Real Estate Market Results for Vancouver WA in July 2015

Home Sales Going Strong for July 2015 in Vancouver WA !

Despite some news reports that suggest a slowing in the local real estate scene, Vancouver Washington's July 2015 tally shows continued strong momentum, combined with the Median Days On Market for the 4th  month at less than 20 days!  Here are the highlight for July:

• 467 Resale Homes were sold in July 2015, which is 45 (10.7%) more homes than had sold in July 2014, although 44 fewer homes sold than June 2015 (June '15 was truly a record breaking month!).
   
• The Price Trend Lines are quite strong, with the 3-Month Moving Average up 10.65% at $272,476; and the 12-Month Moving Average up 10.83%, and now at $257,124.
    
• Short Sale /Pre-Foreclosure property sales were 17 units (3.6% of total); up slightly from last month; and a definite improvement compared to 26 (6.2% of total) in July of 2014.
  
• REO/Bank Owned home sales were 31 units (6.6% of total); and in a somewhat "side-ways" trend compared to 28 (6.6% of total) in July of 2014.
   
• Inventory for Resale Homes at the end of July was again at 2.1 Months! - to be sure a Seller's Market!

Market Charts for the Vancouver WA Real Estate are a great way to show just how strong the current rally is. We've taken the time to develop these ourselves to allow a better depiction of the short-term and longer-term trends.  

The Quantity (Unit-Sales) of Resale Homes sold (Excludes New Construction) is up first. The simple method of statistical smoothing to show the short term trend line -- the 3-month Moving Average is in red; and the longer term trend line -- the 12-month Moving Average is in blue. 

Vancouver WA Resale Home Sales - Units Sold Trend July 2015

What is clear with the above chart is the short-term trend made its seasonal turn upward at a much higher lavel than in previous years; and now in mid-summer as it nears another turning point, it is already substantially higher than in the previous two years!  

The chart graphic below shows Vancouver's Resale Average Home Sales-Prices for July 2015 are now attempting to break a new record!

Vancouver WA Resale Home Sales - Average Sales Price Trend

103 properties (22%) were priced $200,000 or less when sold; with 162 (35%) sold that were priced $200,000 to $250,000. In comparison, in 2014 there 62% of the July sales were at $250k or below; while this July that is now at 55%.

From RMLS the charts below show the recent twelve-month's of action for Unit Sales, Average & Median Prices; and Days on Market:

Vancouver Resale Home Sales Inventory & Days on Market Trends

With the 4th month and the Median Days on Market are less than 20 days, this has truly been a hot season!

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PS - You are invited to visit our Homes For Sale in Vancouver WA page.  Where it is Easy to search by Neighborhood or by Category, with Homes  and real estate listings from the entire RMLS.  Sign-up Not Required!

PPS -2015 is breaking records for the Vancouver Washington real estate market.  Do You Have Home Selling or Buying Plans this year? - Call Us Right Away!

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This report and custom charts (prepared by John Slocum Realtor®, our resident statistician) are based on home sales posted 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.

Real Estate Market Report for Vancouver WA March 2015

Real Estate Results in Vancouver WA for March 2015 In Like a Lion!

Each month in early 2015 has been turning in results better than the prior year for real estate sales in Vancouver Washington. Here are this month's highlights:

• Approximately 366 Resale Homes were sold in March 201, which is about 85 (30.2%) more homes than had sold in March 2014.
   
• The Price Trend Lines are both still strong, with the 3-Month Moving Average up 9.24% at $247,896; and the 12-Month Moving Average similarly up 9.86% at $247,577.
    
• Short Sale /Pre-Foreclosure property sales were 18 units (4.9% of total); also trending downward when compared to 39 (13.9% of total) in March of 2014.
  
  
• REO/Bank Owned property sales were 43 units (11.6% of total); and slightly trending downward when compared to 39 (13.9% of total) in March of 2014.
   
• Inventory for Resale Homes at the end of March was at 1.7 Months! - Well into the Seller's Market Range!

Now for our unique custom Real Estate Market Charts! 

This first chart displays the Unit-Sales (quantity) of Resale Homes closed in March (Excludes New Construction).  We employ the simple method of statistical smoothing to show the 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 2015

Clark County Washington's population in 2014 is estimated at 451,000; the largest community is Vancouver, with a population of approximately 167,000 (2013 est) within the City Limits; and another 80,000+ in the Vancouver Zip Codes under Clark County's jurisdiction . 

Next up is the display for the action on Vancouver's Resale Home Prices in March 2015.

Vancouver WA Resale Home Sales - Average Sales Price Trend

We are currently seeing very brisk action in the sub-$250k price range, which in large measure is causing the average sales price to rise, along with the scant supply of homes for buyers in this price-tier to purchase.   

The final chats below are from RMLS showing the month-by-month action for Unit Sales, Average & Median Prices; and Days on Market:

Vancouver Resale Home Sales Inventory & Days on Market Trends

There is little doubt so far in 2015 that Vancouver's Resale Real Estate Sales should continue on the same positive track for the near term
 

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PS - Please visit the Homes For Sale page for Vancouver WA on our website, where we've made it is Easy to search by Neighborhood or by Category, with Homes  and real estate listings from the entire RMLS.  Sign-up Not Required!

