About Marco Santarelli

Phoenix has been one of the hottest real estate markets in the U.S. The Greater Phoenix housing market is extremely strong this year. It is a metropolitan area, centered on the city of Phoenix, which includes much of the central part of Arizona. The Phoenix real estate market has not only recovered after a slump due to COVID-19 but the demand has reached new heights.

According to Zillow's home value index, typical property values in Phoenix-Mesa-Scottsdale Metro grew by over 32.4% from November 2020 to November 2021, compared to only 14% the previous year and 6.1% from Nov 2018 to Nov 2019. Phoenix-area home prices are forecasted to continue to rise at a brisk pace over the next twelve months. The supply of active listings stands at an all-time low. It would take about a month for the current inventory of homes on the Phoenix housing market to sell given the current sales pace.

According to Zillow, among the nation’s largest markets, annual appreciation was the second-fastest in August 2021 in Phoenix (31.8%). Only Austin, Texas, with 44.8 percent, beats Phoenix. The annual rental growth in Phoenix was 24.8%. Year over year, the Greater Phoenix's for-sale inventory is down 12 percent, according to Zillow's statistics. More inventory is anticipated to become available in the coming months.

A panel of Zillow's economists and real estate experts expect that Phoenix will be America’s second-hottest housing market in 2021. Austin, Texas heads a lineup of sunny and relatively affordable metro areas — Phoenix, Nashville, Tampa, and Denver — that are most likely to outperform the nation in home value growth in 2021. The top-five metros are all relatively affordable options compared to expensive coastal areas that have led to home appreciation ranks in recent years.

According to the Arizona Regional Multiple Listing Service, Phoenix home prices continued to rise as a result of extremely low supply and above-average demand, with the median sales price up 28.1 percent year over year and 1.5 percent month over month. The median sales price in the Phoenix region was $424,000 in November 2021. It is $38,000 more than last November's median price. But it's more than $100,000 below the median home prices in San Francisco, Los Angeles, Seattle, Portland, and Denver. Prices are expected to increase again in the coming month unless the situation significantly changes.

From those perspectives, Phoenix's housing prices remain relatively modest. Months supply of inventory for November was 1.28, down from last month when it was at 1.38 months. It refers to the number of months it would take for the current inventory of homes on the market to sell given the current sales pace. ARMLS projects the median sales price to rise to $425,000 for December, and the average price is estimated to be $533,700, which will be a year-over-year gain of 27.63%.

After 18 months of extreme seller market conditions, the Greater Phoenix area is expected to be a seller's market in 2022, but one with weaker buyer demand. In seller markets, prices do not decline, but listings may remain active for a few additional days before accepting a contract. A full-price offer may be sufficient to secure a home. Purchasers may feel less compelled to waive appraisal and repair costs.

According to Redfin, the Phoenix housing market is very competitive.

The pandemic could only pause sales, which in turn created a huge pent-up demand. As we saw Arizona real estate market thriving & becoming sizzling hot in the past couple of years, even the rise in mortgage rates was believed not to affect it. Low-interest rates are helping boost but the inventory is sparse. High demand and low inventory have increased prices, which is a piece of good news if you plan on selling.

As per the current trends, the Phoenix is all set to remain a seller's market in the next 12 months. The prediction is that the upward price trend will continue for the near and medium-term, making any price reductions in 2021 rather unlikely. From April 2011 to April 2021, Phoenix home prices have seen an appreciation rate of 237.84% based on the median sales price, according to ARMLS.

Arizona Housing Market Trends 2021

If you are considering moving to Arizona, Scottsdale, Phoenix, and Tucson are some of the top places to call home. According to Zillow Home Value Index (ZHVI), since Dec 2011, Arizona housing prices have gone up nearly 189%. ZHVI is not the median price of homes that are sold in a month within a geographic region. It is calculated by taking all estimated home values for a given region and month (Also called Zestimates), taking a median of those values, applying some adjustments to account for seasonality or errors in individual home estimates. It, therefore, represents the whole housing stock and not just the homes that list or sell in a given month.

By this calculation, the current typical home value of homes in Arizona is $396,235. It indicates that 50 percent of all housing stock in the area is worth more than $396,235 and 50 percent is worth less (adjusting for seasonal fluctuations and only includes the middle price tier of homes). In Nov 2020, the typical value of homes in Arizona was around $301,000.

Arizona home values have gone up 31.5% over the past year and most likely they will continue to rise at a similar rate (double-digit appreciation) over the next twelve months. This also raises a bit of a concern that in Arizona wages are not keeping up with the rising costs of housing. When prices go up, some buyers can no longer afford to buy and drop out. The faster that pricing goes up, the more buyers tend to drop out, at least in a healthy market.

Arizona's housing market has over 900,000 renter households, accounting for 36% of the total number of households. According to a report from the National Low Income Housing Coalition (NLIHC), the rental prices in Arizona have become out of reach for many residents. For too many low-income workers, wages have not kept pace with rising rents and home prices. Workers need to make $21.10 an hour to afford a 2-bedroom rental at a fair-market rate.

In Arizona, the Fair Market Rent (FMR) for a two-bedroom apartment is $1,097. To afford this level of rent and utilities — without paying more than 30% of income on housing — a household must earn $3,658 monthly or $43,892 annually. Assuming a 40-hour workweek, 52 weeks per year, this level of income translates into an hourly Housing Wage of $21.10.

The minimum wage in Arizona is $12.00/hr and the Average Renter Wage is $17.46. Cost-burdened is defined as spending more than 30% of one’s monthly income on housing and utilities. Neighborhoods in west and South Phoenix are most cost-burdened. In some cases, more than 50% of households are paying 30% or more of their income on housing costs, while less than 29% of renting households are housing cost-burdened in the north.

Flagstaff MSA is the most expensive MSA where you need an hourly wage of $24.35 to afford a 2-bedroom rental. The second most expensive is MSA is Phoenix-Mesa-Scottsdale, where you need an hourly wage of $22.56 to afford a 2-bedroom rental.

Between 2010 and 2018, the City of Phoenix’s median income increased by only 10%, while, median rent increased by over 28%, and the median home price increased by over 57% during this time. In 2018, half of Phoenix renters were considered housing-cost burdened, 25% of homeowners were housing-cost burdened and altogether 36% of the entire population is housing-cost burdened. According to a report by Phoenix.gov, 65 % of households that fall within or below the moderate-income range would require some amount of subsidy to achieve housing that is considered affordable at their income level.

Here's the average cost of a home in Arizona across all the counties (source: Realtor.com)

Phoenix Housing Market Forecast 2022 (Latest Predictions)

What could be the Phoenix real estate market predictions for 2021 & 2022? Phoenix is the 5th largest city in the country and continues to grow. New residents are drawn to Phoenix by its strong economy, relatively low cost of living, high quality of life, economic opportunity, and cultural attractions. Since 2000, Phoenix’s population has grown by 20% to include approximately 555,013 households and 1.6 million people.

It is the biggest city in Arizona and the state’s capital. It is a minimally walkable city in Maricopa County with a population of approximately 1,442,530 people. However, Phoenix itself is massive. It is the only state capital with more than a million people. It is the fifth-largest city in the country. The Phoenix housing market is much larger than Phoenix itself – it encompasses the entire Valley of the Sun, Phoenix’s sprawling suburbs that are home to another five million people. That makes the Phoenix metro area the twelfth largest in the country.

The favorable living conditions have, furthermore, comforted real estate investors and buyers to invest in Arizona real estate market. The Phoenix housing market was a headline in the news a decade ago when the housing crisis of 2007 and 2008 caused home values here to fall by as much as half. The slow recovery of the national housing market has taken a decade.

Since 2006, the population has grown faster than housing. This growth fueled by job growth has finally consumed the glut of re-sale housing created during the bubble years. Now the market is facing a shortage of homes for sale. Phoenix home prices were up by roughly 7% over the last twelve months. Despite the increase in property prices, the Phoenix real estate market remains much more affordable than other places.

Single-family homes continue to drive the Arizona real estate market. In 2019, single-family homes grew by roughly 4% as compared to 2018. Particularly, previously-owned single-family houses compromise the majority of residential sales in the Arizona real estate market- approximately 80% of all sales. Annually, the number of previously-owned single-family homes is three to four times greater than new single-family home sales.

The Phoenix real estate market is of the top-performing, not only in the Arizona real estate market but nationwide as well. Phoenix has a mixture of owner-occupied and renter-occupied housing units for sale. According to Neigborhoodscout.com, a national real estate data provider, three and four-bedroom single-family detached are the most common housing units in Phoenix. Other types of housing that are prevalent in Phoenix include large apartment complexes, duplexes, rowhouses, and homes converted to apartments. Single-family homes account for about 60% of Phoenix's housing units.

