estates, Mountain Heights, Mountain Springs Estates, New Hope, New Market, Normal, Norton, North, Northeast, North West Huntsville, Oak Leaf, Oak Park, Oakwood, Old Town, Owens Cross Roads, Parkway Estates, Parkwood Estates, Pea Ridge, Pearsall Gardens, Piedmont, Redstone Park, Regent Forest, Rideout Village, Ridgewood, Riverside Landing, Rocky Top Estates, Rolling Meadows, Russell Hill, Rutledge Heights, Ryland Pike, Sandhurst Park, Scenic View, Shadow Creek, Shady Lane, Sherwood Park, South Gate,  Southeast South Huntsville, South Park Estates, Stag Run, Stephens Way Estates, Stonemark, Sugar Tree, Summit Place, Sunset Cove, Tannahill Estates, Tara, Terry Heights, The Highlands, The Ledges, Toney, Twickenham, Union Park, University Park, Valley Park, Valley View Estates, Vestavia Estates, Walker Woods, Weatherly Heights, West Huntsville, Westbury, Westlawn, Wheeler Bend, Whitesburg Estates, Whitesburg, Willow Bend, Willow Cove, Willow Hills Estates, Willowbrook, Willowbrook Estates, Winding Brook, Windsor Manor and Woodridge.

Firms join to help fix homes

A volunteer-based emergency home repair program in Huntsville is getting some expert help from the construction industry, a move that should boost the number of homes getting repairs.

Turner Universal, along with M&D Mechanical in Decatur, agreed to join hands with Huntsville's Community Development Department by providing skilled laborers at company expense.

Mayor Loretta Spencer visited a northwest Huntsville home-repair job Tuesday to thank Turner workers and commend program organizers for their outreach. Workers were installing siding on a house owned by an elderly person on Del Norte Street.

The emergency home repair program in Huntsville began in 2004. Community Development partners with local churches and volunteer groups and uses grants and other resources to obtain building supplies. The program is for low income, elderly and disabled homeowners aimed at removing health and safety hazards.

"I have had the opportunity to see first hand many of the repair projects and visit with the homeowners and volunteers," Spencer said. "We are very fortunate to have so many people in our community who are willing to invest their time and hard work to benefit others."

The emergency home repair program has completed 108 exterior home repair jobs this year using 900 volunteers.

Rosa Wade and Rodney McCallie with the city's Community Development Department said having skilled help will help tackle larger jobs and those requiring specialized skills such as steep roofs and handicapped features that must meet federal standards. The program has a target of 200 homes this year.

Lorraine Lee, president of Associated Builders and Contractors Inc., of which Turner and M&G are members, said more contractors may furnish laborers as word of the partnership spreads.

"Not only are we able to help individual homeowners by bringing the structure from substandard to habitable condition, we're also able to give back to the community," she said.

Huntsville Real estate Market
Huntsville has been ranked Alabama's most affordable residential real estate market in Coldwell Banker LLC's 2007 Home Price Comparison Index.

The study looked at 2,200 square feet, four bedroom homes in 317 American markets. The average price of such a house in the Huntsville real estate market was $212,183. That price was $232,375 in Mobile, the state's most expensive residential market, which makes a total gap of $20,192.

Huntsville, Alabama is a thriving city with projected land development of 38% by 2010. Considering that the population of this area has doubled over the past 20-years, this is obviously not a fluke. Whether you are an investor or homeowner, Huntsville can deliver promising job opportunities, first-rate education, affordable costs of living and a stable real estate marketplace

While housing may be cool in other areas, nothing could be farther from the truth in the Huntsville homes for sale market. In fact, as the rest of the country has suffered a decline of 19% in housing starts, Huntsville's real estate sales have remained stable

Huntsville Area
Huntsville, Alabama is a medium sized city located in Madison County. The population of Huntsville is 158,216 – and it is steadily increasing. Throughout the 1990's, Huntsville saw a population decrease of around 1.3%, but recently (in the last five years) population has actually increased, by about 5%. Huntsville, Alabama is a densely populated city, more so than most of the cities in the state, and encompasses 174 square miles. Huntsville was the birthplace of Confederate general John Hunt Morgan, as well as comedienne Paula Poundstone

Huntsville Business
Passenger traffic at Huntsville International airport was up again in September, increasing 12 percent compared to last September.
The number of passengers so far in 2007 - 915,588 - is 5.6 percent higher than at this point in 2006. Huntsville is known for being a high-tech town and boast of having the second largest research park in the U.S.
 

Why You Should Buy Your Huntsville Home Now
Six of the nation's 10 most affordable markets are also home to or located in close proximity to major U.S. military posts. Eight of the top 10 most expensive markets in the U.S. are in California. With over 5000 jobs expecting to come to the area through BRAC, it is anticipated that home sale with increase and perhaps prices too. Now is the right time to buy a Huntsville AL Home. Prices are reasonable and interest rates are low.
Give me a call. Let's us find you the perfect home: 256-457-3282

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