Tag - the woodlands texas real estate

Community Real Estate Market

The Woodlands Real Estate $500,000 to $600,000 List Price Range

The Woodlands Real Estate


By Michele Flory. As of October 1, only 24 homes are available for sale in this price range in The Woodlands. This is down 17% from same period last year. The distribution of these listings includes all of the The Woodlands Villages.

YTD 2013 sales are 12% above YTD 2012. Days on market is 20 in this list price range versus The Woodlands overall average of 41 for the month of September. Months of inventory is 2.2 compared to community average of 1.9. During the month of September, the 24 homes for sale were visited by a total of 299 potential buyers; an average of 13.6 per home.

Visit MicheleFlory.com for more information on The Woodlands Real Estate Market.

Community Real Estate Market

The Woodlands Real Estate $200,000 to $300,000 List Price Range

The Woodlands Real Estate  April 2013
The Woodlands real estate inventory of homes in this list price range is down 72% from same period last year. The Woodlands overall average inventory of listings is down 54% for same period.

The Woodlands Real Estate  April 2013
Majority of available homes in this list price range are located in The Woodlands Villages of Alden Bridge and Cochrans Crossing.

The Woodlands Real Estate  April 2013
YTD written contracts in this list price range is up 30% compared to The Woodlands overall average of +20%. This list price range is the “sweet spot” for investors. Updated homes listed in this list price range in a good location are receiving multiple offers; often over list price!

The Woodlands Real Estate  April 2013
Months of inventory is defined by the National Association of Realtors as current inventory divided by the average number of monthly sales for the previous 12 months. A months of inventory above six is defined as a buyer’s market; a number below 6 is defined as a seller’s market. Six months is defined as a balanced market. Months of inventory in this list price range as of today is 0.4; significantly lower than The Woodlands current real estate overall market 1.8 months. This translates to only two weeks of inventory; lowest of all list price ranges.

The Woodlands Real Estate  April 2013
Days on market is defined as number of days from list date to contract date. This category alwayslags one month since it is based on contract activity. At 24 days for the month of March compared to an overall market of 87.8 days on market.

The Woodlands Real Estate  April 2013
This chart compares the list price of a home to the actual sale price of the home. The average percentage for March was 99.0 compared to The Woodlands overall average of 97.1. Expected to equal or exceed 100% in coming months due to over-list purchases.

The Woodlands Real Estate  April 2013
Centralized Showing Service coordinates 99% of the showings for active listings in The Woodlands. Combining their data with HAR data, each active listing in this list price range was visited by an average of 37.7 buyers during the month of March versus The Woodlands overall average of 25.1 buyer visits.

Visit Michele Flory for more information on The Woodlands real estate.

If you are considering selling your home, we would welcome the opportunity to discuss several of our unique marketing options to maximize the value of your home. If you are searching for a home in The Woodlands in this list price range and noticing that new listings are changed from Active to Pending or Sold within the same hour or day, we should discuss the topic of Pocket Listings.

Community Real Estate Market

The Woodlands Real Estate $500,000 to $600,000 List Price Range

The Woodlands Real Estate  April 2013
The Woodlands real estate homes for sale in this list price range is down 25% from same period last year.

The Woodlands Real Estate  April 2013
The minimal number of homes for sale is distributed throughout The Woodlands.

The Woodlands Real Estate April 2013
This chart is a breakdown of new listings added to our inventory by list price range. In this list price range, we added 12 new listings and wrote contracts on 16. The available inventory continues to decline.

The Woodlands Real Estate  April 2013
Written contracts are up 12% from same period last year. This percentage would be significantly higher if the inventory of homes for sale was higher.

The Woodlands Real Estate  April 2013
Months of inventory is defined by the National Association of Realtors as current inventory divided by the average number of monthly sales for the previous 12 months. A months of inventory above six is defined as a buyer’s market; a number below 6 is defined as a seller’s market. Six months is defined as a balanced market. Months of inventory in this list price range as of today is 2.0; slightly higher than The Woodlands current real estate overall market 1.8 months.

The Woodlands Real Estate  April 2013
Days on market is defined as number of days from list date to contract date. This category always lags one month since it is based on contract activity. At 87 days for the month of March compared to an overall market of 87.8 days on market, this means there are more buyers than seller in this list price range.

The Woodlands Real Estate  April 2013
This chart compares the list price of a home to the actual sale price of the home. This list price range List Price to Sale Price ratio is equal to The Woodlands overall average of 97.1% With the growing trend of multiple offers over list price, this percentage will begin to change. Will it eventually exceed 100%?

