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Feb. 22, 2009
Copyright © Las Vegas
Review-Journal
HOUSING: Recession sends home values down in many Las Vegas Valley
ZIP codes
By
Hubble Smith
Las Vegas Review-Journal
There was a time a few years ago when
you could throw a dart at a ZIP code map of the
Las Vegas
Valley
and be guaranteed to hit an area where home values are going up.
Now you’d
need a marksman’s aim to pinpoint ZIP code 89146, a small, mature
neighborhood bounded by
Charleston
Boulevard
to the north, Spring Mountain Road to the south, Decatur Boulevard
to the east and Rainbow Boulevard to the west.
It was the only one of 58 local ZIP
codes that showed any amount of home appreciation in 2008. Median
prices in the area rose 3 percent, or $7,500, to $232,500 in the
second half of the year, compared with $225,000 in the second half
of 2007, SalesTraq, a Las Vegas-based research firm, reported.
The area
has a large number of custom homes built in the 1970s on half-acre
lots, SalesTraq President Larry Murphy said.
“(ZIP
code) 89146 did not enjoy the big boom,” he said. “Prices went up
modestly in 2004 to 2006, probably 4 (percent) to 5 percent versus
20 (percent) to 30 percent.”
The rest
of the valley was plastered with declining percentages in double
digits, led by a 64 percent plunge in 89030, a ZIP code in North
Las Vegas that shows up among the hardest-hit foreclosure areas in
the nation. Median home prices there dropped to $64,900 from
$180,000, a difference of $115,100.
It was
among 13 ZIP codes in which median prices fell by more than
$100,000 in one year. ZIP code 89109, home to luxury high-rise
Turnberry Place and its new sister property, Turnberry Towers,
lost $185,000 on median prices. Another big loser was the
inner-city 89101, where median prices dropped 57 percent, or
$105,000.
“My, my,
how times have changed,” said Murphy, who reported 40 percent and
50 percent ZIP code appreciation rates in 2004. That fell to 20
percent in 2005 and 4 percent in 2006, then turned negative in
2007, down 4 percent.
Overall,
median existing-home prices declined 27.7 percent in 2008 to
$205,893 from $274,000 the previous year, SalesTraq reported.
Murphy
notes that not all homes in a particular ZIP code lost value as
indicated. The median price simply means that half the homes sold
for more than that amount and half sold for less than that amount.
The
30,000-plus foreclosures in
Las Vegas
are largely to blame for falling prices. Of the 3,140
existing-home closings in December, 65 percent were bank-owned
homes with a median closing price of $150,000, SalesTraq reported.
The remaining homes had a median price of $183,000.
Even with
so much gloom and doom in the market, real estate consultant John
Burns of California ranks Las Vegas as one of his favorite
long-term markets, along with
Phoenix,
Atlanta and Orlando, Fla. Those markets were speculator favorites,
and that’s why their corrections have been so steep, he said.
Just as
homes in Las Vegas were overvalued a few years ago, Murphy thinks
they’re equally undervalued now.
“First of
all, we recognize there’s no such thing as absolute value,” he
said. “However, regardless of what these homes are selling for,
what is the replacement cost? I would say it’s undervalued when
you can’t re-create it for that price. There are homes selling at
less than it costs to build.”
It’s like
going to a pawn shop to sell a diamond ring for less than true
value, Murphy said.
“Why do
you do it? Because you’re desperate, you need money,” he said.
“Same with builders. Some of them have had to sell homes at or
below cost just to move the inventory.”
Historically, stable housing markets are less affected by
downturns, said Michael Ela, president of HomeSmartReports.com, a
San Juan Capistrano, Calif.-based collateral risk analysis firm.
Even in tough markets, property in stable areas tends to sell
faster than those in volatile markets, he said.
“As you
know, residential real estate is a world of micromarkets,” Ela
said. “I’m sure there are local markets in
Las Vegas
that have done considerably better — or lost less equity — than
others. That’s why I beat the drum for people to understand risk
before they dive in. Knowing the price just isn’t enough.”
Frank
Pankratz, president of Executive Home Builders, said there’s
somewhat of a “disconnect” between the 40 percent decline in ZIP
code 89145 prices and what he’s seen at One Queensridge Place, the
luxury condo tower developed by his company.
“Everything has lost value,” Pankratz acknowledged. “We’re in that
environment where values have been driven down by foreclosures.
They’re 70 (percent) to 80 percent of the market. That’s going to
be a fact of life for some time. Fortunately, we haven’t had any
foreclosures, but we have perception that becomes reality.”
To the
extent that the housing market is down, that represents
opportunity for many, he said.
Realtor
Robin Camacho of American Realty posts an online list of top 10
real estate values in Las Vegas and came up with a three-bedroom,
1,400-square-foot home near Boulder Highway and Sahara Avenue for
$32,900. It last sold for $225,000 in 2005.
She just
added her No. 3 pick, a four-bedroom, 4,500-square-foot home in
the southwest valley for $349,000. It has granite countertops,
upgraded tile, cherry cabinets, a spacious loft and master suite
with a Roman tub and custom shower, all on a huge lot, Camacho
said. It sold new in 2007 for $1.2 million.
“I showed
a home that backed up to Desert Rose Golf Course ... $59,900,” she
said. “It will go for about $75,000 and needs at least $30,000 in
repairs to be a decent home, on a golf course on the east side,
for $105,000.”
Murphy of
SalesTraq said everyone is looking for value and he can see people
putting their money in gold as the value of the U.S. dollar falls.
But you can’t eat gold, you can’t wear it (other than as jewelry)
and it won’t keep you warm, Murphy said.
“I’ll
tell you what has value,” he said. “Food has value. People like to
eat. Food, clothing and shelter. After that comes self-esteem and
sex and all the things we learned in Maslow’s hierarchy of needs.”
Contact
reporter Hubble Smith at hsmith@reviewjournal.com or 702-383-0491.
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