Thinking About Listing Your Property?
March 11, 2010
Active Listings vs. Recent Sales
When we analyze the current active listings vs. the recent sales we can gain some knowledge about what people are buying and how a new listing should be priced.
Of the Tahoe Donner single family homes that sold during the month of February, 82% sold under $750,000. One half of those sales were under $500,000. It has been very evident in the last couple of years that buyers are looking for “the deal”. When it was a seller’s market, buyers would often be willing to step up their purchase price a bit to get the nicer house, location, etc. Now, given a choice between places, most buyers lean towards the lower price and are choosing based on price/value.
For sellers, the good thing right now is the inventory is low with only 71 single family homes on the market. This summer will most likely bring the number of listings to 150 or more. So, if selling is a consideration, we recommend getting your property on the market now (less competition). Pricing is important as always and if your home is value is teetering around $750,000 or so, we recommend trying to price it so it falls into the lower brackets. You want to have your house listed in the price groups where people are looking.
In the end, pricing too high historically leads to a lower selling price and increases your carrying cost of the property, i.e. the “cost of money”, taxes, and other expenses. Pricing well is the key, your property will sell faster and offers usually come in much closer to asking price.
We often hear people say they will hold onto their place until the market gets better. If you want to get the use out of your place then that is a fine strategy, but be prepared to wait 2 years or so. Even then don’t expect the value to skyrocket. So, holding the house to get a higher price is not a good plan if selling is what you ultimately want to do. Sell now and eliminate those carrying costs.
Tahoe Donner® Real Estate Sales: February 2010
March 1, 2010
Tahoe Donner® Real Estate
Single Family Homes Sold - February 2010
Single Family Homes SOLD = 11
Median List Price = $549,000
Median Sale Price = $505,000
Average Days on Market = 127
YTD TD SF Homes Sold = 21
Active Listings = 71 (as of 3/10)
| Address | Original Price | Sales Price | Square Feet |
| 10767 Skislope (REO) | $274,900 | $238,000 | 928 |
| 14123 Glacier View | $599,000 | $445,000 | 2868 |
| 11374 Zermatt | $499,000 | $450,000 | 1440 |
| 14041 Tyrol (Short) | $499,900 | $375,000 | 1450 |
| 16507 Northwoods | $499,000 | $499,000 | 1800 |
| 13069 Muhlebach | $719,900 | $505,000 | 2292 |
| 11848 Chalet | $595,000 | $535,000 | 2132 |
| 13145 Stockholm | $679,500 | $625,000 | 2170 |
| 14814 Skislope | $899,000 | $680,000 | 3069 |
| 13535 Skiview Loop | $895,000 | $865,000 | 2832 |
| 14355 Swiss lane | $1,129,000 | $985,000 | 3050 |
Tahoe Donner® Condos Sold - February 2010
Condos SOLD = 2 (both Standard Sales)
Median List Price = $459,000
Median Sale Price = $435,000
Average Days on Market = 90
YTD TD Condos Sold = 6
Active Listings = 22 (as of 3/10)
Tahoe Donner® Lots Sold - February 2010
Lots SOLD = 1 (REO)
Median List Price = $129,900
Median Sale Price = $117,500
Average Days on Market = 88
YTD TD Lots Sold = 2
Active Listings = 38 (as of 3/10)
(YTD = Year-To-Date)
This is provided as a quick snapshot of the monthly market activity in Tahoe Donner®. Keep in mind, numbers only tell part of the story. We would be happy to share our day-to-day insight
If you enjoyed this post, make sure you subscribe to my RSS feed!
