Q2 Market Report 2022 - The Malone Hodges Team

Q2 Market Report 2022

Q2 2022 Q2 proved to be another strong qua er for Monterey Peninsula real estate despite signs of market normalization given macro-economic factors such as inflation and its effects on mo gage rates.

The average sales price had almost no change across the Monterey Peninsula compared to last qua er, up 11% from Q2 of 2021. Days On Market decreased to an average of 25 days, down 13% from the previous qua er and down 10% compared to Q2 of 2021.

Almost unheard of over the last two years, price reductions have reappeared, indicating that the market has begun to cool from its record-breaking highs. One hundred and thi y-six prope ies reduced their list price this qua er, almost three times as many as in the first qua er of 2022 and about two times that of Q2 2021. Fi y-nine percent of this qua er’s price reductions occurred in the last month, with a whopping 40% during the final two weeks of the qua er Take a peek inside to read about the trends in each of the eight Monterey Peninsula markets.

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TABLE OF CONTENTS Carmel-by-the-Sea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 Carmel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Carmel Valley. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Pebble Beach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8 Monterey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Pacific Grove. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 Seaside . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Marina . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16

Carmel - by- the-Sea Carmel-by-the-Sea experienced another strong qua er with the average sales price dipping slightly (3%) from last qua er, up 13% from the second qua er of last year. Inventory remains tight, with only 23 homes selling this qua er, down two from last qua er but up from the 14 homes sold in the second qua er of 2021.

With limited inventory, the Days On Market has plummeted to an all-time low of eight days, down from 23 days last qua er and 35 days in Q2 of 2021.

Homes between $2,000,000 to $5,000,000 remain the bulk of the Carmel-by-the-Sea market, representing 65% of sales this qua er compared to 64% last qua er and 54 % in Q2 2021.

While the market remains strong, price reductions did increase this qua er, with nine homes reducing their price compared to only three price reductions last qua er. Of those nine, six, or 67% of the price reductions occurred in the final two weeks of the qua er, suppo ing our belief that prices are beginning to level as we move into the third qua er and Sellers adjust their prices to find the market.

SALES BY SEGMENT 3

5

$5M+

$1M-$2M

23 8 $3M-$5M

TOTA L SALES

7 $2M-$3M

2

Q 2

‘ 2 2

M A R K E T

Homes Sold Average Sales Price Days on Market Total $ Sales

23

vs Q1 ‘22 vs Q2 ’21

-8% -38%

$3,453,016

vs Q1 ‘22 vs Q2 ’21

-3% +13%

8

vs Q1 ‘22 vs Q2 ’21

-64% -76%

$79,419,375

vs Q1 ‘22 vs Q2 ’21

-11% -30%

AV E R A G E AV E RAG E SA L E S P R I C E

O V E R V I E W

V S .

M E D I A N

Q1 ‘21

Q2 ‘21

Q3 ‘21

Q4 ‘21

Q1 ‘22

Q1 ‘22

$2,526,262

$3,069,237

$3,265,187

$3,639,679

$3,561,663

$3,453,016

$5M $4M $3M $2M $1M

MEDIAN

OT H ER N U M B ER S O F N OT E

103%

Average sale to list price

$13,025,000

Highest Q2 2022 Sale

9

$1,050,000

Lowest Q2 2022 sale

5

Price reductions

Transactions fell through

compared to 3 in Q1 compared to 3 in Q2 ‘21

compared to 4 in Q1 compared to 2 in Q2 ‘21

Greater Carmel Carmel experienced numbers in line with Carmel-bythe-Sea, as the average sales price remained almost unchanged from last qua er while increasing 10% from Q2 of 2021.

Fi y-one homes were sold this qua er, up 21% from last qua er but down 27% from Q2 2021.

Transactions per price band continued to climb this qua er. Zero homes traded for less than $1,000,000 compared to the handful of sales we’re used to seeing in that price band. Conversely, the over $5,000,000 price band grew to 12 sales, or 24% of the market, compared to 12% last qua er, and 16% in Q2 of 2021.

Although two of the sales over $5,000,000 were for Be y White’s legendary home overlooking the Pacific (yes, the home sold twice within the qua er!), there still would have been ten sales over $5,000,000, representing 20% of the market – the highest percentage in the last year and a half.

Despite climbing prices, 29 homes had price drops during the qua er, compared to 11 last qua er and 14 in Q2 2021. Sixty-nine percent of all price reductions occurred in June as Sellers tried to find their footing while buyers paused to take a read on the market.

