July 22, 2008

Eastside Real Estate Statistics June 2008 -- A 425Realty.com Statcast NWMLS Areas 540 (Sammamish) and 550 (Redmond)

By Greg Perry, Eastside Realtor
www.425Realty.com

Be sure to watch Greg's video commentary of NWMLS Areas 540 & 550 below the charts and the data.

Single Family Homes only:

NWMLS AREA 540 - Sammamish
Sammamish_area_540_june_2008_statis

Date 4/07 5/07 6/07 7/07 8/07 9/07 10/07 11/07 12/07 1/08 2/08 3/08 4/08 5/08 6/08
For Sale 643 766 829 885 853 901 832 759 695 771 836 895 966 1036 973
Sold 152 175 226 201 204 144 141 92 91 83 109 122 136 121 133
Pended 181 216 197 175 157 126 121 93 73 96 118 130 140 132 159
Months of Inventory based on Closed Sales 4.2 4.4 3.7 4.4 4.2 6.3 5.9 8.3 7.6 9.3 7.7 7.3 7.1 8.6 7.3
Months of Inventory based on Pended Sales 3.6 3.5 4.2 5.1 5.4 7.2 6.9 8.2 9.5 8.0 7.1 6.9 6.9 7.8 6.1
Avg. Active Price 894 884 899 889 888 861 869 871 889 852 836 836 832 812 834
Avg. Sld Price 675 657 668 629 659 645 617 654 685 606 651 589 610 636 653
Avg. Sq. Ft. Price 264 252 258 251 248 243 241 245 248 233 242 238 233 237 238
Sold/List Diff. % 99 99 99 99 99 99 99 98 98 97 98 97 98 98 97
Sold/Orig LP Diff. % 98 98 99 98 98 97 97 95 95 94 96 96 96 95 95
Days on Market 56 49 56 58 65 65 60 85 93 80 80 73 78 89 93
Avg CDOM 70 59 70 73 78 71 73 110 120 112 122 103 112 119 123
Median Price 600 585 610 591 568 578 543 539 580 575 595 540 547 580

615

NWMLS AREA 550 - Redmond / Carnation
Redmond_carnation_real_estate_stati

Date 4/07 5/07 6/07 7/07 8/07 9/07 10/07 11/07 12/07 1/08 2/08 3/08 4/08 5/08 6/08
For Sale 261 287 332 356 349 358 338 300 265 310 361 393 444 442 411
Sold 54 55 89 95 73 53 60 34 44 30 39 40 54 64 73
Pended 51 88 84 73 68 40 53 51 26 36 48 60 64 84 57
Months of Inventory based on Closed Sales 4.8 5.2 3.7 3.7 4.8 6.8 5.6 8.8 6.0 10.3 9.3 9.8 8.2 6.9 5.6
Months of Inventory based on Pended Sales 5.1 3.3 4.0 4.9 5.1 9.0 6.4 5.9 10.2 8.6 7.5 6.6 6.9 5.3 7.2
Avg. Active Price 967 914 919 891 890 875 869 906 918 899 885 874 858 859 858
Avg. Sld Price 725 681 717 667 683 621 629 580 605 733 623 665 627 622 754
Avg. Sq. Ft. Price 269 261 277 259 263 262 262 262 261 253 260 257 257 244 271
Sold/List Diff. % 100 99 98 99 100 99 97 98 98 96 98 98 97 97 98
Sold/Orig LP Diff. % 100 98 98 97 99 96 95 95 95 94 97 96 96 96 96
Days on Market 52 53 49 52 52 58 61 80 67 113 74 89 73 71 94
Avg CDOM 72 74 70 60 56 67 69 80 83 124 103 109 111 97 114
Median Price 722 564 633 634 640 600 570 538 565 653 550 665 610 609 690
*All reports are published Jul. 2008, based on data available at the end of Jun. 2008.
This representation is based in whole or in part on data supplied by the NWMLS. Neither the Board or its MLS guarantees or is in any way responsible for its accuracy. Data maintained by the Board or its MLS may not reflect all real estate activity in the market. Report reflects activity by all brokers participated in the MLS.

July 21, 2008

Monday's Inspiration...it's never too late!

