Location, location, location.  Of course, everyone’s heard the real estate agents’ mantra many times.  But it’s true.  In a “hot” market, the importance of location is sometimes minimized as buyers vie for a limited amount of inventory.  However those same buyers are the ones that suffer when they try to resell, especially in a soft market. 

What to look for when it comes to location?  Check out the neighborhood, not only during the day, but also in the evening.  Lots and lots of cars parked in driveways and on the street may indicate a high ratio of rentals in the area.  Are the yards in the neighborhood well-maintained, indicating pride of ownership?  Are there lots of homes for sale in the subdivision?  The fewer the homes for sale the more stable and desirable the neighborhood, which indicates a higher resale value in the future.  And, of course, busy streets, no backyard or inaccessible backyard, “cliff-hanger” homes, and views obscured by powerlines are all big negatives when it comes to location, 

Architecture.  Unique is nice, but if “unique” equals “weird”, then the house will be tough to resell in the future.  Also beware of dated styles, such as “bi-level” (raised ranch), “tri-levels”, and homes with single car garages or converted garages. 

Floorplan.  Some floorplans are very “choppy” or have a very bad flow.  If you’re a person with a “vision” you may be able to purchase a home with a dated floorplan and open up the space by removing a couple of walls.  Keep in mind, though, this can be expensive so it’s important that the home be priced low enough to allow for updating.  Also, look for a floorplan that won’t be outdated in a few year.  Examples of this are the bi-levels and tri-levels of the 70’s  What was “all the rage” back then is now a tough resell in most markets. 

Age of home.   Many people love the lure of a brand new home, and this can be nice but caution is needed.  If you’re buying in a new home subdivision, you can get burned when it comes time to resell, especially if you’re reselling before the subdivision is completed.  Remember the great incentives that the builder is offering you now will also be the kinds of incentives the builder will be offering to buyers down the road, making it very difficult to resell and compete with the builder’s price.  Add in the attraction of “picking your own colors”, etc, and you can see that you will be at a distinct disadvantage if you try to resell before the subdivision is complete.  If you really must have “new”, then purchase in an almost completed subdivision.  Or, better yet, purchase a builder “spec” home in an established neighborhood.  The quality of construction will generally be better, and resale value will be much, much better. 

If you’re a person with an imagination and you don’t mind doing some cosmetic changes to a home (paint, flooring, light fixtures, etc), you can often get a good deal on a home that’s looking a little dated.  Most buyers cannot look past mauve carpeting, brass light and bath fixtures, or pink walls, so homes that haven’t been updated since the early 90’s tend to stay on the market longer and the prices continue to drop.  If the home has “good bones”, why not consider making an offer?  Even after spending some money on cosmetic updating, you may have saved much more than that on the purchase price. 

Price.   Be careful here.  Don’t just assume that the lowest priced house ($/sq ft) is the best deal.  And don’t assume that the seller who has dropped his price several times is more motivated than the seller who has yet to drop his price.  Some homes are never bargains no matter how low they go.  If they have some of the issues discussed above, then you’ll have the same problem reselling down the road that the current seller is having now.  Plus things like a noisy street, declining neighborhood, poor layout, non-existent backyard will be things that will affect your quality of life while living in the home, too. 

When it comes to price, many buyers think that they’ll only get a bargain if the seller is willing to accept an offer that’s X% off his asking price.  Actually, a seller’s asking price is irrelevant when it comes to getting the most value for your money.  The most important thing is the market value of the home, i.e. what the home is really worth.

For example, Seller A may have a home that has a market value of $300,000.  He lists the house in January for $395,000.  It is now September and he’s dropped the price four times to it’s current list price of $335,000.  On the surface that looks pretty good – a price reduction of $60,000 in nine months.  Now consider, Seller B’s comparable home.  He listed his home in June at $310,000, and has just dropped his price to $305,000, for a total price reduction of $5,000.  Which seller is really more motivated?  Is it Seller A because he’s been on the market longer and dropped his price $60,000?  Or is it Seller B, even though he’s been on the market only three months and has only dropped his price $5,000? 

Of course, you’d like to purchase the home for less than the market value of $300,000, if possible.  Which seller do you think would be more apt to accept an offer of $290,000?  Will Seller A be willing to accept an offer $45,000 less than his current asking price?  It’s rather doubtful, however he might be willing to meet you half way and accept an offer that’s $22,500 off his asking price (or $312,500).  On the other hand, Seller B may be willing to accept an offer $15,000 off of his asking price ($290,000), especially in a slow market. 

