Silicon Valley - Intero Real Estate Market Report - January 2016

A Berkshire Hathaway Affiliate

Buy.Sell.Stay.

January 2016 Market Report Silicon Valley Cupertino, Los Gatos, Mountain View, Saratoga, San Jose, Sunnyvale

2016 Intero Real Estate Services Inc., a Berkshire Hathaway affiliate and a wholly owned subsidiary of HomeServices of America, Inc. All rights reserved.

Data provided by Trendgraphix February 2016. All information deemed reliable but not guaranteed. This is not intended as a solicitation if you are listed with another broker.

Executive Insights Introducing Intero Real Estate’s January 2016 Silicon Valley Market Report It’s just the beginning of 2016, the year is new, there are endless possibilities, and we predict the future to be promising! At least that’s how Tom Tognoli, President & CEO of Intero Real Estate Services, Inc. feels. “I know the financial markets have been a bit rocky the last few months, but when you step back and look at the fundamentals of the Bay Area real estate market, it’s strong! Companies like Apple, LinkedIn, Netflix, Facebook, and Google are flush with massive amounts of cash, they are acquiring land and buildings to add more employees, and interest rates are still at ridiculous low levels. Combine that with the Bay Area being one of the nicest places on the planet to live and it makes me optimistic!”

As January rounds out the holiday season, this year we found the Bay Area market started on a somewhat slow note – which was to be expected. As families celebrated the holidays, participated in numerous local Super Bowl events, and endured El Niño, housing sales slowed down. All of which is to be expected at this time of year. So as the weather becomes warmer and the flowers begin to bloom a natural increase in activity should present itself.

Overall, we’re seeing the market to be slightly in favor of sellers. Inventory throughout the Bay Area has been somewhat low, giving buyers less to choose from and sellers more flexibility with higher prices.

This can be largely attributed to the massive job growth throughout the area. California Association of Realtors (C.A.R.) projected statewide job growth to be 2.3% in California this year, creating the lowest unemployment rate we’ve seen over the past 5 years. To put it simply, more jobs means more people need houses, so as the year progresses, we will see more homes being built to accommodate new jobs, and more homes being put on the market.

C.A.R. Vice President and Chief Economist Leslie Appleton Young echoes these sentiments, and provides a detailed outlook: “The foundation for California’s housing market remains strong, with moderating home prices, signs of credit easing, and the state continuing to lead the nation in economic and job growth,” she stated. “However, the global economic slowdown, financial market volatility, and the anticipation of higher interest rates are some of the challenges that may have an adverse impact on the market’s momentum in 2016. Additionally, as we see more sales shift to inland regions of the state, the changes in mix of sales will keep increases in the statewide median price tempered.”

Okay – that may have been a little bit much and sounded a little confusing, we know. That’s why we’ve taken a much closer look, and broken it down into bite sized, easy to understand pieces for you. The market changes in meaningful ways each month, and we want to make sure that you’re always provided with the most accurate and up to date information possible so you’re always well informed. If you want to buy, sell, or just get a general sense of your neighborhood, this report has you covered.

Market Highlights Silicon Valley

Total Homes for Sale

408

Luxury Homes for Sale*

43

*Homes for sale above $3 million.

Total Homes Sold

Average Days on Market

Average List Price

Average Sold Price

367 $1,727,000

34

$1,054,000

Inventory Silicon Valley

Total Number Of Homes:

For Sale

Sold

770

301

378

200

408 367

514 510

602

639

695

874

890 822

603 624 308

300

343

416

400

511

525

500

543 521

600

730

702

700

822 820

794

800

795 770

900

931

1000

100 0 14-Nov

14-Dec

15-Jan

15-Feb

15-Mar

15-Apr

15-May

15-Jun

15-Jul

15-Aug

15-Sep

15-Oct

15-Nov

15-Dec

16-Jan

Inventory Insights Similar to last month, sellers fared best this January.

