The Catalina Foothills

it’s a Joesler and it’s finally priced to sell

5450 N Calle La Cima, a 1944 built Joesler showed up today asking $729,000 ($179/sf). It’s been listed on and off since 2005, asking anywhere from $1,495,000 down to today’s low of $729,000. And the main obstacle, as I see it, has been the  vacant lot that is directly south and not included in the sale. But that is available for sale (no price disclosed) along with the Joesler. And now at $729,000, it may make sense to pick up the Joesler and the extra parcel. To protect your views and privacy.

From an earlier listing, I think this description captures it;
A 40'S JOESLER LOCATED IN THE OLD FOOTHILLS.WONDERFULLY SCALED ROOMS WITH CONCRETE FLOORS, BEAMED CEILINGS AND WALLS OF WINDOWS. THIS ONE WITH CLEAN AND SIMPLE LINES IS A BLANK SLATE FOR YOU TO MAKE YOUR OWN.

It was clean as a whistle last time I saw it, but that was a year or more ago, so check it out for yourself

5450 N Calle La Cima Tucson, AZ 85718
(listed by Sinclair Associates)

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it must be the views

Just 41 days on the market and 1980 E Desert Garden Drive is under contract from a $1,200,000 ($367/sf) list price. That’s behind the pearly gates in Pima Canyon and has to be the quickest contract in PC in many moons.

… its got them coming

and going

1980 E Desert Garden Drive Tucson, AZ 85718
(listed by Long Realty)

I wish them well but I can’t help wondering how the appraisal will go.
It’s listed for $1.2, $367/sf and, since it went to contract so quickly, lets assume it went for reasonably close to asking – say $1.1 which works out to $336/sf. Fine & dandy.

But the 6 homes that have sold in PC since Jan 1 sold for an average of $236/sf - 
with the highest at $290, then $248/sf and so on.

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do I hear $1,990,000

7808 N ANCIENT INDIAN Drive was listed in September 2005 for $3,899,000, then it dropped all the way down to $3,799,000, then, mysteriously, up to $3,999,000 and so on and so forth until the listing expired last June at $2,799,000. Then nothing until today, when it was listed for a much more attractive $1,990,000.

and PS – the sellers paid $2,650,000 for it in March 2005, when it was new – so why, I wonder, did anyone feel that it was worth $3,899,000 just 6 months later. ???

Who knows, but fortunately it’s not a short sale and not a foreclosure. Though it is the 3rd new listing in Pima Canyon this week – bringing the total to 16 for sale.

7808 N ANCIENT INDIAN Drive Tucson, AZ 85718
(listed by Russ Lyon Sotheby's Int Realty)

2 new listings in Pima Canyon this week

On Tuesday 1347 E Desert Garden Drive popped up as a new listing asking $1.5mil ($325/sf). And that’s quite an adjustment from the $2.6, $2.5 and $2.3 it was looking for in 07 and 08. But none of that led to a sale and Desert Garden dropped out of play in September 09.  1347 E Desert Garden Drive Tucson, AZ 85718 (listed by Long Realty)

And joining in the fun is 7898 N Ancient Indian Drive, showing up yesterday as a new listing asking $1.2 ($254/sf). But Ancient Indian is also a short sale and, according to the tax assessor info, there are two liens to Wells Fargo totaling $1,874,500. So quite short. 7898 N Ancient Indian Drive Tucson, AZ 85718 (listed by Long Realty)

And while sales in PC have done pretty well this year, these new listings make it 15 for sale as we enter the summer (S-L-O-W) season.
I summarized activity in Pima Cyn two weeks ago > today in Pima Canyon

and PS – there was also a dropout this week in PC. 
2087 E Desert Garden Drive, on the market since Feb 08 - when it was listed for $3.3 after selling in 03 as a spec home for $2.2 – left the market yesterday asking $2.499. If you’ve never seen it, this is easily one of the most lavish homes in the Foothills, and a very bold move for a spec.   2087 E Desert Garden Drive Tucson, AZ 85718 (was listed by Long Realty)

stay cool!

