A while back I posted a blog concerning Zillow and how their valuation of a specific home was off by 20% as their valuations are based on data from public sources yet does not necessarily account for tangibles including specific location, neighboring uses, traffic impact and so forth. Here is the link: https://denverrealestateinsights.wordpress.com/2017/11/13/the-internet-says-my-house-is-worth/
Thus I was intrigued when Zillow predicted a 4% gain for the Metro Denver Housing Market for 2019 yet the Colorado Association of Realtors (CAR) predicts a loss for the same market.
Let me be clear I do not know the methodology of Zillow or CAR. However I am inclined to go with the CAR forecast.
- Anecdotally we as brokers witnessed a slowdown in the market concerning both sellers and buyers.
- CAR using local MLS data including market activity i.e. price increase, decrease, withdrawals and so forth probably has a more accurate prediction of the market.
- Houses entering the market at present may have languished prior, taken off the market and placed back on; a micro indicator of market conditions i.e. did not sell, try, try again
- All of the above coupled with slowing in-migration.
Even a 1% loss is not worrisome as the housing market continues to outpace inflation. Also the run-up we have witnessed since the end of the Great Recession while impressive if you are a homeowner or seller has various negative externalities.
Back to the forecast; while data mining and algorithms are important and valued the reality is local and regional knowledge based on eyes and ears on the local scene is generally more accurate.
When did the tide turn? I believe we need to go back to the Savings and Loan crisis of the late 1980’s to 1990’s. Before the era of mega-banks that crossed state lines mortgage origination and appraisals were handled locally. The local bank would actually offer and service the mortgage. In the purchase process the local bank would hire the local appraiser and so on. The end result realistic valuations and risk assessment based on local conditions.
Yet the Savings and Loan crises in part began with banks lending beyond their markets thus beyond their local/regional market intelligence, using appraisers that were not familiar with the local/regional market and the desire to secure highest and best returns without assessing risk.
Does not sound much different than the Great Recession of 2008/2009 when real estate markets such as Las Vegas, Phoenix and others boomed based on speculation versus true market demand from employment and in migration and other factors that influence a local housing market.
Personally I can share two examples when appraisers not familiar with the local market showed how lack of knowledge of the local market can truly under-value and at times over-value a subject property.
- Lexington Avenue versus Fifth Avenue, NYC: The two apartments were identical i.e. building design, floor plan, interior condition, date of construction and so forth. Yet the 5thAvenue apartment was on the market for 50% more than the Lexington Avenue sale within the prior 6 months.
- The appraiser used the Lexington Avenue apartment as a comparable and based his appraisal of the 5thAvenue apartment on the prior sale. HOWEVER the Fifth Avenue apartment not only has a direct view of Central Park, 5thAvenue is considered one of the most highly valued and sought after residential streets in the world on par with Eton Square in London, Avenue Foch in Paris and Peak Road in Hong Kong. Needless to advise the appraisal was challenged.
Locally here in Denver when selling a row house in Cherry Creek North I had to supply the appraiser with comparable and subsequently challenge his valuation. While the property was located in Cherry Creek North he was using comparable sales from Congress Park and The Hale neighborhood i.e. within one mile of the subject property. Also he was using condos and townhomes yet the row house had an individual land plot and thus was unique in that respect and more valuable. Finally he used a comparable in the complex yet the subject property went through a gut renovation one-year prior interior and exterior including windows, mechanicals and related. The comparable adjacent in the original condition and state of disrepair from 1984.
Granted appraisers only have access to so much information usually provided via the MLS and pictures. However as brokers we literally deep dive and understand market nuances that may not be evident in pure market statistics or within an algorithm. Thus while I am a fan of technology, AI and all the opportunities coming down the pipeline, considering real estate, I am old school and realize humans while flawed can actually make subjective judgments that are more accurate versus objective data driven information.