The Original Trilogy at Redmond Ridge Market Report September 2016
Compliments of Your Neighborhood “Premium Service” Realtor
September Sales Soar!
Pending Contracts Setting up a Big October.
2016 Sales Approaching a Record Year…
16 Resales for September Doubles August
Here’s What Sold Last Month!
| Model | Original Asking Price | Asking Price when Sold | Final Sale Price | Days on Market | Notations |
| Chelan | $419,000 | $419,000 | $419,000 | 5 | Modest & Clean |
| Chelan | $445,000 | $445,000 | $445,000 | 9 | Territorial View |
| Discovery | $465,000 | $465,000 | $475,000 | 5 | Greenbelt backing to Novelty |
| Orchard | $499,500 | $499,500 | $499,500 | 26 | Attached at Garage |
| Washington | $569,900 | $569,900 | $569,900 | 1 | Partial Greenbelt |
| Madison | $620,000 | $599,900 | $599,900 | 27 | Quad Orientation |
| Madison | $599,900 | $599,900 | $605,000 | 6 | Olympus Neighborhood |
| Bainbridge | $715,000 | $715,000 | $707,250 | 4 | Meadows Neighborhood |
| Bainbridge | $715,000 | $715,000 | $715,000 | 2 | Meadows |
| Bainbridge | $739,000 | $739,000 | $729,000 | 10 | Major Millwork Pkg. |
| Hemlock | $759,950 | $745,950 | $745,950 | 69 | Adair Creek Way |
| Hemlock | $779,900 | $779,900 | $769,900 | 12 | Meadows |
| Hemlock | $789,000 | $789,000 | $789,092 | 3 | Big Greenbelt Lot |
| Maple | $839,000 | $819,000 | $810,000 | 68 | Greenbelt Home Site |
| Monticello | $949,950 | $949,950 | $949,950 | 3 | Twinberry Greenbelt w/Lovely Upgrades. |
| Monticello | $1,099,000 | $1,039,000 | $1,025,000 | 54 | Near Club & Big Time Upgrades. |
Homes in Bold & Green represent the Elephant serving Sellers!
As prognosticated, a typical September Surge followed the predictable Trilogy August lull. It’ll be interesting to see how many quick turnaround listings in October will add to the 10 Pending Sales already in Escrow. October’s report will be the combination of those two Integers. Trilogy’s biggest resale turnover year ever was 2013 with 103 Home Owners moving to one new destination or another. There were nine additional new construction homes for a total of 112 that year as Shea Homes prepared for their exit. With 97 homes closing escrow year to date, we’ll no-doubt, set the bar for resales in 2013. More later….
10 Homes Under Contractual Agreement
Here’s what’s currently “PENDING” the Close of Escrow
| Model | Original Asking Price | Asking Price when Offer Accepted | Days on Market | Notations |
| Orchard* | $485,000 | $485,000 | 3 | Attached on two sides |
| Union* | $519,000 | $519,000 | 11 | Unique Territorial View |
| Whidbey* | $617,000 | $617,000 | 1 | Across from Club |
| Whidbey | $679,500 | $679,500 | 1 | Very near Cascade Club |
| Hemlock | $775,000 | $739,000 | 2 | Greenbelt in Enclaves |
| Vancouver | $739,000 | $739,000 | 2 | Across from Club |
| Bainbridge | $749,950 | $749,950 | 38 | Greenbelt Home Site |
| Hemlock | $949,000 | $949,000 | 4 | 11th Fairway Home |
| Alder* | $980,000 | $890,000 | 71 | $90K Price Drop!!! |
| Oakwood | $974,900 | $974,900 | 47 | 14th Fairway & View |
*Homes Pending Inspection
It’s the same old story. Appropriately priced homes sell in short order in this lovely, Active Adult Resort Community. Homes pressing the ceiling and, in some cases, the stratosphere, tend to take longer to receive an acceptable offer. Sometimes, the offer is not as good as it, most likely, would have been had the price been set properly at the onset. Notwithstanding, it was a good month for percentages, not new to Trilogy at Redmond Ridge, with the average sales price being over 99% of the asking price. You should know I have an issue with the accuracy of this number as this percentage is not calculated by the Northwest Multiple Listing Service by using the “original” asking price but, rather, is quantified by the asking price, sometimes, after a price reduction. Having been said, it’s still a strong number.