Since Dec 2011, housing prices in the Phoenix metro have appreciated by nearly 215.3% (ZILLOW HOME VALUE INDEX). Phoenix's housing market started so strong in 2020 that only something as drastic as the ongoing pandemic could have impeded the real estate sector. The year 2020 started with an extreme shortage of houses for sale, and an increasing number of sales over the asking price of property owners.

The current typical home value of homes in the Phoenix-Mesa-Scottsdale Metro is $422,463. It indicates that 50 percent of all housing stock in the area is worth more than $422,463 and 50 percent is worth less (adjusting for seasonal fluctuations and only includes the middle price tier of homes). In Nov 2020, the typical value of homes in Phoenix was around $318,000. Home values have gone up 32.4% over the past year alone. The Zillow Buyer-Seller Index considers Phoenix a sizzling hot seller’s real estate market and predicts they will rise 20.3% in the next twelve months.

Similar growth has been recorded by NeighborhoodScout.com as their data also shows that in the past ten years, Phoenix real estate appreciated by 238.38%. This amounts to an annual real estate appreciation of nearly 12.96%, which puts Phoenix in the top 10% nationally for real estate appreciation.

During the latest twelve months, Phoenix's appreciation rate has been 17.05%, which is higher than appreciation rates in 98.27% of the cities and towns in the nation. In the latest quarter, the appreciation rate has been 5.48%, which annualizes to a rate of 23.81%. This figure also corroborates Zillow's positive forecast of +20%. It tells us that home prices in this region are expected to continue their growth in 2021 in double-digits. First-time home buyers will remain a strong force while younger Gen-Z buyers are expected to play a growing role in this housing market.

Here is the latest housing forecast for Phoenix, Metro Phoneix, and Maricopa County until November of 2022. There's good profit potential for the period of one year if you are looking for homes for sale with good flipping profit. It can be a profitable property investment opportunity if you can find a good deal. A long-term investment in Phoenix real estate will yield even greater profits.

• Phoenix-Mesa-Scottsdale Metro home values have gone up 32.4% over the past year and Zillow predicts they will rise 20.3% in the next twelve months.
• In the city of Phoenix, home values have gone up 31.9% (current value = $386,883) over the past year and will continue to rise in the next twelve months.
• Maricopa County home values have gone up 32% (current value = $431,070) over the past year and will continue to rise in the next twelve months.
• Mesa home values have gone up 31.2% (current value = $397,100) over the past year and will continue to rise in the next twelve months.
• Scottsdale home values have gone up 31.8% (current value = $753,798) over the past year and will continue to rise in the next twelve months

The chart below, created by Zillow, shows the growth of median home values since 2011 and their forecast until Nov 2022. 

The first chart shown below (by ARMLS) shows year-over-year appreciation for each of the last 20 years of reported data for April. The chart depicts the year-over-year changes in the average sales price as well as the year-over-year change in the median sales price. The average sales price increased 17 out of 20 years while the median sales price increased 16 out of 20 years. The largest year-over-year increases took place in 2005 with the largest decline occurring in 2009. The median sales price rose 41.94% in 2005 and fell over 45% in 2009. In 2007, the year-over-year average price rose slightly while the median moved slightly downward.

By comparing the reported average and median sale prices for each year to the 2021 metrics, we can see the percentage change in prices based on the year the home was purchased. Anyone who purchased a home in April 2011 has seen an appreciation rate based on the median sales price of 237.84%. The lowest appreciation applies to buyers purchasing at the peak of the market in 2006. Their current appreciation is
47.06%.

These numbers can be positive or negative depending on which side of the fence you are — Buyer or Seller? It is quite evident that the ongoing pandemic has not had any major impact on Phoenix's housing market. However, it was quite expected that social distancing, higher unemployment, and lower overall economic activity would constrain real estate activity in the near term. And it did happen from May 2020 onwards. The shutdown has already resulted in 546,900 unemployment filings.

At the same time, the industry is adapting to the current environment by conducting business using technologies such as virtual showings and e-signing to help buyers and sellers with their housing needs in the face of these challenges. COVID-19’s impact on the Phoenix housing market was not that extreme. The Metro Phoenix housing market is extremely strong and has been hitting several new records in the last few months.

What does it mean for homebuyers in Phoenix? The biggest mistake buyers make is sitting around waiting for sale prices to decline while their potential mortgage payment plummets. Mortgage rates have been on an upward journey for the past four weeks, and they continue into the below 3% range as we write this. The average rate on a 30-year fixed-rate mortgage was 2.90% in September. This is the time for buyers to take advantage before they are increased again. Properties purchased today are expected to strongly appreciate by more than 20% over the next 12 months.

We have already discussed above the latest housing market report for the Phoenix area. It shows no sign of cooling off in 2021. The entire Greater Phoenix area is breaking records over records in sales prices. The start of 2020 was like a nightmare for regular homebuyers of Phoenix due to tight inventory and an increasing rate of price appreciation. It's still a seller's real estate market in Phoenix. The Phoenix entire metro housing market is experiencing moderately strong demand but the supply of resale homes is so poor it crashes below record lows almost every week.

In a balanced real estate market, it would take about five to six months for the supply to dwindle to zero. In terms of months of supply, Phoenix can become a buyer’s real estate market if the supply increases to more than five months of inventory. And that’s not going to happen. We can conclude that demand has not only recovered from the COVID-19 pandemic but has reached heights that make it very strong by any historical standard. Hence, Phoenix real estate market remains strong and skewed to sellers, due to a persistent imbalance in supply and demand.

Real estate market forecasts given in this article are just an educated guess and should not be considered financial advice. Real estate prices are deeply cyclical and much of it is dependent on factors you can’t control. Many variables could potentially impact the value of a home in Phoenix in 2021 (or any other market) such as big changes in the distressed, new-construction, or luxury home segments. There are also a wide variety of economic and political factors that can and do impact real estate markets. Most of these variables are difficult to predict in advance. 

Phoenix Real Estate Investment: Should You Invest in Phoenix?

Should you consider Phoenix real estate investment? Many real estate investors have asked themselves if buying a property in Phoenix is a good investment? You need to drill deeper into local trends if you want to know what the market holds for real estate investors and buyers in 2020. If you are looking to make a profit, you don’t want to buy the most expensive property on the Phoenix real estate market and expect to make a good profit on rents. Perhaps you are looking for a slightly different hold-over, an investment property in Phoenix that you might move into or sell at retirement in the future. Either way, knowing your profit potential and purpose is the first thing to consider.

Let’s take a look at the number of positive things going on in the Phoenix real estate market which can help investors who are keen to buy an investment property in this city. We’ll address the biggest factor pulling people to the Phoenix housing market next.

Relatively Affordable Real Estate Market

While California and Florida are seen as hot real estate markets, one of the major attractions of the Phoenix real estate market is affordable real estate. During 2018 and 2019, Arizona was one of the top three states in the nation for population growth. Only Texas and Florida outpaced it, in terms of year-over-year growth. Population growth is particularly high within the Phoenix metro area. Homes in the Phoenix housing market are approaching the 2006 record. Home-price appreciation appears to be slowing a bit in the Phoenix area and most experts agree that prices will continue to climb for the foreseeable future.

According to the U.S. Census Bureau data, the population for the city of Phoenix rose by nearly 15% from 2010 to 2019. That’s well above the nation’s growth rate for that same timeframe. Population growth increases the demand for housing on both the purchase and rental sides. With all other things being equal, steady population growth tends to put upward pressure on home prices. The median home’s value has crossed $300,000 but that’s still cheaper than a starter home in coastal California. Don’t forget that the large retiree market means there is strong demand for one and two-bedroom houses and condos here, and those units are a fraction of the cost of a three-bedroom home.

High Rate of Appreciation Due To Short Supply

Although Phoenix has experienced consistent population growth, the housing market has not grown at the same rate. An Up for Growth study found that between 2000 and 2015 Arizona underproduced 505,134 housing units. This underproduction has caused a housing shortage in Phoenix. For example, in the last 30 years Phoenix produced approximately 220,000 new housing units, however, the population has grown by 820,000 people. Phoenix’s housing production has not kept pace with population growth.

This underproduction was magnified when construction virtually shut down during the recession of 2008. Since that time, construction has slowly increased but has not reached the level of production achieved before the recession. The current shortages of housing supply, relative to demand, are a primary reason housing costs are increasing. A significant increase in housing supply is necessary to keep pace with current and projected housing demand.