SALES BY SEGMENT

12

16

$5M+

$1M-$2M

51 11

TOTA L SALES

$3M-$5M

12 $2M-$3M 4

Q 2

‘ 2 2

M A R K E T

Homes Sold Average Sales Price Days on Market Total $ Sales

51

vs Q1 ‘22 vs Q2 ’21

$3,568,515

vs Q1 ‘22 +.05% vs Q2 ’21 +10%

31

vs Q1 ‘22 vs Q2 ’21

+4% -38%

$181,994,257

vs Q1 ‘22 vs Q2 ’21

+21% -20%

AV E R A G E AV ERAG E SALES PRICE

O V E R V I E W

V S .

+21 -27%

M E D I A N

Q1 ‘21

Q2 ‘21

Q3 ‘21

Q4 ‘21

Q1 ‘22

Q2 ‘22

$2,615,765

$3,243,377

$3,144,235

$3,147,734

$3,570,464

$3,568,515

$4M $3.5M $3M $2.5M $2M $1M

MEDIAN

OT H ER N U M B ER S O F N OT E

100%

Average sale to list price

$10,775,000

Highest Q2 2022 Sale

29

$1,100,000

Lowest Q2 2022 sale

20

Price reductions

Transactions fell through

compared to 11 in Q1 compared to 14 in Q2 ‘21

compared to 13 in Q1 compared to 11 in Q2 ‘21

Carmel Valley Carmel Valley had another strong qua er with the average sales price climbing to just under $2,115,000 – up over $305,000, 17% compared to last qua er, and an increase of over $400,000, or 23% from Q2 of 2021.

Days on Market slightly increased from last qua er, at 41 days, which was pulled up by one listing that was on for 248 days, given structural issues with the home.

Without that listing, the Q2 Days on Market would be 33 days, a decrease of three days, or 9% from last qua er, and down 38 days, or 54% from Q2 2022.

Home sales over $3,000,000 represented 20% of the market this qua er compared to only 5% last qua er and 11% in Q2 of 2021.

While the market is strong, there were 14 price reductions this qua er compared to only three last qua er and seven in Q2 of 2021.

New ownership of Hacienda Hay & Feed is bringing events for all ages to the Valley, and there are plans for the new playground at the Carmel Valley Youth Center.

We expect that Carmel Valley will continue to hold its demand, a racting families and others alike.

SALES BY SEGMENT 2 3

5

$5M+

<$1M

$3M-$5M

26 5 $2M-$3M

TOTA L SALES

11 $1M-$2M 6

Q 2

‘ 2 2

M A R K E T

Homes Sold Average Sales Price Days on Market Total $ Sales

26

vs Q1 ‘22 +30% vs Q2 ’21 -30%

$2,114,212

vs Q1 ‘22 +17% vs Q2 ’21 +23%

41

vs Q1 ‘22 +14% vs Q2 ’21 -42%

$54,969,500

vs Q1 ‘22 +52% vs Q2 ’21 -13%

AV E R A G E AV ERAG E SALES PRICE

O V E R V I E W

V S .

M E D I A N

Q1 ‘21

Q2 ‘21

Q3 ‘21

Q4 ‘21

Q1 ‘22

Q2 ‘22

$1,593,967

$1,713,222

$1,955,431

$1,955,287

$1,808,019

$2,114,212

$2M $1.75M $1.5M $1.25M $1M 0

MEDIAN

OT H ER N U M B ER S O F N OT E

100%

Average sale to list price

$7,950,000

Highest Q2 2022 Sale

14

$279,000

Lowest Q2 2022 sale

5

Price reductions

Transactions fell through

compared to 3 in Q1 compared to 7 in Q2 ‘21

compared to 6 in Q1 compared to 8 in Q2 ‘21

Pebble Beach In the previous qua er’s repo , we wrote about the record-breaking qua er given the six sales over $10,000,000, of which three were over $20,000,000.

While this was another strong qua er, there were only four sales over $10,000,000, with none over $20,000,000. Pebble Beach has so few sales in a given qua er at these higher price points that a percentage comparison between qua ers isn’t valuable given the small data set.

With that caveat, the average sales price for Q2 2022 was $5,512,513, down over $3,220,000 from last qua er, or 37%. Without including the three $20,000,000+ sales from Q1 2022, the comparisons between qua ers would fall more in line with the movement we saw in Carmel-by-the-Sea and Greater Carmel, with a $47,030 decrease in average sales price compared to Q1 2022, or a 1% decrease.

Year over year, there was a $67,414 decrease in average sales price or 1% so effectively flat.

SALES BY SEGMENT 1 $1M-$2M

4 $10M+

16 2

TOTA L SALES

$5M-$10M

4 $3M-$5M

8

5 $2M-$3M

Q2

‘ 2 2

M A R K E T

O V E R V I E W

16

vs Q1 ‘22 vs Q2 ’21

-33 -54%

$5,512,513

vs Q1 ‘22 vs Q2 ’21

-37% -1%

41

vs Q1 ‘22 vs Q2 ’21

-14% -31%

$88,200,209

vs Q1 ‘22 vs Q2 ’21

-58% -55%

Homes Sold Average Sales Price Days on Market Total $ Sales

AV ERAG E SALES PRICE

AV E R A G E

V S .