Which represents the better bargain, a house that you’ve purchased for a total of $82,500 off the seller’s original asking price of $395,000?  (Wow, that sounds like a great deal, doesn’t it!)  Or a house you’ve purchase at only $20,000 off the seller’s original asking price of $310,000?  Would you rather pay $312,500 for a house that’s worth $300,000 . . . or would you rather pay $290,000 for the same house?   

Do you see how deceptive pricing can be?  That’s why it’s so important that you work with an agent that really knows the local market and will run CMA’s (Comparable Market Analysis) on the homes you’re interested in, so that you won’t be duped into paying too much for a house. 

Call me to discuss all the the ways I help my clients get the most home for their money in Prescott.  My contact information can be found at www.MyPrescottHome.com.

THE ANSWER TO THAT QUESTION is going to depend on many things.  First of all, if you’ve been following the Prescott housing data for the past several months, you are well aware that the local market continues to be in a slump.  Therefore, prices will probably continue to soften in order to sell off some of the built up inventory.  The only way I see that Prescott prices could remain steady or rise would be if we see an influx of buyers from Phoenix and Southern California.  This could spark the Prescott housing market and keep prices from slipping.  There are rumors that Phoenix may be turning the corner, but we need a few more months of data to confirm that. 

So does this mean it’s a bad time to buy a house in Prescott?  Not necessarily.  I say that because of several things:

•  It is truly a Buyers’ Market here.  Buyers have many more choices than they do when it’s a “sellers’ market”.  Also, buyers have the upper hand right now and can truly get a bargain price on a great house.
• There are certain pockets (i.e. particular subdivisions) where prices have gotten very competitive, and homes are selling relatively briskly in those areas.  There are also individual homes that are priced 5% to 15% below comparable homes.
• From an investment standpoint, it’s everyone’s desire to “buy low, sell high”.  If you can get a home now for 5% to 10% below market and sell it when the market is “hot” again then you’ll make a bundle. On the other hand, you could wait another year to purchase a home, in hopes that the market will fall a little more.  The problem with that is if you wait too long and the market has started to turn around, then sellers won’t be as willing to negotiate the price because there will be more buyers in the marketplace.  So you might end up getting a comparable home for the same price that you could have gotten it for now (because you’re the only game in town now).  How much money you make on your “bargain” will depend on whether the real estate market is “hot” or “cold” when you decide to resell.
• I think we’ll see a trend back to the way we viewed housing several years ago.  I see people viewing a house with more permanency, being a place in which to raise a family, or a place to grow old in . . . rather than a “smart investment” to either use as an ATM machine or resell to make a quick buck.  When one views housing the way our parents did, the price now and the price a year from now are not as paramount as the space we choose to call “home”.  

But whether or not this is a Good Time to Buy a Home in Prescott for you is going to depend on your own personal circumstances.  Here are some things that each individual buyer needs to consider:

Well the latest Prescott area housing figures are out, and it’s a pretty sad picture indeed. 

Prescott area residential sales (as recorded in the Prescott MLS) are down 39% as compared with year-to-date sales for 2007.  

Meanwhile Prescott area Residential Listings (all areas as recorded in the Prescott MLS) have increased from 2,249 in May 2006 to 3,072 in May 2007 to 3,231 in May 2008. 

During the same period of time, the median home price in Prescott has fallen from $346,000 in 2006 to $320,000 in 2007 to $305,650 so far this year.

What do these statistics indicate?  As much as I would like to jump on the bandwagon and agree that with some that we have reached the bottom of the real estate market in the Prescott area, I cannot.  (See this Wall Street Journal editorial by CYRIL MOULLE-BERTEAUX  http://online.wsj.com/public/article_print/SB121003604494869449.html)  There is simply too much housing inventory and no indication of a substantial increase in sales, other than a typical seasonal blip, to predict that the end is in sight.  Add in the tightening of mortgage requirements, as well as increasing foreclosures, and it would seem that the current slowdown will continue into 2009.

What might be the indications to look for that when we’re starting to turn the corner?  Watch for statistcs that show a decrease in housing inventory, coupled with increased sales, and shorter days on market.  (Seasonally there will usually be a decrease in housing inventory in the Prescott area during the winter months, but this is normally the result of expired and withdrawn listings, rather than an increase in buyer activity.)