PPS -2015 will be an exceptional year for the Vancouver real estate market.  Do You Have Home Selling or Buying Plans this year? - Call Us Soon!

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The custom charts in this report (prepared by John Slocum Realtor®, our resident statistician) are based on home sales posted 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.

Home Sales Report for Vancouver and Clark County WA Novermeber 2011

Home Sales for Vancouver WA & Clark County with Seasonal Slowing for November 2011

Cooler weather has arrived, and Home Sales for Vancouver WA and Clark County have also shown the typical seasonal slowing, with Closed Volume lowering to 338 units, and the 3-month rolling average sales price is now below the 12-month rolling average.  Pending Sales were again very strong - at 426 units.  With the strength of the Pending Sales, combined with a high level of home refinancing activity occurring (to be sure, the-now-sub-4% home loan rates are causing a Refi Boom!), we are clearly on track to beat last years sales levels.

Affordability Index for real estate and Homes in Vancouver WA is n0w at a 18+ year high (as we've recently reported)!  Thus, our near-term to medium-term outlook for home buyers is Very Positive.

The information we use below is based on home sales entered into the Vancouver MLS system (RMLS), excluding sales of mobile homes.

For the first 11 months of 2011 there are 4,447 closed sales; compared to 4,359 for the same period in 2010.  If this trend continues for the last month of 2011 (and it should), we are confident 2011 will post a higher sales volume compared to the total real estate sales in 2011.

This Chart Below (prepared by John Slocum of Vancouver WA REMAX, our resident statistician) shows the purchase activity since 2009; charting the 3 month rolling average number of sales, and the 12 month rolling average.  This simple "smoothing" of the data better helps illustrate the short-term and longer term trends in the Clark County homes / real estate market.

The next chart below shows the Average home sales price trends (3 month and 12 month) for the same time period.  As can be seen, the extended higher level of purchasing activity is clearly providing support for home sales prices, with the outlook as "Firming up."

Finally, the Level of Available Inventory is another important indicator of market health.  When we smooth the statistical "noise" of the "New" homes listing in the MLS, we find a more meaningful inventory estimate.  The result is our best approximation of a Resold Home Inventory calculation of 5.6 months Clark County-wide (4.9 months for the sum of Vancouver zip codes) -- a number that is substantially lower than last year, and another indication that home prices should remain firm with a similar level of demand.  In contrast, the RMLS is using a a number drawing from both the Resale and "New" home segments, and showing a total Inventory of 6.8 months.  Clearly, removing the New Homes provides a better picture of move-in ready homes on the market.

Charts:  For the enthusiasts that like to examine charts, we have the sales results for the Resold Inventory (excludes new homes) by Community that you may find helpful:

Clark County WA Home Sales Results and Charts
Battle Ground WA Home Sales Results and Charts
Camas WA Home Sales Results and Charts
La Center WA Home Sales Results and Charts
Ridgefield WA Home Sales Results and Charts
Vancouver WA Home Sales Results and Charts
Washougal WA Home Sales Results and Charts

Please let us know if you have any specific questions or comments!

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.

Hyper Smash

Home Affordability in Vancouver WA at Record High Level for Q3 2011

One of the "Gifts" the current real estate downturn has given us in Vancouver Washington and Clark County, is that the Home Affordability Index (HAI) is at a very high level.  In fact, the data provided by the Washington State University's Washington Center for Real Estate Research (WCRER) shows we are at a High not seen in at least two decades!

The Quarterly Report prepared prepared by WCRER (Third Quarter 2011 Report can be seen --> Here) is an accumulation of data by County within Washington State, allowing us here in Clark County to see how our real estate market has tracked over time; and to see how we compare to other Counties and the State Average.  The public report is only in tabular form for any given quarter, and we thought it would be informative to prepare a graph, visually showing over time just how amazing the current position is.  The resulting chart below starts with the Second Quarter in 1994 through the Third Quarter of 2011:

Reading the Chart: The Housing Affordability Index (HAI) measures the ability of the Median Household Income (as currently reported by the US Census Bureau) for Clark County to purchase a Median Priced Clark County Home.  The home purchase will be made with a 20% down-payment at the current rate of interest.  A benchmark number of 100 means that the Median Household Income equally matches the requirement to purchase a Median Priced home.  Numbers above 100 mean improved Affordability; while numbers below 100 indicate decreased Affordability.

For the current heights of the HAI, we know that soft home prices and falling home loan rates have weighed in significantly.  On the Household Income measure, apparently Clark County on whole, has not had enough of a drop in income to keep the HAI from rising up.

As we can see the most recent peak in the HAI was at the time of the previous housing recession in the early 2000's.  Once that recovery turned to Boom, and then on to Bubble, the HAI dropped to it's lowest level.  Of note, even at the peak of the Bubble, the HAI for Clark County was just under the 100 benchmark level.

A Word to Wise Home Buyers: we do not expect Clark County and Vancouver WA Homes and Houses to be any more affordable than they are right now!  We've already started seeing home prices firm up, and no one expects home loan interest rates to stay below 4%.  Clark County is also more affordable than most other metro areas in Washington; and we are seeing inbound moves from the Seattle area, for example, as they take advantage of such a move!

