Residential property developers are repositioning themselves to survive in a New York City real estate market that may be losing steam for the first time in a decade.
Market reports show declining sales prices for some residential units, and rumors are swirling that growth in land prices has stalled. Construction and fuel costs are mounting as interest rates climb. Lenders are reconsidering proposed projects by new developers in marginal areas.
Then again, all of this may be hype by those, including the media, who persist in talk of a real estate “bubble.”
“I believe the market is slowing down,” said Mario Procida, head of Second Development Services/ Procida Realty & Construction. “Wait, let me rephrase that: Everything I’ve read leads me to believe the market is slowing down.”
David Sigman, senior vice president of national development company LCOR, which recently purchased land for two Manhattan projects, echoed that sentiment, saying those in the industry remain cautiously optimistic.
“I think you have to analyze the statistics at the right level, and not at the kind of one-line newspaper headline level,” Sigman said.
But the fact remains that the data don’t add up to the sort of hyperactive market seen over the past few years. And while condominium sales are flagging, construction costs are increasing, especially in the aftermath of hurricanes Katrina and Rita, which have drained laborers from the area. Those natural disasters have also driven up fuel prices and delayed arrival of building materials.
Some developers may be hedging their bets by buying futures in building materials. But Sigman said LCOR is trying to line up contractors on its projects, which include The Charleston, a 172-unit luxury condominium at 225 East 34th Street, and a recently announced project at a former Con Edison site on Sixth Avenue between 24th and 25th streets.
“What we’re trying to do is get into the market and bid these things out and sign up people to real contracts,” Sigman said. “That’s the ultimate protection.”
Developers like LCOR, which bought property recently but is not yet in the ground, may be most at risk. Real estate experts say land prices in boroughs outside of Manhattan may be falling, meaning developers who purchased at the height of the market could only flip their properties at a loss.
“For sure, land is staying longer on the market,” said Brooklyn developer Eric Brody, principal of the Brody Group, a development and consulting firm. “For sure, buyers have more negotiating power, and you can come up with more creative ways of purchasing land.” Manhattan mostly a mainstay In the largest swath of Manhattan, however, conditions may not have changed as much.
“I can tell you we’re still doing deals at record levels,” said Eric Anton, a senior managing director at Eastern Consolidated Properties who handles many 50,000- to 150,000-square-foot properties. “But prices have leveled off a bit, especially in secondary locations, which aren’t as desirable as they were four, five, six months ago.”
While neighborhoods like Soho, Greenwich Village and Chelsea are still thriving, areas like the Lower East Side and “nowheresville in the 50s” may be feeling a bit of a slump, Anton said.
With the prices of larger condominium units falling and properties lingering on the market longer, that could be bad news for some developers.
“Land prices that’s kind of a cycle that drives itself,” said Andrew Gerringer, executive vice president of Prudential Douglas Elliman’s development marketing group. “If you paid high prices for land, then you’re forced to sell at prices that are high. You’re going to get yourself caught up in a situation where it’s difficult to sell if the market is price-sensitive.”
Some developers may be rethinking their unit mix. Procida is seeing success with the development of smaller units (see sidebar) as part of his “be@” line of apartments at Clinton West on 47th Street between 10th and 11th avenues, and Brooklyn’s Boulevard East at 53 Boerum Place and 90 Williams Street.
Plus, Procida said he typically does a mix of market-rate and affordable housing, which protects him from a market nosedive.
“The affordable housing market is always there,” Procida said. “It insulates you in a soft market.”
Interest wanes as rates rise
Even more skittish than property developers are lenders. Procida said he believes the biggest issue facing property developers currently are interest rates that are finally creeping upward after a couple years of anticipation, making the cost of money more dear. Lenders, then, may be rethinking their lending strategies with respect to some projects.
“Before, some of the aggressive investment banks may have leant 95 percent [of a project],” Gerringer said. “Now, some of them are going to 85 or 90 percent loans, and they’re lending more to the people who have experience not necessarily to anybody who has a heartbeat.”
Even so, most lenders are far off from requiring that condominium developers have a rental back-up plan something common in the previous decade because land prices are still too high in many areas for that to be possible, developers said.
Jeffrey Baker, senior managing director and principal of Granite Partners, a private real estate investment banking firm that has recently financed or is financing more than 2,500 units in New York, said that the current New York City market is insulated from any “bubble,” and lenders are still optimistic.
“I think unit demand and pricing remains very strong,” Baker said. “If there’s any pushback, it’s really only for what I’d consider to be more marginal projects and locations. In New York, I’ll be honest, I don’t see it really yet.”
The tremendous shortage of condominium units, along with the massive barriers to entry and the limited speculation, buffer the New York City market in a unique fashion, Baker said.
Still, there is chatter among developers of a condominium glut that could sap the market in the $2 million to $3 million price range, Anton said.
“That’s a discriminating buyer, and they don’t have to buy,” he said. “They can rent, they can sit, they can buy something less expensive. Unless there’s something really compelling about the units they’re in a prime location or a ‘starchitect’ designed them I think those units could have trouble.”
The clich real estate catch phrase “location, location, location” has resurfaced as a guide to wise developers.
“For so long, it didn’t even matter,” Anton said. “It was like, oh, people will live anywhere. They will, but they’re not going to pay $1,000 a foot to live anywhere.”
Sigman said LCOR, heeding that maxim, chose its properties cautiously.
“We looked Downtown and ended up not doing anything,” he said. “There’s just a lot of product being delivered Downtown, so we stayed in the Midtown markets. And we just tried to be careful about choosing visible sites not too large.”
And LCOR structured its deals to weather the equivalent of a perfect storm in New York City’s real estate market. “We have institutional equity partners, so there’s a fair amount of equity in both these projects,” Sigman said. “So we’re not as sensitive to interest rate changes.”
Thus, LCOR is not feeling pressure to rush to develop its projects in a market that may or may not be deflating.
“You prepare for a downturn in the bones of the project,” Sigman said. “It’s not some last-minute effort to bail the boat.”