Prices may or may not trend lower.  Generally I would expect to see additional price softening in order to entice buyers.  However, if the Phoenix market and the Southern California market turn the corner before Prescott does, that may put enough buyers into the Prescott market that we may not see the huge price reductions that those areas have.  The signals out of Phoenix are very mixed.  On the one hand, most reports indicate that the slow Phoenix housing market is continuing (as indicated by this news article: http://www.azcentral.com/12news/news/articles/2008/05/09/20080509housingdepression05092008-CR.html).  However, on the other hand, there was this news video about buyers camping out to purchase new homes in Mesa (http://www.abc15.com/content/realestate/story.aspx?content_id=991a23bb-8677-48ca-b782-b491f90e4de6&rss=704)  Only time will tell if Phoenix is starting to turn the corner.

So should buyers wait to purchase a home in the Prescott area in hopes of getting a better deal late this year or in 2009?  The answer to that question will depend on a number of factors.  I will be discussing the subject in detail in an upcoming blog.  Generally, though, this is a Buyers Market, and they are the ones calling the shots.  Sellers are either motivated to sell, or they are not.  There are great deals to be gotten on certain homes in the Prescott area, if the seller is motivated.  So the bottom line is this:  one could negotiate a great deal now (say 10% below market) or wait til next year in hopes that Prescott housing prices will fall another 10%, in general.  (Prescott median home prices fell 8.6% last year and have fallen 2.7% thus far this year. (The last time Prescott saw a decrease in home prices was back in 1997.)  Will it be worth the wait?  That will depend on your individual circumstances, and I will give you several things to take into consideration in my next blog.

What’s the weather like in Prescott?  I hear this question frequently from folks looking to relocate to Prescott from another state.  Of course the answer is going to somewhat relative, but the description of “mild four season weather” is typically used to describe Prescott’s climate. 

Since I grew up in the Colorado/Kansas/Nebraska area, I find the Prescott weather very, very pleasant.  Outside of some windy days in the springtime, I would pretty much describe the weather as an almost perfect mix of “not too cold in the winter” and “not too hot in the summer”. 

The lack of humidity in Northern Arizona definitely contributes to our comfort level.  If you’ve ever lived in an area with high humidity, you know how uncomfortable that additional dampness can be.  It makes cold weather seem colder and hot weather almost unbearable.  In Northern Arizona that lack of humidity means that even in the summer the nighttime lows will be in the upper 50’s and low 60’s, even though the daytime high may have been close to 90°.  That same low humidity also means that only a sweater or light jacket is needed when our winter temperatures are in the 50’s. 

My favorite season in Prescott is “monsoon season”, which basically runs from about the first week of July through mid-September.  This is our “green” time of the year as it rains almost daily.  However, this isn’t dreary rainy days one usually associates with the “rainy season”.  Rather, the monsoons are brief daily showers that last about 30 minutes.  Sometimes the rain will be a downpour accompanied by thunder and lightning.  Other days it will be more of a light shower.  And sometimes the sun even continues to shine during the rainstorm!  If you’ve ever experienced an afternoon mountain shower while visiting the Rockies, then you’ll have a pretty good idea of what “monsoon season” is like in Prescott.  The two great benefits of the daily rains – green grass and a temperature drop of about 10° to 15°.

Winter in Prescott is fairly brief and relatively mild.  We do get an occasional snowfall, which usually melts as it hits the ground or within a few hours.  Daytime highs are typically in the 50’s, although we may have some colder days in the 40’s and occasionally a few 30’s.  Nighttime winter lows are usually in the upper 20’s, but we can get a cold snap for a day or two with temperatures in the teens.  We usually don’t see snow until December, and our winter is pretty much over by the 1^st of March when temperatures will be back into the 60’s by mid-month. 

If you’re thinking of relocating to Prescott, please visit often at various times of the year.  And be sure to plan a trip during summer monsoon season.  Take time to enjoy an Arts & Crafts fair at historic Courthouse Square in the late morning or early afternoon, and then have dessert in one of the neighborhood cafés in the afternoon as you watch a monsoon shower pass over Prescott.

I know you’re thinking that’s a very odd question.  But listing your home and selling your home are not necessarily synonymous.  Unfortunately sometimes agents and sellers don’t figure this out until a lot of time, effort, money, and frustration have gone into trying to sell a house where the owners really only wanted to “list” the house. 

Especially in the current slow real estate market, it takes more than just “listing” a house to get it sold.  A homeowner may sincerely think he wants to “sell” his house, but the reality may be that he really only wants to “list’ his house.  What do I mean? 