Highest Appreciating Phoenix Neighborhoods Since 2000 (List by Neighborhoodscout)

1. N 14th St / E Fillmore St
2. E Indian School Rd / N 50th Pl
3. N 20th St / E Turney Ave
4. N 7th St / E Mckinley St
5. N 40th St / E Glenrosa Ave
6. E Camelback Rd / N 56th St
7. E Camelback Rd / N 32nd Pl
8. N 32nd St / E Flower St
9. N 24th St / E Indian School Rd
10. Country Club Trailer Grove

The Growing Phoenix Rental Market

There is always going to be high tenant turnover in student housing markets. The presence of universities also influences local home prices and rents. The capital of any state will be home to its flagship university, and Phoenix is no exception. Phoenix is so large that it doesn’t just host the flagship Arizona State University campus in Tempe. There are secondary campuses in downtown Phoenix, northwest Phoenix, and neighboring Glendale. These schools alone have more than seventy thousand students. The Arizona Summit Law School, Grand Canyon University, and several others are located here. There are easily 100,000 college students renting in the Phoenix housing market. You could invest in large single-family homes or multi-unit buildings to rent to students at any of these campuses.

Phoenix Rental Trends: 36% of the households in Phoenix are renter-occupied while 64% are owner-occupied. The rents are rising and it makes sense to keep your home and rent it out. In some neighborhoods, the average rental home may rent well over $2,500 a month.

As of December 26, 2021, the average rent for a 1-bedroom apartment in Phoenix, AZ is currently $1,271. This is a 27% increase compared to the previous year. Over the past month, the average rent for a studio apartment in Phoenix increased by 2% to $1,100. The average rent for a 1-bedroom apartment increased by 2% to $1,271, and the average rent for a 2-bedroom apartment increased by 5% to $1,595.

• Two-bedroom apartment rents average $1,595 (a 25% increase from last year).
  • Three-bedroom apartment rents average $2,120 (a 21% increase from last year).
• Four-bedroom apartment rents average $2,351 (a 21% increase from last year).

The “Zumper Phoenix Metro Area Report” analyzed active listings last month across 12 metro cities to show the most and least expensive cities and cities with the fastest-growing rents. The Arizona one-bedroom median rent was $1,313 last month. Fountain Hills was the most expensive city with one-bedrooms priced at $2,080 while Phoenix ranked as the most affordable city with one-bedrooms priced at $1,170.

The best place to buy rental property is about finding growing markets. Cities like Surprise and Glendale are good for investors looking to get started with rental property ownership at an affordable price. These trends provide a macro look at the growing rental demand. Each real estate market has its own unique supply-demand dynamics with unique neighborhoods that present their own opportunities for investors.

These cities look good for rental property investment this year as rents are growing over there.

The Fastest Growing Cities For Rents in Phoenix Metro Area (Y/Y%)

• Glendale had the fastest-growing rent, up 24.7% since this time last year.
• Tempe saw rent climb 24.6%, making it second.
• Gilbert was third with rent jumping 23.5%.

The Fastest Growing Cities For Rents in Phoenix Metro Area (M/M%)

• Lake Havasu City rent had the largest monthly growth rate, up 5.3%.
• Tempe rent increased 5.2% last month, making it the second fastest growing.
• Fountain Hills was third with rent climbing 5.1%.

These are some of the most affordable neighborhoods where the rent prices are way below the average Phoenix rent.

• Garfield, where the average rent goes for $665/month.
• Papago Vista, where renters pay $690/mo on average.
• La Mancha, where the average rent goes for $695/mo.

Phoenix's Growing Short-Term Rentals

There are more than 200 golf courses in Arizona, but most are located in and around the Valley of the Sun. There are several sports teams located in Phoenix and a wealth of tourist attractions. What makes Arizona unusual is the state’s open relationship with rental sites like Airbnb. A law that went into effect in 2016 made Arizona a leader in Airbnb rentals. The sites are required to collect taxes on the rentals, simplifying revenue collection for the state and the landlords. That probably explains why Airbnb guests grew by 150% in 2016 alone. The Airbnb market has exploded in Arizona during the past five years.

In late 2014, Phoenix only had 687 properties for rent listed on Airbnb. By March of 2019, that number had grown to 4,224 listed properties. This makes Phoenix a great place to buy a single-family home or condo to rent out to tourists (as a short-term rental). However, there are some restrictions on short-term rentals. In May 2019, the state government passed a bill allowing for more regulations of short-term rental operators in the state of Arizona.

In the bill, municipalities were allowed to restrict rentals to overnight stays and prohibit events that otherwise would require a permit, like weddings. Under the new law, owners of short-term rentals should have a sales tax license and they must list the sales tax license number on any advertisements (online/offline) for the property. Although, Phoenix’s short-term rental industry was hit hard by the COVID-19 pandemic the industry has shown resilience with relatively fair returns as owners implement safety measures to curb the spread of the virus and encourage guests to feel safe.

Phoenix is Landlord Friendly

If you want to invest in real estate, you typically want to do so in a market where you can quickly evict people who don’t pay their rent or damage property. You’ll be glad to know that the Phoenix real estate market is among these compared to surrounding states. Arizona, unlike California, allows landlords to serve an unconditional quit notice. If the tenant violates the rental agreement or doesn’t pay rent, they can be evicted quickly. Renter-friendly rules like requiring a landlord to return a rental deposit within two weeks are not a burden. Conversely, laws that say you can evict a tenant within ten days for lying on a rental application are a definite plus.

The Massive Snowbird Market

The snowbird movement is somewhat different than the conventional tourist market. Arizona has long attracted retirees who couldn’t afford Florida or wanted a cleaner, allergy-free air that never included storm clouds. Quartzite, Arizona in particular draws two million snowbirds and tourists. The city stands out for its sixty-plus RV parks. An estimated 300,000 people stay all winter before returning home. Some own second homes in Arizona communities restricted to active adults, while others stay in trailer parks. This creates an unusually diverse opportunity for those considering investing in the Phoenix real estate market.

Growing Retiree Market

The same things attract many people to Phoenix as snowbirds cause many to retire here permanently. This means that many snowbirds end up staying permanently in the Phoenix housing market. Sun City stands out as a mecca for seasonal and year-round retirees, but it is far from the only retirement community in the Phoenix real estate market. The aging of the U.S. population makes investing in communities catering to older adults an excellent idea. Suppose you buy a house to renovate and rent out. Phoenix deals with a large retiree population, both permanent and seasonal.

To accommodate aging in place, they’ve loosened the rules on building “accessory dwelling units”, commonly known as mother-in-law suites. The city also recognizes the need for affordable housing, and they allow people to build and rent out ADUs as affordable housing, especially if the property is within walking distance of public transit. Buy a house, rehab it, and build a granny flat, and you have two rental properties for not much more than the price of one. And the city is almost certain to approve it because they want denser development.

Low Taxes in Arizona

Kiplinger listed Arizona as the 8th most tax-friendly state in the U.S. in 2018. The state income tax is 2.59% for low-income earners, 4.54% for wealthier families. The median home is worth around $177,000 and came with a property tax bill of around $1400, well below what you’d pay in Texas. Arizona has been lowering its capital gains tax rate, as well. The state has a relatively low transfer tax on deeds or land contracts, too.

The Major Wave of Renovation in Downtown Phoenix

The section of Phoenix wedged between Seventh Street and Seventh Avenue is undergoing a wave of commercial redevelopment, fueled by more than five billion dollars invested to date. High-rise developments and mixed-use projects have been built, and several more are underway. Public transit in this area is significantly improved. That is making this area and neighborhoods bordering it an excellent place to invest in the Phoenix housing market. Phoenix isn’t just redeveloping downtown to create a dense, walkable urban core. It is cultivating fifteen complete walkable communities across the metro area with strong public transit, denser housing, and locally provided services. This is a radical shift from the suburban sprawl the area has long been known for.

Phoenix, Arizona Real Estate Investment Markets

Investing in Phoenix's real estate can be a worthy investment due to a steady rate of appreciation. It’s only wise to think about how you can and should be investing your money. In any property investment, cash flow is gold. The Phoenix housing market is one of the hottest markets for 2020. Don’t let memories of the Great Recession bust that cut home values in the Phoenix housing market keep you away. There are plenty of reasons to invest in the Phoenix real estate market, only ten of which we’ve provided above. Have a look at the Phoenix real estate investment prospects we have provided from various real estate sources and make the best possible decision for yourself.

