Los Altos, CA 94022 housing market

What this means

• Valuation. Prices are 49% above what local incomes have historically supported (this area's pre-2020 price-to-income ratio).
• Prices. Home values are up 8.2% over the past year (U.S.: +1.2%).
• Supply. Listings are 19% below the 2017-19 norm and falling (−30% vs. a year ago), still somewhat tight.
• Negotiating. Buyer leverage is low (5/100; U.S.: 54): homes typically sell at or above asking (102.9% of list); 4% of listings had a price cut (U.S.: 26%).
• Affordability. A mortgage on the typical home takes 134% of the median household income (U.S.: 35%); it takes about $1.1M a year to keep the payment at 30% of gross pay. That includes about $1,996 a year for home insurance (U.S.: $1,790).
• Buy vs. rent. Buying costs about $20,510/mo more than renting a typical home (mortgage payment vs. typical rent).
• Disaster risk. FEMA expects about $294 a year in natural-disaster damage per $100k of building value (U.S.: $155), mostly from earthquakes. Earthquakes aren't covered by standard homeowners insurance.
• Outlook. Leaning up: likely −4% to +12% over the next 12 months (78% chance of a rise).

Next 12 months

Leaning up

Prices are more likely to rise than fall over the next year. Likely change: −4.3% to +12.0% (80% range; middle estimate +4.9%), chance of a rise 78%, of a 5%+ drop 8%.

HouseVane's model, refit every month on local market signals and national ones, trained only on data known at the time. How accurate it has been.

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