Tahoe Donner® Real Estate Sales: January 2010
February 1, 2010
Tahoe Donner® Real Estate
Single Family Homes Sold - January 2010
Single Family Homes SOLD = 9
Median List Price = $400,000
Median Sale Price = $382,000
Average Days on Market = 42
YTD TD SF Homes Sold = 9
Active Listings = 73
| Address | Original Price | Sales Price | Square Feet |
| 14050 Davos Drive | $299,000 | $279,000 | 1264 |
| 11046 Bolzano | $330,000 | $325,000 | 1512 |
| 16549 Northwoods | $446,900 | $3820,000 | 2000 |
| 12753 Hillside | $435,900 | $375,000 | 1792 |
| 10974 Bolzano | $420,000 | $378,000 | 1550 |
| 14680 Copenhagen | $539,900 | $478,000 | 1568 |
| 13314 Roundhill | $515,000 | $495,000 | 1800 |
| 13559 Weisshorn | $699,000 | $699,000 | 11914 |
| 14137 Glacier View | $1,399,000 | $750,000 | 3957 |
Tahoe Donner® Condos Sold - January 2010
Condos SOLD = 4
Median List Price = $381,975
Median Sale Price = $377,250
Average Days on Market = 200
YTD TD Condos Sold = 4
Active Listings = 27
Tahoe Donner® Lots Sold - January 2010
Lots SOLD = 1
Median List Price = $59,900
Median Sale Price = $56,500
Average Days on Market = 427
YTD TD Lots Sold = 1
Active Listings = 36
(YTD = Year-To-Date)
This is provided as a quick snapshot of the monthly market activity in Tahoe Donner®. Keep in mind, numbers only tell part of the story. We would be happy to share our day-to-day insight
If you enjoyed this post, make sure you subscribe to my RSS feed!
Annual 2009 Tahoe Donner® Market Summary
January 8, 2010
We all grabbed the edges of our seats and watched, with bated breath, as the 2009 real estate market unraveled. Some people prospered with new investments while others had to sadly let go of family legacies. In the last 6 years we have transitioned from a buyer’s market to a seller’s market to what we now call an “unpredictable ” market. This is a new ball game! The coming year will require sensitive monitoring of the market and the ability to make calculated moves at just the right time. Let’s take a closer look at what happened in 2009.
SINGLE FAMILY HOMES – Tahoe Donner
WHERE were the majority of homes sold?
56% of all single family home sales in Truckee were homes sold in Tahoe Donner. Tahoe Donner is unrivaled with the number of single family home sales in the year 2009! Tahoe Donner is a great place to invest.
Median ”NUMBER” of Single Family Homes Sold in 2009…
This chart illustrates the number of single family homes sold annually, in Tahoe Donner, from 2004 through 2009. Historically, we have experienced a 40% decrease in the number of homes sold since 2004 but on a brighter note we have experienced a 17.62% increase in the number of homes sold since last year. Let’s hope this is the new trend!
Median ”SALE PRICES” for Single Family Homes in 2009…
This charts shows the median sale prices of single family homes sold in Tahoe Donner from 2004 through 2009. In this analysis, single family home median sales prices were highest in 2005 (“the top of the market”) at $765,000 and have dropped 26% to a low of $565,000 at the end of 2009. Today’s median sale prices are actually 4% less than they were in 2004, the “old” low benchmark. This means that NOW is a great time to make investments in Tahoe Donner real estate. Even though inventory is low, there are still many good opportunities. BUY NOW while the market still supports these favorable conditions!
Which price range was hottest in Tahoe Donner for 2009 for single family homes?
This chart gives us an idea of which price ranges of homes are selling in Tahoe Donner. 77% of the single family homes that sold in 2009 sold for under $745,000. Only 7% of Tahoe Donner’s inventory sold for over $1 million dollars with the highest priced home selling at $1,350,000.
WHEN should you list your property if you are thinking about selling?
The purpose of this chart is to illustrate the seasonal trend in house selling. If we simply draw a line at the 6 month mark, 36% of the homes in 2009 sold in the first half of the year and 64% of the homes sold in the second half of the year. This means that if you want to sell your house this coming summer, assuming an average D.O.M. (Days on Market) of about 100 days, you’ll want to have your house ready to list early Spring! In order to maximize your selling price and shorten your selling time there are a couple of things you will need to do. 1) Give us enough time to thoroughly assess your house and advise you of the things you will want to do to make your house more “market ready”, 2) Let us develop a marketing strategy specific for your home and determine the best listing price.
