Research & Statistics

June 15, 2009

Understanding the Market: Price Reductions

Table-ILHM_Luxury_Market_Report Knowing the trends in price reductions of active listings can be quite telling.  Not only does it give you a hint as to how effectively other agents are pricing and marketing comparable properties, it can also give you a sense of overall market trends (see our recent press release) and timing and help you find meaning other market stats.

As you probably know, one of the measures in our ILHM National Luxury Market Report is "Percent of Properties with Price Decrease."  It is a measure of the percentage of active listings in the national data that have experienced a price reduction in the last 90 days.  While this is useful in interpreting the national trend and for the sake of comparison, we all know that the important stats are ones where the rubber meets the road--from your local market.  So, many of you will be happy to know that we have added "Percent of Properties with Price Decrease" charts for all of the 31 metro areas covered in the members-only verson of our ILHM Luxury Market Report.  

Let's look a little more closely at this measure.  Here's the national trend in "Percent of Properties with Price Decreases":

PPD-National

As you might expect, this mirrors fairly closely the inventory trend for the same period:

PPDvsINV_National  

As inventories rise, so does the pressure to reduce price.  Knowing the direction and strength of the trends can be important information to consider in your pricing discussions with sellers.  Note the magnitude of the change on the left vertical axis of the chart above.  While the trends are clear, and track inventory trends quite closely, the range of change has only been about four percentage points--between about 38.5% and 43%.

When we look at local markets compared to the national composite, we often see more volatility--bigger moves.  For example here is Charlotte compared to National.  We see that Charlotte tracks closely the national trend, but with slightly bigger peaks and lower valleys:

PPD_NationalvsCharlotte 

Austin, which has been a strong market, nonetheless shows a relatively rapid increase in price reductions at the end of 2008 after which is tracks the national trend fairly closely, but with a slightly higher rate of price reductions:

PPD_NationalvsAustin

Boston, which has managed a consistently lower rate of price reductions than our national composite shows twice the volatility moving between 30% and 40% within the period--a range of 10% :

PPD_NationalvsBoston

At the local level too, you'll see changes in inventory driving trends in price reductions, as you can see in the Charlotte and Dallas graphs respectively:

 
Charlotte_INVvsPPD

Dallas_INVvsPPD

As Scott from Altos Research noted in our webinar last month, "How's the market?" and "What's my home worth?" are questions that agents hear all the time.  Your business depends on your answer--and don't forget that they want the answers to these questions not just when clients and potential clients are in front of you--but also when they are exploring your website, and looking at your marketing pieces too..

May 29, 2009

Real Estate Marketing with Stats: Why Market Data Matters Now More Than Ever

In today's market, understanding market trends is more important than ever.  Buyers and Sellers are looking for transparency and insights. 

The quality of your answers to these common questions:

  • What's my home worth?
  • What's for sale (and is it a good value)?
  • How's the market?

will define your level of success. 

Confused people don't buy, and your ability to demonstrate your expertise and lift the fog of confusion with simple and accurate answers based on trustworthy data is the key to successful differentiation. 

Yesterday Scott Sambucci and the the team at Altos Research discussed success strategies for doing just this in our May Webinar for members. 

In case you missed it, the slides from the presentation are below, and in the next couple of days we'll be posting we've posted a recording of the full webinar (along with a special freebie for you from Altos Research) here in the Members Only section of our website.

We work with Altos Research to produce our weekly ILHM National Luxury Market Report (members have free access to the more detailed version here) which is the only real-time report looking exclusively at the luxury market nation-wide.

Don't forget too that they are offering discounts to members on all of their fantastic products.  So whether you want to supercharge your website and blog with market trend charts that update automatically, or create a custom market reports that is automatically updated and distributed every week, they've got you covered!  They even have a tool that allows you to do instant market trend analysis on your mobile phone--a great tool when you are face-to-face with clients.

Greenshot_2009-04-20_09-44-05

Many thanks to Scott, Michael, Ricky and the rest of the Altos team for hosting the webinar and sharing their insights.  

April 16, 2009

April Wealth Report Newsletter

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Members can find the April issue of The Wealth Report Newsletter from The Luxury Institute on our website.  This issue features insights and commentary on marketing and sales practices in two market segments:

  1. Luxury Vacation Real Estate
  2. Fractional Ownership & Private Residence Clubs

Members can download it here (login required).

April 09, 2009

"Best of the Best" Luxury Home Appliances and Bathroom Fixtures Brands

Hansgrohe Bath

The Luxury Institute has just released its 2009 Luxury Brand Status Index (LBSI) survey, which identifies the top brands based on the ratings of wealthy consumers.

