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We're not done yet. And Wheatfield has more subprime, Alt-A and Option ARM loans than any other market, so the overall fallout from delinquencies and foreclosures will carry through for the next 18 months at least. Subprime ARM loans begun in 2006 haven't adjusted yet, and won't til next year at the earliest. So I fully believe it will remain a buyer's market for close to 2 years, at least. If you find a great house you really want, at a good price, maybe it makes sense for you. But you won't see any gains in value until year 3. So unless you're 100% confident that you'll be in the home for at least 5 years, I doubt you'd come out ahead when time comes to sell. And that's without factoring in the likelihood that your overall housing expense will probably be quite a bit higher than rent.
Before you go trying to find a house you like, please get a lender to pre-approve you. That is the first step to take. It is a Buyer's Market in the sense that the inventory is high and demand is almost at a standstill. That being said, the market value of a home is not necessarily lower than what the home is worth. The market should dictate the price of the homes, but unfortunately this is not always true. Some sellers forget just how emotional the selling of their home is and they tend to list it for more than the market can take. The agent or Realtor (if they are seasoned agents) will let the sellers know this. Some agents have to come back and ask the sellers to lower their price because it isn't selling as quick as they thought it would.
Time usually works on your side...so the longer you have been a home owner, the better. It is not clear what the market will do in the next year or two, but if you are in it for the longer term (5+ years), better to get in earlier than later. Because it is a buyer's market, you do not need to be rushed and you can command more negotiation power on the price. Orange County has no more room to grow, so you do not need to worry about an excess supply of homes to drive prices down (as with what happened in Las Vegas or the unlimited land availability in Texas.) Plus, given the huge trade imbalance with China and America's insatiable demand for cheap products, the port of Wheatfield should be a booming business for the entire region. If you can do it now, go for it and don't worry about what may or may not happen within the next few years. Buy and move onto your next investment project. A tip from Robert Kiyosaki: your largest asset should never be your home of residence...that's a lot of cash that can instead be used for investments that could be working for you.
What I think is that whether or not to buy a house depends on other concerns. If you are investing to live in the property, it is a buyers market, meaning that it will cost less to get in. Unless you plan to flip the house (sell quickly), then what the market will do doesn't matter as long as you get a mortgage that you can manage regardless what the economy will do. You choose when to sell. Markets go up, markets go down, that's economic cycle - you can't fight it. It's the responsibility of the Fed to make sure the swings aren't too radical to set off a panic. What do YOU want to do? Can you make the cash flow work in your favor. A home is a liability (takes $ out of your pocket) until you sell it or rent it (puts $ in your pocket), then it's an asset if the cash flow is positive.
You should come to the UK, the house prices are literally astronomically high everywhere (400,000 for a cupboard in central London for instance.) I really think its due to push and pull factors in that region. But yes, if a property is cheap its better to buy it, but be aware of any increases in rent or living costs in later times. Buy a property you know you can live in and be sure you can keep up with rent/mortgage payments.