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Charlotte Real Estate,[object Object],A Factual Overview in a Time of Uncertainty,[object Object],By: Eric J Cox, Realtor®,[object Object],Cox Residential,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],1,[object Object]
About Eric J Cox:,[object Object],	US Marine Corps combat veteran and author, Eric J Cox understands what it takes to accomplish missions (goals). Cox was nominated for the Realtor Rookie of the Year award following his inaugural year and has since risen to the top 1% of brokers in the Charlotte and surrounding areas with over $6MM in closed sales in last year's "down" market alone. Cox branched out in Feb of '11 and launched Cox Residential. ,[object Object],	Knowledge, experience and work ethic aside, Cox attributes his success to his genuine ability to Listen and Understand his clients. ,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],2,[object Object],Honors & Credentials,[object Object], Licensed in NC,[object Object], Top Producer,[object Object], National Association of Realtors (NAR),[object Object], North Carolina Association of Realtors (NCAR),[object Object], Charlotte Regional Realtor Association (CRRA),[object Object], Charlotte Multiple Listing Service (CMLS),[object Object], 2010 Government Affairs Committee (CRRA),[object Object], CRRA Vane Mingle Rookie of the Year Nominee,[object Object], Charlotte Style Magazine Top 25 Most Stylish ,[object Object],   People in Charlotte (emphasis on career success),[object Object],Community Involvement,[object Object],[object Object]
 Soldier’s Angels (volunteer)
 Operation Homefront (volunteer)
 Honor Them Foundation (member)
 Operation PTSD (member)
 Veterans Help Network (member)
 Iraq & Afghanistan Veterans of America (member)
 CombatVets.org (member)
 USA Cares (member)
 Home Sweet Home Campaign (member),[object Object]
3 Types of Markets,[object Object],Buyers Market,[object Object],More than 7 Months of Inventory,[object Object],Sellers Market,[object Object],Less than 5 Months of Inventory,[object Object],Equilibrium,[object Object],Between 5 – 7 Months of Inventory,[object Object],Months of Inventory Supply is defined as the total number of homes for sale in an area divided by the number of homes sold per month in that area.,[object Object],Market Transitions:,[object Object],National transitions occur slowly due to multiple markets and respective local economic conditions,[object Object],Local market transitions occur very quickly,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],4,[object Object]
Mecklenburg County Housing Inventory,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],5,[object Object]
Pricing : Up Market vs. Down Market,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],6,[object Object],Average Home Price,[object Object],Average Home Price,[object Object],Price Seller Wants,[object Object],Price Correction,[object Object],Price Correction,[object Object],Price Seller Wants,[object Object],When They Get It,[object Object],They Never Get It,[object Object],Time on Market,[object Object],Time on Market,[object Object],Eventually time will correct high pricing and make agents appear smart when success is practically inevitable.,[object Object],Seller ends up chasing the market down when the home should have been priced properly from the beginning.,[object Object]
The Cost of Overpricing:,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],7,[object Object],Stable Market,[object Object],Declining Market,[object Object],Initial List Price,[object Object],Initial List Price,[object Object],Market Interest,[object Object],Fair Market Value,[object Object],Fair Market Value,[object Object],COST of overpricing,[object Object],Salable Price,[object Object],Market Interest,[object Object],Salable Price,[object Object],Time on Market,[object Object],Time on Market,[object Object],Market interest is highest within the first 3 weeks on market. In a stable market, fair market value is stable. The salable price has to do with the psychology of buyer interest vs. elapsed time on market.,[object Object],In a declining market, these characteristics are amplified. Additionally, homes that take price reductions take 3 times longer to sell than homes priced properly from the beginning.,[object Object]
Pricing Into the Market:,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],8,[object Object],Buyers’ Market,[object Object],Sellers’ Market,[object Object],Above,[object Object],Above,[object Object],Price vs. Comps,[object Object],Price vs. Comps,[object Object],Out of the market,[object Object],Out of ,[object Object],the market,[object Object],In the market,[object Object],Below,[object Object],Below,[object Object],In the market,[object Object],Poor,[object Object],Great,[object Object],Great,[object Object],Poor,[object Object],Condition vs. Comps,[object Object],Condition vs. Comps,[object Object],In our buyers’ market, only a small percentage of homes - those in great condition priced below the comps are IN the market. ,[object Object],In a sellers’ market, only a small percentage of homes - those in the worst condition priced above the comps are OUT of the market.,[object Object]
The Pond: Current Housing Market,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],9,[object Object],12% of Inventory,[object Object],Sell and Exit the Pond,[object Object],New Listings ,[object Object],Enter the Pond,[object Object],FLOW,[object Object],Best Value,[object Object],Shown & Offers Made,[object Object],SHOW,[object Object],Shown but No Offers,[object Object],Almost always due to condition but may be slightly overpriced.,[object Object],24% of Inventory,[object Object],No Man’s Land,[object Object],STAGNANT MASS,[object Object],Not Being Shown,[object Object],Simply overpriced.,[object Object],OUT of ,[object Object],the Market,[object Object],64% of Inventory,[object Object]
Mecklenburg County Days on Market,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],10,[object Object]
CMLS Entire Area List-to-Close,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],11,[object Object]
CMLS Active vs. Sold $150,000 & Under,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],12,[object Object]
CMLS Active vs. Sold $150,001-$250,000	,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],13,[object Object]
CMLS Active vs. Sold $250,001-$500,000,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],14,[object Object]
CMLS Active vs. Sold  $500,000 +,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],15,[object Object]
Timing the Market,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],16,[object Object],Unlucky Zone,[object Object],Home Prices,[object Object], Safe Zone,[object Object],Lucky Zone,[object Object],Market Transition ,[object Object],Point of Realization,[object Object],Time,[object Object],Markets are defined by past performance - no one can time a market. By the time a market is realized to have changed direction, it has already past bottom or top for some time.,[object Object]
CMLS Total Sales Volume vs. Avg Sale Price,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],17,[object Object]
Mecklenburg County Average Sale Price,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],18,[object Object]
CMLS Average Monthly House Payment,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],19,[object Object]
Opportunity of Our Market: Trade Up,[object Object],              Sarah pays $180,000 for her home in 2007,[object Object],                               Today her home is worth $153,000 (15% less),[object Object],  After selling & paying closing costs she gets $143,500,[object Object],                                           Her mortgage on $130,000 at 6.75% is $843/mo,[object Object],                                                        She nets $  13,500,[object Object],         Due to real estate losses, she writes off $  36,500 in taxes,[object Object],2011 Copyright: Cox Residential, LLC. All Rights Reserved.,[object Object],20,[object Object],[object Object]
Purchase price is $166,000
Down payment is $8,300

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Charlotte Real Estate - A Factual Overview in a Time of Uncertainty