April 2014 Homes For Sale Report Near Lackland And Randolph AFB

homes-for-sale.jpgAir Force and other uniformed services home buyers and sellers need to take heed of this April’s exceptional home sales climate in San Antonio, especially for the subdivisions nearest Lackland AFB, Randolph AFB, and the San Antonio Military Medical Center (SAMMC) at Fort Sam Houston.  

Because San Antonio is growing so fast (5th fasted growing metropolitan area in the nation), demand for housing is high, but there aren’t enough houses to go around.  This is especially true in the neighborhoods nearest San Antonio’s military bases because those neighborhoods are also very close to the Eagle Ford Shale Oil and Gas Fields.   The oil field workers and oil company staff are putting pressure on the housing inventory usually sought out by San Antonio’s incoming uniformed services personnel and in-migrating military retiree families.

Local uniformed services active duty and retired home sellers have reason to be delighted with this news because every key home sales indicator  currently favors  sellers over buyers.  Specifically,  the available home inventory is very low for a city the size of San Antonio.  Also, the average sales price for recently sold homes is 9.15% higher than a year ago and homes are selling must faster than last year.  

Even though the current market conditions  favor sellers over buyers,  if you are in the market to buy a San Antonio home, keep this in mind.  Compared to homes for sale in other large metropolitan markets, San Antonio homes are still highly affordable.   Also, although no one can offer an absolute guarantee that owning a San Antonio home is a safe financial bet,  home buyers can look to San Antonio’s long record of moderate and steady home value appreciation with assurance.

That’s all for our April 2014 San Antonio Air Force bases area homes for sale report.

We are a uniformed services family specializing in representing the home buying and selling needs of San Antonio’s active duty and retired servicemen and their families.  Please visit our sanantoniohomequest.com website for more information and access to hour highly rated San Antonio homes for sale search engine.

If you have questions, need San Antonio realty or mortgage loan advice and assistance, please call us at (210) 863-266a (Randy) or (210) 867-8743 (Stephanie).

We are Randy and Stephanie Kelley, Realtors® at Keller Williams Legacy, San Antonio, Texas.  Our never ending goal is to help you get the best price, terms, and condition for your residential realty investment.

That’s all for our April 2014 San Antonio bases area realty market report.

We encourage reader commends and recommendations about how to make our reports more informative and useful.

Please visit our sanantoniohomequest.com website for more information and access to our highly rated San Antonio homes for sale search engine.

If you have questions, need San Antonio realty or mortgage loan advice and assistance, or just want to chat a bit about the Alamo City area, please call us at (210) 863-2661 (Randy) or (210) 867-8743 (Stephanie).

We’re Randy and Stephanie Kelley, Realtors ® at Keller Williams Legacy, San Antonio, Texas.

Our never ending goal is to help you get the best price, terms, and conditions for your residential realty investment. 

March 2014 Randolph AFB, Lackland AFB, Fort Sam Houston Homes For Sale Report

lackland-air-force-base-imagescasf8wvw.jpgIf you’re buying or selling a home near Randolph AFB, Lackland AFB, or Fort Sam Houston this year,  keep this in mind.  In March 2014, there are too few new and resale homes on the market and there are too many buyers looking for a home to buy.  Consequently, competition for available homes is keen, home prices are rising, and home sellers have the advantage over buyers when it comes to negotiating the price, terms, and conditions for selling their homes.

Why is the area’s home sales market so active this year?

Following on the heals of the highly successful 2013 home sales year,   San Antonio has all of the right  economic conditions for a vibrant spring and summer 2014 residential sales market.  The nearby Eagle Ford Shale oil boom is a significant factor, especially for home sales in the neighborhoods near Lackland and Randolph Air Force bases.

Although, for the time being, the market favors sellers over buyers, San Antonio homes remain highly affordable for active duty and retired uniformed services families and mortgage interest rates are exceptionally low for well qualified home buyers.

Our advice is this for this March’s San Antonio military bases area  home sales market.  If you are a buyer or seller looking to make the most timely deal for your home investment, don’t delay. Consult with us as soon as possible.

That’s all for our March 2014 San Antonio bases area realty market report.

We encourage reader commends and recommendations about how to make our reports more informative and useful.

Please visit our sanantoniohomequest.com website for more information and access to our highly rated San Antonio homes for sale search engine.

If you have questions, need San Antonio realty or mortgage loan advice and assistance, or just want to chat a bit about  Military City USA, please call us at (210) 863-2661 (Randy) or (210) 867-8743 (Stephanie).

We’re Randy and Stephanie Kelley, Realtors ® at Keller Williams Legacy, San Antonio, Texas.  Our never ending goal is to help you get the best price, terms, and conditions for your residential realty investment.