I saw this story on the Ellen show over my wifes shoulder a few days ago.  A true inspiration and reminder that we can do anything with determination and hard work.  It is never too late to live your dream.

Alferd Williams was born in the 1930's, the son of a sharecropper.  Alferd never had an chance to go to school.  His mother had him working the cotton fields.  She taught him how to count, as it is necessary in picking cotton, but reading was a luxury.  Alferd made a promise to his mom.  One day he would learn how to read. That one day is finally here. Williams enrolled in the first grade and is learning to read.


July 17, 2008

Eastside Real Estate Statistics June 2008 - A 425Realty.com Statcast for Bellevue NWMLS Areas 520 & 530

By Greg Perry, Eastside Realtor

Be sure to watch Greg's video commentary of NWMLS Areas 520 & 530 below the charts and the data.

Single Family Homes only

NWMLS AREA 530 (East Bellevue)

530_june_08_3 

Date 4/07 5/07 6/07 7/07 8/07 9/07 10/07 11/07 12/07 1/08 2/08 3/08 4/08 5/08 6/08
For Sale 140 148 180 207 238 269 279 262 217 232 266 278 295 346 325
Sold 55 69 87 73 72 47 43 36 37 37 26 46 53 45 43
Pended 62 88 76 66 56 43 34 35 37 32 43 54 48 50 68
Months of Inventory based on Closed Sales 2.5 2.1 2.1 2.8 3.3 5.7 6.5 7.3 5.9 6.3 10.2 6.0 5.6 7.7 7.6
Months of Inventory based on Pended Sales 2.3 1.7 2.4 3.1 4.3 6.3 8.2 7.5 5.9 7.3 6.2 5.1 6.1 6.9 4.8
Avg. Active Price 858 854 829 847 819 788 785 802 811 771 782 774 755 747 803
Avg. Sld Price 667 630 695 717 699 773 666 599 636 615 575 568 594 648 585
Avg. Sq. Ft. Price 286 267 293 307 307 325 282 275 286 254 258 255 261 274 265
Sold/List Diff. % 100 99 99 99 99 97 98 97 99 96 97 98 97 97 98
Sold/Orig LP Diff. % 100 98 98 98 96 95 96 95 96 94 94 95 95 94 95
Days on Market 25 40 35 34 47 35 35 52 68 80 68 99 75 86 67
Avg CDOM 39 49 43 46 56 38 38 63 77 96 96 116 83 114 89
Median Price 566 575 585 610 602 587 615 535 534 575 570 525 535 560 565

NWMLS AREA 520 (West Bellevue)

520_june_2008

Date 4/07 5/07 6/07 7/07 8/07 9/07 10/07 11/07 12/07 1/08 2/08 3/08 4/08 5/08 6/08
For Sale 146 154 165 184 192 217 220 216 178 199 256 292 301 316 320
Sold 30 61 32 54 35 23 20 23 10 12 14 16 24 22 19
Pended 37 45 56 27 32 16 16 17 10 13 23 14 26 22 24
Months of Inventory based on Closed Sales 4.9 2.5 5.2 3.4 5.5 9.4 11.0 9.4 17.8 16.6 18.3 18.3 12.5 14.4 16.8
Months of Inventory based on Pended Sales 3.9 3.4 2.9 6.8 6.0 13.6 13.8 12.7 17.8 15.3 11.1 20.9 11.6 14.4 13.3
Avg. Active Price 2725 2764 2537 2256 2217 2144 2122 2073 2052 2150 2124 2133 2215 2164 2217
Avg. Sld Price 1411 1678 2264 1629 1585 1943 1571 1449 1441 1213 1453 1474 1633 1878 1504
Avg. Sq. Ft. Price 435 551 631 510 506 592 498 488 452 445 413 434 467 533 450
Sold/List Diff. % 101 99 100 99 97 97 97 94 96 96 96 96 93 95 94
Sold/Orig LP Diff. % 100 99 99 98 96 95 96 92 94 95 96 92 89 94 91
Days on Market 59 59 50 59 54 61 56 56 57 83 41 88 80 82 98
Avg CDOM 95 91 89 85 69 75 62 57 57 95 171 150 148 119 131
Median Price 1200 1410 1662 1275 1360 1675 1362 1300 1156 1038 1376 1173 1178 1324 1320
*All reports are published Jul. 2008, based on data available at the end of Jun. 2008.
This representation is based in whole or in part on data supplied by the NWMLS. Neither the Board or its MLS guarantees or is in any way responsible for its accuracy. Data maintained by the Board or its MLS may not reflect all real estate activity in the market. Report reflects activity by all brokers participated in the MLS

