— Forest North Estates Sales Stats

Yellows dominate November’s stats for our Forest North Estates neighborhood:  Only 1 pending sale (vs. 2.5/mo YTD avg); our 2 sellers got only 94.7% of their asking price and sold for $134.98/sf (15% LESS than last year’s avg.); and our days on market continue to be high.  Our inventory remains low, however, at only 2.0 months (less than 6 is a seller’s market).

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should only sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team at 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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October brought our Forest North Estates neighborhood some more greens with only 1.7 months of inventory (the number of months to sell all homes for sale at the current pace); 3 homes sold (50% over our YTD avg) and they received a whopping 18.9% more/sf than 2017 sellers received!  Our days on market, lower pending sales, and lower activity ratio were our low spots.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home

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September was a slow month for home sales in our Forest North Estates neighborhood with:  5 homes for sale (vs. our 3.7/mo YTD avg); our inventory jumped to 5.0 months; we only sold 1 home; and our days on market for 2 categories went up.  Our lone seller did get 11.8% more/sf than 2017 sellers received and got an offer in only 5 days.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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July was quite the improvement in our Forest North neighborhood with several more green categories than June had:  Only 1.3 months of inventory (-52%); 4 pending sales (+48%); 3 sold homes (+61%); and average selling price of $167.35/sf (+$5.5%).  A couple of our days on market ran long and we had about 1 home too many for sale were the only negatives.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home. 

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June was a better month for us in Forest North Estates with the addition of 2 green categories and one of them being out 2 sales (no sales in May).  With half of the year behind us, here is how we look for some categories when compared to 2017:  Positives – out days on market with all 3 categories is lower by 21-29%.  However, we still have many more yellows (ie-negative trend) like: Actives up 25%; inventory up 102%; Activity Ratio down 16%; sold pace down 13%; and our avg price/sf is up by only .70%.  

If you want/need to sell your Forest North home this year, make sure you have it in great shape, staged/cleaned, and priced aggressively.

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Another poor month for home sales in our Forest North Estates neighborhood…this time with NO green categories (ie-no positive trends):  5 homes for sale vs. our YTD 2.6/mo avg; they’ve been on the market for 33 days vs. our YTD avg of 24; our Activity ratio dropped to 29% vs. our YTD 48% avg; and we had NO homes sale in May.  Let’s hope things bounce back in June.

It’s not too late to get your home on the market to catch our spring/summer peak selling season! See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home. Contact me today so I can create a free, no-obligation market analysis of your home (called a CMA) to see how much you would net from the sale of your home.

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Home sales in our Forest North Estates neighborhood haven’t gone real well so far this year which can be seen in our increased yellow categories.  We have too many homes for sale and too few pendings and sales; our inventory jumped to 5.0 months (more than 6 is considered a buyer’s market); and our Activity ratio plummeted to only 17%.  Our only real positive is that our home seller got 3.7% more than their asking price in only 2 days at 6% more than 2017 sellers received.

Are you considering selling your home, but are concerned that you will have difficulty finding a replacement in the Austin area due to our low inventory?  This is a common question we get when asking someone if they want to sell their home and capture the equity.  Our team has 4 different proven methods to handle the changeover for you to reduce any stress associated with the sale of your home & purchase of the next one. Contact us today so we can go over the best option for your situation. Phone: 512-730-1252 or via email: info@AustinTxHomeSales.com.

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Overall, it was an improved month for us in Forest North Estates: Our inventory dropped to only 1.0 months (less than 6 is a seller’s market); we sold 3 homes (vs. last year’s 1.92/mo avg); and our days on market dropped.  Our negatives were:  3 homes for sale (vs. 2.4/mo in 2017); only 1 Pending home sale; and our Activity Ratio dropped to 25% (vs. our YTD 75% avg).

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report: ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!

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This is the 2nd month in a row for no homes currently for sale in our Forest North Estates neighborhood….they are getting contracts quickly.  Our days on market for pending sales was only 20 and our one home seller got an offer in only 1 day.  However, the seller only got 86.4% of their asking price and received $151.76/sf which is 4.3% LESS than 2017 sellers received.

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.

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We are off to a good start in 2018 with 5 pending sales, a 100% Activity ratio, and our 2 home sellers got 1% OVER their asking price.  And, our days on market were all in line with what we saw in 2017.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report:ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!

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December home sales were fairly good like November in our Forest North neighborhood with: only 1 home for sale (out of 655 homes); 1.0 month of inventory (40% less than our YTD avg); our Activity ratio jumped to 80% (tied with our highest this year); and our 1 home seller got 100% of their asking price at $190/sf.  Our only real negatives were 1 home sale and the days on the market.

How did we finish 2017?  Below are our averages for each category last year:

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Home sales in our Forest North Estates neighborhood made a surprising turnaround in November with 7 green categories–one of our best months of 2017.  Our listings were down; pendings up (+48% over our YTD avg); Activity ratio was up; days on market down for 2 categories; our home seller got 2.5% MORE than their asking price and sold in only 4 days with 6% more/sf than last year’s sellers got.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future? With ePropertyWatchTM, that information (and much more) comes directly to you. This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations. ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list. So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use! Click here to learn more about this program and to sign up for your free report: ePropertyWatch, or, click here to go directly to the sign-up page: ePropertyWatch-sign up form. Feel free to forward this link to any friends, family, or coworkers you knowremember, any homeowner in the U.S. can utilize this service! You have my assurance that I will NOT use any email address to send someone spam email!

