I own a Temecula - Murrieta, CA.
property management and real estate company.
I am often asked whether investing in rental homes in Temecula and Murrieta is a good investment.
I tell people it all depends.
In the years 2004 - 2008 Southern California real estate experienced a huge bubble.
People were buying homes with the hope of renting them out for a year or two and then selling them when the homes increased in value by 50% - 100%.
This was especially true in the cities of Temecula and Murrieta.
Both cities had experienced incredible growth in a short period of time.
In 1997 the population was 25,000.
In 2007 the population was 125,000.
This growth was fueled by cheap housing and lax lending practices.
Unfortunately, most people who buy in a bubble environment with a short term horizon lose.
People were paying inflated prices for homes and then renting them out and running huge monthly negatives.
People didn't care what they paid or what the monthly loss would be.
They focused on what the potential appreciation would be.
I would counsel my clients that you should never buy real estate as an investment unless you have a 10-15 year horizon.
These bubbles seem to come every 10-15 years and everyone wants a piece of the action.
The great majority of people never get the chance to get out in time and get financially hurt.
The wise investor is not swayed by greed and quick returns.
They buy homes that make financial sense as a rental not as a quick opportunity to make money.
Owning rental homes can be a terrific investment if you do it wisely.
Do not buy during bubbles, do not try to manage the home from long distance, carefully screen your tenants, and be sure to maintain reserves for unexpected issues.
Currently in Temecula, Murrieta, as well as Wildomar, Lake Elsinore, Winchester, Menifee, Canyon Lake, Hemet, Perris, Romoland and San Jacinto properties are at, or near the bottom.
Homes are selling below what it would cost to build them.
Not only are prices low but interest rates are at breathtaking low rates.
That combination makes buying now ideal and probably a once in a lifetime opportunity.
Why i highly recommend investing in Temecula and Murrieta is that these are 2 communities that are undervalued compared with the rest of Southern California.
Both communities are centrally located being 1 hour from San Diego and 1.
5 hours from Los Angeles.
Both communities have excellent school systems and are actively trying to recruit new employers to the communities.
With jobs will come higher real estate prices.
Also, our local rental market is excellent with high demand for rental homes.
Our tenant pool is made up of people who have made financial mistakes in the past and cannot qualify to buy.
We also have many people who have lost their homes in foreclosure.
We typically rent everything in 30 days or less.
If you have the time, energy and disposition you can think about managing your rental yourself if you live close by.
If not find a good property management company.
It will be worth the cost.
If you do it yourself make sure you screen your potential tenant thoroughly.
Screen for credit, criminal and sexual predator.
It will cost you some money but will save you from potentially devastating losses.
I have seen rental owners who don't do their due diligence and end up with scam artists who stop paying as soon as they have possession and do tremendous damage to the home.
Finally, make sure you have reserves.
Owning a rental property can have unexpected problems.
Your tenant can lose their job and not be able to pay the rent.
You have to have enough money in the bank to get you through months without any moneys coming in.
I have seen owners who are dependent on the rent to pay their mortgage.
If you are in that situation then do not buy until you have a 6 month reserve built up.
What to do if you want to invest money in Temecula or Murrieta rental properties: First: Contact a local agent who not only is experienced in Temecula and Murrieta real estate but also is experienced with our rental markets.
Second: You will need to come up with 30% down to buy a non owner occupied property.
Third: Make sure you have a long term horizon (10-15 years) Fourth: Make sure you have a 6 month reserve.
Fifth: Decide if you can handle the management of the property yourself or will need to hire a property manager.
Finally: Go out and do it.
It most certainly is the time to buy Southern California (Temecula and Murrieta) real estate.