The Original Trilogy at Redmond Ridge Market Report – November 2016

The Original… Trilogy at Redmond Ridge Market Report – November 2016

Compliments of Your Neighborhood “Premium Service” Realtor Devin Sanford

November 2016

November Sales Hold Steady!

        Buyers Choosing Location Over Upgrades.

                                Traffic Slow for The Holidays…


9 Homes Sold During November

       Here’s What Closed Escrow Last Month!

  Model Original Asking Price Asking Price when Sold Final Sale Price Days on Market Notations
1 Chelan $337,512 $337,512 $337,512 12 ARCH Special Pricing
2 Sammamish $431.952 $431,952 $431,952 26 ARCH Special Pricing
3 Washington $640,000 $620,000 $620,000 89 Greenbelt Home Site
4 Vancouver $711,000 $711,000 $705,000 67 Greenbelt & Nice
5 Hemlock $739,000 $739,000 $729,000 3 Close to Parkway
6 Hemlock $799,000 $799,000 $815,000 2 Exceptional Upgrades
7 Maple $875,000 $875,000 $875,000 0 Stunning Location & Lovely Upgrades.
8 Hemlock $949,000 $949,000 $941,000 4 Golf Course Home
9 Maple $998,000 $974,900 $960,000 32 Golf Course Home

Homes in Bold & Green; the Elephant serving Buyers and Sellers!

Welcome to our new members. The Elephant was pleased to have been able to serve Tom & Tina, the proud owners of a gorgeous Hemlock we scooped up right away, and Jan & Jerry secured an equally beautiful Maple. They’re already getting acquainted in the Hood. Welcome to living the dream, everyone. Two ARCH homes sold at basement bargain prices for these times. The Sammamish floor plan is a rare find as there aren’t many in Trilogy and to find 1,670 sq. ft. for around $430K is insane, bare bones or not! Way to go. I’d be buying me some upgrades there. It’s a plan with a great flow they should be able to enjoy for a long time. The Vancouver was very nice but just a few lots from Trilogy Parkway noise.

Selling price comes down to location, fits and finishes, view and proximity to the Cascade Club. The Hemlock at $729K had modest upgrades, ceramic tile counters in the kitchen, white appliances and carpet in the Master Ensuite. Adversely, The Hemlock at $941K is on a super big lot on the golf course, has professional landscaping yet ceramic tile counter-tops. Location, almost always, trumps upgrades in resort living. Space and privacy are coveted. The Maple at $960K is close to the social hub and has a big back yard on the popular 17th fairway where there are no homes on the other side. The Maple at $815K is, literally, the most northerly Maple in Trilogy.

Trilogy at Redmond Ridge is the only Resort Community of its type that will ever be this close to one of the 20 most populated cities in the United States of America, Seattle. It takes years to get a grip on how unique each home and home site is in our community. There are many new Brokers, just now, finding out about our little, secret Paradise and I see lots of mistakes. Be sure, when you’re thinking of selling, to consult with someone with specific experience here. I always recommend you hire someone good over someone nice. Your bottom line will thank you.

Only Four Homes Waiting Close of Escrow

            Here’s What’s Currently “PENDING” and Waiting for Recording Numbers

Model Original Asking Price Asking Price when Offer Accepted Days on Market Notations
1 Discovery* $508,000 $470,000 12
2 Townsend $485,000 $485,000 26 Stand Alone
3 Vashon $619,000 $609,000 89 Back to Back Home
4 Bainbridge $659,000 $644,900 47 Darker Greenbelt Home Site & Far from Club

*Homes Pending Inspection

Pending sales are contracts between Buyers and Sellers that have reached agreement between the parties and are simply going through the waiting period for Sellers to pack and Lenders to get appraisals and loans ready. The fact that Pending statuses dropped 60% from October to November is a sure indication that the Winter slow is upon us. Not many Sellers secured offers. Notwithstanding, there is still some activity out there.