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looks like a helluva good fixer upper

6954 N Gleneagles Place in Skyline CC sold today for $520,000 ($144/sf) off a $595,000 list price. That’s for 3611 sf, single story – no steps, burnt adobe construction on 1 acre high up in Skyline- good bones/terrific location/needs updating -  with drop dead views

6954 N Gleneagles Place Tucson, AZ 85718
(listed by Long Realty)

when the right buyer comes along …

way up near the top of Skyline CC, 5000 E Oakmont Drive went to contract today.
It was first listed last July for $1,590,000 ($219/sf) and they never cut the price, not even a little bit. And it’s a biggie, 7261 sf, and an oldie, built in 74, and has an indoor pool,  5000 E Oakmont Drive Tucson, AZ 85718
(listed by Coldwell Banker Residential Brokerage )

_________________________________________________________________

And over in Ventana CC, 7311 E Thimble View Way, an interesting house that was first listed in November 09 for $1,495,000 also went to contract today. 
But not before dropping down to $999,000 ($211/sf) - quite a good deal for what it is and where it is 
7311 E Thimble View Way Tucson, AZ 85750
(Listed by Long Realty)

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Foothills' Gallery Row faces foreclosure

From the Arizona Star
By Dale Quinn 

Gallery Row, a prominent Tucson shopping center that features arts, crafts and a locally owned restaurant, is facing foreclosure.

Borrower Gallery Row LP, which owns the property on East Skyline Drive near North Campbell Avenue, received notice that it was delinquent on a $5.9 million loan recorded in September 2006.

An auction has been scheduled for Aug. 18 at the Pima County Courthouse, 110 W. Congress St., according to documents filed with the Pima County Recorder's Office.

Read all about it > Foothills' Gallery Row faces foreclosure

(DEAN KNUTH / ARIZONA DAILY STAR)

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a classic burnt adobe goes to contract

Up in Cat 9 - 6856 N Solaz Cuarto, on the market since October and listed at $899,000 ($252/sf) went to contract today.

It was purchased in 2004 for $679,000 and remodeled throughout, including a pretty spectacular new high end kitchen.

 

I have no idea what it went for, but if you’re looking for a beautifully updated classic burnt adobe, well located and with views, they are few and far between. So they don’t come cheap.

6856 N Solaz Cuarto Tucson, AZ 85718
(listed by long Realty)

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half price sale

4610 N Hacienda Del Sol Rd was listed 3+ years ago for a cool million $$$ and sold today for $517k. It did have nice views.

4610 N Hacienda Del Sol Tucson, AZ 85718
(listed by Long Realty) 

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the changing face of Camino Escuela

Built in 2006 as a spec home, 4907 N Camino Escuela sold for $1,371,150 in 06, then for $1,250,000 in 2008 and it was listed yesterday for $1,149,000.

That’s it under construction with the new black roof,

The street, Camino Escuela, is home to some of the oldest estates, some of them Joesler estates, in the foothills. And many of them are, or were, on larger tracts of land-  5, 10 and more acres. Cmo Escuela is also one of the few remaining dirt roads in the Foothills. The long time residents like it that way, original old foothills style, and it keeps the looky lous away.

And even though this home is on more than an acre, it was built to be pretty cozy with its three neighbors, going so far as sharing a common driveway.  
And had the real estate market not crapped out I’m sure that more homes would have been built up along Escuela.

4907 N Camino Escuela Tucson, AZ 85718
(listed by Long Realty)

with all the homes for sale in the Foothills, there’s plenty to choose from

I posted this piece in March and again in August of 2009. At that time, there were 593 homes for sale in March and 491 in August.  And today, with inventory down to 411 homes for sale, and more buyers in the market - it’s more relevant now than ever. So with the figures updated to reflect current inventory, here it is again.  
__________________________________________________________

Yes, sure, of course there are plenty of homes to choose from, are you kidding. With 593 491 411 single family homes for sale in the Foothills, we can’t miss.

Let's look at a hypothetical/typical buyer looking for a home in the Foothills with a price range of $800,000 to $950,000.

-at $800,000 to $950,000 there are 45 39, no, in May 2011 there are just  26 homes for sale, but that’s still more than plenty, right
-yes of course, you want 4 bedrooms & 3 baths - 37 28, that’s 20 homes
-3000 to 4000 sq ft - no prob, 24 19, lucky 13 for sale
-oh, you'd like about an acre, let's say .80 or more - 16 14, 7  gorgeous homes
-and in District 16  - OK, 10 8, 6 homes to choose from, Perfect!
-and you'd like to be in 85718 zip - down to 6, no, in May 2011 we’re down to 4
-single story, yes of course- that's 4, 6, oops - still 4 really great homes to choose from
-and a pool, but of course - OK let's go, with 4 homes to choose from we should be able to wrap this up in no time.
_________________________________________________________________

The point is after putting in some very basic criteria there are 4 homes to choose from  **link will expire on 6/22/2011** And we didn't even get into the style or the age of the home, whether it was in a gated or non-gated area, city or mountain views, and other preferences.

