21109 NE Risto Rd - Gorgeous Custom Home, Hockinson Schools!

21109 NE RIsto Rd - Awesome Custom Home on Greenbelt

Overview Maps Photos Description Market Stats

$550,000 Single Family Home Main Features 3 Bedrooms 2 Bathrooms Interior: 3,222 sqft Lot: 1.59 acre(s) Location 21109 NE Risto Rd Battle Ground, WA 98604 USA

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John Slocum & Kathryn Alexander RE/MAX equity group (360) 258-2494 clagent@clarkcountyexpert.com http://www.clarkcountyexpert.com Listed by: Kathryn Alexander

Our recent listings Cute Waterfront Condo at Northwynd 7614 NW 15th Ave - DayRanch Suburban Oasis! 21109 NE RIsto Rd - Awesome Custom Home on Greenbelt 6101 NE 94th Ave Vancouver WA - Fixer on 1.4 Acres! 710 NW 253rd St Ridgefield, WA | Awesome Ridgefield WA Luxury Estate on 6 Acres! Subscribe to our listing feed

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Real Estate Market Report for Vancouver WA - March 2014

Vancouver's Real Estate in March 2014 Showing a Good Pace.

March marks the end of The First Quarter of 2014 and finds the Vancouver WA Real Estate market still struggling with low inventory of resale homes. Here are this month's highlights:

• The Average Home Sale-Price Moved Up again; showing the 3-Month Moving Average up 12.66% over the prior year; and the 12-Month Moving Average went up 12.39% from the prior March.
   
• The Price Trend Lines were also progressing in the Upward Direction for both the 3-Month Moving Average, and the 12-Month Moving Average.
   
• 266 Resale Homes were sold in March, which is about 23 (8%) fewer homes than had sold in March 2013.
  
  
• 371 Resale Homes went Pending; vs. 323 in the prior year.
   
• REO/Bank Owned property sales were 36 units (13.5% of total); up from 33 (11.42%) in March 2013. 
   
• Short Sale /Pre-Foreclosure property sales were 38 units (14.3% of total); down from 53 (18.3%) in March 2013.

We advise that Vancouver Washington is a relatively small reporting area and thus, the results for each month must be merged with existing data to effect "smoothing" to allow the trends to better reveal themselves. 

Another "quirky item" that is difficult to capture is that some homes may go Pending - to - Sold in the same month; while others may go Pending in one month, and become a Closed sale more than one month following!

Finally, the Closed Sale of one or more million-dollar(+) home in a month can raise the Average Sales price for Vancouver measurably for a one-month report; while blending that information into several month's of data smoothes out that effect.

Now for our Charts for Vancouver Real Estate!  The first chart displays the number of Resale Homes Sold (Excludes New Construction).  We are using the simple statistical smoothing techniques mentioned above, to show a short term trend line equaling the 3-month Moving Average; and the longer term trend line equaling the 12-month Moving Average. 

Vancouver WA Resale Home Sales - Units Sold Trend March 2014

With Vancouver being the largest reporting area in Clark County WA, this trend line will look very similar the one for the County. 

Next up is the display for the current action on Home Prices. This month Vancouver WA's overall price trend-lines were flat, while Vancouver's rose!

Vancouver WA Resale Home Sales - Average Sales Price Trend

We opine that part of the reason for Vancouver's increase in average sales price is the relatively very low inventory (home supply) condition we've seen recently.   

The final series of chats below show the month-by-month action for Unit Sales, Average & Median Prices; and Days on Market:

Vancouver Home Sales Inventory & Days on Market Trends

These final 3 charts show the market behavior around the beginning of the year, with Days on Market higher than the summer time but, lower than they were the same time last year.

We also notice that the new listings coming on the market are "pushing" the price envelope upward, visible by March's average list price being much higher than at any time in the previous 12 months.

We opine that 2014 is starting out almost as strong as 2013 did.  The unit-volume is slightly less, most likely owing to low available inventory.  The severe winter in other parts of the country could also be having some effect near-term as the normal in-bound buyers from those states have been weather-delayed!
 

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PS - Visit the Home Search for Vancouver WA on our website, where it is Easy to search by Neighborhood or by Category, with property and real estate listings from the entire RMLS.  Sign-up Not Required!

