SOUTH SOUND 2020 annual MARKET REP ORT
coldwellbankerbain.com
Helping people buy and sell homes in the Pacific Northwest since 1972, Coldwell Banker Bain is an undisputed market leader, posting nearly $6 billion in sales in 2019. With 32 offices and more than 1,300 brokers in Washington and Oregon, plus a global reach that extends to 92,000 brokers in 43 countries, we’re not only one of the largest Coldwell Banker affiliates in the world, we’re also the most accomplished real estate company in the Northwest. Our commitment to knowledge, expertise, and market insights consistently undergirds our reputation for excellence and service. An emphasis on global access in the luxury realm, combined with the power, reach and recognition of the Coldwell Banker brand, allows us to outsell and outperform our rivals, as we elevate the standard for marketing premier properties in the Puget Sound area and the Pacific Northwest. As important to us as business success— we also provide services in property management, commercial real estate, real estate investment and relocation management— is the understanding that real estate is more than just a transaction; it’s a key part of building safe, happy and prosperous lives for our clients, our brokers and their families.
2020 ANNUAL MARKET REPORT
MIKE GRADY
COLDWELL BANKER BAIN President & CEO Reflecting on the 2020 numbers and the interesting turn of the market in the fourth quarter, Mike Grady, Coldwell Banker Bain president and CEO, said, “It is amazing to look back over the roller coaster that 2020 became and see how well the real estate market was able to withstand a worldwide pandemic and a resulting faltering economy. We started off the year strong in the first quarter with inventory declining slowly to just more than a month’s on hand. Coldwell Banker Bain brokers were reporting that it ‘feels like 2017,’ with multiple offers returning to transactions, and review dates (where sellers identify a date to review all offers) being added to the mix because of the number of offers sellers were receiving. And we started to see double digit median price appreciation increases in Snohomish, Pierce and Kitsap counties, with King nudging back up to five percent over the same period in 2019. At the time, I publicly commented that ‘Unless something unexpected happens to affect the local job market, there’s no reason to think now that this trend will decline.’ And then the completely unexpected COVID-19 hit. As we adhered to lock-down mandates in our region, of course the market was impacted, although it could have been much worse. We saw a nearly 30 percent decline in Total Active Listings in April 2020, a significant decline, given that spring is typically one of the busiest times of the year. The upside continued to be the unequal supply/ demand dynamic, with more buyers than inventory, and so we continued to see impressive price appreciation increases in the largest four counties—a story that has not changed today.
As we responded to regulations related to continuing to serve our clients in a safe way, and leveraged our technology in ways we never anticipated, our market started to bounce back in June. We started to hear our brokers reporting substantial movement to—and diminishing inventory in outlying areas such as Bellingham, Bainbridge Island, Eastern Washington, Bend, OR and other recreational-type locations, given the ability to work from home or accept or decide on an early retirement. The fourth quarter reflected a continuation of this rebound well into autumn. Pending sales were up double digits in the four major counties as well as median prices. A slight decrease in inventory, to about three weeks on hand, puts sellers in a great position—we saw buyers snapping homes up almost as fast as they were listed. With interest rates at record lows and employment in major tech industries very strong, this was a good indication that we might skip the typical slower winter market altogether— and that indeed turned out to be true. We are optimistic about 2021 and expect it to be a very good year. All the economic forecasts for our industry are positive, and most are predicting 2021 to be a banner year. There’s a feeling of optimism because there are multiple vaccines in process of deployment, we have learned to thrive in challenging circumstances, there’s serious discussions about getting the kids back in school, the election is over, and interest rates are still at all-time lows.”
2020 annual SOUTH SOUND MARKET REPORT
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2020 ANNUAL MARKET REPORT
MICHAEL FLYNN
broker FOR coldwell banker bain tacoma
“Despite restrictions necessary for public safety during 2020, residential sales matched the number sold in Pierce County the year before, while buyer demand lifted prices more than 13 percent,” said Michael Flynn, a broker in the Coldwell Banker Bain of Tacoma office. “Last year the average price in Pierce County was $410,000; this year it is $467,000. The average price in North Tacoma, University Place and Lakewood is up to $502,000 and Gig Harbor’s average price is over $653,000. Puyallup is a bright spot for solid value with an average price of $442,000.
4 2020 annual SOUTH SOUND MARKET REPORT
Both in-migration and growing households brought new buyers to the market. A sharp drop in interest rates in the spring increased the purchasing power of first-time buyers as well as move-up buyers. Market times dropped to 25 days on average, though just a day or two in many cases. Sales activity is remarkably widespread, since homeoffice options let many buyers choose communities set apart from dense urban centers. Condominium sales prices rose 7.5 percent to $330,000. Single-family saltwaterfront properties sold last year, with 52 of those sales above $1 million.”