 

 

 

 

 

February 2014 Lackland AFB, Randolph AFB, Fort Sam Houston Homes For Sale Report

In early February 2014, here’s what’s happening with home sales in the communities closest to Lackland AFB, Randolph AFB, and Fort Sam Houston.

Everywhere we look, there are too few homes for sale and too many buyers looking for homes to buy.

So, why are home sales around San Antonio’s military bases so active this early in the year?

The Alamo City’s largest military installations are located at the front gate of the prosperous and rapidly growing Eagle Ford shale oil and natural gas field.  Demand for homes for oil industry workers is high.

Also, because  San Antonio is economically healthy, the entire San Antonio metropolitan area is attracting a diverse mix of both homegrown and inbound businesses.  Employment rate is high and the city’s well employed population is eager to find new and resale homes to buy.

So, what does the  favorable economic news mean for San Antonio’s active duty and retired uniformed services home buyers and sellers?

As reported in our recent RealtyTimes article, as of 3 February 2014:

“Reasonably priced and well prepared resale homes are selling exceptionally fast and new home builders are putting new inventory into production as quickly as possible.

There are 7847 new and resale homes listed for sale compared to 8520 one year ago.

The listings inventory is exceptionally low but will likely trend slowly upward as late winter/early spring listings are brought to market. Nonetheless, for the time being, because the market has drifted downward into the 4 months supply range, there’s a highly unbalanced market favoring sellers over buyers.

The average sales price for the most recent closings is $195,484 compared to last February’s $183,834.

Both list and sales prices are steadily rising – a trend likely to continue through the higher paced late winter/spring/early summer home sales high season.”

It’s easy to see that, presently, San Antonio’s active duty and retired uniformed services home sellers have an excellent market  for selling their homes.  The market is expected to favor home sellers at least through the end of this summer’s home selling season high season.

Nonetheless,  San Antonio’s incoming  and locally relocating uniformed services home buyers can still be confident that they can find affordable homes, especially when compared to homes in the Nation’s other large metropolitan markets.

That’s all for our February 2014 San Antonio residential realty market report.

We encourage reader comments and recommendations about how to make our reports more informative and useful.

Please visit our sanantoniohomequest.com website for more information and our highly rated San Antonio homes for sale search engine.

If you have questions, need San Antonio realty or mortgage loan advice and assistance, or just want to chat a bit about the wonderful Alamo City, please call us at (210) 863-2661 (Randy) or (210) 867-8743 (Stephanie) or fill out the form below.

Remember, our never ending goal is to help you get the best price, terms, and conditions for your residential realty investment.

January 2014 Lackland, Randolph, And Fort Sam Houston Homes For Sale Report

Freedom flight over Randolph Air Force Base

Freedom flight over Randolph Air Force Base

The beginning of January 2014 sees the close out of the most active San Antonio military bases area real estate market year since 2006. 

According to Steven Gragg, Chairman of the San Antonio Board of Realtors, “This year’s housing market proved even stronger than 2012, with the lowest months of inventory being reported in over six years. Every month, the total number of home sales exceeded those of their 2012 counterparts.” 

What does the future hold for San Antonio’s active duty and retired uniformed services families looking to buy or sell a San Antonio home?  Analysts predict 2014 to be at least as active as 2013.

Here’s why?  

Simply, it’s the area’s exceptionally strong economy.

Here are the facts as they apply to the communities near Lackland, Randolph, and Fort Sam Houston. 

The still developing Eagle Ford shale oil and gas field is near enough to all three installations to drive up housing demand and prices in communities  heavily populated by uniformed services families.

Furthermore,  demand for housing for employees of the city’s tourism, service industry, and medical and education institutions has simultaneously impacted on the same subdivisions.

So, here’s what’s expected for home sales for San Antonio’s  uniformed services families in January 2014 and into the following months:

• the inventory of newly constructed and resale homes will remain unusually low, 

• home list prices will increase,

• home sale prices will increase, 

• average time to sell a home will decrease, 

• pressure on the already limited new and resale home supply will increase as buyers rush to make their purchases in the face of rising mortgage interest rates,and 

• the months long sellers’ market will continue unabated. 

Despite the good news for our uniformed services home sellers, prospective uniformed services home buyers should take heart in knowing that, historically, San Antonio has a consistent record of moderate but steady home value appreciation and sales market stability. Furthermore, San Antonio homes near the military bases are still very affordable. 

That’s the good news for our January 2014 Lackland, Randolph, and Fort Sam Houston homes for sale report. 

Wishing you a safe, happy, healthy, and prosperous new year, we’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio, Texas. 