It happens every time. Once you start breaking down all the homes for sale in the Foothills, which run the gamut from under $200k to over $6 mil, you end up with too few, not too many, to choose from. Especially now, with inventory d-o-w-n.

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“Housing prices are falling, and they are going to fall some more.”

So says Mark Zandi the chief economist of Moody’s Analytics.

Why, because there is, we’re told, a tsunami of foreclosures on the horizon.

As Lenders Hold Homes in Foreclosure, Sales Are Hurt

From The New York Times/nytimes.com

EL MIRAGE, Ariz. — The nation’s biggest banks and mortgage lenders have steadily amassed real estate empires, acquiring a glut of foreclosed homes that threatens to deepen the housing slump and create a further drag on the economic recovery.

All told, they own more than 872,000 homes as a result of the groundswell in foreclosures, almost twice as many as when the financial crisis began in 2007, according to RealtyTrac, a real estate data provider. In addition, they are in the process of foreclosing on an additional one million homes and are poised to take possession of several million more in the years ahead.

Five years after the housing market started teetering, economists now worry that the rise in lender-owned homes could create another vicious circle, in which the growing inventory of distressed property further depresses home values and leads to even more distressed sales. With the spring home-selling season under way, real estate prices have been declining across the country in recent months.

Read all about it > As Lenders Hold Homes in Foreclosure, Sales Are Hurt

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speaking of the end of the season

As I mentioned the other day, a sure sign of the end of the season for Tucson Foothills real estate is a slowdown in activity - fewer contracts, fewer listings, fewer anything- in upper-end homes. And that’s what we’re seeing.

Yet, at the moment, there are 21 homes listed from $2.0mil to $9,950,000 - average list for the group is $3,890,286 – but nothing has sold at $2.0 or more since last September. And that one just squeaked in under the wire at $2.1.

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lower priced homes take center stage

Virtually all the action in Tucson Foothills real estate this past week was in homes priced under $600,000

There were;
11 new listings, 10 of them priced from $220k to $525, then one at $800K

22 price cuts, 20 of them on homes priced from $269k to  $569k

14 homes went to contract, 9 of them from $189k to $564

18 sold this week, 17 of them priced from $198 to $588

more activity in lower priced homes, while the high-end market goes into hibernation, is typical of the end of the season here in the foothills

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what’s with foreclosures in the Tucson Foothills

Here’s the deal,

Today there are 413 single family homes for sale and 26 of them, or 6.3%, are listed as foreclosures. (average list price $318,798)

And 304 single family homes sold in the last 6 months and 42 of them, or 13.8%, were foreclosures. (average sold price $452,574). Small potatoes, by any measure.

The number of foreclosures in the Foothills never got to where they were a serious threat to the market like they’ve been and continue to be in other areas of Tucson and, most prominently, at our neighbor to the north, in Phoenix.

And for now anyway, it appears the number of foreclosures is dwindling even further. Which makes me wonder whatever happened to that shadow inventory we’ve heard so much about. 

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packing them in in Alta Vista

First listed last September for $1,299,000, 6549 N Calle De La Lluvia went to contract yesterday listed at $1,095,000 ($255/sf). (listed by Long Realty)
6549 N Calle De La Lluvia Tucson, AZ 85750

This is one of about 18 homes located in a pocket of the northeast corner of Alta Vista that was zoned, or rezoned, CR-4, allowing multiple homes/acre of land. While the rest of Alta Vista is CR-1, with one home/builders acre, or minimum 36,000 sf.
This house in on 0.35 acres or approximately 15,246 sf.

 

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looking at home sales in Ventana Country Club

There are 33 homes for sale in Ventana CC and they run the gamut from $345,000
to $6,200,000, for an average list price of $1,133,582 at $294/sf.

But just 7 homes sold in Ventana in the last 6 months, making for a very hefty 
28 month supply. And 5 of them sold in the $400 to $600k range, for a dismally low average sold price of just $686,571 $228/sf.