M E D I A N

Q1 ‘21

Q2 ‘21

Q3 ‘21

Q4 ‘21

Q1 ‘22

$4,328,145

$5,579,927

$5,005,805

$4,217,804

$8,734,338

Q2 ‘22

$10M $8M $6M $4M $2M 0

MEDIAN

OT H ER N U M B ER S O F N OT E

103%

Average sale to list price

$17,000,000

Highest Q2 2022 Sale

14

$1,400,000

Lowest Q2 2022 sale

2

Price reductions

Transactions fell through

compared to 1 in Q1 compared to 6 in Q2 ‘21

compared to 3 in Q1 compared to 8 in Q2 ‘21

$5,512,513

Monterey Monterey experienced another strong qua er, with the average sales price increasing 8% from last qua er and 1% from Q2 of 2021 to an all-time high of $1,596,888. Inventory remains tight, with only 48 homes selling this qua er, down from 67 last qua er and 66 in Q2 of 2021.

Limited inventory continues to impact prices; the average sale to list price for the qua er was 102%.

Fu hermore, there were only 15 price reductions this qua er, compared to 16 in Q1 2022 and 13 in Q2 2021. Of the eight markets we track, Monterey was the only market with a decrease in price reductions compared to last qua er.

We expect demand in Monterey to continue as buyers may be priced out of some of the other peninsula markets.

SALES BY SEGMENT 2

3 $3M+

7

8

$800K$1M

$2M-$3M

48 5 $1.5M$2M

TOTA L SALES

23 $1M-$1.5M

10

<$800K

Q 2

‘ 2 2

M A R K E T

Homes Sold Average Sales Price Days on Market Total $ Sales

48

vs Q1 ‘22 vs Q2 ’21

-28% -27%

$1,596,888

vs Q1 ‘22 vs Q2 ’21

+8% +1%

34

vs Q1 ‘22 +36% vs Q2 ’21 +42%

$76,650,638

vs Q1 ‘22 vs Q2 ’21

AV E R A G E AV ERAG E SALES PRICE

O V E R V I E W

V S .

-23% -27%

M E D I A N

Q1 ‘21

Q2 ‘21

Q3 ‘21

Q4 ‘21

Q1 ‘22

Q2 ‘22

$1,165,681

$1,585,500

$1,328,351

$1,529,038

$1,477,908

$1,596,888

$2M 1.75M $1.5M $1.25M $1M

MEDIAN

OT H ER N U M B ER S O F N OT E

102%

Average sale to list price

$4,650,000

Highest Q2 2022 Sale

15

$1,400,000

Lowest Q2 2022 sale

11

Price reductions

Transactions fell through

compared to 16 in Q1 compared to 13 in Q2 ‘21

compared to 13 in Q1 compared to 21 in Q2 ‘21

Pacific Grove Pacific Grove experienced a slight so ening compared to last qua er but remains high in demand as evidenced by the average sale to list price of 105% - the highest sale to list price across the Monterey Peninsula this qua er.

Homes sold increased to 36 this qua er compared to 29 last qua er and 53 in Q2 2021.

With limited inventory, days on market dropped to an all-time low of nine days on market, a 22 day, or 70% decrease from last qua er, and a 12 day, or 56% decrease from Q2 2021.

With the slight cooling of the market, there were 12 price reductions this qua er compared to only one last qua er, and 8 in Q2 2021, however, as evidenced by the trends above, once homes were priced ‘right’, they sold quickly, and above list price (on average).

SALES BY SEGMENT 1

1

$3M+

4

<$800K

$800K$1M

8 $2M-$3M

36 TOTA L SALES

10 $1.5M-$2M

12

12 $1M$1.5M

Q 2

‘ 2 2

M A R K E T

O V E R V I E W

36

vs Q1 ‘22 vs Q4 ’21

+24 -32%

$1,643,034

vs Q1 ‘22 vs Q4 ’21

-5% +17%

9

vs Q1 ‘22 -70% vs Q4 ’21 -56%

$59,149,213

vs Q1 ‘22 +18% vs Q4 ’21 -21%

Homes Sold Average Sales Price Days on Market Total $ Sales

AV ERAG E SALES PRICE

AV E R A G E

V S .