To sell a house in today’s market takes a genuine commitment to the process and a willingness to “do what it takes” to get the house sold.  Too often homeowners want to sell their house, but only if they can get their dream price.  Of course, to the homeowner the price is a very reasonable price, especially in view of the quality upgrades, the tasteful décor, and the pristine condition of his home.  Unfortunately, to the few buyers in the marketplace right now, the home is passed by in favor of many similar homes priced $1,000’s of dollars lower. 

The seller and his agent may find that even with extensive marketing, there are few or no showings of the house.  His agent may reluctantly suggest a price reduction to bring in potential buyers and make the house more competitive.  Keep in mind the agent has gone into this listing agreement thinking that the seller wants to “sell”, and although the seller has chosen a price that’s at the high end of the comps, the house is nice and the agent hopes that the one buyer who will love this particular house will walk through the door.  This thinking is sometimes the result of being overly optimistic but is more often the result of inexperience or a desire to “have more listings”. 

When a price drop is suggested is where the level of motivation of the seller becomes apparent.  Sometimes we agents hear comments at this point like:  “We’ve been giving it a lot of thought.  We really like our house (or neighborhood, or Prescott).  We’d like to move to [someplace else], but we do have the option of staying here.  I guess we can go ahead and lower our price $5,000 (or $10,000) but that’s really as low as we can afford to go and still get what we need out of the house.”  Unfortunately without a real focus on “getting the house sold”, the chances the home is going to sell are very slim.  

In this marketplace, it takes real commitment to actually get a sale, not only on the part of the homeowner but also on the part of the agent.  It takes teamwork.  And it takes aggressive marketing and pricing.  This is one reason why I never try to “buy” a listing, telling a homeowner the listing figure I think he wants to hear.  Call it “tough love” if you will, but agreeing to list a home at a too high price only leads to frustration and lost dollars for both of us.   

Chasing the market down in a declining market is sure to net the seller less in the end than pricing aggressively at the outset.  Think about it, if prices are falling a home that is worth $300,000 today, may only be worth $275,000 six months from now, and maybe only $250,000 a year from now.  If a seller wants to price his home at $335,000, he starts off $35,000 over market.  The agent thinks that with good marketing perhaps she can entice buyers to take a look.  Alas, the seller will have very few, if any, showings.  If he lowers his price $10,000 in six months, he’s now overpriced by $50,000.  Now he gets even fewer showings, despite the $10,000 price drop.  At this point the seller is discouraged, and the agent is tired of spending several $100’s a month in advertising.  It’s very common at this point for a seller to take his home off the market for a while, hoping to come back on the market fresh next spring.  So next spring rolls around, and the seller really does want/need to sell as soon as possible.  Unfortunately, he’ll now need to price his home at $259,000 or below to get it sold relatively quickly at $250,000.  Do you see how the seller has lost $50,000 by not pricing aggressively at the outset?  Even at this point, however, the seller is better off doing what it takes to get it sold.  I have actually seen sellers repeat the above scenario of listing, withdrawing, relisting several times before they finally realize that they’ll need to price aggressively to get the house sold in a slow market.  In the end, these sellers may end up losing as much as 15%-30% of the initial value of their homes.  And needless to say, there is usually more than one agent in the process who loses a substantial amount of money on marketing costs when the home fails to sell. 

While it may be painful to hear the truth about agressive pricing at the outset, it will hurt your wallet much less in the long run.   A seller interviewing me will find that I am always upfront and honest.  I will give you the facts about the real value of your house and explain how we will work together as a team to sell your home.  The decision is yours.  I’m not about high pressure tactics or promises that can’t be delivered.  We go into the sales process as a team with a “game plan”.  If you are truly committed to selling your Prescott area home, please give me a call or contact me at Gretchen@MyPrescottHome.com for an honest pricing evaluation.  And remember, there’s never a charge for my evaluation and comprehensive market analysis.     

Okay, I admit it.  I’m a huge HGTV fan.  Since I love to remodel and decorate I enjoy shows that focus on style and color.  But as a real estate agent I really get a kick out of shows like “Sell This House”, “What You Get for the Money”, and of course “House Hunters” and “Designed to Sell”.  While many aspects of the shows are a far cry from the reality of real estate in the real world, there are still some good tips that home sellers can glean that will help them improve their chances of getting a relatively quick sale in our slow market. 

Let’s take “Designed to Sell” as a case in point.  Here are some lessons we can learn from the show and what Buyers generally like to see in a home:

•  Open floorplan with a nice “flow”.
•  No overpowering colors (although occasionally a bolder color which accents a focal point of the home can give a house that “wow factor”)
•  A clean, clean, clean home.
• Curb appeal that makes buyers want to tour the inside.
• Updated flooring, bathrooms, kitchens, and lighting. 