Good cash flow from Phoenix investment properties means the investment is, needless to say, profitable. The three most important factors when buying real estate anywhere are location, location, and location. The location creates desirability. Desirability brings demand. There should be a natural and upcoming high demand for rental properties. Demand would raise the price of your Phoenix investment property and you should be able to get a good return on your investment over the long term. The neighborhoods in Phoenix must be safe to live in and should have a low crime rate.

The neighborhoods should be close to basic amenities, public services, schools, and shopping malls. A cheaper neighborhood in Phoenix might not be the best place to live in. A cheaper neighborhood should be determined by these factors – Overall Cost Of Living, Rent To Income Ratio, and Median Home Value To Income Ratio. Some of the popular neighborhoods for buying a house or an investment property in Phoenix are Vistancia, Laveen, Deer Valley, South Mountain, Biltmore, DC Ranch, Arcadia, McDowell Mountain Ranch, Anthem, North Scottsdale, Cave Creek, Old Town, Litchfield Park, Trilogy at Vistancia and North Phoenix.

Phoenix real estate prices are well above average cost compared to national prices. It depends on how much you are looking to spend and if you are wanting smaller investment properties or larger deals such as duplex and triplex in Class A neighborhoods. The inventory is low, but opportunities are there.

Even as Phoenix home prices have reached new heights, the market remains attractive to residential real estate investors. As they continue to compete for potential investment properties at the lower end of the market, the challenges for first-time homebuyers will remain. The homebuyers won’t be able to outbid real estate investors and would end up renting. As with any real estate purchase, act wisely. Evaluate the specifics of the Phoenix housing market at the time you intend to purchase. These prices are from Realtor.com and can vary from time to time.

The super-hot housing market in Arizona has many other places for real estate investment. The Tucson real estate market is good for investment. Tucson like Phoenix sees a massive influx of snowbirds, retirees who flock here during the winter. That creates a large, seasonal rental market. The need for many retirees to sell their second homes when they can no longer travel or live independently provides an opportunity to snap up properties at a bargain rate. Better yet, a large number of those properties don’t have a mortgage on them. Other snowbirds sell their condo and move into single-family homes when they decide to stay in Tucson year-round.

Similarly, Scottsdale has a track record of being one of the best long-term real estate investments in the nation if you are an investor. The area contains a mix of families, young professionals, and retirees. There are several reasons to consider investing in Scottsdale real estate. You’ll see better than average returns on the average Scottsdale real estate investment property, and its value will be bolstered by a variety of factors. The Scottsdale housing market has a more diverse rental market than just catering to those who can’t afford to buy a single-family home. For example, the area is famous for its snowbirds, retirees who come for the winter before returning home. This makes Scottsdale a good place for real estate investing.

Chandler is bordered by the cities Tempe, Mesa, and Phoenix. It is home to about a quarter-million people. There are not suburbs to Chandler, because it is a suburb of Phoenix surrounded by other cities of similar size. However, Chandler has several points in its favor that make it a better choice for real estate investors than surrounding cities. The Chandler area offers strong market fundamentals in addition to a favorable tax and regulatory climate. This is in addition to a plethora of high-paying jobs that attract new residents and niche markets that are willing to pay higher rents in exchange for convenience and proximity to amenities.

Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process. They are well-informed about critical factors that affect your specific market areas, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing, and interest rates.

NORADA REAL ESTATE INVESTMENTS has extensive experience investing in turnkey real estate and cash-flow properties. We strive to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in many other growth markets in the United States. We can help you succeed by minimizing risk and maximizing the profitability of your investment property in Phoenix.

Consult with one of the investment counselors who can help build you a custom portfolio of Phoenix turnkey properties. These are “Cash-Flow Rental Properties” located in some of the best neighborhoods of Phoenix.

Not just limited to Phoenix or Arizona but you can also invest in some of the best real estate markets in the United States. All you have to do is fill up this form and schedule a consultation at your convenience. We’re standing by to help you take the guesswork out of real estate investing. By researching and structuring complete Phoenix turnkey real estate investments, we help you succeed by minimizing risk and maximizing profitability.

Let us know which real estate markets you consider best for real estate investing! 

Remember, caveat emptor still applies when buying a property anywhere. Some of the information contained in this article was pulled from third-party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US.

REFERENCES

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• https://www.kiplinger.com/slideshow/taxes/T006-S001-10-tax-friendly-states/index.html
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• https://www.azcentral.com/story/money/real-estate/catherine-reagor/2020/05/28/coronavirus-arizona-phoenix-housing-market-success-2020-pandemic-impact/5223134002/

Austin's housing market is booming. The market reflects what is happening in other major cities across the country. While activity appears to have slowed slightly in recent months, Austin's residential real estate market remains extremely hot, with prices increasing significantly over the last year. Austin real estate remains a seller's market, owing to low interest rates, strong in-migration, a rapidly recovering local economy. In November, the Austin housing market continued its record-breaking pace.

Zillow recently released its list of the top ten hottest housing markets in the United States, and Austin is no longer ranked number one. Zillow previously ranked Austin as the hottest housing market but that ranking has slipped several spots for 2022. It ranks Austin at #10 now. According to Zillow's 2022 forecast, Tampa is the year's hottest housing market, with the city expected to top the list due to its relative affordability and high job growth.

Despite a calming trend, the Austin housing market is still on track for a record-breaking year as per the latest market data. While home sales in the Austin-Round Rock metro area fell 4 percent, the median sales price increased 29 percent year over year to $470,000, setting a new November record. A lack of supply is lagging strong demand, causing home prices to rise. While inventory remains low, we can attribute this to the Austin market's high demand and the churn of new homes listed and sold in less than three weeks (22 days) in the majority of cases.

Austin's housing market has been one of the strongest in the country over the past few months. Austin's rapidly expanding economic industry is driving more people into the city which is increasing the housing demand. A surge of people moving in from other parts of the country, combined with rapid population growth and low mortgage interest rates, has turned Austin and its surrounding area into a sellers' market.

According to a new study, Austin homes are among the most overvalued in the United States. According to the study conducted by researchers from Florida Atlantic University and Florida International University, homebuyers in Austin are paying nearly 51% more than expected for houses. The only metro area where homebuyers pay a higher premium is Boise, Idaho, where homebuyers pay an astronomical 81 percent more.

Austin also ranked near the top of the list of metro areas with the highest percentage of homes selling above list price in August. According to Zillow, 5.3 percent of all homes in Austin sold for more than 30% above their list price in the second quarter of this year. According to the Austin Board of Realtors, the median home price in the Austin metro area reached $480,000 in July, up 37% from the previous year but sales have declined in all the counties.

As of November, the typical home in the Austin-Round Rock metro area is worth $534,443. This is a seasonally adjusted value that only includes homes in the middle price tier. Home values in Austin-Round Rock Metro have increased by 43.7 percent in the last year, and Zillow predicts they will increase by 20.7 percent in the coming year.

The current trends indicate that a slowing growth rate in sales indicates market stabilization but the demand is still outpacing the supply in a market where housing prices have reached all-time highs. As a result, Austin home prices are skyrocketing, and buyers are bearing the brunt of the burden. Low inventory, high buyer demand, and rising prices will continue throughout the year, creating a competitive market. The median sales price is surging in double-digits and will continue to rise over the next twelve months.

Home construction is booming in the Austin area, but it's not fast enough to keep up with the region's brisk demand. Inventory is still extremely low and continues to fall. The months of supply is just 0.8 months, which means at the current pace of sales it would take only 4 weeks for the supply to dwindle to zero. In November 2021, new listings increased by 6%; active listings decreased by 2% as compared to Nov of last year. Pending sales were up 7% to 3,407. Homes only spent an average of 22 days (down by 13 days) on market last month across the MSA.

Looking at this trend, the Austin area needs more housing supply at all price points to stabilize home price growth in 2021. Access to affordable homeownership has become a concern for many Austin residents due to continually growing home prices, but with dwindling inventory, lot and labor shortages, and rising building costs, getting more affordable homes on the market isn't easy.

Austin Housing Market Trends 2021 (Latest)

Austin is the capital city of the U.S. state of Texas, as well as the seat and largest city of Travis County, with portions extending into Hays and Williamson counties. According to Realtor.com, in November 2021, the median listing home price in Travis County, TX was $550K, trending up 23.6% year-over-year. The median listing home price per square foot was $296.

