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Resort Property - Why Its Prices Behave Differently

Luxury Resort Real Estate

What is resort real estate? It may be defined as property situated in a community that thrives on tourism and where ownership of second or third homes make up a substantial percentage of the general owning a home.

Aspen property is really a prime illustration of an extravagance resort market. Aspen hosts 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 normal vacation home within the Roaring Fork Valley is utilized less than 30 days each year on average.

Average single-family homes in Aspen start at about $5 million, Snowmass homes are available in just a little lower around $3.5 million on average. So it's clear that real estate 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 in no way the only resorts having a luxury designation. Resort towns span coast to coast. In the Florida Keys or the Carolina cost line towards the mountains of Utah and California.

One thing each one of these resorts share is that their areas aren't following the same rules as suburbia.

Property Finances

1) People who are able to afford to purchase second homes must obviously be somewhat successful to get to that stage. It seems therefore not as likely that they would fall for obscure financing products.

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

3) In luxury resorts like Aspen or Snowmass 60%-70% of real estate transactions are cash transactions. No financing involved. Negative cash flow is therefore no problem in these situations.

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

Real Estate Desirability and Liquidity

1) Resorts by definition are something special. They have something that people desire. This may be mountains, lakes, the ocean, a unique climate or island setting. Really anything, however it must be special.

2) Resort property is a luxury good. It is not essential to own. Therefore makes it much simpler for people to divest of luxury real estate holdings. Properties owned most of the desirable luxury destinations really are a more liquid asset. The security that properties tend to be more fungible helps home owners divest of these more quickly if need be.

3) Generally resorts offer limited availability. As with most things desirable they aren't available in unlimited quantities. There's only so much land in a mountain valley and there is that much beach real estate, there are only so many skiable mountains, you get the drift.

Overall it may be said that resort second homes will be the first asset that will be sold when individuals are in financial distress. However it is not as likely that owners of resort property like Aspen property would have overextended themselves to begin with. This combined with tighter lending criteria for second homes causes it to be not as likely the general mortgage troubles spell to the second home market. As long as the economy only experiences an average downturn the luxury real estate segment could possibly profit. It's not uncommon to locate a re-allocation of wealth from bonds and stocks into property in times of uncertainties. Therefore the top quality from the market will weather the storms a lot better than many people expect.