Lots of properties for sale, not enough buyers

Sunday, May 18, 2008

This morning the Americus area Multiple Listing Service (MLS) had 160 residential listings, 24 commercial and 96 land listings. These are the highest numbers of properties listed for sale on our local MLS in the 12 years I've been a member of it. What do these numbers tell us?

We have many properties for sale in our area, and not many of them are being bought. In past years, homes, land and commercial listings seemed to sell sooner than they do now, and the inventory of properties for sale did not build up to the high numbers we are experiencing today.

I'm personally aware of this trend because my own listings are not selling. They're not even getting offers. What's the problem?

Basically, the buyers just aren't there to balance off the number of available properties. Supply exceeds demand. That makes it a buyer's market; however, many would-be buyers cannot get mortgage loans these days. In recent years mortgage money seemed easier to get, and lenders took more risks with questionable buyers. Now they seem to have tightened their grip on the mortgage money purse strings. Someone who might have gotten a loan just a year ago cannot get one now.

This tightening up of mortgage money means fewer qualified buyers. Meanwhile the inventory of unsold properties grows. That's why it is at its highest point in my memory. As recently as a year ago 130 residential listings would have been considered an over-abundance. Now we're at 160, and it may go higher.

This is bad news for sellers, but good news for buyers; that is, for buyers who can get loans.

If you're thnking about buying a house or some land, your first contact should be with a lender. Get pre-approved for a loan up to a certain amount. That way you know two things: 1) you can get the money to buy a property when you find one you want, and 2) you know your price range.

Surprisingly, most would-be buyers do it backwards. They look at houses or land first, maybe even enter into a contract with the seller, and then go to a lender to see if they can borrow enough money to buy something. Half the time they learn that they cannot. So, everyone's time has been wasted. On the other hand, the pre-approved buyer is ready to go with an offer and an earnest money deposit when he or she chooses to buy a property in his or her price range.

In many cases, the pre-approved buyer beats out an unapproved buyer for a property because the one is prepared to buy it and the other isn't. Sellers, especially these days, are eager to make deals, and they almost always go with the pre-approved buyer over one who doesn't know where the money is coming from to buy the property.

While we're on the subject of getting pre-approved for a mortgage loan, may I strongly suggest that you do business with a local lender. You need a lender who shares with you an interest in your community, someone you will see at the grocery store, at church, or in your civic club. Some out-of-town lenders will promise you the moon, but can't deliver. Their deals often fall apart at the last minute, leaving you without the ability to pay for the house or the land you had your hopes set on. You will never hear from that lender again, and you are back on square one. Not to mention, you have one very unhappy seller who made a contract with you. Don't let that happen.

Do you have any questions about available properties in Americus, Ellaville and the surrounding area? Questions about the loan application process? Please call or email me, and let's chat. My number is 229-924-3089 and my email is: michael@michaeldixonrealty.com. I have a slogan: Asking the right questions up front could save you money at closing. Please ask.