July 16, 2008

Eastside Real Estate Statistics June 2008 -- A 425Realty.com Statcast NWMLS Areas 500,510

By Greg Perry, Eastside Realtor

Be sure to watch Greg's video commentary of NWMLS Areas 500 & 510 below the charts and the data.

NWMLS AREA 500 (South Bellevue, Issaquah, North Bend, Newcastle below I-90)

500_june_2008_3

Date 4/07 5/07 6/07 7/07 8/07 9/07 10/07 11/07 12/07 1/08 2/08 3/08 4/08 5/08 6/08
For Sale 334 376 449 453 471 508 478 438 399 432 473 485 539 581 580
Sold 98 101 100 99 113 55 55 51 39 27 35 62 59 57 61
Pended 86 115 113 90 77 47 54 45 28 32 58 57 56 69 63
Months of Inventory based on Closed Sales 3.4 3.7 4.5 4.6 4.2 9.2 8.7 8.6 10.2 16.0 13.5 7.8 9.1 10.2 9.5
Months of Inventory based on Pended Sales 3.9 3.3 4.0 5.0 6.1 10.8 8.9 9.7 14.3 13.5 8.2 8.5 9.6 8.4 9.2
Avg. Active Price 1085 1073 1016 986 995 1014 997 991 999 974 970 950 921 932 957
Avg. Sld Price 754 868 681 840 779 666 750 831 720 672 740 710 794 723 735
Avg. Sq. Ft. Price 265 277 266 291 277 264 267 289 241 248 252 265 277 250 256
Sold/List Diff. % 99 99 99 99 99 98 97 97 97 96 98 97 97 97 97
Sold/Orig LP Diff. % 98 98 97 97 97 96 96 95 95 94 95 95 96 94 93
Days on Market 63 55 56 74 64 56 99 74 85 93 71 84 85 97 99
Avg CDOM 82 81 66 86 81 61 119 94 143 148 130 124 157 135 142
Median Price 672 770 630 735 698 628 655 683 630 576 630 625 660 610 636

NWMLS Area 510 (Mercer Island)

510_june_2008_2

Date 4/07 5/07 6/07 7/07 8/07 9/07 10/07 11/07 12/07 1/08 2/08 3/08 4/08 5/08 6/08
For Sale 114 127 139 140 153 161 150 120 97 120 158 148 178 185 196
Sold 22 29 36 40 32 18 19 12 27 12 7 19 21 20 20
Pended 23 32 38 34 20 19 11 24 19 9 11 29 21 17 25
Months of Inventory based on Closed Sales 5.2 4.4 3.9 3.5 4.8 8.9 7.9 10.0 3.6 10.0 22.6 7.8 8.5 9.3 9.8
Months of Inventory based on Pended Sales 5.0 4.0 3.7 4.1 7.7 8.5 13.6 5.0 5.1 13.3 14.4 5.1 8.5 10.9 7.8
Avg. Active Price 3265 3131 3023 2960 2775 2662 2690 3075 3304 2908 2314 2336 2259 2211 2138
Avg. Sld Price 1239 1593 1390 1320 1327 1977 1270 1476 1285 1144 1832 2050 1448 1504 1400
Avg. Sq. Ft. Price 363 506 455 412 432 555 425 406 433 347 588 558 453 454 412
Sold/List Diff. % 97 96 97 99 97 96 95 97 93 97 96 95 94 97 94
Sold/Orig LP Diff. % 96 96 97 96 96 95 90 93 87 88 91 93 92 95 92
Days on Market 37 58 44 55 43 62 86 104 84 90 51 75 87 92 70
Avg CDOM 53 89 62 51 77 93 87 140 138 139 117 137 167 139 98
Median Price 1174 1100 1200 1120 928 1025 950 1272 1090 859 785 1280 1010 1202 1090

*All reports are published Jul. 2008, based on data available at the end of Jun. 2008.
This representation is based in whole or in part on data supplied by the NWMLS. Neither the Board or its MLS guarantees or is in any way responsible for its accuracy. Data maintained by the Board or its MLS may not reflect all real estate activity in the market. Report reflects activity by all brokers participated in the MLS.

