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|
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|
|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|
|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|
|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|
|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”|
|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|
|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!
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
See 85+ Five Star Reviews at www.zillow.com. Just click on “Agent Finder and Search for Devin Sanford.