The Woodlands Real Estate  April 2013
Homes listed in this price range averaged 23.9 showings during the month of March compared to The Woodlands overall average of 25.1. Again, the buyer demand is here, but the inventory is really low.

Visit Michele Flory for more information on The Woodlands real estate.

If you are considering selling your home, we would welcome the opportunity to discuss several ofour unique marketing options to maximize the value of your home. If you are searching for a home in The Woodlands in this list price range and noticing that new listings are changed from Active to Pending or Sold within the same hour or day, we should discuss the topic of Pocket Listings.

Community Real Estate Market

The Woodlands Real Estate $200,000 to $300,000 List Price Range


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The Woodlands real estate analysis highlights this list price range as the “sweet spot” for investors seeking to participate in the active rental market in The Woodlands. Homes that meet the value, condition and location criteria are under contract within a day of entering the market. As a result of this investor interest, inventory in this list price range is 58% less than same period last year.

web-HAR-0113-200-300K
Homes in this list price range are active in every village of The Woodlands. Most are concentrated in The Woodlands Village of Alden Bridge.

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Written contracts in this list price range for 2012 were 27% higher than 2011. 2013 is expected to show a significantly higher percentage over 2012. The number of contracts will be limited only by number of available homes for sale that meet the value, condition, and location criteria.

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Days on market is defined as number of days from list date to contract date. This category always lags one month since it is based on contract activity. At 50 days for the month of December compared to an overall market of 75.2 days on market, this means there are more buyers than seller in this list price range.

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Months of inventory is defined by the National Association of Realtors as current inventory divided by the average number of monthly sales for the previous 12 months. A months of inventory above six is defined as a buyer’s market; a number below 6 is defined as a seller’s market. Six months is defined as a balanced market. Months of inventory in this list price range as of today is 1.2; lower than The Woodlands current real estate overall market 1.7 months.

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This chart indicates the actual sale price of the home compared to the listed price. 2012 average was 97% compared to The Woodlands overall average of 96.3%. With multiple-offers beginning to occur in this list price range, I expect the percentage to nudge closer to 100% during the peak contract months of 2013.

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This is one chart that consistantly retains the bell-curve shape. Only June and October were below showing levels of previous year.

Beginning in February, I will continue to discuss the various list price ranges that demonstrate the most activity plus we will begin selective comparisons such a appreciation values among the different villages.

We have just completed an update to the Market Reports page on our web site, www.MicheleFlory.com. Detailed information on all list price ranges are updated monthly.

Community Real Estate Market

The Woodlands Real Estate $700,000 – $800,000

The Woodlands real estate discussion continues with homes in the $700,000 to $800,000 list price range.

homes for sale in the woodlands 700-800 1112

Homes for sale in this list price range are down 44% from same period previous year.

the woodlands mls 700-800 1112

The map above defines the location of twenty homes for sale in this list price range as of today.

the woodlands mls new listings 1012

This list price range averages 4 new listings monthly. Compare this to 7 YTD average monthly contracts.

the woodlands mls contracts 700-800 1012

Sales (contracts) are up significantly compared to same period last year in this list price range. Again, sales would be much higher if we had more available homes for sale in The Woodlands

the woodlands mls DOM 700-800 1012

Days on market is defined as number of days from list date to contract date. This category always lags one month since it is based on contract activity. Although at 92 days for the month of October compared to an overall of 49 days on market, this list price range is trending lower with a ten-month average of 78.3 days

the woodlands mls moi 700-800 1012

Months of inventory is defined by the National Association of Realtors as current inventory divided by the average number of monthly sales for the previous 12 months. A months of inventory above six is defined as a buyer’s market; a number below 6 is defined as a seller’s market. Six months is defined as a balanced market. Months of inventory in this list price range is 3.6; slightly higher than overall market 2.5 months.

the woodlands mls lp-sp 700-800 1012

This category offers a reality-check on list prices versus actual sale prices. The list price comes from the HAR MLS listing data information available to the public. The actual sale data comes from the executed contract documents and provided to broker/agent members of HAR. If the list price sale price percentage exceeds the average for the respective list price range, the home might have been priced higher to reflect location, condition, and upgrade advantages. The average of 96% in this list price range is slightly lower than The Woodlands real estate overall market 97%.

the woodlands mls showings 700-800 1012

Centralized Showing Service coordinates 98% of the potential buyer visits in The Woodlands real estate market. Based on their data, buyer visits in this list price range during the month of October exceeded same month last two years.

If you can’t wait for the next list price range posting, visit Market Reports for information on all list price ranges.

If you would like information specific to your home or your neighborhood, contact me.