This is the French Valley real estate market update. So in this Video I will be providing detailed updates on how the French Valley Real Estate Market ended up for 1st half of 2019 over all and to give you some insight on what the experts are saying the rest of the 2019 Real Estate market will be looking like. Because there have been changes to our Multiple Listing service. The area for the data here in this report is actually all of the area from the 92596 zip code.
French Valley Real Estate market remains steady and is still in a sellers market. Not a crazy sellers market like we saw spring of 2018 but still strong with only 3.2 months of inventory and homes on average selling in about 41 days if priced right. As I had stated previously if anything it’s a better market to buy and sell. Let’s see how the overall real Estate market looked for the 1st half of 2019 overall and take a look at this last month year over year.
So how is 2019 shaping up so far? Basically…..Continues to be pretty Steady as we go……. We have seen the usual uptick in activity this last quarter as we typically see at the prime time for real estate. it should be very similar to what we saw last quarter in 2018 the experts are saying. Inventory is rising slightly but days on the market has been decreasing as there are still buyers out there looking to buy.
So lets see what the detailed numbers look like here in French Valley. First we will look at the closed sales in French Valley at the end of June. At the end of June 2019 there were a total of 41 closed sales in the area of French Valley of all price ranges and types of homes. This compares to 67 closed sales at the end of June 2018 which is a year over year decrease of about 34.9%. The number of sales has peaked so far in May with 61 homes sold. The two biggest segments that had declining sales are under $700k to $899k and $900k and above both flatlined at 0 and under $400k to 600k down 38.6%.
Next we will look at the number of active listings. I have a slide on this to show the spike in listings. As of the end of June there were 134 active listings in the area of French Valley which is down from 152 the previous year Decreasing 11.8%. This has decreased slightly all quarter long and the 700,000 to $899k segment had the largest decrease at a 50% year over year. It is important to understand these numbers so if you want to sell your home it has to look great to get top dollar with the additional competition. We can help with that and if you go out to our new Video Blog I have a video covering what top five things you can do to get top dollar when you sell.
The Next important number we will look at is how many months supply of listings do we have in French Valley? This along with the number sales indicates what type of market we have today. Where are we in ending up the first half of 2019. Are we still in sellers market or was there a shift? Well the data as of the end of June shows 3.2 months of inventory available for buyers overall. With the neutral point being 6 months we are definitely still in a sellers marketplace overall just not a crazy sellers market like we had 1st and second quarters of last year. Because of the diverse types of property we have here in French Valley there is a difference depending on what segment you are interested in. The two bookends of opposite ends are the under 400k segment that only has 1.7 months supply making it for a very tight segment for buyers. The other end of the spectrum is the over $900k segment that now has 6 months supply an increase of 100% making this segment a very strong buyers market. If you have questions about your specific neighborhood or home please give me a call or send an email and I can give you specifics for your area in French Valley and home.
Are home values still increasing here in French Valley? The median sales price for June in French Valley overall is $429,000. This compares to the beginning of 2019 where the median sales price was $373,000. This shows about .9% increase year over year. Again it is important to know that this combines all types of homes and price points. This overall number has a big dependency with how many lower priced homes and higher priced homes sell. There was no segment that had dropped all increased with the $400k to $699k segment increasing 8.2% year over year. The $700-899k and over 900k segment had no activity to report. It is different for different areas within French Valley with a large number of brand new homes, estate homes and older homes. Housing growth will still maintain a 3.74% growth rate for the west coast in 2019 the experts are predicting and even if we should see an economic slow down in 2020 home values are still predicted to increase in value 2.8%.
So just to show that the market is still strong…… here are the numbers pertaining to the percentage of sales price to original list price. Homes overall in French Valley sold at 99.2% overall up slightly by .3%. In general, I’m seeing if a home is not in great shape its going to sell for less. There is enough inventory now where buyers have multiple homes to choose from. Every home regardless of the year built has a completely updated price and a needs work price or somewhere in between.
The next number to be aware of is the number of days a home stays on the market before selling. For French Valley at the end of June the number was 41 days. This number reflects a 13.9% increase year over year. This is the difference between the lower inventory last year and more homes on the market this point in the year! The 400 to 699k segment had the largest increase at 47 days an increase of 20.5%
The last item I wanted to quickly provide an update on is how our mortgage rates are currently looking. Rates have actually decreased again at the mid point of 2019. Recent rates are floating around 3.875% for 30 yr fixed, FHA/VA is at 3.75% depending on the lender…. Down slightly again. Rates have definitely not increased like to experts were thinking they would this year so far but they are expected to rise slightly in the last half of 2019. So if you have been thinking about buying your first home or upsizing or downsizing and need a loan this summer is still a great time sell and buy before rates go up.
I hope this market update has been helpful! If you have been thinking about buying or selling and would like more information, please feel free to contact me directly at 951-506-5744 or email at [email protected]. There will be a slide at the end of this video on ways to contact us. The bottom line as I see it is it’s a great time to buy and sell with still low interest rates and more inventory to pick from when buying. Last year I heard from many sellers that they were worried they couldn’t find anything to buy if they sold some of them tried and took their home off the market when they couldn’t find what they wanted. Now is the time to revisit this and make the move.