We'd love to hear your questions or comments on this topic!

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The above information was assembled from data provided by the WSU Washington Center for Real Estate Research, and is deemed reliable but not guaranteed.  The chart was created by John Slocum, Broker with Vancouver WA REMAX using this data.

Real Estate Vancouver WA | Market Statistics and Trends for June 2011

Homes For Sale in Vancouver WA Are Still in a Positive Buying Trend...

Real Estate in Vancouver WA for the second straight Quarter has seen excellent action with short-term trend for Closed Sales still above the 12-month trend; with another modest decrease in the total Active listings. Average home sale prices are edging lower as much of the action is in the lower end of the market (the highest-priced home sold this month was $600,000). We are still working through a relatively large segment of inventory in the Distressed Property categories.

Of the single-family houses and condos for sale that went Pending in June, we saw both the Short Sales and the Bank Owned Homes segments capturing 31.3% of the market; a substantially lower number than last month's 41.7%; (much lower than December's 61.0% of the total Pending Sales).
The chart below is a matrix representation of the highlights for homes for sale in Vancouver, WA
June 2011:

With the level of Active homes showing a slight decrease, and the volume of Pending Sales
staying at a strong level, we estimate the adjusted inventory available at just over 5 months worth. The table below shows the most recent three months of activity for comparison purposes (right-click on the image to see the enlarged view).



The Charts below shows the past 12 months trend of home prices and sales volume for Vancouver WA. For home prices to start going up, we will typically first see a meaningful AND sustained increase in the number of homes purchased in both Vancouver and the other major Pacific Northwest cities, with a clearing out of the damaged and distressed homes; combined with a revival of the sales in the upper-end. Although there had been increases in home buying activity for the past two quarters, we are cautious about the results to expect for this summer with respect to the "Average Sales Price."




In our opinion we have positive improvement in several areas: including a Decrease in the relative
weight of the Distressed Properties; and Improved Volume these past two Quarters. In response to RMLS and newspaper reports discussing lower sales volumes for 2011 both of these outlets Fail to mention that last year the Federal Home Buyers Tax Credit incentive was in full swing, which very much distorted any such comparisons. Thus, we are somewhat bullish on the current trends when the tax credit stimulus is discounted from the comparison.
If you are looking to sell your home in Vancouver WA, and Clark County Washington in this Opportunity Market please call or e-mail us with the details of your situation and we'll customize a marketing plan to get your Clark County Home Sold!

Some of the major parts of town you may want to look for include Homes
for sale in Downtown Vancouver, The Heights Homes, Orchards Homes, Cascade Park Homes, Fishers Landing Homes For Sale, Evergreen Homes, Hazel Dell Homes For Sale , Felida Homes and Salmon Creek Homes.
The largest city in Clark County WA is Vancouver Washington. Other towns include: Amboy, Battle Ground, Brush Prairie, Camas, Ridgefield, Washougal, parts of Woodland and Yacolt.
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Disclaimer: this information is drawn using custom search parameters from the predominant MLS system covering Vancouver Washington and is not guaranteed to be accurate.
Current Vancouver WA Real Estate Market Reports:

• Clark County and Vancouver WA Real Estate | Market Update Report for June 2011
• Vancouver WA Real Estate | Market Report for June 2011
• Battle Ground Real Estate | Market Report and Statistics for June 2011
• Camas WA Real Estate | Market Report and Statistics for June 2011
• La Center WA Real Estate | Market Trends and Statistics June 2011
• Ridgefield WA Real Estate | Market Trends and Statistics - June 2011
• Washougal WA Real Estate | Market Report for June 2011

Previous Vancouver WA Real Estate Market Reports:

• Clark County and Vancouver WA Real Estate | Market Update Report for May 2011
• Vancouver WA Real Estate | Market Report for May 2011
• Battle Ground Real Estate | Market Report and Statistics for May 2011
• Camas WA Real Estate | Market Report and Statistics for May 2011
• La Center WA Real Estate | Market Trends and Statistics May 2011
• Ridgefield WA Real Estate | Market Trends and Statistics - May 2011
• Washougal WA Real Estate | Market Report for May 2011

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The above information was provided by John Slocum and Kathryn Alexander, recognized as one of the top teams at Vancouver WA REMAX . We hope you enjoy the information in our posts, including videos on real estate and Homes for sale in Vancouver Washington and the rest of Clark County.

Thinking of selling your home in this challenging market? We have the passion and insight for selling homes to get you moving!

For Southwest Washington homes and Real Estate in Vancouver WA visit Vancouver WA Real Estate. If your interest is in foreclosures, pre-foreclosures (short sale homes) ; and when looking for Bank Owned Homes in Vancouver Washington we have our website set up for you to easily search for each of these categories!
PS - Nobody sells more homes than RE/MAX. Look to the Alexander ~ Slocum Team
for your Vancouver WA real estate! These are other popular recent searches on our website:

Camas WA Real Estate
Luxury Homes Vancouver WA