I’m surprised the stand-alone Townsend took nearly a month to sell. It’s on an enormous lot that could have been displayed as a park-like setting. I’m sure that kind of a presentation would have netted more money over a shorter time. It’s a very rare home site. The Discovery, at $508K, was priced too high to begin with, in my opinion. We’ll see when it closes escrow just how that strategy pans out.

11 Homes Available During the Holidays (or not)

  Model Original Price Asking Price Days on Market Elephant thoughts:
0 Vashon $579,950 $574,950 40 Temporarily off Market
1 Chelan $419,000 $419,000 0  
2 Chelan $459,900 $459,900 26
3 Whidbey $625,000 $575,000 43 Can’t believe this isn’t sold.
4 Madison $630,000 $630,000 2
5 Bainbridge $739,995 $690,000 105
6 Vancouver $739,000 $739,000 53
7 Hemlock $749,950 $749,950 0 Across from Club & Lovely
8 Bainbridge $789,000 $789,000 27 Temporarily Off Market – Exceptional Golf Course Location and Close to Club
9 Maple $835,000 $815,000 42 Temporarily off Market
10 Hemlock $935,000 $935,000 15 Furthest Location from Club in Trilogy
11 Maryhill $1,250,000 $1,175,000 115 Golf Course Home & Close to Club

 Home in Bold & Green; the Elephant serving Sellers!

Strategy can be a very important element of marketing your home during the slower holiday season. Each floor plan and location are different. A good Broker will know which homes and locations will move during the slow times and which have better odds to pull their homes Temporarily Off Market (TOMK) and freeze the days on market (DOM) from accumulating on the Multiple. A buyer will be less afraid of what’s wrong with a home that shows 26 days on the market when it comes back available than a home that shows 56 days. The Pachyderm recommended two Sellers wait. They listened. We always strategize to maximize proceeds. It’s inherent. They’re enjoying the holidays and will be standing at attention when the January flurry, which happens every year, begins.

Note: All currently available listings are posted at 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. Oct. Nov. YTD:
$old 3 7 13 9 9 19 12 8 19 7 11 117
Pending 9 11 11 15 18 12 10 17 10 10 4  
Active 5 8 2 10 9 6 11 4 9 7 10  

A Record Year!

The previous Record for Trilogy Home Sales was 112 and it include new construction homes, as well as resales. The fact that we have a few weeks left and have 117 closing year to date already says that the market is very strong. Also, notable, we haven’t had a single short sale or foreclosure the entire year. I’d anticipate an even bigger year in 2017 now that the cat is out of the bag and new Broker faces are popping up left and right. They’re calling me and asking what homes we’re getting ready with eager buyers in their back seats. This should bring more buyers for those of you who will be selling in the coming year. Feel free to give me a call. I have a checkbook and a broom to get those buyers here with the preparation and top shelf marketing of your home. We’d be delighted to serve you.

How are the different floor plans measuring up?

Here’s the rundown through October of 2016:

8 Chelan, 8 Union, 2 Sammamish, 7 Washington = (25 Lakes Collection), 0 Angeles, 2 Townsend, 11 Discovery, 6 Orchard, 3 Madison= (22 Port Collection), 1 Vashon, 9 Whidbey, 0 Monaco, 11 Bainbridge, 4 Vancouver, 0 Nice = (25 Island Collection), 18 Hemlock, 4 Cedar, 6 Maple, 2 Alder = (30 Forest Collection), 7 Monticello, 3 Oakwood, 1 Redford and 4 Maryhill = (15 Estate Collection).

2011 2012 2013 2014 2015 2016 2017
Resales 74 97 103 99 102 *105 117
Shea Homes New Construction 9 10 9 3  


Total $old 83 87 112 102 102 105 114

*Year to Date

That’s a wrap for November. We hope these facts have been helpful. We measure our success by how well we serve others. If you have a real estate need, just let us know. Thanks for reading!

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