Standard Sales? Short Sales? REO Sales?
Yes, like everywhere else in the country, Tahoe Donner witnessed Short Sales and REO’s this past year. 83% of the sales in Tahoe Donner were “standard” sales while 9% were Short Sales* and the remaining 8% were REO’s*. Truckee as a whole faired pretty well with 74% of the single family home sales being “standard” sales, 14% REO’s and the remaining 12% were Short Sales.
*Short Sale: A short sale is a sale of real estate in which the sale proceeds fall short of the balance owed on the property’s loan. It often occurs when a borrower cannot pay the mortgage loan on their property, but the lender decides that selling the property at a moderate loss is better than pressing the current debtor.
*REO: Real estate owned or REO is a class of property owned by a lender, typically a bank, after an unsuccessful sale at a foreclosure auction.
As a side note…. I have not included a comparison of list price to sale price as many homes were listed by several agents before finally selling. For example, Agent #1 may have listed the property at $899K. After a few months the unsatisfied seller cancelled the listing with Agent #1 and listed with Agent #2 at a reduced price of $750. When Agent #2 failed to sell the house, the Seller cancelled the listing again and listed with Agent #3 who took the listing at fair market value, let’s say $685K and sold the house in a reasonable amount of time. In this market, this is a very typical scenario. The first Agent “bought” the listing and the last Agent “sold” the property!
What does all this mean for buyers and sellers?
For Buyers, we don’t expect to see home prices fall in 2010. The general trend shows that the downward spiral of prices has settled and the increase in the number of Tahoe Donner sales shows us that people are buying! Take advantage of this opportunity to buy.
For Sellers, it looks like home prices have settled. Prices probably aren’t going to fall much more in 2010 and on the flip side, prices won’t rise too quickly in the near future. If you have been thinking about or needing to sell, the most sound advice is to price correctly, get your house on the market and entice the buyers NOW while there are fewer houses on the market and less inventory for buyers to choose from.
CONDOS and TOWNHOMES – Tahoe Donner
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2009 Lot sales in Tahoe Donner were down 29% (17 to 12) from 2008 and the median sold price was down 26% for non-amenity / share-ownership lots when compared to 2008. As of 1/7/10 there were 31 active lots on the market for sale.
The data for our Annual 2009 Tahoe Donner Real Estate Market Summary is retrieved from the Tahoe Sierra Board of Realtors and we use “median data” to make our comparisons and draw conclusions on trends or general tendencies. Information derived from “median data” is often used as an indicator of the strength and the direction of the real estate market.
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Tahoe Donner® Real Estate Sales: December 2009
January 7, 2010
Tahoe Donner® Real Estate
Single Family Homes Sold - December 2009
Single Family Homes SOLD = 35
Median List Price = $649,000
Median Sale Price = $638,000
Average Days on Market = 99
YTD TD SF Homes Sold = 227
Active Listings = 70 (as of 1-7-10)
Tahoe Donner® Condos Sold - December 2009
Condos SOLD = 2
Median List Price = $135,450
Median Sale Price = $134,500
Average Days on Market = 103
YTD TD Condos Sold = 34
Active Listings = 26 (as of 1-7-10)
Tahoe Donner® Lots Sold - December 2009
Lots SOLD = 0
Median List Price = N/A
Median Sale Price = N/A
Average Days on Market = N/A
YTD TD Lots Sold = 12
Active Listings = 31 (as of 1-7-10)
(YTD = Year-To-Date)
This is provided as a quick snapshot of the monthly market activity in Tahoe Donner®. Keep in mind, numbers only tell part of the story. We would be happy to share our day-to-day insight
If you enjoyed this post, make sure you subscribe to my RSS feed!