We encourage your comments and recommendations about how to make our reports more informative and useful. 

You’re invited to visit our sanantoniohomequest.com website for reliable residential realty advice and assistance and a fast and easy residential listings search engine.

If you have questions, need San Antonio realty or mortgage loan advice or assistance, or just want to chat a bit about the wonderful Alamo City, please call us at (210) 863-2661 (Randy) or (210) 867-8743 (Stephanie). 

Our SanAntonioHomeQuest.com Realty Solutions Team specializes in supporting active and retired uniformed services families.  We are  always ready to help you with your home buying or selling needs.

December 2013 Home Sales Near Randolph, Lackland, And Fort Sam Houston

homes_for_sale_san_antonio_river_walk_christmas.jpgOur December 2013 San Antonio Home Sales Report for our Randolph, Lackland, and Fort Sam Houston communities  is brief and to the point.  The opening of this year’s holiday season sees the closing out of the most active San Antonio home sales market since the record breaking 2006 home sales year.

Although December is typically the low season for realty activity in-and-around San Antonio’s USAF and Army installations, if the current trend continues, our market promises to produce a near historic high number of home sales for December.

Although there are many factors contributing to the upward home sales trend, there is universal agreement that the prime reason for our robust residential sales market is the economic boom created by the  south Texas Eagle Ford shale oil and gas play.  Because the Eagle Ford  fields and support complexes are near Lackland and Randolph Air Forces Bases, the impact has been particularly significant for our retired and active duty military home buyers and sellers around those bases.

As seen by the following key indicators, San Antonio’s healthy oil driven economy has had a dramatic effect on area home sales.

As of 8 December 2013, compared to 8 December 2012 –

  • the number of homes under contract is up 2.79%,
  • the average home list price is up 13.63%,
  • the most recent average home sale price is up 8.91%,
  • the average time to sell a home is down 11.93%,
  • the homes for sale inventory is down 10.8%.

So, what does this mean for San Antonio’s active and retired  uniformed services  home sellers and buyers this month, through the winter, and into next spring?

Although industry analysts see the data as reflecting a housing market very strongly favoring sellers, buyers can take heart in knowing that mortgage interest rates remain low and the average quality San Antonio home remains highly affordable when compared to a comparable home in the nation’s other large metropolitan area markets.

That’s all for our December, 2013 San Antonio realty market report other than to wish you a merry Christmas, happy holidays, and happy new year.

We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio, Texas.  We specialize in servicing the home buying and seller needs of active and retired uniformed services families.

We encourage reader comments and recommendations about how to make our reports more informative and useful.

Please visit our sanantoniohomequest.com website for reliable residential realty advice and assistance and a fast and easy residential listings search engine.

If you have questions, need San Antonio realty or mortgage loan advice or assistance, or just want to chat a bit about the wonderful Military City USA, please call us at (210) 863-2661 (Randy) or (210) 867-8743 (Stephanie).

Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

November 2013 Homes For Sale Report For Lackland, Randolph, And Fort Sam Houston

Here’s a summary of the November 2013 homes for sale report from SanAntonioHomeQuest.com as it applies to the new and resale home communities near San Antonio’s Lackland and Randolph Air Force Bases and Fort Sam Houston. 

This year, the residential sales market around the military bases isn’t typical for early fall. The  market peaked early in May, stayed strong throughout the summer and has slowed in November but is remaining stronger than expected for what’s usually the off season for home sales. 

Rising mortgage rates, rigid loan qualification requirements, and concerns about the nation’s economy might be slowing the market a bit, but some realty agents feel that San Antonio’s strong economy, the appearance of more realty investors, and fear of rising mortgage rates are factors  causing more buyers to come to the market than usual for the fall season.

If you are contemplating selling a home near Fort Sam Houston, Lackland Air Force Base or Randolph Air for Base, it’s time to act.  Why?  For months, buyer demand near the military bases has exceeded the inventory of new and resale homes.  Consequently, home prices have risen quickly and the average time to sell a home has fallen.  Within the last few weeks,  those trends have stabilized, but not enough to significantly moderate the strong seller’s market that started in 2012.

For Air Force and Army home sellers this news has had a wonderful effect.  Positive price appreciation has brought many home owners out of a condition where they found their mortgage balance exceeding their homes’ worth.  Consequently, fewer uniformed services home sellers are having to  resort to short selling their homes and many more are now selling their homes for a profit.