Average Home is 30 Days on Market
Here’s what’s currently AVAILABLE for sale.
| Model | Original Price | Asking Price | Days on Market | Elephant thoughts: |
| Chelan* | $337,512 | $337,512 | 1 | ARCH Housing |
| Sammamish* | $431,952 | $431,952 | 24 | ARCH Housing |
| Townsend | $529,000 | $529,000 | 8 | Stand Alone Home |
| Vashon | $619,000 | $619,000 | 28 | Back to Back Home |
| Washington | $640,000 | $620,000 | 72 | Greenbelt Home |
| Bainbridge | $659,000 | $659,000 | 25 | Greenbelt in Enclaves |
| Bainbridge | $739,995 | $719,995 | 45 | Back to Back Homes |
| Maple | $998,000 | $998,000 | 15 | 17th Fairway Home |
| Maryhill | $1,250,000 | $1,250,000 | 55 | Golf Course Home Site |
*http://www.archhousing.org/
Note: All currently available listings are posted at www.DevinSanfordHomes.com on the home page. Hover over the Trilogy tab and select “Current Trilogy Listings” from the dropdown list. For all listings, click “View all Trilogy at Redmond Ridge Listings.” Within this report, we share what is available at the first of the month for consistent and measurable month over month reporting.
Here’s a Recap of Year-to-Date Sales:
| Jan. | Feb. | March | April | May | June | July | August | Sept. | YTD: | |
| $old | 3 | 7 | 11 | 9 | 9 | 20 | 12 | 8 | 16 | 97 |
| Pending | 9 | 11 | 11 | 15 | 18 | 12 | 10 | 17 | 10 | |
| Active | 5 | 8 | 2 | 10 | 9 | 6 | 11 | 4 | 9 |
How are the different floor plans measuring up?
Here’s the rundown through September of 2016:
7 Chelan, 7 Union, 1 Sammamish, 6 Washington = (21 Lakes Collection), 0 Angeles, 2 Townsend, 11 Discovery, 4 Orchard, 2 Madison= (19 Port Collection), 1 Vashon, 7 Whidbey, 0 Monaco, 10 Bainbridge, 2 Vancouver, 0 Nice = (20 Island Collection), 14 Hemlock, 4 Cedar, 4 Maple, 1 Alder = (23 Forest Collection), 7 Monticello, 2 Oakwood, 1 Redford and 4 Maryhill = (14 Estate Collection).
It’s interesting to see the 20 Island Collection Sales sandwiched like a generous deli meat between a cool 40 attached homes and a respective 37 upper end homes. It says a lot about Trilogy. It’s for everyone and we are well balanced. A former Trilogy Ambassador who toured Guests for Shea Homes and a current Marshall for the Golf Course, of course he’s a member, once said to my clients, “Do you know what I love about Trilogy? There’ aren’t any rich people or poor people here. We all have something in common. We just want to have a good time.” Thanks, Jim. I’ve never forgotten that and you were so right.
| 2011 | 2012 | 2013 | 2014 | 2015 | 2016 | |
| Resales | 74 | 97 | 103 | 99 | 102 | *97 |
| Shea Homes New Construction | 9 | 10 | 9 | 3 | — | — |
| Total $old | 83 | 87 | 112 | 102 | 102 | 97 |
*Year to Date
Correction
In our August Market Report, I listed a “Current Inventory” home for $ 739,950 showing 16 days on market. The home was listed as a “Vashon” which was a misprint. The home is a Bainbridge and the asking price is $739,995. It is still available.
See 50+ Five Star Reviews at www.zillow.com.
That’s a wrap for September. We hope these facts have been helpful. We measure our success by how well we serve others so, if you have any real estate need, just let us know. Thanks for reading!
Devin Sanford
Serving Trilogy Since 2003︱Your Neighborhood “Premium Service” Realtor