Tahoe Donner® Real Estate Sales: November 09
December 5, 2009
Tahoe Donner® Real Estate
Single Family Homes Sold - November 2009
Single Family Homes SOLD = 15
Median List Price = $585,000
Median Sale Price = $535,000
Average Days on Market = 123
YTD TD SF Homes Sold = 192
Active Listings = 96
| Address | Original Price | Sales Price | Square Feet |
| 16479 Northwoods | $319,000 | $319,000 | 1024 |
| 15877 Northwoods | $349,000 | $300,000 | 1362 |
| 13411 Solvang | $354,900 | $330,000 | 1232 |
| 12233 Muhlebach | $465,000 | $415,000 | 1300 |
| 13691 Davos | $479,000 | $365,000 | 1368 |
| 11575 Sitzmark | $549,000 | $505,000 | 1552 |
| 13945 Davos | $571,300 | $504,000 | 2928 |
| 13428 Davos | $589,500 | $545,000 | 1776 |
| 14106 Northwoods | $600,000 | $535,000 | 1936 |
| 12450 Snowpeak | $765,000 | $730,000 | 2626 |
| 14827 Alder Creek | $779,000 | $745,000 | 2840 |
| 14110 Glacier View | $835,000 | $750,000 | 3379 |
| 15220 Wolfgang | $1,049,000 | $864,000 | 3488 |
| 13011 Stockholm | $1,125,000 | $964,850 | 3360 |
| 12712 Muhlebach | $1,375,000 | $1,200,000 | 3224 |
Tahoe Donner® Condos Sold - November 2009
Condos SOLD = 4
Median List Price = $339,500
Median Sale Price = $315,000
Average Days on Market = 107
YTD TD Condos Sold = 31
Active Listings = 24
Tahoe Donner® Lots Sold - November 2009
Lots SOLD = 2
Median List Price = $177,500
Median Sale Price = $168,750
Average Days on Market = 25
YTD TD Lots Sold = 12
Active Listings = 37
(YTD = Year-To-Date)
This is provided as a quick snapshot of the monthly market activity in Tahoe Donner®. Keep in mind, numbers only tell part of the story. We would be happy to share our day-to-day insight
If you enjoyed this post, make sure you subscribe to my RSS feed!
Tahoe Donner® Real Estate Sales: October 09
October 30, 2009
Tahoe Donner® Real Estate
Single Family Homes Sold - October 2009
Single Family Homes SOLD = 30
Median List Price = $614,000
Median Sale Price = $605,000
Average Days on Market = 93
YTD TD SF Homes Sold = 177
Active Listings = 145
Tahoe Donner® Condos Sold - October 2009
Condos SOLD = 5
Median List Price = $279,000
Median Sale Price = $274,000
Average Days on Market = 87
YTD TD Condos Sold = 27
Active Listings = 27
Tahoe Donner® Lots Sold - October 2009
Lots SOLD = 2
Median List Price = $212,500
Median Sale Price = $182,500
Average Days on Market = 132
YTD TD Lots Sold = 10Active Listings = 54
(YTD = Year-To-Date)
This is provided as a quick snapshot of the monthly market activity in Tahoe Donner®. Keep in mind, numbers only tell part of the story. We would be happy to share our day-to-day insight
If you enjoyed this post, make sure you subscribe to my RSS feed!
Tahoe Donner 3rd QTR 09 Market Update
October 7, 2009
Tahoe Donner Consecutive Quarter Sales Analysis
(A Glimpse at this past Year)
This chart illustrates:
1) Number of Single Family Homes Sold in Tahoe Donner 3rd QTR 2008 through 3rd QTR 2009
2) Comparison of Median List Price to Median “Sold” Price of Homes Sold in Tahoe Donner 3rd QTR 2008 through 3rd QTR 2009
The Quarterly data suggests:
- Median “SOLD” prices have decreased 21% when comparing 3rd QTR 2008 ($665,500) to 3rd QTR 2009 ($525,000).
