•· The rest of 2009 and the first half of 2010 will see continued lower than average sales volume and stagnant but generally stabilized prices. Foreclosures will continue to put downward pressure on prices of property in lower income areas. Owners in these areas may want to "get out now". But most owners should hang tight, especially if they're receiving cash flow neutral or cash flow positive results. Those with toxic loans should absolutely renegotiate with their lenders.
•· Though demand will return in the second half of 2010 as lenders become more realistic with their lending standards and investors realize the worst of the panic is over, there will be a lot of new "pent up" inventory from sellers who were waiting out the market downturn. I am aware of hundreds if not thousands of sellers that will put their property on the market once they feel values are on the rise again. This phenomenon will probably keep values going up only modestly for another year or more.
•· Based on current growth trends (Austin's continued low unemployment and net migration) and availability of housing, we will see a return to strong growth in 2012, and will hopefully enjoy another two or three year "boom", though not as remarkable as that we saw from 2005 through 2007. Fed monetary policy has probably put an end to the remarkable real estate bubbles for this generation.
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