• There are 29 cities in Travis County.
• West Lake Hills has a median listing home price of $2.5M, making it the most expensive city.
• Hornsby Bend is the most affordable city, with a median listing home price of $335K.
• The median listing home price in Austin, TX was $579,000, trending up 24.5% year-over-year.
• The median listing home price per square foot was $317.
• There are 83 neighborhoods in Austin.
• Tarrytown has a median listing home price of $2M, making it the most expensive neighborhood.
• West University is the most affordable neighborhood, with a median listing home price of $322,000.

Austin's housing market was impacted by the pandemic which led to a decline in home sales due to critically low levels of housing inventory. As sellers backed out amid growing uncertainly and health crises, the Greater Austin area also felt the stark effects of this crisis. More and buyers are moving to Austin’s suburbs to adapt to a new work-from-home culture. Companies like Google and Tesla are moving operations to Austin. The software giant Oracle has also relocated its headquarter here.

As more companies move here, that means more people looking for homes, and the city is also attractive to outside investors. With a steady influx of job creation in the pipeline, the housing market will continue to post strong numbers well into 2021. Big companies moving here will also play into what happens to the housing market. With historically low mortgage interest rates (below 3%) and an all-time high in corporate relocations, the housing demand is way up and the supply side cannot match up.

Below are the latest housing market trends for the Austin-Round Rock MSA released by the Austin Board of Realtors. The report compares key housing metrics from Nov 2021 with Nov 2020. Their data shows that the market is stabilizing, as normal seasonality in terms of closings has returned, even though median sales prices have maintained their increases from 2020. The data indicates that despite a decline in November home sales, the HOUSING MARKET IS ON TRACK FOR A RECORD YEAR, according to the Austin Board of REALTORS® October 2021 Central Texas Housing Report.

The region's housing market has slowed considerably from its frenetic pace at the start of the year. However, inventory is still at an all-time low and homes are still selling as soon as they hit the market.

• Home sales across the Austin-Round Rock MSA are down 4% year-over-year.
• The median price is up 29% to $470,000.
• More sellers are entering the market this season, so new listings are up 6% year-over-year.
• Sales dollar volume increased by 20% to $1.88 Billion.
• Pending sales rose by 7%.
• Active listings dropped by 2% year-over-year.
• Homes across the MSA spent an average of 22 days on the market, 13 days fewer than Nov 2020.
• Months of supply is 0.8 months — a sign of a strong seller's real estate market.

Still, it is a good time for buyers and investors who want to invest in Austin especially with interest rates being as low as they are right now. Many of those fortunate enough to have kept their jobs are looking to take advantage of low mortgage rates by jumping into the market. The main concern is the critical lack of inventory which can make it increasingly difficult for buyers to find homes that suit their requirements.

It has dropped to 0.8 months as of Nov 2021 — meaning if no new listings were added in the area, the existing homes on the market would be sold in less than four weeks. Although most of the market is for resale homes the complicated new construction permitting process is one of the reasons for the city's low housing inventory. According to local builders, zoning regulations, permitting hurdles, and other issues limiting the supply of new construction affect their ability to build new houses. But it’s mostly a supply and demand imbalance leading to price increases.

Travis County is the fifth-most populous county in Texas. Its county seat is Austin, the capital of Texas, and is part of the Austin–Round Rock Metropolitan Statistical Area. Property values are rising in Travis County, which can be beneficial if you are selling or planning to sell your house soon. The median price for residential homes increased 24.6% year over year to $529,500. Home sales decreased 5.5% to 1,622 sales, while sales dollar volume rose 16.4% to $1,112,101,674.

What are the Austin real estate market predictions for 2022? Austin housing market is shaping up to continue the trend of the last few years as one of the hottest markets in the nation. Austin’s engine of job and population growth is not projected to slow down anytime soon—the biggest drivers of residential real estate demand. Its economy has diversified and strengthened over the past two decades.

All these factors indicate that this region has a higher probability of withstanding economic downturns due to the current pandemic. To determine the best local real-estate markets in the U.S., WalletHub compared 300 cities of varying sizes across 24 key indicators of housing-market attractiveness and economic strength. They looked at factors like a median home-price appreciation to home sales turnover rate to job growth.

The city of Austin's real estate market came in at number 7 overall and 3rd among large cities. Boise was found to be the best market in the nation, followed by Seattle, Frisco, Nashville, and Gilbert in the top five. Let us look at the price trends recorded by Zillow (a real estate database company) over the past few years.  The typical value of homes in Austin is $448,406. Since 2012, Austin's home values have appreciated by nearly 90%.

According to their report, the value of the Austin Metro housing market grew by $141 billion, or 126%, in the past decade. In 2010, the market was worth about $111 Billion. In 2019, Austin's total housing value grew $22 billion, or 9.5%, year-over-year. Home value growth in Austing has outpaced the national average since 2010.

NeighborhoodScout's data also shows that Austin real estate appreciated 102.01% over the last ten years, which is an average annual home appreciation rate of 7.28%. This figure puts Austin in the top 10% nationally for real estate appreciation. During the latest twelve months, Austin's appreciation rate was 6.20%.

In the latest quarter, Austin's appreciation rate has been 2.24%, which annualizes to a rate of 9.25%. Looking at these statistics, it is a no-brainer that Austin home prices are going to rise over the next twelve months. Clearly, for the long-term investment, you cannot underestimate Austin. Investing in a rental property for the long-term would build your equity and also generate cash flow through rental income. If you want to increase your cash flow in 2021 or 2022, you will find great deals in the Austin real estate market.

Here's Zillow’s housing market forecast for Austin, Travis County, and the Austin-Round Rock Metro. The Zillow Home Value Forecast (ZHVF) is the one-year forecast of the Zillow Home Values Index (ZHVI). ZHVF is created using all homes, mid-tier cut of ZHVI and is available both raw and smoothed and seasonally adjusted.

Housing inventory remains low in many major cities across the nation, and Austin is no exception to that. According to their forecast, the supply and demand dynamics will likely push prices north again over the next 12 months. This confirms yet again that Austin is a hot seller's real estate market. There exists a limited supply of homes in Austin, and buyers are forced to compete often resulting in higher prices and/or quicker sales that tend to benefit sellers.

• Austin-Round Rock Metro home values have gone up 43.7% over the past year and the latest forecast is that they will increase by 20.7% over the next 12 months (By Nov 2022).
• Austin (City) home values have gone up 39.4% over the past year and a similar or a little less rate of appreciation is expected over the next 12 months.
• The typical home value of homes in Austin is $612,645. (Zillow Home Value Index).
• This shows that prices are going to rise to the point where most people can’t afford it in this city.
• Travis County home values have gone up 40.2% (current = $588,664) over the past year and will continue to rise over the next 12 months.
• Williamson County home values have gone up 50.5% (current = $496,330) over the past year.
• Hays County home values have gone up 45.6% (current = $442,117) over the past year.

The chart below, created by Zillow, shows the growth of median home values since 2011 and their forecast until Nov 2022.

These numbers can be positive or negative depending on which side of the fence you are — Buyer or Seller? The pandemic has not had much impact on home prices. Historically low-interest rates, tight inventory, and strong demand have favored sellers in the Austin housing market. In a balanced real estate market, it would take about five to six months for the supply to dwindle to zero. In terms of months of supply, Austin can become a buyer’s real estate market if the supply increases to more than five months of inventory. And that’s not going to happen. The inventory in Austin MSA has dropped to critically low levels (0.8 months) due to an extreme shortage of housing supply.

For sellers in the Austin housing market: It’s a good time to sell a home as homebuyers are still looking to buy homes, and fewer homes on the market mean stronger demand and increased visibility for your property. There are plenty of potential buyers amid record-low levels of inventory levels across the MSA. The one variable that will hold the market back is the lack of inventory.

For buyers in the Austin housing market: It is a great opportunity to scoop up their favorite deals due to low mortgage rates. Historically low-interest rates are a driver in the market response will continue to act as a driver despite the overall impact of the pandemic. All-time-low mortgage interest rates are also making refinancing a house more appealing.

Real estate market forecasts given in this article are just an educated guess and should not be considered financial advice. Real estate prices are deeply cyclical and much of it is dependent on factors you can’t control. Many variables could potentially impact the value of a home in Austin in 2022 (or any other market) such as big changes in the distressed, new-construction, or luxury home segments. There are also a wide variety of economic and political factors that can and do impact real estate markets. Most of these variables are difficult to predict in advance.

Impact of the Pandemic on the Austin Real Estate Market

The Austin real estate market has been unscathed by the pandemic throughout with the real estate industry pumping billions of dollars into this region's economy. Austin added 11,600 jobs in 2020. Before the COVID-19 hit the region, it was expected that there would be declines in housing inventory in the year ahead amidst strong housing demand. The year started with a record for January in terms of sales and median price. Compared to January 2019, residential home sales in the Austin area increased by 8.5% to 1,947 sales, and the median price increased 4.8% to $308,000, according to the Austin Board of REALTORS® (ABoR). Housing inventory fell to 1.6 months across the MSA due to drops in both new and active listings.

