REAL ESTATE MARKET REPORT
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Wednesday, October 4
2017
TABLE OF CONTENTS Charts and Commentary ……………………………………………….. Market Summary Table ……………………………………………….. Glossary ………………………………………………………………...
Windermere Real Estate/Orcas Island PO Box Box 310 18 Haven Rd, Eastsound WA 98245 www.orcas-island.com orcas@windermere.com 360.376.8000
@WindermereOrcas @windermereorcas
Real Market Reports www.RealMarketReports.com
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REAL ESTATE MARKET REPORT
RESIDENTIAL PROPERTY Wednesday, October 4, 2017
Let's take a look
Windermere Real Estate/Orcas Island
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 26 sales pending in the market overall, leaving 84 listings still for sale. The resulting pending ratio is 23.6% (26 divided by 110). 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 mildly active."
Taking a closer look, we notice that the $300K - $600K 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 20 listings. The median list price (or asking price) for all properties in this market is $896,000.
Number of Listings For Sale vs. Pending Contract
Properties For Sale Contracts Pending
Residential Property
25
Updated 10/4/2017, RealMarketReports.com Copyright Š Windermere Real Estate/Orcas Island
20 15 10 5
Num Sold vs. Off-Market (Last 6 mos.)
Sold Off-Market
Residential Property
35
Updated 10/4/2017, RealMarketReports.com Copyright Š Windermere Real Estate/Orcas Island
30
$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 59 contracts have closed in the last 6 months with a median sold price of $509,400. Breaking it down, we notice that the $300K - $600K price range contains the highest number of sold listings.
25 20 15 10 5
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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
Alternatively, a total of 20 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 the highest number of off-market listings at 7 properties.
Market Dashboard
REAL ESTATE MARKET REPORT
RESIDENTIAL PROPERTY Wednesday, October 4, 2017
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 142 days.
Windermere Real Estate/Orcas Island
Median Days on Market (DOM)
Sold For Sale
Residential Property
1600
Updated 10/4/2017, RealMarketReports.com Copyright © Windermere Real Estate/Orcas Island
1400 1200 1000 800 600
Analysis of sold properties for the last six months reveals a median sold price of $509,400 and 43 days on market. Notice that properties in the $3.9M - $4.2M price range have sold quickest over the last six months.
400 200
The recent history of sales can be seen in the two charts below. The median sold price for the last 30 days was $494,700 with a DOM of 61 days.
"The median list-to-sales ratio for this area is 93.5%."
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.
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.
Median Sold Prices
May
Jul
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Aug
Sep
$4.2M
$3.9M
$3.6M
$3.3M
$3.0M
$2.7M
$2.4M
Residential Property 80 70 60 50 40 30 20 10 0
Copyright © Windermere Real Estate/Orcas Island Updated 10/4/2017, RealMarketReports.com
Jun
Analysis of the absorption rate indicates an inventory of 8.5 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
Oct
2
Copyright © Windermere Real Estate/Orcas Island Updated 10/4/2017, RealMarketReports.com
May
Jun
Jul
Aug
Sep
Oct
Market Dashboard
REAL ESTATE MARKET REPORT
RESIDENTIAL PROPERTY Wednesday, October 4, 2017
26
MARKET SUMMARY TABLE A = Average Value M = Median Value N/A = Not Available
Price Range
Windermere Real Estate/Orcas Island
84
20
PENDING [2]
59
ACTIVE [1]
Days on Market
Current List Price
Low
High
Num #
$0
$299,999
5
$300,000
$599,999
20
$600,000
$899,999
19
$900,000
$1,199,999
13
$1,200,000
$1,499,999
5
$1,500,000
$1,799,999
4
$1,800,000
$2,099,999
3
$2,100,000
$2,399,999
2
$2,400,000
$2,699,999
1
$2,700,000
$2,999,999
4
$3,000,000
$3,299,999
1
$3,300,000
$3,599,999
0
0
1
0
$3,600,000
$3,899,999
0
0
0
0
$3,900,000
$4,199,999
0
0
0
1
$4,200,000
+
7
0
1
0
Market Totals
84
20
59
Market Averages Market Medians
A
86
$ 256,000
M
76
$ 275,000
A
229
$ 501,248
M
69
$ 512,000
A
219
$ 764,000
M
132
$ 775,000
A
367
$ 1,039,962
M
215
$ 1,020,000
A
259
$ 1,342,000
M
110
$ 1,295,000
A
379
$ 1,672,500
M
304
$ 1,672,500
A
531
$ 1,935,000
M
498
$ 1,950,000
A
130
$ 2,312,500
M
130
$ 2,312,500
A
1394
$ 2,600,000
M
1394
$ 2,600,000
A
376
$ 2,872,500
M
300
$ 2,872,500
A
79
$ 3,200,000
M
79
$ 3,200,000
A
306
$ 7,785,000
M
177
$ 6,655,000
OFF-MARKET (last 6 mos) [3]
Num #
Pend Ratio
Num #
Num #
3
38%
0
3
10
33%
6
31
3
14%
7
14
5
28%
2
3
3
38%
0
0
2
33%
1
3
0
2
1
0
0
2
0
0
0
0
0
0
0
0
1
26
24%
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
10
$ 261,167
$ 261,167
$ 253,000
97%
M
11
$ 265,000
$ 265,000
$ 261,000
98%
A
78
$ 459,898
$ 447,355
$ 433,312
97%
M
30
$ 459,999
$ 449,000
$ 435,000
97%
A
159
$ 834,143
$ 790,500
$ 762,286
96%
M
51
$ 817,500
$ 775,500
$ 757,000
98%
A
378
$ 1,226,667
$ 1,109,667
$ 986,667
89%
M
357
$ 1,275,000
$ 1,099,000
$ 945,000
86%
A
43
$ 1,631,667
$ 1,631,667
$ 1,528,333
94%
M
48
$ 1,650,000
$ 1,650,000
$ 1,510,000
92%
A
11
$ 1,895,000
$ 1,895,000
$ 1,800,000
95%
M
11
$ 1,895,000
$ 1,895,000
$ 1,800,000
95%
A
567
$ 2,450,000
$ 2,250,000
$ 2,175,000
97%
M
567
$ 2,450,000
$ 2,250,000
$ 2,175,000
97%
A
26
$ 3,300,000
$ 3,300,000
$ 3,100,000
94%
M
26
$ 3,300,000
$ 3,300,000
$ 3,100,000
94%
A
6
$ 4,500,000
$ 4,500,000
$ 4,050,000
90%
M
6
$ 4,500,000
$ 4,500,000
$ 4,050,000
90%
121
$ 845,565
$ 815,890
$ 774,723 95%
142
43
$ 545,000
$ 545,000
$ 509,400 93%
Date Range (Off-Market & Sold) = 04/05/2017 to 10/04/2017 Data believed to be accurate but not guaranteed.
10 3.9 8.1 26
8 18 6
6
N/A
8.5
283 $1,606,613 $ 896,000
Est. Mos.
Favors Sellers
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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Market Summary Table
REAL ESTATE MARKET REPORT
RESIDENTIAL PROPERTY Wednesday, October 4, 2017
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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Glossary