But things may be changing in Ventana. Very recently 5 homes have gone to contract - 4 already this month and 1 last month - at an average of $965,200. 
So 5 homes to contract in just a few weeks is potentially a big improvement from
7 sold in 6 long months.

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today in Pima Canyon

Like much of the rest of the Foothills real estate market things have also improved in Pima Canyon.

7 homes sold in PC in the last six months and there 14 for sale – making for a nice tidy, and much improved, one year supply of homes for sale.

A little over 2 years ago I wrote > there are now 26 homes for sale in Pima Canyon, 11 of which are spec homes. And there have been just 2 sales in Pima Canyon in the last 6 months - and nothing under contract  <
26 for sale and 2 sales in six months = about a 78 month supply (6.5 years) of homes.  And last June there were 20 homes for sale equaling an 18 month supply.

And though I expect there are a couple in the pipeline,  there are no foreclosures for sale in PC either. They’ve all sold.

But, of the  14 homes for sale, 6 are priced from $1,995,000 to $4,250,000, a range that has not seen much action.

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the rate of price drops is dropping

Homes prices in the Tucson Foothills peaked in 2006 when the average sold price for the year was $703,616. (that’s for single family homes sold thru the tucson association realtors mls)

Since then average sold prices have dropped, year after year.

From 06 to 07 average sold prices dropped from $703,616 to $676,913, down 3.8%

from 07 to 08 they went from $676,913 to $614,164 a 9.3% drop

and they dropped 12.9% from 08 to 09,  and then in 2010 the rate of price drops slowed – dropping 6.3% from 09  to 2010.

and from 2010 vs this year they’re down just 2.3%.

What next?

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someone snapped up a good deal

In Alta Vista, 6261 E Placita Del Nido went to contract after just 12 days listed for $600,000. That’s after selling for $824,900 in 2006 - and that’s about right – down 27% from its height of the market price in 06.

But like many others they thought they might get lucky and escape the grimy clutches of the real estate bust and listed it in 08 for more than they paid in 06.
First for $879,900, then $849,000, then $799,000 and got nowhere. Then they took the big leap,

6261 E Placita Del Nido Tucson, AZ 85750

ditto

7331 E Desert Moon Loop also went to contract today, this from a $629,000 list price after selling in 05 for $875,000. And after listing last July for $885,000, with no results.

7331 E Desert Moon Loop , Tucson, AZ 85750

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it’s going to be a little lonely at Campbell & Cmo Miraval

If you’ve traveled on Campbell between River & Skyline anytime in the last 5 years, you’ve seen it almost every day > OPEN HOUSE > OPEN HOUSE > at Campbell and Camino Miraval.

Well that may be the last of it. 2420 E Camino Miraval, which surely holds title to the house held OPEN more than any other in the foothills, went to contract today.

I sure hope the buyer came from an OPEN HOUSE

2420 E Camino Miraval Tucson, AZ 85718

the average list price of homes going to contract is going up

On April 19th I wrote that in the last 2 weeks 31 homes went to contract at a dismal average list price of $434,266

and one week later, on April 22nd, I wrote that 22 homes have gone to contract in the last 7 days and the average price for those 22 contracts went up, not down, to $567,186

and now, going back to May 1st, 22 homes have gone to contract at an average list price of $600,952 @($176/sf)

Does this mean prices are going up?

No it doesn’t mean that, not at all. But what it does show, is that more higher priced homes, homes above $600k, are going to contract. In this latest go-round 9 of the 22 homes to contract are listed above $600k, including 2 over $1.0. That’s 40%, a much higher share of contracts going to homes above $600k than in the past.
(on 2/12 this year it was 28%, on 11/15/2010 it was 22%,

Given recent market activity, which I’ve been reporting for the last month or so, the real estate market in the Tucson Foothills appears to have taken a positive turn and appears to be gaining momentum and getting stronger day by day.

Is this a flash in the pan? It doesn’t feel like it to me. But we’ll see.

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more contracts

5535 N Calle La Cima - the 2 story in a 1 story neighborhood - went to contract today listed at $799,000($175/sf) A spec, La Cima was built in 06 on land split from an old Joesler, and was listed in 07 for $1,500,000 and sold in October 08 for $783,500 as one of the first short sales to show its face in the foothills.

And in Ventana Canyon Estates 6450 N Desert Wind Circle, listed at $899,000 ($238/sf), also found a buyer today. The sellers paid $1,122,500 for it in 06.