In the city of Austin, the median price for residential homes experienced a double-digit percent increase of 13.5% year over year to $384,750. Residential home sales increased by 0.6% to 638 sales and sales dollar volume increased by 8.2% to $290,628,094. During the same period, new listings decreased 10.6% to 960 listings; active listings dropped 32.5% to 1,099 listings; however, pending sales rose 8.6% to 956 pending sales. Monthly housing inventory decreased 0.5 months year over year to 1.1 months of inventory.

February 2020 market report released by ABoR showed that historically low-interest rates drove the market up despite the fear of COVID-19 cropping up in our community. There was a 6.8% increase in residential home sales in the Austin-Round Rock Metropolitan Statistical Area (MSA). While sales increased from 2,363 homes in February 2019 to 2,524 homes last month, new listings decreased 11.8% year over year and inventory dropped to 1.5 months of inventory, painting the picture of Austin's historically competitive housing market and high demand.

Within the city of Austin, high demand and limited inventory pushed the median price for residential homes to $395,000, a 14% increase from February 2019. Residential home sales increased by 3.3% to 857 sales. New listings decreased 5.6% to 1,032 listings; active listings dropped 34% to 1,072 listings. Monthly housing inventory decreased 0.6 months year over year to 1.0 months of inventory.

Local shelter-in-place orders that went into effect on March 24 had little impact on March's home sales. There were declines in listing activity and pending residential sales. In March, residential sales (closed) in the five-county Metropolitan Statistical Area (MSA) increased 2.2% year over year to 3,042 sales, and the median price jumped 11.7% year over year to $335,200, according to March 2020 market report released by ABoR.

Monthly housing inventory declined 0.7 months year over year to 1.6 months of inventory, and average days on market decreased from 65 days to 54 days. The median price for residential homes in the city of Austin rose 14% year over year to $415,000, an all-time high for any month on record. Monthly housing inventory decreased 0.5 months year over year to 1.2 months of inventory.

Austin housing market report for April 2020 showed that the Austin-area home sales declined across most of the region due to the impact of local shelter-in-place orders. Sharp declines in closed sales in April were quite evident due to the decline in listings activity recorded in March. Compared to April 2019, residential sales in the five-county Metropolitan Statistical Area (MSA) decreased 21.6% to 2,611 sales. Active listings continued to drop— a 7.3% decline led to 6,349 active listings by the end of April.

This drove housing inventory down further to 2.1 months in the Greater Austin area, which was 0.2 months lower than this time last year. In the city of Austin, the median price for residential homes experienced a double-digit increase of 12.3% year over year to $421,000. Residential sales decreased by 33.1% to 759 sales.

Total home sales in 2020 were higher than in 2019 despite a dip in the early spring season due to the pandemic. A record-breaking 40,165 homes were sold. $17,579,802,503 in sales volume were sold across the Austin area last year, according to the Austin Board of REALTORS® (ABoR). Sales dollar volume is a key indicator of sales activity and prices.

The five-county Austin-Round Rock MSA, including Travis, Williamson, Hays, Bastrop, and Caldwell, broke all the records in 2020 as housing demand across the region reached unprecedented levels. In 2020, the median sales price in the Austin-Round Rock MSA rose 9.2% to $344,000. The new listings decreased 0.4% while active listings declined 34.2%.

Pending sales jumped 13.1% outpacing new listings, indicating that homes are selling faster than new ones can hit the market. Homes across the Austin MSA were sold in 25 days fewer than a year ago. Austin city home sales also mirrored the metro area. In 2020, residential home sales in the City of Austin increased 1.7% to 12,745 sales, an all-time record, while sales dollar volume jumped 16.3% to $6,746,602,345.

The median sales price for residential homes rose 12% year over year to 420,000 this past year, also an all-time record. New listings slightly increased 1.1% to 14,735 listings while active listings dropped 23.8% to 1,332 listings, and pending sales increased 3.8% to 13,062 pending sales. In the Austin-Round Rock MSA, the median price for single-family homes increased by 2.6% to $318,000 in 2019.

Austin Real Estate Investment: Should You Invest in Austin?

Should you consider Austin real estate investment? Many real estate investors have asked themselves if buying an investment property in Austin is a good investment? You need to drill deeper into local trends if you want to know what the market holds for real estate investors and buyers in 2021. Let’s discuss a bit about the Austin metro area and then do a quick recap of how its housing market performed during the pandemic.

Austin is a minimally walkable city in Travis County with a population of approximately 790,195 people. It is the capital of Texas and it is growing at a fast clip. It is the fourth largest city in the state of Texas. The Austin real estate market isn’t the largest in the state of Texas, but there are several reasons to consider buying real estate in this city. The Austin housing market has gained a lot of steam, with home values almost doubling since 2010. It isn’t as big as Dallas, San Antonio, or Houston.

However, the Austin housing market is sizable – it is the eleventh largest city in the U.S. as of this writing, and it is the center of a large metro area. Austin has come up as another tech hub in the last 5 to 6 years. There are tons of high-paying tech jobs moved to Austin in the last couple of years. The Austin-Round Rock metro area is home to about two million people. Recently Austin was ranked eighth for the best real estate markets, topping all other big Texas cities.

As per Neigborhoodscout.com, a real estate data provider, one and two-bedroom single-family detached homes are the most common housing units in Austin. Other types of housing that are prevalent in Austin include duplexes, rowhouses, and homes converted to apartments. Single-family homes account for about 46% of Austin's housing units.

According to ABoR, Austin's competitive housing market is changing the landscape of traditional homeownership. More homebuyers purchase condos and townhomes to live closer to the urban core or stay within their budget. Austin has been one of the hottest real estate markets in the country for many years. It has a record of being one of the best long-term real estate investments in the U.S. over the past 10 years. Last December, the median home price increased 8% year-over-year to $405,093.

It is currently a hot seller’s real estate market – which means that the demand from buyers is exceeding the current supply of homes for sale. The pricing of homes is trending higher and is more attractive for sellers in the current phase. The shortage of supply and an increase in the demand for housing will push the prices higher in 2021 as well. Austin's immense population growth during the past decade has heavily impacted its real estate market. In the last twelve months, the median price for residential homes in Austin has increased by a whopping 14%, an all-time high.

Although this article alone is not a comprehensive source to make a final investment decision for Austin, we have collected ten evidence-based positive things for investors who are keen to buy an investment property in Austin. Texas is unique for having a biannual legislature. They don’t have the state legislature in town year-round. Instead, they are only in session for several months every two years.

This leads to an influx of legislators, reporters, and lobbyists every other year. This creates a unique but predictable boom and bust for the Austin housing market in the vicinity of the capitol building. Let’s look at the state of the Austin real estate market and the factors driving the market in the short and long term.

Is Austin Housing Market In A Bubble?

Austin is one of only eight U.S. metro areas to have fully recovered in the last 10 years to pre-recession values. Would Austin remain as one of the top real estate markets in the country or would the bubble burst? Well, Austin isn’t considered to be in a real estate bubble because the demand is consistently high and inventory is very tight. This is good news for investors because you can expect steady activity and the flow of people looking for housing.

In 2019, Austin continued to rank high on “Best of U.S.” lists. There was a record number of home sales in 2019. The December and Year-End 2019 Central Texas Housing Market Report reflects a record-breaking 33,084 home sales and $13B in sales volume. According to the Austin Board of REALTORS® (ABoR), between 2010 and 2019 the home sales have increased by 84%. The median home price in Austin has increased from $193,520 in 2010 to $318,000 in 2019, and the market is not showing signs of slowing down in 2020.

The price of Austin properties declined following the 2007 peak while prices remained relatively flat following the 1995 and 2000 peaks. According to a report published in Williamskw.com, Austin will remain a seller's market. The National Association of Realtors (NAR) suggests a “balanced” market is between 4-6 months of inventory. The entire Austin market is around 2.5 months. Austin inventory levels and the number of days a home is listed for sale are increasing, yet not nearly enough for Austin to be a “buyers” market. That is not expected to change.

As Austin is a young city by many standards, Millennials will be the largest buying force in Austin in the upcoming years. This is going to be more attractive for the areas being close to neighborhood amenities and close by shopping & hang-out spots. Real estate industry experts think that there is no bubble. Austin's economy is strong and varied. Overall there is a huge scarcity of homes for sale in Austin. It just hasn't kept up with the pace of people moving here.