PPS -2014 is shaping up to be a big year for the real estate market.  Don't delay with your Home Selling or Buying Plans - Call Us Soon!

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The charts in this report (prepared by John Slocum Realtor®, our resident statistician) are based on home sales recorded in the Vancouver MLS system (RMLS), excluding sales of mobile home; and shows the purchase activity since 2009; charting the 3 month Moving average number of sales, and the 12 month Moving average.  This "smoothing" of the trend-data helps illustrate the short-term and longer term trends in Vancouver WA's real estate market.

Disclaimer: as with any real estate statistics, we do our best to provide the best representation at the time the data was acquired.  We deem the data and reports reliable but not guaranteed.

1735 SE Cutter Ln Vancouver WA - Cute Northwynd Condo for sale

Cute Waterfront Condo at Northwynd

Overview Maps Photos Features Description Video Tour (4/10) Neighborhood Market Stats

$185,000 Condominium Main Features 1 Bedroom 1 Bathroom Interior: 947 sqft Location 1735 SE Cutter Ln Vancouver, WA 98661 USA

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John Slocum & Kathryn Alexander RE/MAX equity group (360) 258-2494 clagent@clarkcountyexpert.com http://www.clarkcountyexpert.com Listed by: John Slocum

Our recent listings Cute Waterfront Condo at Northwynd 7614 NW 15th Ave - DayRanch Suburban Oasis! 21109 NE RIsto Rd - Awesome Custom Home on Greenbelt 6101 NE 94th Ave Vancouver WA - Fixer on 1.4 Acres! 710 NW 253rd St Ridgefield, WA | Awesome Ridgefield WA Luxury Estate on 6 Acres! Subscribe to our listing feed

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Waterfront Luxury Condo Market Report for Vancouver WA - Recap of 2013

Vancouver's Waterfront Luxury Condo Market in 2013 Was Very Slow!

Vancouver Washington is in a unique position for Waterfront Luxury Condos, offering two (2) excellent locations right on the Columbia River's North Shore, with four (4) separate properties.  The information we provide here will have been reported in the Vancouver MLS, and won't cover any private-party sales.

Tidewater Cove Condos | SE Scenic Ln

Columbia Shores Luxury Condos | SE Columbia Way

Meriwether Condos | 2015 SE Columbia River Dr

Sahalie Condos | SE Columbia Way

We will also include in the calculation any waterfront condo priced over $300,000 and over 1,000 sqft in size.

With such a small data-set of condo properties to report, any of the statistics reported must be interpreted with care; as each property is unique, with each home's upgrades and style, combined with view can greatly affect the sales price (or, failure to sell).

      Summary View for 2013 Luxury Waterfront Condo Sales

• Five (5) Luxury Condos Sold; Averaging 2,056 sqft in size; $380 per sqft, and the Average Cumulative Days on Market (CDOM) was 370.
   
• Six (6) Condos are still Active and were on the market in 2013; Averaging 2,067 sqft in size; priced at an average of $351 per sqft.; with the average CDOM at 195.
   
• Sixteen (16) Condos did Not Sell AND came off the market; Averaging 2,108 sqft in size; priced at an average of $372 per sqft.; and the average CDOM was 459.
   
• Sales by Condominium Property:
      -    Columbia Shores Condos: One (1) Fourth-floor Tower unit, facing the river;
      -    Meriwether Condos: One (1) Third-floor unit;
      -    The Sahalie Condos: Three (3) New units;
      -    Tidewater Cove Condos: Zero (0).
   

Compared to the overall Vancouver Condo scene, this sub-set of the market has been quite anemic, at best.  It is our opinion there are three main reasons more of these condos have not sold: 

1. they have been Over-Priced relative to both General and Specific market conditions;
   
2. the Luxury Home Market in Vancouver has been a Buyer's Market, with detached Luxury Homes providing a Better Offer and posting more sales;
   
3. and finally, Condo financing, especially for the "Jumbo" category disappeared for quite a while, and is just now returning to help with financing purchase - making Condo homes in this price range available almost exclusively to Cash buyers.

