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Resort Real Estate - Why Its Prices Behave Differently



Luxury Resort Real Estate

What is resort property? It may be defined as property situated in a community that thrives on tourism and where ownership of second or third homes constitute a considerable area of the overall owning a home.

Aspen property is really a prime illustration of a luxury resort market. Aspen is home to four exceptional ski mountains having a lively winter tourism industry and summers offer mild temperatures to enjoy the plentiful outdoors. The majority of homes owned within the Aspen or Snowmass market are second homes. The typical vacation home within the Roaring Fork Valley is required under Thirty days per year normally.

Average single-family homes in Aspen start at about $5 million, Snowmass homes are available in a little lower at around $3.5 million normally. So it is clear that property within this mountain resort grouped into the luxury homes category. But the Colorado Mountains and its ski resort towns like Vail, Beaver Creek and Breckenridge are by no means the only real resorts with a luxury designation. Resort towns span coast to coast. In the Florida Keys or even the Carolina cost line to the mountains of Utah and California.

One thing all these resorts share is that their areas are not following the same rules as suburbia.

Real Estate Finances

1) People who can afford to buy second homes must obviously be somewhat successful to get to that stage. It seems therefore less likely that they would be seduced by obscure financing products.

2) Lending criteria on second homes are and also have been tighter compared to primary residences. It's not uncommon for lenders to ask 20% down on these types of deals. Therefore it is harder to get upside down on your mortgage.

3) In luxury resorts like Aspen or Snowmass 60%-70% of all real estate transactions are cash transactions. No financing involved. Negative income thus remains not an issue in these situations.

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4) Rental income from properties not used for most of the year can soften the negative cash flow if a mortgage is involved.

Real Estate Desirability and Liquidity

1) Resorts by definition are something. They've something which people desire. This could be mountains, lakes, the ocean, a special climate or island setting. Really anything, however it should be special.

2) Resort property is really a luxury good. It is not essential to own. This in turn makes it much simpler for people to divest of luxury property holdings. Properties owned in any of the desirable luxury destinations really are a more liquid asset. The safety that properties are more fungible helps property owners divest of them more quickly if need be.

3) In most cases resorts offer limited availability. As with most things desirable they are not obtainable in unlimited quantities. There's only a lot land in a mountain valley and there's only that much beach real estate, you will find only a lot of skiable mountains, you get the drift.

Overall it may be said that resort second homes would be the first asset that will be sold when individuals are in financial distress. On the other hand it's less likely that owners of resort property like Aspen real estate would have overextended themselves to begin with. This combined with the tighter lending criteria for second homes makes it not as likely that the general mortgage troubles spell to the second real estate market. So long as the economy only experiences an average downturn the posh property segment might actually profit. It's not uncommon to find a re-allocation of wealth from bonds and stocks into property when in uncertainties. And so the top end of the market will weather the storms much better than many people expect.