Austin's Affordable Real Estate & Certain Future Appreciation

Homes in Austin are 23% cheaper than the national average. It may be the second most expensive housing market in the state with a median home price of around $461,000, but it is still far cheaper than California or New York. Buy up condos or townhomes, and you’ll be able to see a sizable return on the investment.

An author in Forbes wrote in 2016 that Austin real estate is appreciating at one of the highest rates in the state because of NIMBY-ism, a reluctance to develop the riverfront or Texas hill country to build new homes. This has pushed development out along the highway and forced dense development in areas already zoned for housing.

This pushes up the price for existing homes, driving many in the Austin housing market to rent when they want to buy, while it guarantees capital gains for those who buy and hold property. Here are the ten neighborhoods in Austin having the highest real estate appreciation rates since 2000—List by Neigborhoodscout.com.

1. S Presa St / Florida St
2. S Presa St / Sadie St
3. E Houston St / N New Braunfels Ave
4. Blanco Rd / W Magnolia Ave
5. Buena Vista
6. Fm Road 2696 / Dietz Elkhorn Rd
7. State Loop / Hall Blvd
8. City Center
9. S Main Ave / E Durango Blvd
10. Broadway St / E Jones Ave

Cost of living In Austin

The Austin-Round Rock metro area is home to about two million people. The city is known as a haven for live music, free-thinking, and free spirits. It has a distinct culture and flavor compared to the rest of Texas, which is a mostly conservative and traditional state. According to WalletHub, among large U.S. cities, Austin ranked eighth, topping all other big Texas cities as well as San Jose, Atlanta, and Portland. Among all 300 cities, Austin still ranked a respectable No. 36 for best real estate markets.

One of the factors driving the Austin real estate market is the intangible but well-documented quality of life the city provides. In 2017, US News and World Report ranked the city first for quality of life. In 2016, Austin was ranked first on the Forbes list of Cities of the Future list. In 2017, that same magazine ranked the South River City neighborhood as one of the best for Millennials. WalletHub ranked the city sixth in their list of best places to live in 2017. In 2012, the FBI ranked Austin as one of the safest cities in the country.

Aside from high housing prices, the cost of living in Austin is relatively affordable. Overall, the cost of living for Austin is very reasonable. At three percent below the national average cost of living, moving to Austin may be an economical choice for you. One of the most interesting factors in the cost of living for Austin is that the cost of housing is 15 percent below the national average.

According to Sperling’s Best Places, grocery costs in Austin are slightly below the national average, with a rating of 89.1 against the U.S. average of 100, meaning it is about 11 percent lower than the national average on groceries.

The sales tax rate in Austin is 8.25 percent. There are no income taxes in Texas. Schools are largely funded through property taxes, which rise along with home prices. As home prices continue to skyrocket and people are increasingly forced to move to the distant suburbs to find affordable housing, a massive reworking of Austin’s building codes, known as CodeNext, promised to deliver some relief.

The median salary in Austin, TX is $51,596 and it is the 108th most expensive city in a database of 232 cities by NerdWallet.com. For a 2-bedroom apartment, the median rent per is $1,184. The median price for a 3/2 bedroom house is $276,634. Food and entertainment costs in Austin are reasonable. Redwood Austin is the area with the lowest cost of living.

Areas With The Lowest Cost of Living in Austin – (List by Niche.com & prices by Livability.com)

1. Redwood, Texas – Located in Guadalupe County. The median income in Redwood, TX is $47,778 and the median home value is $54,700.
2. Lockhart, Texas – Located in Caldwell County. The median income in Lockhart, TX is $48,884 and the median home value is $115,400.
3. Martindale, Texas – Located in Caldwell County. The median income in Martindale, TX is $43,929 and the median home value is $151,200.
4. Uhland, Texas – Located in Hays County. The median income in Uhland, TX is $40,662 and the median home value is $78,100.
5. Taylor, Texas – Located in Williamson County. The median income in Taylor, TX is $42,793 and the median home value is $116,600.
6. Lago Vista, Texas – Located in Travis County. The median income in Lago Vista, TX is $75,126 and the median home value is $189,400.
7. Elgin, Texas – Located in Bastrop County. The median income in Elgin, TX is $50,369 and the median home value is $104,000.
8. Hornsby Bend, Texas – Located in Travis County. The median income in Hornsby Bend, TX is $49,077 and the median home value is $123,000.
9. Round Rock, Texas – Located in Williamson County. The median income in Round Rock, TX is $72,412 and the median home value is $179,900.
10. Wimberley, Texas – Located in Hays County. The median income in Wimberley, TX is $59,167 and the median home value is $214,600.

Austin's Massive Student Population Propels The Rental Investment

Many people want to invest in the Austin real estate market because there is a massive student population that will rent properties for a premium if they’re within easy commuting distance of the University of Texas Austin campus. That school alone has more than 40,000 students. The Austin community college hosts about as many students as UT Austin. Huston Tillotson University, Saint Edward’s University, and National American University are also located in this city.

Positive Demographic Momentum of Austin: About half of Austin’s population is between 18 and 44, though that figure is skewed by the large student population. However, the reality is that many college graduates choose to stay here because of the abundant, well-paying jobs. After all, Austin has the highest per capita of high-paying jobs of any Texas city. This helps explain why the Austin housing market is growing at the fastest rate of any major city in Texas. Many of these young adults are starting their families here, creating certain future demand for housing in the Austin real estate market.

Rental Market Statistics: Before the pandemic, the average rent for an apartment in Austin was growing at 5% annually (Source: RENTCafe). 48% of the households in Austin are renter-occupied which is a significant population. More than 65% of the apartments can be rented for $1,500 or less. Around 20% of the rental apartments fall in the price range of $1,500 to $2,000 while only 10% of the apartments fall in the rent price range of $2,000 or more.

The average size for an Austin, TX apartment is 864 square feet with studio apartments being the most affordable. 1-bedroom apartments are closer to the average, while 2-bedroom apartments and 3-bedroom apartments offer more generous square footage.

As of January 01, 2022, the average rent for a 1-bedroom apartment in Austin, TX is currently $1,489. This is a 27% increase compared to the previous year. Over the past month, the average rent for a studio apartment in Austin decreased by -9% to $1,296. The average rent for a 1-bedroom apartment decreased by -4% to $1,489, and the average rent for a 2-bedroom apartment decreased by -2% to $1,895.

The Zumper Austin Metro Area Report analyzed active listings last month across 7 metro cities to show the most and least expensive cities and cities with the fastest-growing rents. The Texas one-bedroom median rent was $1,085 last month. Georgetown ranked as the most expensive city with one-bedrooms priced at $1,510 while San Marcos ranked as the most affordable city with one-bedrooms priced at $1,070.

The best place to buy rental property is about finding growing markets. Cities like Round Rock, Cedar Park, and Pflugerville are good for investors looking to get started with rental property ownership at an affordable price. These cities look good for rental property investment this year as rents are growing over there. These trends provide a macro look at the growing rental demand. Each real estate market has its own unique supply-demand dynamics with unique neighborhoods that present their own opportunities for investors.

Here are the best areas to invest in a rental property in the Austin Metro Area in 2022. Most of these places have the same things in common, including rising rents and increasing property values. The Most Affordable Neighborhoods in Austin are University Hills where the average rent can go for $795/month, Heritage Hills, where the average rent can go for $795/month, and Windsor Hills, where the average rent can go for $833/month.

Where are rents growing fastest in Austin Metro Area (Y/Y%)

• Cedar Park had the fastest-growing rent, up 23.3% since this time last year.
• Round Rock was second with rent climbing 23.2%.
• Pflugerville ranked as third with rent increasing 23%.

The Fastest Growing Cities For Rents in Austin Metro Area (M/M%)

• Cedar Park had the largest monthly rental growth rate, up 5%.
• Georgetown & San Marcos rents both climbed 4.9% last month, making them tied for second.
• Round Rock ranked as third with rent jumping 3%.

Austin Is The Silicon Prairie

Austin Texas has been nicknamed Silicon Hills and Silicon Prairie because they’ve attracted so many high-tech employers. This has resulted in an active upscale Austin real estate market. Austin’s GDP, which grew 117% over the last 20 years, helped the real estate market recover from the recession.

The closest metro to see this type of growth was Silicon Valley, which grew its GDP by 99% during the same period. Major local employers in Austin include IBM, Amazon, Apple, Cisco Systems, and many semiconductor manufacturers. There are more than 3300 tech companies in the region and more than 100,000 tech workers all competing for homes in the Austin real estate market.