And a foreclosure at 6019 N Pinchot Rd that the former owners paid $1,399,500 for in 04, 04, went to contract today listed at $899,900 by mr lender.

see all three > 5535 N Calle La Cima Tucson, AZ 85718/6450 N Desert Wind Circle Tucson, AZ 85750/6019 N Pinchot Road Tucson, AZ 85750

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supply and demand in the Tucson Foothills

Lets see how the improving market is affecting the supply of homes for sale -

Right now there are 424 single family homes for sale. And with 57 homes sold in the last 30 days we’re at an overall 7.4 months of supply. That’s lean, very lean, particularly from where we’ve been.

But lets look at how it breaks down by price range and see where things really lie;
(# homes for sale/# homes sold in last 30 days = months supply)

$0 - $599 - 251 /41 = 6 months supply

$600 – $999 – 95/11 = 8.6 months supply

$1.0 - $1.499 – 38/3 = 12.6 months supply

$1.5 – $1.999 – 19/0 = infinite supply

$2.0 & up – 21/2 = 10.5 months supply

still a big improvement from where we’ve been
_____________________________________________________________

here’s what the supply looked like just 5 months ago – in mid December

$0 to $599 = 8.9 month supply of homes

$600,000 to $999 =11.6 month supply

$1.0 to $1.499 =  29 month supply

$1.500 to $1.999 =  42.5 month supply

$2,000,000  7 UP 0 sold = an endless supply

**from my post of December 17 > sold (so far) in the 4th quarter <

_________________________________________________________________________________

and looking back to May 2010,

$0 - $599 =  8 month supply

$600 - $999 = a 17 month supply

$1.0 – up = a 26 month supply*

from my post of May 2 > 176 homes sold in the Catalina Foothills
*beyond $1.0 I didn’t break it down any further

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fewer homes for sale

Looking at the number of homes for sale in the Tucson Foothills, for this month and for May in years past, we’re now at the lowest inventory of homes for sale in 5 years – both in total inventory and in the luxury market.

	total SFR for sale	for sale at $1.0+
May 2011	423	77
“       2010	488	108
“      2009	583	154
“      2008	587	159
“      2007	485	??

For some reason I can’t find data on the mil+ market in 2007.

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almost seems like old times

The last available home at the Summit at Finger Rock -  4068 E Playa De Coronado -
went to contract this afternoon off a $1,050,000 ($308/sf) list price. (listed by Long Realty)

This follows 4017 E Playa De Coronado – listed at $999,950 ($277/sf) - in contract on April 12. And 3947 E Ina Road – listed at $749,000 ($216/sf) in contract on April 28 and the sale of 4332 E Playa De Coronado – sold for $1,100,000 ($232/sf) as a short sale on 1/31.

This is a big turnaround for the Summit which, until this year, had very lackluster sales.

And not to be outdone, Skyline Belair had three homes go to contract this week.

The other day I wrote >  two contracts in Skyline Belair in one day < and today a 3rd home went to contract. I represent the buyers.

And 5009 N Rock Canyon Road – on the market just one month went to contract the other day off a $725,000 list, I also represent the buyers. (listed by long Realty)

The other day I reported that 2002 E Quiet Canyon Drive, in PC, had sold. But because it didn’t show up until a few hours later I failed to mention that
2063 E Quiet Canyon Drive – across the street – had also sold that same day. It was listed on January 6th this year for $1,349,000 and sold the other day for $1,200,000 ($290/sf). In March I had mentioned it here > tell me the high-end isn’t picking up

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someone got a very good deal in the Canyons

7454 N Secret Canyon debuted in March 09 as a 2009 built spec home listed for
$5.0 mil. And along the way it fell into mr lenders hands and finally sold today for $1,850,000 ($267/sf).

This is a beautifully built house with fine details, masonry construction and in pristine condition, etc, etc.
The real thing.

7454 N Secret Canyon Tucson, AZ 85718
(listed by Toma Partners)

I wrote about it > if you missed it the 1st time round, or the 2nd, or even the 3rd,

The sticky  wicket here is there are 7 homes for sale in the Canyons from $1,990,000 to $9,995,000 at an average of $580/sf.

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two contracts in Skyline Belair in one day

I was out with buyer clients of mine yesterday and we were taking a 2nd look at a few homes we’d seen earlier in the week. It finally got down to two homes that they were interested in and talking about which one to make an offer on. And both of them are in Skyline Belair. One had been on the market since last September and the other was listed just three weeks ago.