Which luxury home appliances brands deliver the best combination of quality, exclusivity, customer experience and peer prestige?  High net-worth consumers rated Wolf, Viking and Sub-Zero the "Best of the Best" among the 20 brands that were rated.

In the bath fixtures category, Hansgrohe, Showhouse by Moen and Franke were rated the top three among 16 brands.

Here's a link to the Luxury Institute press release.

March 30, 2009

And the rich get poorer!

2009-03-30_1113
The Forbes magazine annual list of Billionaires has hit the newstand (and the web).  Here's the scoop ... Last year there were 1,125 billionaires, today there are just 793.   Yes, almost thirty percent of last year's uber-rich have dropped into the ranks of multi-millionaires. Not only did the number of billionaires decline, their collective net worth shrank by a whopping $2 trillion dollars.  The top five this year all saw their portfolios shrink, but don't feel too sorry for them, each is still are worth more than $20 billion.

Here are the five wealthiest and their estimated net worth.

  1. Bill Gates (US)  $40 billion
  2. Warren Buffett (US)  $37 billion
  3. Carlos Slim Helu (Mexico)  $35 billion
  4. Larry Ellison (US)  $22.5 billion
  5. Ingvar Kamprad (Sweden)  $22 billion


What are the implications for the luxury home market?  The list of prospects for the $100 million dollar trophy properties around the world just got shorter. In fact, at least one billionaire is trying to back out of a deal made before the world credit crunch. Russian oligarch Mikhail Prokhorov contracted to purchase Villa Leopolda on the French Riviera for $750 million back in 2008. Now, according to the London Daily Mail, he wants his $55 million deposit back. Seller Lily Safra seems to believe a deal is a deal. 

Prokhorov aside, luxury products and services are still selling and purveyors of luxury other premium products are obviously hopeful -- Glenlivet single malt scotch, Mercedes-Benz, Burgess Yachts, and Richard Mille watches are promoting their wares in the pages of Forbes billionaire issue.

Yes, the rich have gotten poorer, but they'll be back with deeper pockets and pent-up demand for luxury residences. So, polish your skills, stay in the game, and keep working to brand yourself as a luxury expert.  It will pay off.

February 26, 2009

How's the Market? You might be surprised...

Just a quick reminder that you can see a near real-time snap shot of marketing conditions in our ILHM National Luxury Market Report which looks at active listings in just the top zip codes of over 30 markets, plus an aggregated view nationally.

Here's a quick peek at the national trends by price, inventory, days-on-market, and market action index (a supply demand function that indicates market strength).  The price volatility and steep changes in inventory we've seen over the first part of this year are really evident in these charts:

National_price
National_inv
National_dom
National_mai  


Of course we all know that real estate is a local business, so looking at what's happening at the local level might be even more interesting, and perhaps even surprising.  Here's a peek at a handful of the local price trend charts:

Charts
Chart2

Keep in mind the data is made up of current active listings, not past closed transactions so what we are seeing is a very current snapshot of the active market--specifically the most expensive zip codes by median price in each area.

You can download a PDF executive summary report here (updated weekly), and Members can access local details in the Members Only section of our website.

The data for the reports comes from our friends at Altos Research, who offer a great set of products for agents.  In fact, they've just launched  a cool new market stats website widget for their Altos Pro users.

February 13, 2009

Real Estate is Local

Report  
When I woke up this morning, I found a market update email with a link to the @Properties Market Report in my inbox, compliments of Member Steve McEwen.   Here's what it said:

Real Estate is Local
Neighborhood by Neighborhood,
Block by Block

The Tribune reports that on the Near North Side, median home prices were up 9.35% last year and in Uptown prices rose 5.93%.

But if you've picked up a newspaper, turned on the TV or surfed the 'net in the past few weeks, you've inevitably seen negative news about the nationwide drop in home prices from S&P/Case-Shiller Home Price index — a monthly index that reports the change in average home prices year-over-year.

Fortunately, this macro view of the U.S. housing market is of little value to sellers in Chicago. The S&P/Case-Shiller Index and other national indices don't know the market in your neighborhood or on your block. No one knows your market as well as your local @properties agent.

For more information on how the market is faring in Chicago, view the @properties Market Report.


Steve is highlighting some really important points that often get lost in the daily media blitz we're all enduring these days.  

Reports like the Case-Shiller are hugely important tools, but it is SO important to understand what data they are based on and what their numbers represent.  The Case Shiller index is meant to be a broad composite that tracks the relative changes in value of existing (not new) single-family home stock in a given metro area or nationally.  The Case Shiller data includes only transactions related to existing single family homes that have sold at least twice and they seek to control-out things like price increases due to renovations and upgrades, etc.