With the rather recent improvement in Luxury Home Financing (aka Jumbo Loans); combined with a rather strong Seller's market where the target buyers will be coming from, we expect 2014 to post modestly better, if not far superior results than in 2013
 

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PS - Visit the Luxury Waterfront Condo Real Estate Search for Vancouver WA page our website, where we have made it Easy to search by Neighborhood, with condo listings from the entire RMLS.  Sign-up Not Required!

PPS - the buzz is that 2014 is starting out Very Strongly, with several homes Pending or Sold already.  Don't delay with your Luxury Condo Selling or Buying Plans - Call Us Soon!

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The information in this report (prepared by Realtor® John Slocum, our resident statistician) are based on waterfront luxury condo sales recorded in the Vancouver MLS system (RMLS).

Disclaimer: as with any real estate statistics, we do our best to provide the best representation at the time the data was acquired.  We deem the data and reports reliable but not guaranteed.

Home Sales Market Report for Battle Ground WA - 2013 Recap

Good Improvement in Battle Ground's Real Estate Market for 2013; Home Prices Increased; Resale Unit Volume also Increased

Results for real estate sales in Battle Ground WA improved nicely in 2013 with these highlights:

• Property Values Were Up at year end, with the 3-Month Moving Average up 3.5% over 2012; and the 12-Month Moving Average went up 8.2%
   
• End of Year Price Trend was slightly Up for the 3-Month Moving Average and also Trending Up for the 12-Month Moving Average
   
• The Absorption Rate was: 111 Days for Battle Ground (vs. 115 Days for Clark County) - Very much in the "Seller's Market" Range.
   
• Approx. 430 Resale Homes were sold in 2013, which is 11 (2.6%) more homes than in 2012.
   
• Bank Owned / REO property sales were 42 properties (9.8% of total); down from 70 (16.7%) in 2012.  This is consistent with the other areas in Clark County.
   
• Short Sale  property sales were 69 units (16.0% of total); down from 94 (22.4%) in 2012.

As reported last month's Real Estate Update  Autumn is traditionally slower for real estate sales, and combined this year with the economic uncertainty by the shut-down of the US government, caused  Clark County and Vancouver to see the first significant retreat from rising prices in this phase of the economic cycle.  Battle Ground was affected by this to some extent however, being a smaller market, statistically speaking, the impact was not as readily measurable.

Before we get to Battle Ground's Charts - Battle Ground is a relatively small town and thus, the graph-lines won't look that Smooth when compared to the same charts for Vancouver or Clark County; as there can be a wide variability in Units Sold or Average Price from month to month.  Therefore, when we add the 12-month moving average line for the long-term trend, we obtain a reasonable idea as to the market's direction.

This first chart shows the number of Resale Homes Sold (Excludes New Construction), with a short term trend line equaling the 3-month Moving Average; and the longer term trend line equaling the 12-month Moving Average.

Battle Ground WA Resale Home Sales - Units Sold Trend 2013

With Battle Ground only about 10% of Clark County, this trend line seems to have much variability.  However, the long-term trend line more reliably shows steady and positive improvement for the past 2 years.

Next we'll look at the current action on Average Home Sale Prices, with this next chart showing up-and-down movement through the year, and ending up about $9,269 for the 3-month line. The 12-month line move up steadily, increasing about $20,485 by end of the year. 

Also, unlike Clark County we also have the 3 month Average Price line still above the 12-month line, which indicates prices are likely still on their way upwards.

Battle Ground WA Resale Home Sales - Average Sales Price Trend

The final series of chats below show the month-by-month action for Unit Sales, Average & Median Prices; and Days on Market:

Battle Ground Home Sales Inventory & Days on Market Trends

These final 3 charts clearly show how vigorous the market was in the summer of 2013, with higher Property-Unit Volume, higher Average Prices; and fewer Days on the Market!  Also of note is the Steep Decline in New Listings at the end of the Year.  Home prices for Battle Ground may rise quickly again if the supply of homes for sale becomes reduced any further.

If 2014 is going to behave in a fashion similar to 2013, the first quarter of the year will be the time for Sellers to get their homes ready to sell; and for Buyers the best bargains will be right now!

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PS - Visit our Real Estate for sale Search for Battle Ground on our website, where we have made it Easy to search by Category or Neighborhood, with real estate listings from the entire RMLS.  Sign-up Not Required!

PPS - the buzz with our team and at the RE/MAX office is that 2014 is starting out Very Strongly.  Don't delay with your Home Selling or Buying Plans - Call Us Soon!

