REAL ESTATE MARKET REPORT
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Monday, April 1
2019
TABLE OF CONTENTS Charts and Commentary ……………………………………………….. Market Summary Table ……………………………………………….. Glossary ………………………………………………………………...
Windermere Real Estate/Orcas Island PO Box Box 310 217 Main Street, Suite A, Eastsound WA 98245 www.orcas-island.com orcas@windermere.com 360.376.8000
@WindermereOrcas @windermereorcas
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REAL ESTATE MARKET REPORT
RESIDENTIAL PROPERTY Monday, April 1, 2019
Windermere Real Estate/Orcas Island
Let's take a look
The pending ratio indicates the supply & demand of the market. Specifically, a high ratio means that listings are in demand and quickly going to contract. Alternatively, a low ratio means there are not enough qualified buyers for the existing supply.
at the real estate market. Currently there are 12 sales pending in the market overall, leaving 53 listings still for sale. The resulting pending ratio is 18.5% (12 divided by 65). So you might be asking yourself, that's great... but what exactly does it mean? I'm glad you asked!
"Current inventory is described as somewhat slow."
Taking a closer look, we notice that the $600K - $900K price range has a relatively large number of contracts pending sale. We also notice that the $300K - $600K price range has a relatively large inventory of properties for sale at 17 listings. The median list price (or asking price) for all properties in this market is $995,000.
Number of Listings For Sale vs. Pending Contract
Properties For Sale Contracts Pending
Residential Property
18
Updated 4/1/2019, RealMarketReports.com Copyright Š Windermere Real Estate/Orcas Island
16 14 12 10 8 6 4 2
Num Sold vs. Off-Market (Last 6 mos.)
Sold Off-Market
Residential Property
25
Updated 4/1/2019, RealMarketReports.com Copyright Š Windermere Real Estate/Orcas Island
20 15 10 5
Real Market Reports www.RealMarketReports.com
1
$4.2M
$3.9M
$3.6M
$3.3M
$3.0M
$2.7M
$2.4M
$2.1M
$1.8M
$1.5M
$1.2M
$900K
$600K
$300K
$0K
0
$4.2M
$3.9M
$3.6M
$3.3M
$3.0M
$2.7M
$2.4M
$2.1M
$1.8M
$1.5M
$1.2M
$900K
$600K
$300K
$0K
0
A total of 48 contracts have closed in the last 6 months with a median sold price of $575,050. Breaking it down, we notice that the $300K - $600K price range contains the highest number of sold listings. Alternatively, a total of 32 listings have failed to sell in that same period of time. Listings may fail to sell for many reasons such as being priced too high, having been inadequately marketed, the property was in poor condition, or perhaps the owner had second thoughts about selling at this particular time. The $600K - $900K price range has a high number of off-market listings at 6 properties.
Market Dashboard
REAL ESTATE MARKET REPORT
RESIDENTIAL PROPERTY Monday, April 1, 2019
Windermere Real Estate/Orcas Island
Looking at the chart to the right, you might be wondering why average days on market (DOM) is important. This is a useful measurement because it can help us to determine whether we are in a buyer's market (indicated by high DOM), or a seller's market (indicated by low DOM). Active listings (properties for sale) have been on the market for a median time of 182 days.
Median Days on Market (DOM)
Sold For Sale
Residential Property
600
Updated 4/1/2019, RealMarketReports.com Copyright © Windermere Real Estate/Orcas Island
500 400 300 200
Analysis of sold properties for the last six months reveals a median sold price of $575,050 and 111 days on market. Notice that properties in the $2.4M - $2.7M price range have sold quickest over the last six months.
100
The recent history of sales can be seen in the two charts below. The median sold price for the last 30 days was $810,000 with a DOM of 138 days.
"The median list-to-sales ratio for this area is 96.4%." Ratios are simple ways to express the difference between two values such as list price and sold price. In our case, we typically use the list-to-sale ratio to determine the percentage of the final list price that the buyer ultimately paid. It is a very common method to help buyers decide how much to offer on a property.