SOUTH SOUND
SINGLE FAMILY (SF), CONDO, WATERFRONT & LUXURY
BAINBRIDGE ISLAND / SILVERDALE / GIG HARBOR & KEY PENINSULA / NORTH TACOMA, LAKEWOOD & UNIVERSITY PLACE / PUYALLUP & GRAHAM
MEDIAN SOLD PRICE (NEAREST $000) South Sound Area
AVERAGE DOM 24
$489K
Bainbridge Island
$1.099M
38
$450K
Silverdale Gig Harbor & Key Peninsula
20
$595K
N. Tacoma, Lkwd. & Univ. Pl. Puyallup & Graham $200K
42
$433K
18
$420K
19
$400K
$600K
$800K
$1.0M
$1.2M
NUMBER OF SALES CLOSED
19,909 | TOTAL SALES CLOSED
4000 3500
(TOTAL SOUTH SOUND AREA)
3000
3554
2500 2000
Lake Tapps 1500
& Bonney Lake
1000
SE King 500 County
476
296
0
SW King County
1473
2663
Gig Harbor & Key Peninsula
N. Tacoma, Lkwd. & Univ. Pl.
$500K
Bainbridge Island
Silverdale
$530K $490K
$285K
Condos
INVENTORY IN UNITS / 12.31.2020 Waterfront
TOTAL SOUTH SOUND INVENTORY / 594
$818K
(SF Only)
Luxury
($2+M | SF+C
Puyallup & Graham
23 -50.0%
$200K
11
$400K
-26.8%
59
$600K
$800K
-70.4%
$1.0M
73
$1.275M
$1.2M
-47.1%
-57.5%
81 -57.6%
7000 6000 5000 4000 3000
Bainbridge Island
Gig Harbor & Key Peninsula
Silverdale
N. Tacoma, Lkwd. & Univ. Pl.
Puyallup & Graham
2020 annual SOUTH SOUND MARKET REPORT
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2020 ANNUAL MARKET REPORT
DAVID KNODE
PRINCIPAL MANAGING BROKER FOR VANCOUVER EAST
“There is a line in a Grateful Dead song that I am sure many of you know... “What a Long Strange Trip It’s Been.” That line could easily summarize the real estate market in Clark and Cowlitz Counties in Southwest Washington for 2020,” said David Knode, Principal Managing Broker of Coldwell Banker Bain of Vancouver East. “With all the concern about COVID-19 and the everchanging requirements for how we needed to safely do business in our industry, we didn’t know if we were coming or going.” From a seller’s perspective 2020 was almost a utopia… median prices continued to rise through the year (up 9 percent in Clark County and 10.9 percent in Cowlitz), interest rates were at historical lows, there was a plethora of buyers looking in every price range and to top it off, there were historically low inventory levels that continued to drop month over month. In many cases this was the perfect time to sell. Even with the reduction
6 2020 annual SOUTH SOUND MARKET REPORT
of inventory, both Clark and Cowlitz Counties finished the year with an increase in the number of sales over 2019 by 4.9 percent and 9.5 percent, respectively. From a buyer’s perspective it was and continues to be a challenge. We are still experiencing multiple offers, many of which were for more than full price especially on listings under $400,000. There was a fevered pitch to utilize the low interest rates, and the market demanded quick action to secure a home. The number of days a home stayed on the market prior to receiving an offer dropped by 11.6 percent in Clark County and 13.2 percent in Cowlitz County. The future economic forecast for Southwest Washington is still strong and our area continues to experience an influx of people all of whom need housing. We hope that 2021 will see an increase of available homes to purchase; however, we believe that we are going to be in this sellers’ market for some time.”
Puyallup & Graham
$420K $200K
$400K
$600K
SOUTH SOUND
$800K
$1.0M
$1.2M
SINGLE FAMILY (SF), CONDO, WATERFRONT & LUXURY
LAKE TAPPS & BONNEY LAKE / SE KING COUNTY / SW KING COUNTY
AVERAGE DOM
MEDIAN SOLD PRICE (NEAREST $000) 4000 3500
Lake 3000 Tapps & Bonney Lake
30
$500K
2500
$530K
SE King 2000 County
23
1500
SW King 1000 County
$490K
22
500
Condos
$285K
0
23
Waterfront
$818K
(SF Only)
49
Luxury
$1.275M
($2+M | SF+C $200K
$400K
$600K
$800K
$1.0M
57
$1.2M
NUMBER OF SALES CLOSED
19,909 | TOTAL SALES CLOSED
7000
6000
(TOTAL SOUTH SOUND AREA)
5000
2672
4000 3000
6051
1804
2936 710
3592
2000
816
1000 0
Lake Tapps & Bonney Lake TappsLake &