M E D I A N

Q1 ‘21

Q2 ‘21

Q3 ‘21

Q4 ‘21

Q1 ‘22

Q2 ‘22

$1,496,394

$1,405,433

$1,544,266

$1,602,634

$1,727,769

$1,643,034

$2M 1.75M $1.5M $1.25M $1M

MEDIAN

OT H ER N U M B ER S O F N OT E

105%

Average sale to list price

$3,300,000

Highest Q2 2022 Sale

12

$750,000

Lowest Q2 2022 sale

4

Price reductions

Transactions fell through

compared to 1 in Q1 compared to 8 in Q2 ‘21

compared to 2 in Q1 compared to 8 in Q2 ‘21

Seaside Seaside had another solid qua er with the average sales price increasing to $866,705, up 10% from last qua er and 20% from Q2 2021.

Fi y-three homes sold this qua er, up slightly from the 43 sold last qua er and the 49 homes sold in Q2 2021. Meanwhile, Days on Market has remained consistent for the last two qua ers, hovering between 12 to 15 days.

The average sale to list price for Q2 2022 was 104%, the second highest amongst the eight markets we track. As demand persists, prices continue to climb, with homes in the $1,000,000 to $1,500,000 range representing 23% of the market, compared to 9% last qua er and 8% in Q2 2021.

As investors and first-time homeowners look to purchase on the Monterey Peninsula, Seaside remains a popular choice.

SALES BY SEGMENT 2 <$600K

12 $1M+

53 TOTA L SALES

17 $800K$1M 14

22 $600K$800K

Q 2

‘ 2 2

M A R K E T

Homes Sold Average Sales Price Days on Market Total $ Sales

53

vs Q1 ‘22 +23% vs Q4 ’21 +8%

$866,705

vs Q1 ‘22 +10% vs Q4 ’21 +20%

14

vs Q1 ‘22 -4% vs Q4 ’21 +12%

$45,935,355

vs Q1 ‘22 +36% vs Q4 ’21 -44%

AV E R A G E AV ERAG E SALES PRICE

O V E R V I E W

V S .

M E D I A N

Q1 ‘21

Q2 ‘21

Q3 ‘21

Q4 ‘21

Q1 ‘22

Q1 ‘22

$701,090

$724,448

$806,432

$741,894

$786,625

$866,705

$1M $900K $800K $700K $600K $<500K

MEDIAN

OT H ER N U M B ER S O F N OT E

104%

Average sale to list price

$1,300,000

Highest Q2 2022 Sale

21

$500,000

Lowest Q2 2022 sale

6

Price reductions

Transactions fell through

compared to 9 in Q1 compared to 5 in Q2 ‘22

compared to 2 in Q1 compared to 11 in Q2 ‘21

Marina Breaking new records, Marina had its first home sale for over $1,500,000 this qua er – a four-bedroom, three-bathroom house with over 3,000 square feet in the highly sought-a er Sea Haven community.

Even without this sale, homes sold over $1,000,00 reached an all-time high, representing 31% of the market this qua er, compared to only 7% last qua er and 18% in Q2 2021.

The average sales price increased to $958,275 up 10% from last qua er and up 9% from Q2 2022.

With the newly built homes in East Garrison, Sea Haven & The Dunes spoken for, or selling immediately, along with the planned future retail development adjacent to The Dunes at the Monterey Bay shopping center, the demand for resale homes remains strong.

SALES BY SEGMENT 1 $1M+

8 11 $1M-$2M

<$600K$800K

35 TOTA L SALES

15 $800K-$1M

16

Q 2

‘ 2 2

M A R K E T

O V E R V I E W

35

vs Q1 ‘22 vs Q4 ’21

$958,275

vs Q1 ‘22 +10% vs Q4 ’21 +9%

20

vs Q1 ‘22 -3% vs Q4 ’21 +107%

$58,764,588

vs Q1 ‘22 +133% vs Q4 ’21 -24%

Homes Sold Average Sales Price Days on Market Total $ Sales

AV ERAG E SALES PRICE

AV E R A G E

V S .

+21% -10%

M E D I A N

Q1 ‘21

Q2 ‘21

Q3 ‘21

Q4 ‘21

Q1 ‘22

Q2 ‘22

$746,038

$878,553

$862,995

$845,416

$869,827

$958,275

$1M $900K $800K $700K $600K $<500K

MEDIAN

OT H ER N U M B ER S O F N OT E

101%

Average sale to list price

$1,595,000

Highest Q2 2022 Sale

22

$635,000

Lowest Q2 2022 sale

5

Price reductions

Transactions fell through

compared to 3 in Q1 compared to 6 in Q2 ‘21

compared to 4 in Q1 compared to 4 in Q2 ‘21

Malone Hodges \ 831.601.4740 Malone@MaloneHodges.com

Devon Meeker \ 650.759.4193 Devon@MaloneHodges.com

DRE#01471087

DRE#02074131