The new Reno/Sparks market stats are out.
You can view the whole report there here… RSAR September 2018
Below is a breakdown with commentary.
- The median sales price rose $374,000. Up 1% from August and up 11% from last year. We talked about this last month. There was an early seasonal dip in August that we believed would be corrected in September.
- There were 439 sales in September. Down 22% from August and down 28% from a year ago. That’s a huge change. 439 sales is more like a winter month number. Not a coming out of the summer number. Some of this may be due to the low inventory but I believe it’s closer related to a slowing market.
- New listing are down 22% from August and up 10.3% from September 2017. Not much out of the ordinary here. We’re moving into the cold months.
- The month’s supply of inventory or the time it would take to sell all the available houses with no new ones coming on the market jumped to 3.1 months. Nearly double September 2017. Other than the median sales price, this is the best indicator of a slowing market. Even though 3.1 months is still a seller’s market it’s nice to not see 1 month’s inventory anymore. What this means is houses will be more likely to sit on the market and incur price reductions before selling unless they’re priced at market comps from the beginning.
One thing not noted in the report is interest rates. Freddie Mac had the average commitment interest rate at 4.63% in September 2018. In September 2017, that rate was 3.81%. To a home buyer on a $400,000 house it’s around a $175 difference between 2017 and 2018. That’s a huge difference in monthly payment.
The difference of $175 per month is equivalent to losing $35,000-$45,000 of purchase power.
So buyer’s have a choice, stay in the same price band and pay an extra $175 or look in a lower price band which could mean a different area.
Seller’s have a choice too. Try to sell to a smaller pool of buyer’s if most are dropping down a price band or move their pricing down as rates increase. For sellers, lower sales prices lead to less down payment on the new house and now the seller may be purchasing in a lower price band than they had originally anticipated .
For more information on Reno and Sparks Real Estate email me at Ricky@RickyBeach.com or call (775) 750-1437.