- Comparing same time this year with same time last year, 3rd QTR sales are up 19%. 54 homes sold during the 3rd QTR of 2008 while 64 homes sold during the 3rd QTR of 2009.
- Comparing consecutive quarters in 2009, Single Family Home sales have increased 33% from QTR 2 ‘09 (48 homes sold) to QTR 3 ‘09 (64 homes sold).
- Summary: PRICES are DOWN and SALES are UP. We have seen an increase in sales this past month. There are several contributing factors including, 1) market savvy Realtors and their sellers are getting better at pricing for the current market, 2) buyers are taking advantage of good inventory and low interest rates, 3) well versed buyers working with good Realtors recognize “good opportunities” and are writing stronger offers and 4) Tahoe Donner home sales typically pick-up at this time of the year as buyers make their purchases before the snow falls.
Tahoe Donner 3rd QTR Sales Performance 2004 – 2009
(The Bigger Perspective – The Last 5 Years)
This chart illustrates:
1) Number of Single Homes Sold during the 3rd QTR from 2004 through 2009.
2) Comparison of Median List Price to Median “Sold” Price for the 3rd QTR from 2004 through 2009.
The sales data for Tahoe Donner single family homes shows us:
- Current single family home ”SOLD” prices are similar but slightly lower than they were in 2004.
- Since the top of the market, in 2005, single family home “SOLD” prices have dropped 32%. This means there are great opportunities.
What do these numbers tell us?
Buyers – now is the time to get serious. Prices are low, interest rates are low and there is good inventory. If you are in the position to purchase property, NOW IS THE TIME TO BUY. Call us today: 530-412-0583!
Sellers- if you need to sell, now more than ever, you need to price your home for the current market and you have to get the price right, right from the start! If you price too high, you’ll get skipped over and you’ll spend your time making price reductions when you could have sold your house! It’s not too late. Inventory is getting snapped up and new inventory is always great. The Buyers are out there!
Price Category Comparison of Homes Sold
This chart illustrates:
1) Number of Single Family Homes Sold QTR 3 in Tahoe Donner
2) Comparison of Price Categories of Homes Sold in Tahoe Donner
64 single family homes sold in Tahoe Donner during the 3rd quarter of 2009.
- 85% of these homes sold for under $750K (54 homes)
- 12% of the homes sold for between $750K and $1 million dollars (8 homes)
- Zero homes sold for between $1 million dollars and $1.25 million dollars
- 3% (or 2 homes) sold for between $1.25 million and $1,499,999
- Zero homes sold in the price category exceeding $1,500,000
* Well priced single family homes under $750K are getting the most attention. If you are in the “over a million” category, you’ve got to be very strategic about your pricing.
If you are a buyer or a seller or just have questions, we would love to talk with you. We are easy to get a hold of. Send us an email at karen@huntoonrealestate.com or give us a call at 530-412-0583.
