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Buy.Sell.Stay. April 2016 Market Report Silicon Valley Cupertino, Los Gatos, Mountain View, San Jose, Saratoga, Sunnyvale

Slater Thomson Team Gail Thomson & Stephen Slater, REALTORSÂŽ

408-357-5720 | SlaterThomson.com Team@SlaterThomson.com CalBRE# 01444563 & 01886128 Š 2016 Intero Real Estate Services, Inc., a Berkshire Hathaway Affiliate and wholly owned subsidiary of HomeServices of America, Inc. All rights reserve. The logo is a registered trademark of Intero Real Estate Services, Inc. Information deemed reliable but not guaranteed. This is not intended as a solicitation if you are listed with another broker. Data Provided by Trendgraphix May 2016


Executive Insights Spring Smells Sweet for Sellers Like in years past, Spring seems to be the time when the gas pedal gets pushed down to the floor with regards to the Bay Area housing market. With kids getting out of school for the summer and families looking to make a move before the next school year starts, April tends to be the tipping point of the “red hot” real estate season. Traditionally we see an increase in listings starting in April and this year was no different. Listings were up in every part of the Bay Area, with most areas seeing double digit increases month over month. But with this flood of inventory hitting the market you might think this is going to become a buyer’s market, but that doesn’t look like the case. With the excellent job market and pent up demand for inventory, these increased listings are probably not going to silence the multiple offers and over asking prices in the desirable areas. But this influx of properties will allow some people that have been locked out of the market to dip their toes back in the buying pool. Another couple of factors that might play into this increased listings scenario are mortgage rates and rental prices. 30-year fixed mortgage rates are forecasted by the National Association of REALTORS® to rise by nearly a point by Q1 of 2017. If buyers find a desirable home sooner rather than later, they could potentially save thousands of dollars over the life of their loan. Especially in the Bay Area where the median home price is close to $650,000. This might make buyers more aggressive than they would be if rates were forecasted to stay flat. High rental prices could also impact the extra inventory that hits the market. With rents in some areas nearing the $6,000 a month range, this may have renters thinking seriously about becoming potential buyers. The rental scenario is especially interesting because it could impact some of the more moderately priced regions of the Bay Area. So yes we’re seeing an increase in listings across the Bay Area, but how will that impact your buying or selling decision over the next few months? We still need to remember that at the end of the day, real estate will always be local. For this reason, we have broken down the data in these reports and provided an easy to digest analysis for the area you might soon call home. So take a look and let us help you become a more informed home buyer or seller.


Market Highlights Silicon Valley

Total Homes for Sale

747

Luxury Homes for Sale*

80

*Homes for sale above $3 million.

Total Homes Sold

Average Days on Market

Average List Price

Average Sold Price

689 $1,743,000

20

$1,257,000


Inventory Silicon Valley

Total Number Of Homes:

For Sale

Sold

200

747 689

337

408 372

548

543

639 514 510

602

511

639

770

15-Aug

695

15-Jul

730 15-Jun

301

300

874

400

378

500

603 624

600

890 822

702

700

822 820

794

800

795 770

900

931

1000

100 0 15-Feb

15-Mar

15-Apr

15-May

15-Sep

15-Oct

15-Nov

15-Dec

16-Jan

16-Feb

16-Mar

16-Apr

It is a Seller’s Market Property Sales (Sold) April property sales were 689, down 13.2% from 794 in April of 2015 and 25.7% higher than the 548 sales last month. Current Inventory (For Sale) Versus last year, the total number of homes available this month is higher by 45 units of 6.4%. This year’s bigger inventory means that buyers who waited to buy may have bigger selection to choose from. The number of current inventory is up 16.9% compared to the previous month. Property Under Contract (Pended) There was an increase of 4.2% in the pended properties in April, with 812 properties versus 779 last month. This month’s pended property sales were 1% higher than at this time last year.

Inventory By The Numbers Home Price Range

Homes For Sale

Year Over Year % Difference

< $500K

5

-80.8%

$500K $1M

277

-11.2%

$1M - $3M

385

29.2%

$3M - $5M

54

14.9%

$5M - $10M

21

75%

$10M +

5

-28.6%


Pricing Silicon Valley

Average Prices in $,000:

For Sale Price

$1,889

2000 1800

Sold Price

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

1600

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

$1,727

$1,655 $1,465

$1,508 $1,525

$1,640

$1,768 $1,743

1400 1200 1000

$1,137 $1,146 $1,144

$1,203 $1,194

$1,179 $1,147 $1,150 $1,150 $1,156 $1,121 $1,090 $1,055

$1,253 $1,257

800 600 400 200 0 15-Feb

15-Mar

15-Apr

15-May

15-Jun

15-Jul

15-Aug

15-Sep

15-Oct

15-Nov

15-Dec

16-Jan

16-Feb

16-Mar

16-Apr

The Average For Sale Price is Neutral The Average For Sale Price in April was $1,743,000, up 6.9% from $1,631,000 in April of 2015 and down 1.4% from $1,768,000 last month. The Average Sold Price is Appreciating The Average Sold Price in April was $1,257,000, up 9.9% from $1,144,000 in April of 2015 and up 0.3% from $1,253,000 last month.

Pricing By The Numbers

The Median Sold Price is Appreciating The Median Sold Price in April was $1,075,000, up 13.8% from $945,000 in April of 2015 and up 2.4% from $1,050,000 last month.

Average Price Per Square Foot.

$657

0.9%

Month over Month


On The Market Silicon Valley

Average Days On Market

40 33

35 30

34

29

29 25

25

20

20

21

19 16

22

26

22

21

20

17

15 10 5 0 15-Feb

15-Mar

15-Apr

15-May

15-Jun

15-Jul

15-Aug

15-Sep

15-Oct

The Days on Market Shows Downward Trend The average Days on Market (DOM) shows how many days the average property is on the market before it sells. An upward trend in DOM trends to indicate a move towards more of a Buyer’s market, a downward trend indicates a move towards more of a Seller’s market. The DOM for April 2016 was 20, down 4.8% from 21 days last month and up 5.3% from 19 days in April of last year. The Sold/Original List Price Ratio is Rising The Sold Price vs. Original List Price reveals the average amount that sellers are agreeing to come down from their original list price. The lower the ratio is below 100% the more of a Buyer’s market exists, a ratio at or above 100% indicates more of a Seller’s market. This month Sold Price vs. Original List Price of 104% is up 1% % from last month and down from 2.8% % in April of last year.

15-Nov

15-Dec

16-Jan

16-Feb

16-Mar

16-Apr

DOM By The Numbers Home Price Range

Days on Market

Year Over Year % Difference

< $500K

31

-119%

$500K $1M

18

-6%

$1M - $3M

19

26%

$3M - $5M

53

72%

$5M - $10M

76

64%

$10M +

0

N/A

Buy. Sell. Stay. Silicon Valley Market Report April 2016  

The real estate market in Silicon Valley is constantly shifting, and we want to make sure you always have the most accurate and up to date i...

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