One of the long-term strengths of Austin is its diverse economy. The Austin real estate market dipped after the layoffs of the Dot-Com boom. They decided to solve the problem by encouraging medical and biotech employers to relocate to the area, too. As of this writing, there are 85 biotech and pharmaceutical companies in Austin.

Austin is Relatively Friendly City for Landlords

Texas, in general, is very landlord-friendly, though cities can have their own, stricter ordinances. Texas doesn’t specifically let tenants withhold rent for failure to provide essential services. You can evict someone for nonpayment of rent after three days. Texas doesn’t set a limit on security deposits.

Texas doesn’t require a minimum time frame before you increase the rent. For major lease violations, you can terminate the lease then and there and give them three days to vacate. Knowing you won’t spend months trying to evict a non-paying tenant is a good reason to consider the Austin real estate market or another Texas housing market over more liberal cities.

The Excellent Tax Environment

Texas’ property taxes may be high, but this is offset by the lack of a state income tax. There is, overall, a low state and local tax burden for investors. That makes this a great place to buy a home and rent it out.

Texas Real Estate Investment Opportunities: Where To Invest?

With Austin becoming a more diverse city every year, there are plenty of opportunities to take advantage of – from buying new homes to different investment options in the Austin real estate market. Austin is a leader across the country with jobs and when you combine that with home prices not as drastically increasing, you'll get a real estate market that many others envy.

Good cash flow from Austin investment properties means the investment is, needless to say, profitable. A bad cash flow, on the other hand, means you won’t have money on hand to repay your debt. Therefore, finding the best investment property in Austin in a growing neighborhood would be key to your success.

As with any real estate purchase, act wisely. Evaluate the specifics of the Austin housing market at the time you intend to purchase. When looking for the best real estate investments in Austin, you should focus on neighborhoods with relatively high population density and employment growth. Both of them translate into high demand for housing.

Some of the popular neighborhoods in and around Austin are Northwest Hills, Downtown Austin, West Lake Hills, Brushy Creek, Barton Creek, Spicewood Summit, Mueller, South Austin, Hyde Park, Windsor Park, Crestview, North Austin, Allandale, Shady Hollow, Rollingwood and Steiner Ranch.

There are around 75 neighborhoods in Austin. Tarrytown has a median listing price of $1.5M, making it the most expensive neighborhood. West University is the most affordable neighborhood, with a median listing price of $325K. (on Realtor.com).

Downtown is where the city's high-rise buildings are located, as well as being the center of government and business for the region. Downtown Austin is expanding and the residential options are increasing.

The cost of real estate might be the highest in Austin, but residents live within walking distance of everything they need. If housing supply meets housing demand, real estate investors should not miss the opportunity since entry prices of homes remain affordable.

Apart from the Austin real estate market, you can also invest in the housing market of Houston, TX. If you are a home buyer or real estate investor, Houston has a track record of being one of the best long-term real estate investments in the nation through the last ten years.

The Houston Real Estate Market forecast is good, and current housing prices are relatively low, so if you want to get on board the Houston real estate investing then now would be a great time to do so.

The Houston metro area offers great opportunities for investors who are looking for a stable market that offers both cash flow and equity growth at a price that is STILL well below their replacement value.

The El Paso real estate market is another hot market to invest in. El Paso real estate market was ranked 4th in Trulia’s hottest real estate markets to watch in 2018. El Paso’s strong job growth, affordability, low vacancy rates, and high population of young households were pivotal in the ranking process.

The cost of living in El Paso is lower than the national average, while the cost of housing is well below that of other major metropolitan areas, including Houston and Austin.

The Central, Cielo Vista, and Mesa Hills areas offer more affordable rental properties for sale, while neighborhoods in the northwestern and eastern parts of the metro area have some of the more expensive housing inventory. The amount residents spend on everyday expenses, such as food and transportation, is slightly less than what the average American pays.

The next one is the San Antonio real estate market. The median home value in San Antonio is $184,322. San Antonio home values have gone up 4.8% over the past year and Zillow predicts they will rise 1.9% by Dec 2020. For those who want to invest in rental real estate, the San Antonio real estate market is an ideal location because of its outsized military presence.

Fort Sam Houston is located inside the city limits. Lackland Air Force Base, Randolph Air Force Base, Camp Bullis, and Camp Stanley are located in the immediate vicinity. This means that there is a large population that will almost always rent because they don’t know where they’ll be sent on their next assignment.

San Antonio has a dearth of affordable housing because demand is so much greater than the supply. This has created a large number of renters who need to pay quite a bit to rent apartments or single-family homes. We know there is a lack of housing relative to demand when a balanced market has a 6 month home inventory and San Antonio has only a two-month inventory.

How can we not mention Dallas on this list? The Dallas housing market 2020 is shaping up to continue the trend of the last few years as one of the strongest markets in the United States. Despite some fluctuations in the market, demand and sales have continued to climb at a feverish pace for more than two years and show no signs of stopping.

Dallas’s local economy is a mix of aerospace, computer chips, telecommunications, transport, energy, and healthcare sectors and the Finance and Business Services. These sectors are all providers of good wages which allows for a strong market for Dallas investment properties.

Dallas’s population has grown at twice the national rate for years now and this pushes the prices of Dallas investment properties higher due to builders not being able to keep up.

Dallas’s housing prices have increased 29% over the last three years, even with these increases in home prices, they are still competitive for investment properties and you can expect further increases over the years. If you want to buy an investment property in Dallas, don’t wait around, go ahead and do it.

NORADA REAL ESTATE INVESTMENTS has extensive experience investing in turnkey real estate and cash-flow properties. We strive to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in many other growth markets in the United States. We can help you succeed by minimizing risk and maximizing the profitability of your investment property in Austin.

Consult with one of the investment counselors who can help build you a custom portfolio of Austin turnkey properties. These are “Cash-Flow Rental Properties” located in some of the best neighborhoods of Austin.

Not just limited to Austin or Texas but you can also invest in some of the best real estate markets in the United States. All you have to do is fill up this form and schedule a consultation at your convenience. We’re standing by to help you take the guesswork out of real estate investing. By researching and structuring complete Austin turnkey real estate investments, we help you succeed by minimizing risk and maximizing profitability.

Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process. They are well-informed about critical factors that affect your specific market areas, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing, and interest rates.

Let us know which real estate markets in the United States you consider best for real estate investing! 

Please do not make any real estate or financial decisions based solely on the information found within this article. Some of the information contained in this article was pulled from third-party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US. This article aimed to educate investors who are keen to invest in Austin real estate. Purchasing an investment property requires a lot of study, planning, and budgeting. Not all deals are solid investments. We always recommend doing your research and taking the help of a real estate investment counselor.

References:

Market Data, Reports & Forecasts
https://www.abor.com/category/press/market-stats
https://www.zillow.com/austin-tx/home-values
https://www.realtor.com/realestateandhomes-search/Austin_TX/overview
http://austin.culturemap.com/news/real-estate/08-30-18-austin-home-foreclosures-rise-report

Foreclosures
https://www.realtytrac.com/statsandtrends/tx/travis-county/austin

Apartment Prices & Trends
https://www.rentcafe.com/average-rent-market-trends/us/tx/austin/
https://www.rentjungle.com/average-rent-in-austin-rent-trends/

Reasons to consider investing in Austin
https://www.austintexas.gov/invest-here
https://www.usnews.com/best-colleges/university-of-texas-3658
https://www.collegesimply.com/colleges/texas/austin/four-year-colleges/
http://capstonecapitalusa.com/the-most-friendly-8-landlord-states
https://www.rentcafe.com/blog/renting/states-best-worst-laws-renter
http://austin.culturemap.com/news/real-estate/09-11-18-best-real-estate-markets-in-us-austin-wallethub

Is Austin In A Bubble
https://www.quora.com/Is-the-Austin-real-estate-market-a-bubble-If-so-when-will-it-burst
https://www.williamskw.com/blog/5-Predictions-for-the-Austin-Real-Estate-Market-in-2018/53486

Cost of Living
https://livability.com/tx
https://www.tripsavvy.com/austins-cost-of-living-255111
https://www.bestplaces.net/cost_of_living/city/texas/austin
https://www.nerdwallet.com/cost-of-living-calculator/city-life/austin
https://www.niche.com/places-to-live/search/suburbs-with-the-lowest-cost-of-living/m/austin-metro-area
https://www.forbes.com/sites/scottbeyer/2016/08/31/why-is-austins-housing-more-expensive-than-other-texas-cities/#10556d3d6121