July 14, 2008

Monday's Inspiration -- 41 year old Oympic Swimmer Dara Torres

Incredible!  At 41 years old, Dara Torres has qualifed for her 5th Olympic Games by winning the 100 meter freestyle and breaking the American record in the 50 meter freestyle.  Her Olympic career has spanned 24 years.

July 11, 2008

Friday's Did You Know? The Kirkland Ferry Clock

Did you know that the giant clock on the corner of Lake Street and Kirkland Ferry_clock Avenue was installed for boat schedules?  Ferry owner, John Anderson, installed the large clock on January 1, 1935 at the dock by Marina Park. 

Before the floating bridges connected the Eastside and Seattle, area residents rode the ferries to navigate across Lake Washington.

The giant Lake Washington Ferries clock placed on a lamppost, still gives Kirkland residents and visitors the time of day.

July 09, 2008

4 home - Community OPEN HOUSE in Logan Ridge, Lynnwood

Open_house Open_houseOpen_houseOpen_houseOpen_houseOpen_house

Gregavatar_white_backgroundt_2 Come meet me on Sunday July 13th, between the hours of 1:00 and 4:00 pm, at the beautiful community of Logan Ridge in Lynnwood!  I'll be hosting an open OPEN HOUSE, along with 3 other real estate colleagues to showcase our listings in this lovely community. 

WIN A $100.00 COSTCO GAS CARD!

We'll be holding a drawing at the end of the day for anyone who visits us for a $100 Costco Gift Card!

You'll be able to find me at 20923 13th Pl West.  This is a gorgeous 2 story home built in 2006.  It has 2,554 Square feet and a 3 car garage.  Inside you'll find 3 bedrooms and 2.5 baths.  You can find details for this home here.

Aaron Abrahamson, from Windermere,  will be holding 20917 13th Pl West open.  This is an 1,881 square foot home that has 4 bedrooms and 2.5 baths.  You can find details for this home here.

Tammy Miller's (Windermere) offering is a 4 bedroom, 2.5 bath beauty on 20823 12th Ave West.  This home is 2,373 square feet and the details for this home can be found here.

Elise Touchette, with RE/MAX, is featuring this gorgeous 4 bedroom, 2.5 bath home at 20729 12th Ave. W. that comes in at 2.373 square feet.  You can find details on this home here.

Come by and see us!  You'll qualify for a drawing for a $100.00 COSTCO GAS CARD!

Logans_ridge_3   To get to Logan Ridge, from Logan Rd, turn west on Elberta Rd.  Another quick turn west (right) on 208th St SW.

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This community is located close to Logan Park.  Logan Ridge has a tennis court for residents.

July 08, 2008

Kirkland Listing! Gorgeous Upper Denny Tri-level with amazing street appeal!

7028 NE 138th St, Kirkland, WA  $479,950
Kirkland Listing, Kirkland home for sale
Greg Perry, Kirkland Realtor,
www.425realty.com

Greg Perry | Windermere Real Estate/NE | gregperry@working-for-you.com | 425-829-7012
7028 NE 138th St, Kirkland, WA
Immaculate Upper Denny Tri Level Home!
4BR/2BA Single Family House
offered at $479,950
Year Built 1970
Sq Footage 1,880
Bedrooms 4
Bathrooms 2 full, 0 partial
Floors 3
Parking 2 Car garage
Lot Size 10,212 sqft
HOA/Maint $0 per month

DESCRIPTION

This drop dead gorgeous tri-level home will stop you in your tracks! The street appeal for this home in second to none. Inside you'll find new upgraded carpets, many skylights, new interior painting, 6 panel doors and more. This awesome floor plan is open with a soaring ceiling in the living area. The grounds are expertly landscaped and manicured. Brick walkways, and patios through the garden will delight you. I'ts located near St. Edwards, Denny and Big Finn Hill Park and neighborhood stores and services. This home is ready for you to move in to!
see additional photos below
PROPERTY FEATURES