So I called the listing agent of one of them to ask a few questions and was told they had just gotten an offer on it a few hours ago. But they hadn’t accepted yet and, if we wanted, there was still time to get our offer in. My clients decided not to get involved in that and we moved on to the 2nd house.

So I called that listing agent, also to ask a few questions, and was told they had not one, but two offers on the table, that had come in earlier in the day, but they hadn’t accepted yet and if we wanted, there was still time to get a 3rd offer in.

For a minute I thought they must be kidding, pulling my leg, some inside joke or something.  But no, no joke.

And then today both of them showed up in the mls as under contract. So there probably wasn’t even much back and forth with offers and counter offers.

There’s been just one sale in Skyline Belair so far this year and just one other home is in contract. And 9 for sale. Yet 2 went to contract yesterday,

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when the music stops

5751 E Placita Varas sold for $510k in 03, $635k in 04 and $800k in 06.

And how they got to it I have no idea, but in 09 they listed it for $1,175,000 – and it went nowhere -  and it’s back on the market today asking $899,900 ($259/sf) in Alta Vista.

5751 E Placita Varas Tucson, AZ 85750 (listed by Tierra Antigua Realty)

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don’t miss the boat

In Pima Canyon, 2002 E Quiet Canyon Drive sold today.

Quiet Canyon entered the market in February 2010 listed at $1,200,000 and sold today for $920,000 ($227/sf) off a $949,000 list.  And while the sellers may not agree, I think they did quite well. They paid $850,000 for it in October 2003.

But, more to the point, since it’s on the southern rim of Pima Canyon, it backs up to old Ina Rd – not  a terribly busy road, but not a quiet, meandering little lane either. And not a plus in anyone’s book.

This sale, and the sale I mentioned the other day - by the side of the road – are, to me, sure signs the market is getting stronger. For all the time we were in the depths of the downturn buyers were extremely fussy about what they bought, and sales like this, with homes backing up to a road, just didn’t happen. Not unless they were an absolute steal. 2002 E Quiet Canyon Drive Tucson, AZ 85718 (listed by Realty Executives)

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blogging vs working

I’ve absent from the blog lately because I’ve been very busy, non-stop really, working with buyers. I hope to be back soon, meanwhile, enjoy the break.
JS

by the side of the road

4840 N AVENIDA DE VIZCAYA sold today for $695k ($191/sf) off a $749k list after
5+ months on the market. And they held steady, with no price cuts. (listed by Long Realty)

So what, big deal. The big deal is that Avenida De Vizcaya is what I usually refer to as road kill. That is, homes built by the side of a busy road that sell for drastically reduced prices and take forever to do so. Why? Because most people don’t choose to live by the side of a busy road. Would you.

But that didn’t happen with Vizcaya. Oh it would have sold for more and maybe sold quicker too, had it not been by the road. But even with the road, the sellers did pretty well, better than most.
-that’s it with the red check, next to Hacienda del Sol Rd

I showed this house a few times, because even though it was next to the road -
it’s a nice house, it’s very attractive and people wanted to see it. But none of my clients went for it, because, no matter how attractive, it’ll always be by the side of the road.

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what goes up …

6261 E Placita Del Nido sold for $375,000 in 1996, for $495,000 in 2002 and for $824,900 in 2006

Then in November 07 they listed it for $879,900 and it expired unsold in May 08 at $799,900. Now it’s back again today, the 1st day of May, hoping to get $600,000

6261 E Placita Del Nido Tucson, AZ 85750
(listed by Long Realty)

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April home sales in the Tucson Foothills

51 homes sold in April for an average of $511,027 ($165/sf)

how does that compare to April in years past

Last April 47 sold for an average of $514,083 ($181/sf)

April 2009, 36 sold for an average of $471,847 ($179/sf)

April 2008, 65 sold for an average of $565,513 ($248/sf)

April 2007, 72 sold for an average of $692,373 ($235/sf)

so for April anyway, sales are up and prices are holding their own

and compared to earlier this year, prices are up a few bucks
(51 sold in April for $511,027 ($165/sf))

57 sold in March for $489,556 ($162/sf)

55 sold in February for $447,833

33 sold in January for $447,165

more evidence that the worst is past

UPDATE/CORRECTION – 55 homes sold this April, not 51 as reported (a few were either late to report, or I jumped the gun and reported too soon)

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