Since the recent DOM is greater than the median DOM for the last 6 months, it is a negative indicator for demand. It is always important to realize that real estate markets can fluctuate due to many factors, including shifting interest rates, the economy, or seasonal changes.
Median Sold Prices
Nov
$4.2M
$3.9M
$3.6M
$3.3M
$3.0M
$2.7M
$2.4M
Analysis of the absorption rate indicates an inventory of 6.6 months based on the last 6 months of sales. This estimate is often used to determine how long it would take to sell off the current inventory of properties if all conditions remained the same. It is significant to mention that this estimate does not take into consideration any additional properties that will come onto the market in the future.
Median Days on Market (Sold)
Residential Property $900K $800K $700K $600K $500K $400K $300K $200K $100K $0K
$2.1M
$1.8M
$1.5M
$1.2M
$900K
$600K
$300K
$0K
0
Residential Property 250 200 150 100 50
Copyright © Windermere Real Estate/Orcas Island Updated 4/1/2019, RealMarketReports.com
Dec
Jan
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Feb
Mar
Copyright © Windermere Real Estate/Orcas Island Updated 4/1/2019, RealMarketReports.com
0
Apr
2
Nov
Dec
Jan
Feb
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Apr
Market Dashboard
REAL ESTATE MARKET REPORT
RESIDENTIAL PROPERTY Monday, April 1, 2019
Windermere Real Estate/Orcas Island
12
MARKET SUMMARY TABLE A = Average Value M = Median Value N/A = Not Available
Price Range
53
32
PENDING [2]
48
ACTIVE [1]
Days on Market
Current List Price
Low
High
Num #
$0
$299,999
0
$300,000
$599,999
17
$600,000
$899,999
8
$900,000
$1,199,999
6
$1,200,000
$1,499,999
7
$1,500,000
$1,799,999
4
$1,800,000
$2,099,999
6
$2,100,000
$2,399,999
3
$2,400,000
$2,699,999
0
1
$2,700,000
$2,999,999
0
0
4
0
$3,000,000
$3,299,999
0
0
0
0
$3,300,000
$3,599,999
0
0
0
0
$3,600,000
$3,899,999
0
0
0
0
$3,900,000
$4,199,999
0
0
0
1
$4,200,000
+
2
0
1
2
Market Totals
53
32
48
Market Averages Market Medians
A
185
$ 459,765
M
163
$ 469,000
A
179
$ 750,250
M
148
$ 755,000
A
264
$ 994,667
M
131
$ 995,000
A
222
$ 1,305,000
M
253
$ 1,295,000
A
570
$ 1,632,250
M
438
$ 1,640,000
A
657
$ 1,908,333
M
532
$ 1,922,500
A
136
$ 2,345,000
M
64
$ 2,350,000
A
566
$ 10,250,000
M
566
$ 10,250,000
OFF-MARKET (last 6 mos) [3]
Num #
Pend Ratio
Num #
Num #
1
N/A
1
4
1
6%
5
22
7
47%
6
7
1
14%
5
8
1
13%
6
1
0
3
0
0
0
1
0
0
1
1
1
12
N/A
18%
ABSORPTION RATE (months of inventory)
SOLD/CLOSED (last 6 months) [4]
Days on Market
Original List Price
Final List Price
Sold/ Closed Price
ListSale Ratio
A
326
$ 226,000
$ 216,000
$ 190,000
88%
M
368
$ 222,000
$ 212,000
$ 182,500
86%
A
98
$ 486,564
$ 480,932
$ 452,845
94%
M
62
$ 489,000
$ 489,000
$ 435,500
89% 99%
A
359
$ 806,286
$ 724,357
$ 715,786
M
208
$ 750,000
$ 697,500
$ 750,000 108%
A
351
$ 1,192,500
$ 1,047,438
$ 984,813
94%
M
153
$ 1,172,500
$ 995,000
$ 942,750
95%
A
111
$ 1,395,000
$ 1,295,000
$ 1,265,000
98%
M
111
$ 1,395,000
$ 1,295,000
$ 1,265,000
98%
A
75
$ 2,100,000
$ 2,100,000
$ 1,850,000
88%
M
75
$ 2,100,000
$ 2,100,000
$ 1,850,000
88%
A
371
$ 3,000,000
$ 2,550,000
$ 2,100,000
82%
M
371
$ 3,000,000
$ 2,550,000
$ 2,100,000