Total property sales in January rose by a small margin compared to this time last year, but dropped significantly compared to the previous month. This is still pretty normal with seasonal factors taken into consideration. The holiday season is historically slower than the rest of the year when it comes to home sales; families want to spend time together undisturbed, the weather is less than ideal, people travel, large events like the Super Bowl happen – you get the picture.

The total number of homes available for sale in January marginally decreased compared to last year, but slightly increased compared to the previous month.

Still, the inventory is quite low, giving buyers less to choose from, which is great news for sellers! As winter passes and spring begins, we’ll begin to see more homes on the market accompanied by more sales.

In the luxury market, however, buyers had the upper hand.

The total number of luxury homes available in January remained the same compared to the previous month, but doubled compared to last year. This increase in available homes gave buyers more variety to choose from.

Similar to the non-luxury market, this advantageous time for buyers can be primarily attributed to the natural seasonal market pattern. Buyers and sellers should take notice, though, because as the year progresses and the seasons change, the market will change, too!

Inventory By The Numbers Home Price Range

Homes For Sale

Year Over Year % Difference

< $500K

11

-62%

$500K $1M

163

-23.80%

$1M - $3M

193

43.00%

$3M - $5M

24

9.10%

$5M - $10M

15

66.70%

$10M +

4

-50.00%

Pricing Silicon Valley

Average Prices in $,000:

For Sale Price

Sold Price $1,889

2000 $1,697

1800 1600

$1,590

$1,506

$1,652 $1,647 $1,631

$1,582 $1,552 $1,519

$1,727

$1,655 $1,465

$1,508 $1,525

1400 1200 1000

$1,137 $1,146 $1,144 $1,014 $1,002

800

$1,203 $1,194

$1,147 $1,150 $1,150 $1,156 $1,121 $1,090

$977

$1,054

600 400 200 0

14-Nov

14-Dec

15-Jan

15-Feb

15-Mar

15-Apr

15-May

15-Jun

15-Jul

15-Aug

15-Sep

15-Oct

15-Nov

15-Dec

16-Jan

Pricing Insights The average “For Sale” price in January was $1,727,000; the difference is small compared to both last year and the previous month with a slight ebb and flow from both higher and lower prices.

The average “Sold” price saw a slight decrease from last month and a slight increase from the previous month, settling at $1,054,000. The difference between the average listing price and the average sold price is a decent chunk of change, which was great for buyers and really shows how impactful negotiation can be!

Since we are still getting over the fervor of winter and the holidays, it seems that demand has yet to catch up with supply. As the year progresses, however, demand will continue to grow, leading to more competitive pricing. So, sellers, don’t worry – your time is coming soon!

Pricing By The Numbers

Average Price Per Square Foot.

$588

-1.4% Month over Month

On The Market Silicon Valley

Average Days On Market 38

40 33

35 30

33

34

29

28

25 25 20 20

21

19 16

22

26

22

17

15 10 5 0 14-Nov

14-Dec

15-Jan

15-Feb

15-Mar

15-Apr

15-May

15-Jun

15-Jul

15-Aug

15-Sep

15-Oct

15-Nov

15-Dec

16-Jan

Days on Market Insights The Days on Market (DOM) shows, on average, how long properties are on the market before they sell. The amount of time it takes a house to sell can help us determine whether buyers or sellers are having a more favorable month.

This Januaryâ&#x20AC;&#x2122;s DOM was 34 days, just a day longer than the previous month and a few days shorter than last year. In this sense, it was a great month for buyers; the longer a house is on the market, the more likely it is that there will be room for negotiation, and lowered prices.

Sellers should not be discouraged, though! Homes are often on the market for at least a month. And again, demand will continue to grow, eventually causing competitive bidding and much faster sales. Stay tuned, sellers!

DOM By The Numbers Home Price Range

Days on Market

Year Over Year % Difference

< $500K

53

4%

$500K $1M

33

-15%

$1M - $3M

31

-3%

$3M - $5M

75

-23%

$5M - $10M

0

N/A

$10M +

0

N/A