SE King County SE King
Bonney Lake
County
SW King County SW King County
INVENTORY IN UNITS / 12.31.2020
Condos Condos
Waterfront (SF Only) Waterfront (SF Only)
Luxury ($2+M Luxury | SF+C)
($2+M | SF+C)
TOTAL SOUTH SOUND INVENTORY / 594
-57.5%
63
160
124
140
55
117
-65.2%
-61.9%
-40.4%
-27.8%
-54.2%
-28.7%
SE King County
SW King County
Condos
Waterfront (SF Only)
Lake Tapps & Bonney Lake
Luxury ($2+M | SF+C)
2020 annual SOUTH SOUND MARKET REPORT
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SOUTH SOUND TOTAL SOUTH SOUND AREA
2020
2019
CHANGE
TOTAL HOMES SOLD
19,909
19,564
+1.8%
MEDIAN SOLD PRICE
$489K
$435K
+1.4%
24
36
-33.3%
100%
98%
+2.0%
2020
2019
CHANGE
TOTAL HOMES SOLD
2672
2524
+5.9%
MEDIAN SOLD PRICE
$285K
$258K
+10.5%
23
29
-20.7%
99%
99%
+0.0%
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
$489K
MEDIAN SOLD PRICE UP +12.4% from 2019
CONDOS
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
8 2020 annual SOUTH SOUND MARKET REPORT
$285K
MEDIAN SOLD PRICE UP +10.5% from 2019
WATERFRONT
2020
2019
CHANGE
TOTAL HOMES SOLD
710
629
+12.9%
MEDIAN SOLD PRICE
$818K
$675K
+21.2%
49
67
-26.9%
96%
95%
+1.1%
2020
2019
CHANGE
TOTAL HOMES SOLD
816
552
+47.8%
MEDIAN SOLD PRICE
$1.275M
$1.242M
+2.7%
57
72
-20.8%
97%
95%
+2.1%
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
$818K
MEDIAN SOLD PRICE UP +21.2% from 2019
LUXURY
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
$1.27M MEDIAN SOLD PRICE UP +2.7% from 2019
2020 annual SOUTH SOUND MARKET REPORT
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SOUTH SOUND BAINBRIDGE ISLAND
2020
2019
CHANGE
TOTAL HOMES SOLD
476
391
+21.7%
MEDIAN SOLD PRICE
$1.09M
$920K
+9.7%
38
46
-17.4%
99%
96%
+3.1%
2020
2019
CHANGE
TOTAL HOMES SOLD
296
309
-4.2%
MEDIAN SOLD PRICE
$450K
$425K
+5.9%
20
34
-41.2%
101%
99%
+2.0%
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
$1.0M
MEDIAN SOLD PRICE UP +9.7% from 2019
SILVERDALE
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
10 2020 annual SOUTH SOUND MARKET REPORT
$450K MEDIAN SOLD PRICE UP +5.9% from 2019
GIG HARBOR & KEY PENINSULA
2019
CHANGE
TOTAL HOMES SOLD
1473
1372
+7.4%
MEDIAN SOLD PRICE
$595K
$529K
+12.5%
42
57
-26.3%
98%
97%
+1.0%
2020
2019
CHANGE
TOTAL HOMES SOLD
2633
2941
-9.59%
MEDIAN SOLD PRICE
$433K
$380K
+13.9%
18
29
-37.9%
101%
98%
+3.1%
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
$595K
MEDIAN SOLD PRICE UP +12.5% from 2019
N. TACOMA, LAKEWOOD & UNIVERSITY PLACE
2020
$433K
MEDIAN SOLD PRICE UP +13.9% from 2019
2020 annual SOUTH SOUND MARKET REPORT 11
SOUTH SOUND PUYALLUP & GRAHAM
2020
2019
CHANGE
TOTAL HOMES SOLD
3554
3551
+0.1%
MEDIAN SOLD PRICE
$420K
$375K
+12.0%
19
32
-40.6%
101%
99%
+2.0%
2020
2019
CHANGE
TOTAL HOMES SOLD
1804
1622
+11.2%
MEDIAN SOLD PRICE
$500K
$450K
+10.4%
30
38
-21.1%
101%
99%
+2.0%
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
$420K
MEDIAN SOLD PRICE UP +12.0% from 2019
LAKE TAPPS & BONNEY LAKE
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
12 2020 annual SOUTH SOUND MARKET REPORT
$500K MEDIAN SOLD PRICE UP +10.4% from 2019
SE KING COUNTY
2020
2019
CHANGE
TOTAL HOMES SOLD
6051
5871
+3.1%
MEDIAN SOLD PRICE
$530K
$480K
+10.4%
23
36
-36.31%
101%
98%
+3.1%
2020
2019
CHANGE
TOTAL HOMES SOLD
3592
3507
+2.4%
MEDIAN SOLD PRICE
$490K
$441K
+11.1%
22
37
-40.5%
100%
98%
+2.0%
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
$530K
MEDIAN SOLD PRICE UP +10.4% from 2019
SW KING COUNTY
AVERAGE DAYS ON MARKET SOLD/LIST PRICE%
$490K MEDIAN SOLD PRICE UP +11.1% from 2019
2020 annual SOUTH SOUND MARKET REPORT 13
*Information and statistics derived by CB Bain from the Northwest Multiple Listing Service (NWMLS), Regional Multiple Listing Service (RMLS) and the Multiple Listing Service of Central Oregon (MLSCO) each quarter. Statistics not compiled or published by the NWMLS, RMLS or MLSCO.