Palm Coast Home Sales Momentum Continues Through July
Three consecutive months of year-over-year sales growth.
# Homes |
Median Price |
Days on Market |
|
Lender-Owned |
37 |
$106,000 |
86 |
Short Sales |
42 |
$100,000 |
192 |
Non-distressed |
82 |
$141,250 |
115.5 |
Cash Purchase |
85 |
$120,000 |
114 |
Inventory
The inventory of homes available for sale continued its downward trend. Inventory is bouncing around in the 1,065 to 1,075 range. There were 1,166 homes listed at the beginning of June and over 1,200 at the beginning of May. That’s about 7 months worth of inventory at current prices; still slightly into the "Buyer’s Market" level.
Pending Sales
Condominiums
GoToby.com recorded thirty condo sales during July, about the same as last year. The median price was $228,000, well above median home prices. Palm Coast’s condominium sales are predominately from the upscale second home/investor market. Several sales were recorded in Hammock Beach, Cinnamon Beach, Yacht Harbor Village, Canopy Walk, and Tidelands.
Toby’s Forecast
I stand with my forecast over the past few months. The reduced inventory of properties available for sale will ultimately cause prices to rise. The number of units sold does not directly influence the buyer’s psychology so long as they continue to perceive that the property they don’t buy today will still be available later. But eventually, buyers will return to an earlier opportunity only to find that it has evaporated. Somebody else bought it. That lost opportunity will change their mindset, making them more likely to act more promptly. The sense of scarcity will start competitive juices flowing. Prices will begin to rise.There were 457 pending and contingent sales as of the end of July. Pending sales have dropped from a high of 545 in mid-June. The drop signals the arrival of the seasonal downturn in real estate transaction volume.
Newswatch
Of course, the current mess in Washington continues to cast a shadow over the housing recovery. Here’s a list of things to watch:
- Mortgage Interest Deduction – Some lawmakers still feel that eliminating the mortgage interest deduction will help balance the federal budget. The loss of the deduction would negatively affect the housing recovery.
- Credit Availability – Overly strict mortgage loan underwriting practices and appraisal guidelines are making it very difficult to obtain mortgages, even by credit-worthy buyers. Hence the reliance on cash driven sales. Imagine our local market with normal credit availability.
- National Flood Insurance Program – The National Flood Insurance Program is set to expire AGAIN at the end of September. Congress seems unable to grasp the key role this program plays in housing markets accross the country and especially in Florida. More than 5.6 million American home and business owners rely on flood coverage. They recently failed to grant an extension to December 31, 2011. A short-term extension is likely, but it will mark the ninth such extension since the original expiration date in 2008. A long-term solution is critically necessary.
Sales Forecasts
How will the bancrupcy of PMI, the isurance company for buyers effect the market. Buyer with less than 20% down will have a harder time getting mortage insurance. That inturn will impact sellers availability of buyers. And what will banks do about current customers who have PMI insurance if they go under. The stock exchange is also going to delist PMI as it stock price has fallen from $54.00 per sahre to $.41 per share last week.