82%
A
25
$ 2,595,000
$ 2,595,000
$ 2,500,000
96%
M
25
$ 2,595,000
$ 2,595,000
$ 2,500,000
96%
A
488
$ 4,500,000
$ 4,500,000
$ 4,000,000
89%
M
488
$ 4,500,000
$ 4,500,000
$ 4,000,000
89%
A
294
$ 7,750,000
$ 7,450,000
$ 6,587,500
88%
M
294
$ 7,750,000
$ 7,450,000
$ 6,587,500
88%
217 $1,164,217 $1,100,719 $1,010,450 92%
182
111
Date Range (Off-Market & Sold) = 10/01/2018 to 04/01/2019 Data believed to be accurate but not guaranteed.
N/A 4.6 6.9 4.5 42
36 18 N/A
N/A 6 6.6
292 $1,404,434 $ 995,000
Est. Mos.
$ 596,950
Favors Sellers
$ 596,500
$ 575,050 96% Favors Buyers
Status = [1] Active; [2] Contingent, Pending, Pending Feasibility, Pending Inspection, Pending Short Sale, Pending BU Requested; [3] Cancelled, Temp. Off Mrkt., Expired, Sale Fail Release; [4] Sold Area = 901 - Orcas PropertyType = Single Family PropertySubType = Residential
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3
Market Summary Table
REAL ESTATE MARKET REPORT
RESIDENTIAL PROPERTY Monday, April 1, 2019
Windermere Real Estate/Orcas Island
1. PROPERTIES FOR SALE (ACTIVE) a. Number Active: The number of listings for sale which are currently being marketed but do not yet have a purchase agreement. b. Days on Market (DOM): The marketing period of currently active listings. This does not account for some listings which have had a previous listing period, but were re-entered as a new listing. c. Current List Price: The price that a property seller is currently asking. 2. CONTRACTS PENDING a. Number Pending: The number of current listings for which a contract has been signed but has not yet closed. b. Pending Ratio: Sometimes called a “list-to-pending ratio�. This is a measure of how fast properties are going under contract vs. how fast they are being listed. Pending Ratio =
P (Number of Pending Listings) A+P (Number of Active + Pending)
(P) represents properties that buyers have chosen (A+P) represents the entire pool from which they have chosen 3. OFF-MARKET a. Number Off-Market: The number of listing agreements that have failed to close in the last 6 months. Some owners may choose to re-offer their property for sale. 4. PROPERTIES SOLD (CLOSED CONTRACT) a. Number Sold: The number of properties that have gone to a closing in the last 6 months. b. Days on Market (DOM): The marketing time it has taken properties to sell in the last 6 months. c. Original List Price: The price at which a sold property was originally marketed. d. Final List Price: The price at which a sold property was marketed just prior to selling. e. Sold/Closed Price: The price for which a property sold. f.
List to Sales Ratio: The percentage of the list price that the buyer ultimately paid for the property. List to Sales Ratio =
Sold Price Final List Price
5. ABSORPTION RATE / MONTHS OF INVENTORY a. Absorption Rate / Months of Inventory: An estimate of how fast listings are currently selling measured in months. For example, if 100 properties sell per month and there are 800 properties for sale - there is an 8 month supply of inventory before counting the additional properties that will come on the market.
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4
Glossary