Author: Pam Buda

Petaluma Housing Inventory Low and Median Price Increased Significantly

Here is Part 5 of my series looking at the supply of homes for sale (Months Supply of Inventory is the measure) in various Sonoma County communities. Petaluma consists of two MLS (Multiple Listings Service) areas-West and East--with very different characteristics. For the purposes of this post we will combine the two. It was very interesting to look at the trends here over the last two years because I think Petaluma is where the housing market crawled back over the bottom soonest. 80 units were sold in October 2008 which really put a crimp in supply for the winter months. The bottom was hit in February 2009 (noticing a pattern here?) when only 25 units sold, but sales are usually in the 20's and 30's. Median price was at $510,000 in October 2007 and is at $425,000 now, down 17%. But prices are up significantly from the low, which was $323,000. The median price does not fluctuate too widely in Petaluma compared to other Sonoma towns. Inventory peaked at an 8.5 months supply two years ago, but is a sparse 2.5 months now. ...

Sonoma Valley Available Homes for Sale Trending Strongly Downward

The Valley of the Moon represents the other Sonoma, not the county but the towns of Sonoma, Kenwood, Glen Ellen and Boyes Hot Springs. Sales volume ranged the last two years from a low of 15 units in December 2007 to a high of 45 units last May. The range of price points is very large, as in Healdsburg but overall the media price declined from $705,000 two years ago to a low of $323,000 in April 2009. It has bounced up and is currently at $390,000-down 45% over the two years, probably disproportionately aided by the slower sales of high end homes. Months supply of inventory was nearly 20 in October 2007, peaked at over 22.5 in December 2007 and is now tied for its low at 5.1 months, a seller's market. ...

Sebastopol Real Estate Supply has been (relatively) low for a long time

Sebastopol, like Healdsburg, is one of the strongest markets in Sonoma County real estate. The number of units sold per month over the last two years ranged from a low of 6 units in December 2007 to recent highs of 26 units with sales generally in the teens and twenties. A bit bigger supply then Healdsburg but not much. Over the last two years the median price did not see the wide swings that Healdsburg did (Healdsburg has more outlier properties for sale well into the $3 to $6 million range). Sebastopol median price was $824,000 in October 2007 and is $575,000 today. Overall the median price decline was 30%, but I think it has been more affected by the preponderance of sales at the lower price points and on small to no acreage. Market values have declined somewhat but many sellers were able to withdraw their more expensive homes for sale. The market for those appears to be picking up. The median price hit a low of $475,000 in February of this year, as elsewhere in the county. Interestingly, Sebastopol had only 5 months of inventory for sale in October 2007, trended above 7 for a few months and is now at 3.8 months supply. Inventory never really got too out of hand. [caption id="attachment_595" align="alignleft" width="450" caption="Sebastopol Home Resale Inventory Shrinking"][/caption]...

Healdsburg Real Estate Inventory Trends

Here is the next in my series looking at market conditions for various communities in Sonoma County. Healdsburg real estate represents a small sample size with monthly sales ranging from 2 units to 24 units and median price ranging from $352,000 to over $3,000,000 on any give month over the last two years, with several months in which the median price was just over a million. So take this with a little grain of salt. Nonetheless, inventory never really spiked for long, sales are on the upswing, median price is down 27% since October 2007. Month's supply of inventory moved downward from 14 months in October 2007 to 6 months today, a balanced market, probably reflecting the amount of high priced inventory on the market here. MSI peaked at 25 months in February 2008. [caption id="attachment_589" align="alignleft" width="450" caption="Portrait of a more balanced market for Healdsburg Real Estate"][/caption]...

Santa Rosa Real Estate Inventory Trends

I have been writing a lot lately about Month's Supply of Inventory as it relates the national and California real estate markets to the Sonoma County real estate market. Inventory here is much lower then either nationally or statewide, putting Sonoma County in a real seller's market, primarily at the lower price points but we are also seeing a lot more movement of mid-priced and upper end properties over a million dollars. That price point was dead much of this year. I thought I would do a series of quick snapshots of inventory supply in each of the major Sonoma County MLS regions so we could see the variation within the county. Some of these have small sample sizes but I think they are big enough to spot trends. If you asked me about 3 bedroom homes on quarter acre lots in Northeast Santa Rosa, we might not have a big enough sample to be meaningful, but you can try me. If you would like more detailed information about your community's sales trends, please email or phone me and I will send you more detailed reports. Santa Rosa is the largest area in the county, spanning four different quadrants: NE, SE, SW and NW. I could pull reports for each one and I suspect we would find some good variation but let's start here. The median price of single family homes (including condominiums and farms and ranches) is down 33% from October 2007 when it was $450,000. The low was reached in February of 2009 at $250,000. It is currently just over $300,000 for the first time since September 2008. Months supply of inventory is only TWO MONTHS, down from a peak of 16 in both October and December 2007. Anything under 5-7 months is considered a seller's market. [caption id="attachment_582" align="alignleft" width="450" caption="Months Supply of Housing Inventory Shrinking in Santa Rosa, CA"][/caption]...

A Favorite Sebastopol Autumn Scene

Today is an absolutely glorious fall day in West Sonoma County! Crystal clear skies, about 65 degrees. As good a time as any for me to preview a country property for some clients. The vineyards are golden and red. The grass is lush and emerald green after the first rains last month. This is one of my favorite scenes along The Gravenstein Highway. A magnificent row of liquid ambers line the driveway overlooking an expanse of Russian River pinot noir. Sent from my iPhone Posted via email from pambuda's posterous ...

Why it may be a good time to sell your mid-priced home in Sonoma County

Certainly there is expected to be a new wave in the spring of foreclosure properties but right now there is very little inventory of homes for sale in Sonoma County between $450,000 and $550,000. And there are great bargains to be had in country property or slightly more expensive homes. In every market, there are opportunities, you just need to be aware of the current trends and be opportunistic! Granted you are not going to sell your home for what it would have fetched 2 or 3 years ago, but neither will you pay what you would have on the other end....

How a walk in the vineyard is all in a day's work

Today I had the pleasure of walking a 7+ acre pinot noir vineyard property with my client, planning our strategy for a maximum impact market debut of her Russian River appellation home. Here's a sneak preview picture of the Mt. St. Helena view to the Northeast. What a tough day at "the office." Posted via email from pambuda's posterous ...

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