From my personal experience in working extensively with buyers, I can attest to the fact that just like “Designed to Sell” emphasizes, first impressions do mean a lot.  Buyers will often make a snap decision about whether or not they like a house the moment they walk through the front door, sometimes rejecting the house with a vague comment like, “We’ll know the right house when we see it,” or “This house just doesn’t feel right.”   These comments often come from the very same clients who tell me they have a good imagination and can look past the negative (such as weird paint colors, dated wallpaper, or stained carpeting).  The fact of the matter is, however, that usually they cannot envision anything other than what they see.  It is truly the rare person who can imagine the full potential of a property. But now, back to “Designed to Sell” and what you don’t learn from the show:

• Quick fixes that are cheap often look that way to a buyer, too.  (Painted appliances, painted fireplace surrounds, and faux tiles are examples of “improvements” not to do.)

• Open houses don’t sell houses.  In the Prescott area, it is very difficult to get even two or three guests to attend a heavily advertised Open House, so I really enjoy watching the parade of people who supposedly attend the “Designed to Sell” open houses.  (If you look closely, you can almost pick out the homeowner’s Mom and Dad and the Sister and her family.  Sorry but it appears that not only is the home staged, but the Open House is, too!)

• It takes more than just staging to sell a house.  It also takes a proven pricing strategy as well as targeted marketing, too. 

Bottom line for a relatively quick sale in a slow market:  A combination of an ideal price, coupled with marketing that will attract buyers to tour the home.  Once the potential buyers are through the door, then it’s all about how well your home shows compared with the other homes the buyer will be looking at.  If you’re contemplating selling your home, you need to keep in mind that there are currently more than 3100 homes for sale in the Prescott MLS.  As of 1^st Quarter 2008, about 150 homes were selling each month, so that equates to approximately a 1 in 25 chance that your home will sell in the next 22 months.  Therefore, it’s very important to make every buyer’s first impression of your home really count!

We home stagers are fond of reminding folks of a couple of advantages to be attained by having a home staged before placing it on the market. We mention that homes which have been staged usually sell in a shorter amount of time than the competition which has not had the advantage of staging. And, home stagers talk of the monetary gain to be had by home sellers who take advantage of the opportunity to hire a professional home stager to assist with preparation of merchandising the seller’s property.                                              

Let me explain these principles a bit further. There are certain ranges of price which any given property may be able to be sold within. Say that house A is within the $250,000 to $275,000 range. For comparison sake we will assume that house B is also within the exact same range. All things being equal, if house A is staged and house B is sold “as is” then it is more likely that house A will sell more quickly and closer to the $275,000 mark. With house B left unstaged it may take longer to sell and the very real possibility remains that chasing the price downward with length of time on market will place house B in a different price range. It could be after months on the market the acceptable price range for house B would now be lowered to $225,000 to $250,000.

Another part of the listing price principle during this buyer’s market phase in the real estate world is that no matter how good the staging or how poorly a house shows neither house A nor house B above is likely to sell for $300,000.

As a home stager, my job is to improve the marketability of the property owned by my clients. What that translates to is that if your house is in the $250,000 to $275,000 after staging your property moves up the range. What is important to keep in mind is that no matter how good the staging is, in today’s market there is not much chance the window of the pricing possibilities will be exceeded.

Bottom line, if your agent shows you the comparables and brings her knowledge and experience of the real estate market to your listing appointment, tells you the range you are likely to be able to sell your house within, advises you of ways to best show your property and you still choose to list above the likely selling limits then home staging will not be of much (if any) help to you.

Even if you followed all the suggestions, recommendations and directions given you by your home stager of choice there wouldn’t be much chance of selling if you choose to ignore the advice of your real estate agent when it comes to price.

If it is time for you to join in the game of “Sell This House,” then you must remember that you can’t even get to first base if your merchandise (your house) is overpriced.

Information provided by Yvonne Root of rooms b.y. root. Find the home staging team from rooms b.y. root helping to prepare properties for sale in Prescott, Prescott Valley, Dewey-Humboldt, Cottonwood, Camp Verde, Mayer, Cordes Lakes, New River, Black Canyon City, Anthem, and surrounding communities in Yavapai County.

The April 2008 Prescott area housing reports are out.  (See graphs below.)  While the reports do confirm that home sales in the Prescott tri-city area are up slightly, I must admit I am disappointed that the upward trend in sales is almost negligible.  

