Q: We were in Mammoth through the holiday period therefore we considered some condos available for sale. We came away together with the impression that Mammoth real estate property is a good value at this time. We believe many years of drought suppressed values. What is your opinion?
A: Mammoth condos are often a good value if the ski conditions are excellent. With snow comes enthusiasm. Alumni of the Intrawest sales teams will surely recall the phrase “Selling is the transfer of enthusiasm.” So snow equals enthusiasm equals the selling of property. But is Mammoth real-estate a good value without or with snow?
We could talk all about proposed developments, and who should own the Ski Area, increased air service and fancier ice rinks all we want. But quality snowpack to experience and recreate on is definitely the crème de la crème supporting value of local real estate property. Especially since progressively more property owners are attempting to maximize nightly rental income and the winter readers are the “money” from the equation. In that respect the last four drought winters have negatively impacted values.
Value is certainly subjective and subjected to multiple factors. Let’s look at other important dynamics affecting Mammoth’s property “value.”
The recent drought period has coincided with the peak and eventual decline of your distressed property market. Foreclosures and short sales impacted the real estate values within Mammoth as much as anywhere in the world. Foreclosures peaked from the 2011-12 timeframe and short sales peaked shortly thereafter (and just how government entities intervened in all that is an additional column). The ideal “deals” (lowest prices) were can be found for the reason that period. So the foot of this past market cycle really occurred combined with the start of the drought.
Additionally there is a large faction of houses for sale in mammoth who purchased or refinanced in the mid-2000s that have been planning to liquidate but can’t afford the decline of their good credit score. On their behalf a foreclosure or short sale has gone out-of-the-question. It is the nature with this market. Many have watched property values nudge upward before few years and therefore are choosing to sell. A number of these sellers have to place money to the purchase to seal the escrow. Some are taking substantial loses (and some are offsetting those loses with gains within their other investment areas).
Although the winding down in the distressed property cycle combined with the drought winters created an equilibrium in the marketplace. There has been enough supply and enough demand to keep selling prices within a stable range. We have seen no gigantic push upward like so many other markets in California. So when usual in Mammoth, there are many different segments of your market who have moved differently.
One of many market comparisons I like to make is the thing that a house sold for inside the mid-2000s peak market era in comparison to a recent sale. I only want to use exact same properties for the comparisons because there may be numerous minute but critical variables. When closed sales come through the MLS I check to see in case the property sold in the 2004-2007 timeframe. I try to find out if there are actually any significant improvements that have been performed to the home that will impact the calculation.
Many of the sales that fall under this comparison study show the Mammoth marketplace is selling at 60 to 70 % in the selling prices from the mid-2000s. And again there are many variables. The Intrawest developed and sold properties from that era tend to have lower percentages (meaning they typically sold for higher market prices 10 years ago). The best recent sale i recall was 53%. With the very lowest from the market some were below 40% with their mid-2000 selling price (most were foreclosure/REO properties). Around the opposite side there are many Mammoth properties that happen to be selling slightly over 70% of the things they sold for from the peak period. Although the majority have been in the 60 to 70% range.
You could surmise out of this that this values simply have rebounded modestly. And perhaps the drought winters had plenty to do with it.
The drought winters also delayed a few of the Ski Area’s plans for development and expansion. The actual ownership seems going to spend cash for capital improvements with money they realize as profits as opposed to utilize money they could borrow. So these improvements have already been postponed from the drought winters. These Ski Area improvement projects always have a tendency to create some real estate property buzz (enthusiasm) plus some increased demand. Investors always follow investors and investment.
The one thing that strikes me as odd is that the Ski Area’s ownership owns a significant part of the remaining developable real estate property in Mammoth however they see no reason at all for taking just a little risk to stimulate the regional values. But what exactly do I understand? Sometimes it appears that the environmentalists really do run the show here in Mammoth. The older I recieve the greater number of I feel that may be that is a good thing.
And lately seems like the the Ski Area’s owners have realized the “good value” of experiencing the Town’s ice rink aligned with a bunch of their real estate property. We’ll have to see.
Another way of assessing regardless of if the local real-estate can be a “good value” is looking at what exactly is being newly built; almost nothing. If values were overinflated there would be construction happening everywhere. Today, clients who desire a nice condo to purchase have to check out a unit which had been internal the 2000s or examine something that needs significant remodeling. Even ones internal the 2000s might need some updating and most of the older ones are deserving of “to the studs” remodels. But in either case the best price-per-square foot will be near to the simple expense of today’s new and quality construction. And that doesn’t are the land or permits. Some individuals assume that properties selling “below replacement value” equate to “good value.”
The sole item that has been newly built in the present market are a couple of homes in Sierra Star. These are typically single-family homes inside the $900,000 to $1,500,000 range. This can be a quite strong segment from the Mammoth market and also this new product helps to satisfy the demand. Of your 79 single-family home sales in 2015, 30 were priced at over $1million. Many buyers are seeing the “good value” inside the new homes. Just have a look at each of the factors. The lots are located on some of the most gorgeous fairways of the Sierra Star golf course. These parcels were previously slated for condominiums. But that market doesn’t exist. And so the land is likely being acquired at a price that can help make the whole equation work.
The equation comes with a highly skilled developer and builder with forty years of experience in Mammoth. The project is most likely being run as efficiently and effectively as possible while producing a very attractive finished home and neighborhood. The bonus for many owners is the fact the zoning allows nightly rentals. Along with the rental/revenue potential is apparently extremely high. The whole package is very attractive, especially when the discriminating new owners be able to select every one of the finishing touches.
Another “good value” factor is definitely the healthier state from the local condominium associations. Many buyers, owners and sellers may not recognize this. The California Civil Code (aka “Davis-Stirling”) requirements on HOAs have the associations running more professionally than before. This runs from accounting and reserve requirements to regular meetings and communications. For associations where virtually all owners are second homeowners, this is even more important. And 64dexmpky drought has played a role too; local HOAs have saved on snow removal expenses in the past few years and they also have been compelled to reconsidered their water and labor intensive landscaping.
And in case a buyer looks to construct their very own home here in Mammoth, the vacant land market still offers excellent and relatively affordable opportunities. Mammoth remains land-locked so sprawl is unthinkable. And also the hard costs of subdividing land remain high. So for all those looking in this particular direction, this good value might be a “great value.”
Ultimately the “good value” criteria is just as different as the wide range of buyers and people who own Mammoth real-estate. The process is making the right match, and this isn’t always easy. But which is the job of your good agent or broker. And yes, some properties are clearly better values than others. And that is certainly true with the whole price spectrum. And it is never information on price.
So circling to the question, yes Mammoth remains a good value. The greater it snows the better the benefit. So allow it snow, allow it to snow, allow it snow!