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The charts in this report (prepared by Realtor® John Slocum, our resident statistician) are based on home sales recorded in the Battle Ground MLS system (RMLS), excluding sales of mobile home; and shows the purchase activity since 2009; charting the 3 month Moving average number of sales, and the 12 month Moving average.  This "smoothing" of the trend-data helps illustrate the short-term and longer term trends in Battle Ground and Clark County's real estate market.

Disclaimer: as with any real estate statistics, we do our best to provide the best representation at the time the data was acquired.  We deem the data and reports reliable but not guaranteed.

Condo Market Report for Vancouver WA - Annual 2013 Recap

Vancouver's Condo Market in 2013 Shows Improvement in Units Sold, ending the Year with Little Price Change, and a Reduction in Distressed Sales.

The Vancouver WA Condo Real Estate Market (we count Attached homes + Condos) is a modest subset of the overall real estate market, coming in at 8.5% of the total units sold.  2013 was a relatively good year for Condos, with these highlights:

• Condo Values changed little, with the end of the year showing the 3-Month Moving Average down 2.76% over the prior year; and the 12-Month Moving Average closed up 1.35%
   
• The Year End Price Trend was sharply Downward for the 3-Month Moving Average and Flat-to-Slightly-Downward for the 12-Month Moving Average
   
• The Absorption Rate at the end of the year was: 126 Days for Vancouver Condos - Still in the Moderate "Seller's Market" Range.
   
• Approximately 321 Resale Condos were sold in 2013, which is about 36 (12.6%) more condos than in 2012.
   
• REO/Bank Owned Condo sales were 72 units (22.4% of total); down from 97 (34.0%) in 2012.  This is consistent with the other cities in Clark County.
   
• Short Sale /Pre-Foreclosure property sales were 84 units (26.2% of total); compared to 80 (28.1%) in 2012.

As November's Real Estate Update illustrated, the Autumn season is typically slower, and combined with the economic uncertainty by the shut-down of the US federal government, caused Clark County and Vancouver to see the first significant pause in rising prices in this recovery phase.

Now for the Condo Charts!  This first chart tallies the number of Resale Condos Sold (Excludes New Construction), with a short term trend line equaling the 3-month Moving Average; and the longer term trend line equaling the 12-month Moving Average.  We use this modest "smoothing" technique, as the Condo Market in Vancouver is considered small from a statistical point of view, and the monthly numbers jump quite wildly - a behavior we try to tame to better allow the true tends to be visible.

Vancouver WA Resale Condo Sales - Units Sold Trend 2013

With Condos a part of our recent overall Vancouver real estate market report this trend line looks somewhat different, if not contrary to the main Vancouver Report - again, this is owing to the relatively small number of units sold each month.  However, the 12 month trend-line shows clearly that condo sales have been improving month-over-month for the past 2.5 years or so.

Next we'll look at the results for Average Condo Prices, with the 3-month moving average line (in red) jumping around quite wildly. This is where the 12-month line (in blue) better defines the trend taking place for any point in time in the market.  It is our opinion we have seen the major "bottom" for prices, although there are still great condo deals out there, as we still have a relatively high level of distressed condo sales within the overall condo market.

Vancouver WA Resale Condo Sales - Average Sales Price Trend

The final series of chats below show the month-by-month action for Unit Sales, Average & Median Prices; and Days on Market:

Vancouver Condo Sales Inventory & Days on Market Trends

These final 3 charts clearly show how relatively brisk the market was in the summer of 2013, with higher Unit Volume, and fewer Days on the Market!  Also of note is the Steep Decline in New Listings (similar to the decline in SFR - Detached listings) at the end of the Year.  Home prices may well be firm if the supply of homes for sale becomes any tighter.

If 2014 is going to behave in a fashion similar to 2013, the first quarter of the year will be the time for Sellers to get their homes ready to sell; and for Buyers the best bargains will be right now!

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PS - Visit the Condo Real Estate Search for Vancouver WA page our website, where we have made it Easy to search by Neighborhood, with condo listings from the entire RMLS.  Sign-up Not Required!

PPS - the buzz with our team and at the RE/MAX office is that 2014 is starting out Very Strongly.  Don't delay with your Condo Selling or Buying Plans - Call Us Soon!