It is difficult to pick out the bright spots in the current housing report, but there is a glimmer of light.  While Prescott home sales remain flate, notice that sales in Prescott Valley and Chino Valley have picked up fairly significantly.  This would appear to be directly related to a drop in prices.  The median home price dropped substantially in Chino Valley and sales picked up quite dramatically.  Prescott Valley saw their median home price drop in March, and that seemed to spark sales there.  In April the median home price in Prescott Valley rose, so it will be interesting to see if sales are sustainable despite the rise in the median home price.  Prescott home sales remain very slow compared to April 2007.  I am looking for some possibly significant price reductions in Prescott by October 2008 as more sellers decide to “price to sell” after waiting six months or longer with no offers.

I don’t wish to highlight the negative, but one cannot ignore the increase in inventory.  Many Prescott area home sellers listed or relisted their homes in March and April, thinking that Spring is the optimum time to sell a home.   Unless buyer activity picks up enough to maintain or reduce the current level of housing inventory in the Prescott area, then I don’t think we’ll “hit the bottom” until late 2008 or sometime in 2009.

There is much confusion about the national housing market right now, and we are seeing conflicting reports, with some “experts” giving some indications that we might be nearing the end of the housing bubble while others are calling the Arizona housing market a “depression”.  Look for my next blog about these recent articles.

 And, now, here are the latest housing statistics for the Prescott area real estate market:

Prescott really is one of the most unique communities in the state of Arizona.  From its historic downtown and one-of-a-kind eateries to modern office buildings and shopping areas, Prescott seems to strike a chord with people relocating from Alaska, the East Coast, West Coast, and everywhere in between.

 Consider Prescott’s size.  Yes, Prescott proper is only about 35,000 to 40,000 population–small enough to have that “neighborhood” feel, but large enough to offer a variety of shopping and dining venues, especially if you include Prescott Valley and surrounding communities.

Then there’s Prescott’s unique topography.  Do you picture yourself living in a rustic stone, cedar, or log home surrounded by tall pine trees?  Welcome to neighborhoods such as Mountain Club (est. 1920’s) and Rancho Vista.  Or perhaps you prefer a southwestern home that offers a location that’s a combination of pines, boulders and views.  Then areas like Forest Trails, Hassayampa, or Cathedral Pines might intrique you.  Do you like a little more elbow room?  The Williamson Valley corridor with lovely ranchettes nestled at the base of Granite Mountain may inspire your inner cowboy spirit.

Because Prescott is such a unique town with so many hidden neighborhood gems, I find that many of my clients are drawn to a particular neighborhood or distinct topographical area of Prescott.  As their agent, I’ve discovered that once we’ve narrowed down the location that is most appealing, then finding the right house is the easy part.

Thinking of relocating to Prescott?  Let me help you discover this unique and wonderful town.  Email me at Gretchen@MyPrescottHome.com.  There’s nothing I like better than helping folks find the neighborhood that awakens their senses and soothes their soul. 

Well, the March numbers are in, and it’s not a pretty picture.  (Check out the graphs below.)  Of course, the March statistics reflect February contracts that closed in March, so hopefully April’s stats will be much improved as move into Spring.

It’s not all bad news, though.  In visiting with other real estate agents, mortgage lenders, and escrow officers, I’m hearing that the number of contracts is increasing.  So that’s the good news.  Unfortunately I must confess that there’s a downside in the current trends, and that’s a continuing backlog of inventory. 

Many homeowners were waiting for spring to list/relist their properties.  Because of that, we are still seeing new listings hitting the MLS at about 3:1 or 2:1 ratio compared with “solds” and “pending sales”.  So, despite increased buyer activity, we are not depleting the excess inventory.

The other trend to note is price reductions.  As you look at the chart of March sales, you’ll note that Prescott Valley had an increase in the number of homes sold.  However, please compare that to the hefty drop in Prescott Valley’s median home price.  Obviously, as prices come down sales go up.  Therefore I’m anticipating that we will see further price softening to stimulate buyer activity.  And the fact of the matter is It Works!  I know it’s a bitter pill for sellers to swallow, but really smart sellers and their agents will price aggressively at the outset rather than chasing a falling market.  Pricing right can save a seller thousands of dollars by getting a relatively quick sale now versus a much lower contract price months down the road.

If you would like to visit with me about the local housing trends and sales strategies, please give me a call at 928.533.3698 or email me at Gretchen@MyPrescottHome.com.  I always enjoy talking about current real estate trends.