The Case Shiller is a really useful index for summarizing the general, aggregated price trends for existing single family homes in large geographic areas.   It is a rotten tool if you want to understand what might be happening in a local market or neighborhood as a buyer, seller, or agent. 

As for Chicago, here are the recent numbers from Case Shiller:

CSChicago

For November 2008, they show a 2.8% decline from the previous month and a 12.5% decline from the previous year.  Of course that is NOT what is happening in every neighborhood or at every price point. 

As an approximation of Chicago's luxury market, our ILHM Luxury Market Report looks at trends in active listings across just the 10 most expensive zips (by median price).  Here is the trend for List Price in these top 10 zips:

The Tribune shows an even more granular break-down by neighborhood (across all price points) with about a dozen neighborhoods showing year-over-year price increases:

Tribune_map

Of course what matters to buyers and seller is what is happening in THEIR neighborhood at THEIR price point, and when you provide that information to them you are delivering real value. 

We talk a lot about the importance of a good market report.  It's one of the most powerful tools that agents can use to effectively communicate their expertise and effectively position themselves.  It is particularly important in today's climate.

February 02, 2009

Affluent still spending...but on what?

The previous post highlighted the notion that the uber-rich are still spending and on the most expensive and exclusive luxury goods.  While this might be true, it might also be a bit deceptive, since it is only a small segment of the affluent in America that is actually making these purchases. The larger segments of affluent individuals in America are continuing to spend, but not on such extravagant luxury goods. 

Back at the beginning of December we did a post about a study on the spending and brand-preferences of the affluent conducted by our friend Ron Kurtz at the American Affluence Research Center.  Based on that study and other research, Ron has some insights that are relevant here.  Recently he shared them with me in an email:

First, the affluent market is composed primarily of people with middle class backgrounds who continue to pursue a somewhat middle class lifestyle with middle class values. About 90% of the affluent, or 10 million households, are not conspicuous or ostentatious consumers. They spend conservatively and save carefully. America's current credit and economic problems might have been avoided if these affluent people, with their conservative spending and saving habits, had been recognized as role models. They have demonstrated the importance and value of living within your means.

Second, only about 10% of the wealthy, or the 1 million households that account for less than 1% of US households, might be considered conspicuous consumers. With the exception of this relatively small niche segment, the affluent market does not appear to be very knowledgeable about the pricing and brands of products that are generally recognized by marketers as being in the higher price points associated with the luxury category. This seems to create an opportunity to substantially increase the market for high end luxury products if the affluent market can be educated about why they should consider buying them and the brands that offer them.

False View of Luxury Market Created by Anecdotal Research Provided to the Media
None of this is new news or indicative of a new trend. The conventional wisdom is that the US has witnessed increasingly conspicuous and ostentatious consumption by an increasingly affluent market for a period of about 30 years, which has been interrupted by brief interludes of retrenchment during the occasional recession and the 9-11 tragedy. This popular perception of the luxury market and the wealthy has resulted from anecdotal "research" provided to the media that used examples such as a young Wall Street attorney spending $50,000 of a year-end bonus for a new watch or a secretary spending $1,000 for a new hand bag.

Other examples of conspicuous consumption among the wealthiest 1% have created the impression that there were many hundreds of thousands of people making a million dollars a year or more among the ranks of the entertainers, professional athletes, Wall Street bankers and attorneys, Fortune 500 executives, real estate developers, and entrepreneurs who have taken their company public. In fact the latest IRS data shows less than 400,000 US households in this income bracket.

With only about 10% of the US affluent engaged in conspicuous consumption, together with the purchases of luxury goods by international visitors leveraging the weak value of the dollar, a distorted view of the size and nature of the true luxury market in the US has been created.  

The actual size and spending patterns of the affluent market are well documented by the data from the Internal Revenue Service and The Federal Reserve Board and the research of the affluent by former Georgia State University Professor Thomas J. Stanley that began in the 1970s and led to "The Millionaire Next Door" and a series of related books beginning in 1996. Dr. Stanley's research produced similar conclusions regarding the lifestyle, values, spending, and savings profile of the affluent as that suggested by the AARC research. In fact, since AARC's inception in 2002, the results of its research have been consistent with Dr. Stanley's research.

No Long Term Changes in Spending Evident Among the Affluent
Contrary to assertions by some luxury market consultants that the current economic problems are creating longer term changes in their lifestyles and reductions in spending on luxury and conspicuous consumption by America's wealthy, most of the affluent are behaving like their normal, rational, and frugal selves. Their careful spending is not a new trend.