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The charts in this report (prepared by Realtor® John Slocum, our resident statistician) are based on condo sales recorded in the Vancouver MLS system (RMLS), excluding sales of newly constructed condos; and shows the purchase activity since 2009; charting the 3 month Moving average number of sales, and the 12 month Moving average.  This "smoothing" of the trend-data helps illustrate the short-term and longer term trends in Vancouver's Condo market.

Disclaimer: as with any real estate statistics, we do our best to provide the best representation at the time the data was acquired.  We deem the data and reports reliable but not guaranteed.

Annual 2013 Real Estate Market Recap for Camas WA

Resale Homes see "Choppy" Price Action in the Camas WA Real Estate Market, with Fewer Distressed Properties and Increase in Units Sold.

The Camas real estate market appeared to be a year of reasonable improvement in 2013, with these highlights:

• Mixed Prices Indexes ("Choppy"), Rising early but, by the end of the year the 3-Month Moving Average was Down -8.0%; while the 12-Month Moving Average was a positive 8.31%
   
• End of the Year Prices Trended Steeply Downward for the 3-Month Moving Average, and were Flat-to-Dowward for the 12-Month Moving Average
   
• End of Year Absorption Rate was 95 Days (compared to 108 Days for Vancouver) - Still very much in the range of a Strong "Seller's Market."
   
• 464 Resale Homes (approx) closed in 2013, which is about 66 (16.6%) more units closed than in 2012.
   
• Bank Owned / REO property sales were 39 units (8.4% of total); down from 44 (11.1%) in 2012.  This tracks with the decrease in Bank Owned homes for sale in Clark County.
   
• /Pre-Foreclosure / Short Sale property sales were 49 units (10.6% of total); down from 77 (19.34%) in 2012.
  

We reported in last month's Real Estate Update for Clark County the Autumn season is usually slower, combined with the uncertainty the shut-down of the US government caused, Clark County real estate to see the first significant and sustained break in rising prices in this phase of the economic recovery.

Now for the Camas Charts! - The first one represents the number of Camas Resale Homes Sold (Excludes New Construction), with a short term trend line (in Red) calculated as a 3-Month Moving Average; and the longer term trend line (Blue line) equaling the 12-month Moving Average.

Camas Resale Home Sales - Units Sold Trend 2013

This chart is clearly showing we are in the typical seasonal down-turn - shown by the 3-month (Red) Moving Average line; with the strongest season in the Summer. The longer-term 12-month Moving Average (Blue) line has remained in a somewhat narrow range for the past few years.

For Home Prices, this next chart shows quite "choppy" action with the 3-month/short-term trend line, to where it had risen high above the 12-Month line to then drop steeply, where in November it pierced the 12-month/long-term price trend line and continued falling!  The long-term trend line also shows a "leveling-to-downward" direction at the end of the year.

Camas Resale Home Sales - Average Sales Price Trend 2013

While the 3-Month Moving Average line is "choppy" (owing to the quite small market size of Camas), the Long Term trend (blue line) has shown a strong improvement over most of the year.  Thus, given reasonable stable-to-improving broader economic factors (jobs, un-employment, in-migration), we expect prices to continue a longer upward trend.

Camas Resale Home Sales Inventory & Days on Market - 2013

Finally our last set of 3 charts shows the dynamics of the market throughout the year.  The top chart shows a surge of new listings in the Spring, followed by a surge of closed sales from May through August; which ties in with the Days on Market shrinking in the late Spring through early Fall as shown by the 3rd chart.  If 2014 performs in similar fashion, then the first quarter of the year is the time for Sellers to get their homes ready to sell; and for Buyers the best bargains in Camas are right now!

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PS - Visit our website for the Camas Real Estate and Home Search page, where we have 16 neighborhood searches already set up in addition to 7 category searches, with real estate listings from the entire RMLS.

PPS - the buzz with our team and at the RE/MAX office is that 2014 is starting out Very Strongly.  Don't delay with your Home Selling or Buying Plans - Call Us Soon!

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This Repart and Charts (prepared by Realtor® John Slocum, our resident statistician) are based on home sales recorded in the Vancouver MLS system (RMLS), excluding sales of mobile home; and shows the purchase activity since 2009; charting the 3 month Moving average number of sales, and the 12 month Moving average.  This "smoothing" of the trend-data helps illustrate the short-term and longer term trends in the Camas real estate market.

