The positives in Albemarle County:
- Inventory is lower.
- The sales activity is highest since Q1 2007.
- There are reports of "multiple offers."
- There are "well priced" homes that sell in under two weeks.
- Buyer activity is up in comparison to 2011, as assessed by contracts which will close in the Second Quarter.
- Lower inventory isn't necessarily a positive: locally or nationally.
- There are still hundreds and hundreds of "mispriced" or "mislocated" properties that are not selling.
- The enthusiasm for believing the market is closer to "recovery" will lead to a rise in asking prices. Anecdotally, this started happening in March.
- Price increases will lead to lower sales. As buyers have shown repeatedly over the past five years, there's only so much they are willing to pay.
- There simply aren't enough folks in this area "moving up" to relieve the amount of high-dollar inventory. "Family homes" (McMansions) priced $600K-$1.3M are a slow market. These already-built homes are competing with new construction, which is now less expensive, often "greener," and can be customized to the buyer's specifications.
- There are listings at all price points offered for tens and sometimes hundreds of thousands under what the seller paid.
- Banks are still holding foreclosed inventory, at all price points, off the local market.
- At the highest end, the "farmette" and "estate" listings from $1.5M-$16M, pricing and valuation remain highly subjective--more than ever a matter of "opinion." (Example: Donald Trump offering $3M+ for the foreclosed Albemarle House, which Bank of America has listed at $16M.)
Median price increased +10.1%: $343.5K from 2011's $312K
Sales rose +10.8%: 2011 130 v. 2012 144
Median price increased +20.9%: $238.2K 2012 v. $197K in 2011
Sales rose +9.4%: 58 in 2012 from 53 v 2011
Median price declined -2.5%: $101.2K 2012 v. $103.7K 2011
Sales rose +62.5% 26 in 2012 v. 16 in 2011 (investors are grabbing these)
Your micromarket may vary.
Recapping the Nest Report in podcast.
A list of the headwinds that continue to face the market.
The CAAR report.
Q1 2012 Charlottesville Real Estate Market Report