While the concepts of "stealth wealth" and "luxury shame" are now being advanced by the retail and luxury consultants and futurists through anecdotal research about cut backs in the spending on ostentatious luxury, the sale of luxury goods and services, as defined by the majority of America's affluent, is not subject to much change in 2009, just as it has not shown much change over the past 30 years.

We don’t see any evidence that the majority of the affluent are showing major long term trend changes in their spending patterns and attitudes. They have never been ostentatious or conspicuous consumers. They have always been careful shoppers and savers who look for quality and value in their purchases, the brands they buy, and the stores where they shop.

The affluent market in the US is cutting back and deferring expenditures, according to AARC research in early 2008, due to current economic conditions, especially given the reduced values of their homes and stock portfolios. However, these expenditure changes should not materially affect the sales of the high end products and brands normally associated with ostentatious "luxury" because most of the people in this market have not represented a substantial source of the sales of such products. "They will not suddenly be switching from Manolo Blahnik to Stuart Weitzman shoes, from Prada to Coach purses, or from Four Seasons hotels to Marriott, because they were not supporting those brands previously.

The sales of the high end "luxury" products appear to be derived primarily from international "new rich" consumers and by the small segment of the wealthiest 1% in the US, as previously noted.  A portion of the sales have apparently also been derived from those stretching their resources (especially their credit) to achieve a taste of luxury. 

A segment of the small niche market of conspicuous American consumers will have to change their spending and saving behavior. The Wall Street investment bankers, attorneys, and others in related activities are experiencing large reductions in income and net worth. Many of the younger people in this group don't have substantial net worth to fall back on, as they were spending what they were making (and perhaps even more). Changes in the spending of these people, as well as among the wealthy "new rich" citizens of the countries now experiencing recessions and declines in oil and commodity prices, will contribute to the decline in sales of the ostentatious "luxury" brands.


For more information on the American Affluence Research Center, their research and services, visit: http://www.affluenceresearch.org

Members, you can find out more about the AARC offerings to us in the Members Only section of our website.

January 20, 2009

Survey: Luxury Agents and Social Networking

Survey Results

Over the holidays we conducted a survey of members on online networking and referrals.  We wanted to better understand how luxury agents--specifically our members--are using social media... 

A highlight of the results:

  • More than 80% of respondents are using social networks in some way.
  • About 20% report having given or received a referral or otherwise generated business via social networks.
  • 58% of respondents are on LinkedIn, Facebook, or both—making them the two most popular networks by far, with an almost even split of respondents on each.
  • Very few real estate specific social networks were mentioned, though Active Rain was by far the most frequently cited with 3.4% indicating usage.
  • Among respondents who indicated that they have generated business via social networks there was a preference for LinkedIn when faced with the choice of a single network for our Member networking group (49% LinkedIn vs. 37.7% Facebook).

Survey Results: Online Networking and Referrals (2009) (PDF 400k)

The survey prompted lots of questions about social networking in general.  Watch for links to some additional resources in upcoming posts.  If you have some you'd like to share, feel free to do so in the comments.

NOTE TO MEMBERS:
We have idea-sharing and networking groups for Institute Members on both Facebook and LinkedIn.  Members--if you are not already part of the groups, you can find more information as well as links to join on the Networking page in the members-only section of our website.

December 04, 2008

What is LUXURY and how much does it cost?

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These are a couple of the questions that The American Affluence Research Center (AARC) sought to answer with its recent survey which asked affluent Americans to define a brand preference and expected price point for 37 different goods and services. 

The answer?  "It depends!"

As Ron Kurtz of AARC puts it,"The results of this new research demonstrate that surveys that attempt to measure spending on "luxury" items are useless, at best, and dangerously misleading, at worst, if "luxury" is not precisely defined by specific price points. The same appears to be true for surveys that attempt to identify "luxury" brands without specifying price points to define "luxury".

And here's why: "The affluent market, as defined by the wealthiest 10% of US households, is composed primarily of people with middle class backgrounds who continue to pursue a somewhat middle class lifestyle with middle class values. They are not conspicuous or ostentatious consumers. They spend conservatively and save carefully...with the exception of a small niche segment, this market does not appear to be very knowledgeable about the pricing and brands of products that are generally recognized by marketers as being in the higher price points associated with the luxury category."

In even simpler terms--many of the affluent in America truly are the "Millionaires Next Door"

The AARC website has more information on the Luxury Defined: What the Affluent Will Spend for Luxury study.

(In the interest of full disclosure, we do have a relationship with the AARC, which offers our Members discounts and custom packages on custom mailing lists of affluent Americans for agent and property marketing).