July Gently Gleans Eight Grinners. Nine Lives in Escrow Limbo. 90 Days Pondering Prospects…

July Generates Eight Closings

Here are the Eight Homes that Closed Escrow during July!

	Model	Northwest Multiple Listing Number	Original Asking Price	Asking Price when Sold	Final Sale Price	Days on Market
1	Chelan	1443692	$510,000	$510,000	$510,000	45
2	Union	1465031	$639,000	$639,000	$622,000	23
3	Townsend	1477733	$638,950	$639,950	$639,000	7
4	Bainbridge	1452810	$760,000	$760,000	$740,000	39
5	Whidbey	1447303	$775,900	$775,900	$790,000	10
6	Bainbridge	1427262	$849,000	$835,000	$831,000	68
7	Bainbridge	1478228	$838,000	$838,000	$838,000	2
8	Cedar	1403245	$1,039,000	$997,500	>$997,500	110

Homes in Bold & Green; the Elephant Representing SELLERS!

Our Trilogy Market has made a small pricing correction. Recently the Pachyderm listed four homes in the Forest Collection, sharing with each Seller, I wasn’t sure if my usual optimistic asking price would hold up like it usually does. It’s not a normal listing conversation as I take great pride in pricing perfectly and proving it, but I felt it necessary. Nobody likes surprises. They’re all lovely homes but, after the old college try, it seems a cool million dollars isn’t so cool anymore. One dollar less and, okay, Buyers aren’t so nervous. The Fabulous Four all adjusted their prices. Two are in Escrow and the others are seeing much more action. All other Forest Homes in the same price range have succumbed to price reductions.

Exceptional properties still sell quickly and can even generate a bidding war between two or slightly more Buyers. The Whidbey was an exceptional property. White and Modern are the new fad, along with light grays. The Mountain Views didn’t hurt this Posh home moving in 10 days. The Bainbridge shared the more popular light and bright, empty palate presentation and popped in two days. The real draw was its location within the old Model Gallery, adjacent the indoor amenities.

Nine Lives in Escrow Limbo…

Here’s what Uncle Sam is waiting to collect taxes on…

	Model	Northwest Multiple Listing Number	Original Asking Price	Asking Price when Offer Accepted	Days on Market	Remarks
1	Orchard	1487489	$629,000	$629,000	3	Custom Upgrades/Attached
2	Orchard	1475502	$710,000	$690,000	27	Unattached
3	Whidbey	1146286	$725,000	$699,950	86	Not Staged
4	Vancouver	1482649	$715,000	$715,000	3	Modest Upgrades
5	Vashon	1482637	$719,000	$719,000	4	Custom Doors & Millwork
6	Maple	1494074	$898,000	$898,000	1	Estate Sale Giveaway
7	Hemlock	1435984	$1,025,000	$969,950	107	Gorgeous Interior- Backyard Rockery
8	Maple	1475454	$999,000	$989,000	75	Corner Greenbelt
9	Maple	1459812	$1,275,000	$1,199,000	68	Golf Course Home

Remember, Pending Sales are as of the last day of the month. It’s an accurate way to review sales month over month.

Home in Bold & Green; the Elephant Representing SELLERS!

It’s not hard to see, the homes priced under $800K move much faster than the rest. Throw out the Estate sale of seemingly unattached Sellers and you’ll find anything over $900K has had a price adjustment. I applaud those Sellers. We’re in the middle of it and you didn’t hide your head under the covers hoping the Boogie Man would go away. He won’t. My personal experience has been, for those of you who made the slight market correction, you’ve been rewarded with a full-price offer. Buyers aren’t mean and they’re not dumb either. They just want a fair deal according to what they see happening in the marketplace. They’ve been shopping in for a while.