Central heat Fireplace High/Vaulted ceiling
Family room Living room Dining room
Breakfast nook Dishwasher Refrigerator
Stove/Oven Microwave Attic
Basement Washer Dryer
Laundry area - inside Yard

OTHER SPECIAL FEATURES

New upgraded Carpets.
New interior paint throughout.
Master bedroom with private bath.
Beautiful 6 panel doors.
May skylights
Outstanding floor plan with soaring ceilings and fireplace
Lovely street appeal with manicured, mature landscape
Grand brick walkways and patios through the garden.
Recent exterior paint and roof.
2 storage sheds / outbuildings
ADDITIONAL PHOTOS

Seller contact info:
Greg Perry
Windermere Real Estate/NE
425-829-7012
For sale by agent/broker
powered by postlets Equal Opportunity Housing
Posted: Jul 7, 2008, 12:47pm PDT

July 07, 2008

Monday's Inspiration -- The Americans who risked everything

D_of_i_2  Did you know that the Declaration of Independence was not signed on July 4, 1776?

It was actually signed on August 2, 1776 by  56 signers, including two future Presidents, John Adams and Thomas Jefferson.

The signers of this document were considered traitors by the King, and the punishment was hanging.  These men knew the gravity of their actions as they signed America's most important document.

Here is link to "The Americans Who Risked Everything". 

What holds your passion that you would risk everything?

July 02, 2008

More Information on Real Estate Absorption Rates

By Greg Perry
Kirkland RealtorGregavatar_white_backgroundt

A question was asked of me why we consider a Seller's advantaged market less than 12 weeks of inventory at the current rate of sale.  A Balanced  at 12-24 weeks of inventory and a Buyer's advantaged market for anything over 24 weeks.

Here's my take on why this is:

In a Seller’s market (<12 weeks), we have to remember that this number is for ALL ACTIVE AND PENDING inventory in a particular area. To get to this number, a LARGE number of homes have to sell quickly — very quickly–often with multiple offers. This happens when there are more buyers than sellers. As seller’s markets strengthen, and we get into 4 week territory, the market is virtually a feeding frenzy of buyers merely trying to acquire any house. There are still homes in these markets that WILL NOT SELL, because the seller has so grossly overpriced them for condition they aren’t in the ballpark. The Absorption Rate (AR) accounts for every active and pending in the area.

As supply increases, so does market time. Most any seasoned vet figures a well priced home will take 30-45 days to sell in a normal market (not hours or days like in recent seller’s markets). In a balanced market neither buyer or seller have a particular advantage and the good homes are still moving. Few bidding wars happen here. Normal marketing takes it’s course. Generally one buyer is negotiating with one seller at an arms length. Another way of looking at this is a normal, healthy real estate market.

As market time increases further, the sellers become starved for buyers. They see few showings. Weeks of inventory build. The buyer gains full advantage as they have so many choices. Only the cream of the crop (compelling homes) get sold. The rest just sit on the market….until the market changes…..or until the seller makes their home the compelling offering.

I started studying AR’s after listening to Larry Kendall, who owns The Group, which has the highest agent productivity of any real estate company in the US. Currently the CRS (Council of Residential Specialists) is starting to teach practical applications of AR’s in working with sellers and buyers.

I find AR’s incredibly useful in negotiations for buyers and useful to help sellers really understand the market.

Here is a link to some very graphic heat maps based on AR’s. This is for 3rd quarter 2007…..the quarter where the market shifted. I wrote this post in October of last year.

http://blog.seattlepi.nwsource.com/realestate/archives/124285.asp

Statistics are tricky and multi layered. AR’s are not the end all be all of RE stats. I am convinced after over 4 years of study and application, however, that AR’s are best way to measure the relative strength or weakness of a RE market…..and here’s why….. AR’s are the sales ratio of both supply AND demand numbers. We cannot just look at supply and have any real understanding of a market.

Used in conjunction with customary Comparative Market Analysis data, AR’s are powerful in assisting buyers and sellers understand what to do.

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