The news hasn’t been quite as good for uniformed services families hoping to buy a home near a San Antonio military installation.  Home prices are higher than usual and are now beyond the affordability range for some Air Force and Army homebuyers.  According to the report at sanantoniohomequest.com, “some realty market analysts predict the coming of a more balanced market in 2014  because, as home affordability decreases, demand will also decrease, thereby driving down sales, upping inventory, and, ultimately, causing list and sales prices to fall.”  Should that occur in coming months, the market might shift away from favoring home sellers to favoring sellers or buyers.

That’s for the future. For the time being, San Antonio home sellers hold the advantage.  You can see the market indicators proving the condition of the current sellers’ market in the November residential market report at sanantoniohomequest.com.

That’s all for our November 2013 San Antonio residential realty market report for the communities near Lackland, Randolph, and Fort Sam Houston.  We encourage reader comments and recommendations about how to make our reports more informative and useful.

Wishing you a peaceful Veterans Day holiday and happy Thanksgiving, we are Stephanie and Randy Kelley, Realtors ® at Keller Williams Legacy, San Antonio.  We specialize in helping active duty and retired uniformed services families get the best price, terms, and conditions for their residential realty investment.

If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to learn more about our wonderful Alamo City and realty conditions near the military bases, call  (210) 863-2661 or (210) 867-8743. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

 

 

 

 

 

October 2013 San Antonio Military Base Areas Homes For Sale

Things To Do In San Antonio This Halloween 2011Like the weather, San Antonio’s realty “hot season” for the communities surrounding Lackland Air Force Base, Randolph Air force Base, and Fort Sam Houston typically ends in September. In October, fewer  PCS moves, falling leaves, and falling temperatures are accompanied by falling home sales activity for Military City USA’s active and retired military neighborhoods.

In most years, San Antonio’s realty market  runs in a predictable seasonal cycle. The lowest sales month is usually January, the higher sales season kicks off in March and usually peaks in June, and, after school starts in August, the market draws down in a leisurely fashion through the fall and early winter months.

But, so far, this year’s cycle has hardly been typical. Home sales peaked very early – in May. The market remained highly active throughout the summer, with sales volume approaching the pre-Great Recession historic highs of 2006 and 2007.   Now, in October, homes sales are trending downward at a much slower pace than is typical for the off season San Antonio market.

A recent survey of San antonio realty agents revealed some interesting observations about the near term future of the area’s military base area housing  markets. Many agents saw a slowing trend caused by fewer incoming and outgoing PCS moves,  buyer concerns about rising mortgage interest rates, increasingly stringent loan qualification requirements and continuing concerns about the slowness of the nation’s economic recovery.

Other agents were much more optomistic, citing the strength of San antonio’s military communities, the Texas economy, increased demand from buyers exiting the area’s rental market, and a rush by buyers to purchase a home before rising mortgage interest rates hit 5% .

Setting aside local concerns, respected state and national level realty analysts are confident that, barring unforeseen factors, San Antonio’s realty market will breeze through the expected seasonal cool-down and come back even stronger in the spring.

Why?

The area’s job growth is excellent.

Its unemployment rate is relatively low.

San Antonio/Bexar County is first in the state and fourth in the nation for the largest net inflow of households — a total of 5,601 families in 2012.

Recognizing that San Antonio is one of the nation’s top 25 cities for global trade, many corporations are relocating their operations and/or headquarters to San Antonio.

Just south of the city, the developing Eagle Ford shale oil fields are fueling an economic boom.

The Alamo City’s financial, service sector, military, bioscience, and medical establishments are strong and fully capable of providing the stable economic environment needed to encourage and sustain small and large business development.

So, what does this mean for San Antonio’s active and retired military home sellers and buyers? Looking at the relevant market statistics for single family detached homes as of 7 October 2012:

There were 8792 active listings, compared to 9686 one year ago. The inventory is decreasing slowly. That’s a good sign for home sellers.

The average sales price for the most recent closings was $207,484, compared to last year’s $193,643. The 7.15% sales price increase is a significantly positive sign for home sellers.

Average cumulate-days-on-the-market (CDOM) for the most recent sales was 92 compared to 111 last year. That’s another positive sign for San Antonio home sellers.

Industry analysts see these data as reflecting a strong sellers’ market.

Although exceptionally positive for home sellers, the news is also good for home buyers because San Antonio homes remain remarkably affordable when compared to homes in the nation’s other large metropolitan areas.

That’s our October 2013 San Antonio realty market report. We encourage reader questions, comments, and suggestions for making this monthly report more relevant and informative.

Wishing you a happy halloween and a wonderful October 2013, we are Stephanie and Randy Kelley, Realtors ® at Keller Williams Legacy, San Antonio.

We specialize in meeting the needs of San Antonio’s active duty and retired military families.  If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, call (210) 863-2661 or (210) 867-8743. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

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