18 Sellers Waiting Diligently…
Trilogy Inventory as of July ^31st, 2019

	Model	Northwest Multiple Listing Number	Original Asking Price	Current Asking Price	Days on Market	Remarks
1	Townsend	1490020	$555,000	$555,000	14	Attached/Near Club
2	Vashon	1473402	$679,000	$665,000	41	Near Club
3	Sammamish	1459868	$718,000	$695,000	75
4	Vancouver	1466825	$779,000	$699,000	316	New D.O.M. Record?
5	Washington	1436460	$734,000	$724,000	113	Newer & Near Club
6	Whidbey	1488322	$775,000	$775,000	20	Elephant Listed Before
7	Bainbridge	1441906	$815,000	$799,000	104	A Greenbelt Sleeper
8	Alder	1422444	$978,000	$875,000	139	Greenbelt Home
9	Maple	1468556	$899,995	$899,995	59	Division 1
10	Cedar	1482523	$948,000	$898,000	20	Backs to Parkway
11	Cedar	1481171	$999,000	$975,000	35	In the Hood
12	Cedar	1443578	$1,039,950	$998,000	99	“Best in Class”
13	Hemlock	1487155	$999,000	$999,000	20	Greenbelt Homesite
14	Hemlock	1469288	$1,195,000	$999,950	267	No Comment.
15	Maple	1469154	$1,099,000	$1,049,000	57	Longest Driveway in TRR
16	Hemlock	1445274	$1,079,950	$1,049,000	85	Temporarily Off Market
17	Monticello	1410259	$1,165,000	$1,049,000	156	Greenbelt Home
18	Maple	1494350	$1,100,000	$1,100,000	7	Golf Course Home

Remember, this inventory is as of the last day of the month. It’s an accurate way to review sales month over month. Homes in Bold & Green; the Elephant Representing SELLERS!

90 Days Pondering Prospects

Three Months is the Average New Market Time…

When will they come? If you peak at the Recap below, you’ll see that the time on market has crept up steadily over the last five months, reaching exactly three months on average during July. There are three types of Sellers in this world; those who make things happen, those who watch things happen and those who wonder “what happened.” The Elephant nudges his trunk into Sellers behinds ever so gently saying “let’s make it happen” if a price correction is in order or perhaps, they need to be more flexible with showing times.

I do my part too. For Brokers, it’s much more than cleaning, staging and hanging a flimsy flyer out front only to experience waiting, waiting and more waiting for a Buyer to trip and bust open a briefcase full of cash . It’s being on top of things every moment, calling, texting and emailing every Broker who has shown interest in your property. We must turn over every stone, building Broker to Broker relationships and trust along the way. Anything less than a rare or exceptional home does not sell itself anymore. We need to find out what would make their Buyer happy and work with our Sellers to make it happen.

Here’s a Recap of Year-to-Date Stats:
*New Days on Market (D.O.M.) Watch!

	Jan.	Feb.	Mar.	April	May	June	July	Aug.	Sept.	Oct.	Nov.	Dec.	YTD
$old	2	4	8	10	4	6	8						42
Pending	5	5	11	4	5	7	9
Active	9	8	12	20	19	19	18
$old D.O.M.	3.5	42	52	36	7	65	38
Active D.O.M.	87	95	52	53	69	78	90

Would You Like to Invest in a Tubed Charlie Bar?

I did! If you’re like me and mine, you like to sleep well at night and, when you’re away, you don’t want to worry about break ins. Recently, I added a terrific and inexpensive theft deterrent to my windows and sliding glass doors. It’s a flip-down security bar & bracket that prevents thieves from jimmying or shaking a window open. They install in minutes and they’re a whole lot more attractive and reachable than that stick you’ve got jammed in there. If you’d like a few “Tubed Charlie Bars” of your own, call Scott Harlan. He’s a down home guy with down home prices and excellent service for all your Locksmith needs.

That’s a wrap for July 2019!

We hope you’ve found some value in this report and we thank you for reading!

The Pachyderm and Support Team

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DEVIN SANFORD