Disclaimer: as with any real estate statistics, we do our best to provide the best representation at the time the data was acquired.  We deem the data and reports reliable but not guaranteed.

Real Estate and Home Sales Market Recap for Vancouver WA in 2013

2013's Real Estate Market for Vancouver Shows a Strong Increase in Units Sold, ending with a Slow-down for Rising Prices

Real Estate and Home Sales in 2013 was very good, with excellent improvement in many areas, with these highlights:

• Real Estate Values Gained at the end of the year, with the 3-Month Moving Average up 5.77% over 2012; and the 12-Month Moving Average increased 12.4%
   
• The end of year Price Trend turned sharply Downward for the 3-Month Moving Average and went Flat for the 12-Month Moving Average
   
• The End of Year Absorption Rate was: 108 Days for Vancouver (vs. 115 Days for Clark County) - Still well in the "Seller's Market" Range.
   
• Approx. 3,812 Resale Homes closed in 2013, about 467 (13.96%) more than in 2012.
   
• REO/Bank Owned house & condo sales were 439 units (11.5% of total); a decrease from 505 (15.1%) in 2012.  This is matches the other cities in Clark County.
   
• /Pre-Foreclosure/Short Sale property sales were 590 units (15.5% of total); a decrease from 710 (21.2%) in 2012.

Fall is traditionally a slower season in this market, and combined this year with the economic uncertainty by the shut-down of the US government, caused Clark County and Vancouver WA to see the first significant pause in rising prices in the past 2 years.

Now for our Charts!  This first graphic shows the number of Resale Homes Sold (we Exclude New Construction), with a short term trend line (in Red) equaling the 3-month Moving Average; and the longer term trend line (in Blue) equaling the 12-month Moving Average.

Vancouver WA Resale Home Sales - Units Sold Trend 2013

Vancouver is the largest city in Clark County, and its trend line seems to look quite a bit like the total for the County.  However, Vancouver's 3 month trend-line shows much bolder moves, up and down, for the year; with the 12 month line produced a nice up-move before leveling off. Without a doubt the improved number of home-units sold is a welcome improvement for this market.

Now for the current action on Home Prices, with this next graphic showing a strong move up of about $30,000 for the 3-month line, only to have it retreat $15,000 in the final months of the year.  The 12-month line improved nicely about $23,000, with a slight leveling at the end of the year. We also have the 3 month line now lower than the 12-month line, which is something to watch in the next few months.  For now this may be too early to determine the level of significance, as any correcting market is likely to have periods of "sideways" action.

Vancouver WA Resale Home Sales - Average Sales Price Trend

The final chart series show the month-by-month action for Unit Sales, Average & Median Prices; and Days on Market:

Vancouver Home Sales Inventory & Days on Market Trends

From the last charts it is clear to see how Strong the housing market was in the summer of 2013, with higher Unit Volume, higher Average Prices; and fewer Days on the Market!  Also, it is important to observe is the Steep Decline in New Listings at the end of the Year.  Home prices early in 2014 may rise quickly again if the supply of homes for sale becomes any tighter.

In our opinion the first quarter of 2014 will be the time for Sellers to get their homes ready to sell; and for Buyers the best bargains will be right now!
 

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PS - Visit the Home and Real Estate Search for Vancouver page our website, where it is Easy to search by Neighborhood or by Category, with house and real estate listings from the entire RMLS!

PPS - from the water cooler at the RE/MAX office is that 2014 is starting out Very Strongly.  Don't delay with your Home Selling or Buying Plans - Call Us Soon!

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Graphics and charts in this report (prepared by Realtor® John Slocum, our resident statistician) are based on home sales recorded in the Vancouver MLS system (RMLS), excluding manufactured home sales; and shows the purchase activity since 2009; charting the 3 month Moving average number of sales, and the 12 month Moving average.  This "smoothing" of the trend-data helps illustrate the short-term and longer term trends in Clark County's real estate market.

Disclaimer: as with any real estate market statistics, we do our best to provide the best representation at the time the data was acquired.  We deem the data and reports reliable but, not guaranteed.