Tahoe Donner® Real Estate Sales: August 09
September 1, 2009
Tahoe Donner® Real Estate
Single Family Homes Sold - August 2009
Single Family Homes SOLD = 17
Median List Price = $594,750
Median Sale Price = $565,000
Average Days on Market = 67
YTD TD SF Homes Sold = 129
Active Listings = 163
| Address | Original Price | Sales Price | Square Feet |
| 11980 Saint Bernard | $272,250 | $326,000 | 1602 |
| 14803 Northwoods | $369,000 | $335,000 | |
| 13443 Davos | $409,000 | $349,000 | 1103 |
| 11897 Brookstone | $498,000 | $410,000 | 1826 |
| 12390 Pinnacle Loop | $475,000 | $410,500 | 1301 |
| 11618 Baden | $469,000 | $455,000 | 1534 |
| 13117 Muhlebach | $529,000 | $515,000 | 1868 |
| 13611 Hansel | $575,000 | $545,000 | 2076 |
| 15190 Northwoods | $599,000 | $565,000 | 2085 |
| 13974 Gyrfalcon | $594,750 | $580,000 | 1660 |
| 11355 Lausanne | $675,000 | $585,000 | 2044 |
| 14513 Hansel | $719,000 | $650,000 | 2456 |
| 12013 Sitzmark | $749,000 | $650,000 | 2438 |
| 11755 Chalet | $849,000 | $775,000 | 2355 |
| 11496 Zermatt | $825,000 | $795,000 | 2975 |
| 12797 Skiview Loop | $859,000 | $820,000 | 3089 |
| 13232 Falcon Point | $978,000 | $870,000 | 3067 |
Tahoe Donner® Condos Sold - August 2009
Condos SOLD = 3
Median List Price = $399,000
Median Sale Price = $341,000
Average Days on Market = 136
YTD TD Condos Sold = 19
Active Listings = 35
Tahoe Donner® Lots Sold - August 2009
Lots SOLD = 1
Median List Price = $129,000
Median Sale Price = $100,000
Average Days on Market = 98
YTD TD Lots Sold = 7
Active Listings = 51
(YTD = Year-To-Date)
This is provided as a quick snapshot of the monthly market activity in Tahoe Donner®. Keep in mind, numbers only tell part of the story. We would be happy to share our day-to-day insight
If you enjoyed this post, make sure you subscribe to my RSS feed!
Tahoe Donner Real Estate Sales: July 09
August 1, 2009
Tahoe Donner Real Estate
Single Family Homes Sold – July 2009
Single Family Homes SOLD = 20
Median List Price = $512,500
Median Sale Price = $495,000
Average Days on Market = 108
YTD TD SF Homes Sold = 102
Active Listings = 171
| Address | Original Price | Sales Price | Square Feet |
| 13125 Falcon Point | $335,000 | $271,250 | 1264 |
| 12721 Skiview Loop | $354,000 | $325,000 | 1228 |
| 13506 Pathway | $399,000 | $340,000 | 1500 |
| 14216 Davos | $439,000 | $345,000 | 1352 |
| 13832 Alder Creek | $429,000 | $365,000 | 1734 |
| 12557 Lausanne | $449,000 | $395,000 | 1396 |
| 13311 Hansel | $415,000 | $415,000 | 1326 |
| 14037 Skiview Loop | $479,900 | $438,000 | 1482 |
| 14712 Copenhagen | $449,500 | $450,000 | |
| 12727 Northwoods | $629,000 | $490,000 | 1640 |
| 14236 Alder Creek | $549,000 | $500,000 | 2161 |
| 12968 Solvang | $999,000 | $845,000 | 3402 |
| 12945 Skislope | $629,900 | $515,000 | 2822 |
| 10996 Lausanne | $525,000 | $525,000 | 2341 |
| 10966 Innsbruck | $525,000 | $525,000 | 1468 |
| 14238 Pathway | $539,900 | $530,000 | 1948 |
| 12698 Stockholm | $599,000 | $589,000 | 2050 |
| 14961 Swiss | $579,900 | $595,000 | 1335 |
| 11987 Brookstone | $625,000 | $605,000 | 1892 |
| 12821 Pinnacle Loop | $1,297,500 | $890,800 | 3783 |
| 11048 KT Court | $1,375,000 | $925,000 | 3590 |
Tahoe Donner Condos Sold – July 2009
Condos SOLD = 4
Median List Price = $32,500
Median Sale Price = $310,500
Average Days on Market = 125
YTD TD Condos Sold = 15
Active Listings = 26
Tahoe Donner Lots Sold – July 2009
Lots SOLD = 1
Median List Price = $16,950 (Shared Ownership – Amenity Lot)
Median Sale Price = $16,500
Average Days on Market = n/a
YTD TD Lots Sold = 6
Active Listings = 56
(YTD = Year-To-Date)
This is provided as a quick snapshot of the monthly market activity in Tahoe Donner. Keep in mind, numbers only tell part of the story. We would be happy to share our day-to-day insight
If you enjoyed this post, make sure you subscribe to my RSS feed!