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Another slow month for our Forest North Estates neighborhood:  Our inventory went up to 2.0 months (vs. our YTD 1.4 avg); we only had 2 pending sales that were on the market for 51 days; we only had 1 home sold at 97.3% of their asking price at only $154.21/sf (1.5% over 2016 sellers) and it took 40 days to get an offer for it.  The number of homes for sale and the days on the market for them were our bright spots.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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August saw a slight improvement in home sale activity in our Forest North Estates neighborhood:  We only had 2 homes for sale (out of 655 available); our inventory dropped back to .70 months; and we had 3 home sales.  The number of days on market, fewer pending sales and lower sales prices (the 3 homes sold for 1.8% LESS than 2016 sellers got) were our downsides.

Are you considering selling your home next year? I recommend starting your research now into what is needed to get your home ready for the market next spring (when our market activity increases and continues through the summer).  Getting your home in tip-top shape will be especially important if the shift from a seller’s market to a buyer’s market continues next year.  Here is a good website that has a broad range of information for home sellers you might find useful: Tips on Selling Your Home. And, here are links to vendor websites to find contractors:  Angie’s List    Pro Referral   Home Advisor

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July was not a good month for our Forest North Estates home sellers with: Too many homes for sale (4 vs. our 2.7 YTD avg); days on market much higher; inventory increasing for our 4th month in a row to 4.0 months (the number of months it would take to sell all homes currently on the market at the current sales rate); our Activity Ratio below our YTD avg of 53%; and we only sold 1 home for only .6% more per square foot than last year’s sellers got.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.
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Home sales in our Forest North Estates neighborhood really cooled off in June as shown by the increase in yellow categories (ie-negative trending). Homes for sale were high and both pending & sold homes were lower than our YTD averages; our inventory shot up to 3.0 months (vs. 1.1 YTD avg); our Activity Ratio has declined each of the past 3 months; and our days on market (ADOM) for home sellers continues to be high the past 3 months.

You will notice that I’ve added a new category to replace the “Hotness Ratio”….the “Activity Ratio”. The AR is similar to the HR in that it is a future indicator of the direction our market is heading by comparing how many homes went under contract (ie-Pending) compared to the number of homes for sale. The HR compared Pendings to For Sale, while the ARA compares Pendings to (For Sale + Pendings). A slight difference, but the AR has a maximum cap of 100% while the HR had a max cap of 1,000%. I feel that most people understand the 0 -100 range better since more metrics we see frequently (like grades in school, etc) are based on the 0-100 range. There is no hard and fast rule about what makes a good AR number, but, generally, 25%+ represents a strong market. For instance, if 2 homes are Pending and there are 6 homes for sale, the AR is 25% [2 / (6+2) = 25%]. An AR of 50% would represent a very hot market since the For Sale and Pendings would be the same [ie-6 / (6+6) = 50%].

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Things cooled off slightly in May in our Forest North Estates neighborhood, but only with the # days on the market for our 2 homes and our 4 sellers getting only 95% of their asking price at $144.99/sf (4.5% lower than our 2016 price/sf). However, the good news is that our days on market were better for the other 2 categories; our inventory remains very low at only .50 months; and we got 4 pending sales and 4 home sales (our best month this year).
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Home sales in our Forest North Estates neighborhood had a great month in April with: only 1 home for sale (out of 655 in our neighborhood); only .50 months of inventory; an incredible 400% Hotness ratio; lower days on market; and our 2 home sellers got 99% of their asking price in only 10 days (25% of our YTD avg) and for 24.7% more/sf than home sellers got in 2016!
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March saw overall improvement in our Forest North Estates home sales: Our days on market fell in all 3 categories; our inventory of homes remains low at only 1.5 months (less than 6 is a Seller’s Market); and our 2 home sellers got an average of $169.83/sf (+11.8% from 2016)!

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.
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February home sales in our Forest North Estates neighborhood were somewhat better than January with: Only 2 homes for sale (our of 655); low inventory of 1.0 month (less than 6 is a seller’s market); and our sellers got 99.1% of their asking price. We only had 1 Pending, however, our Hotness ratio dropped to 50% (vs. 144% avg in 2016); and our 2 home sellers got 6.7% LESS than those in 2016 and took 109 days to get an offer.

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.
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With the exception of no home sales, December single family numbers for our Forest North Estates neighborhood were pretty good: We only have 1 home for sale (60% less than last year’s average); 3 Pending sales; and a Hotness ratio of 300% (more than double 2016′s number). Let’s see if our sales activity picks up this spring and returns to the levels we saw before the slowdown at the end of last year (which most of Austin saw).

Contact me today to set up your free, no-obligation Market Snapshot. This will provide you with timely reports about home sales activity in your neighborhood…with data straight from our Austin MLS.
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We didn’t have a great month in December in our Forest North Estate neighborhood: We had no pending sales (future indicator of market activity); and, our 3 homes have been on the market for 76 days (vs. our 45 day average for 2016). Our 2 home sellers, however, did get 100% of their asking price for 11.3% more/sf than our 2015 sellers got.

How did Forest North fare for all of last year? Quite well as you can see from the stats below.


We kept our monthly homes for sale down; which cut our inventory number in half from 2015′s number (2.3); our Hotness ratio was up; and our home prices were up slightly from 2015.
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Home sales in our Forest North Estates neighborhood were mixed in November with some positive and negative items. On the plus side, our inventory remains low at only .70 months heading into the traditionally slower winter season; our Pending sale got an offer in only 3 days; and we sold 3 homes which is over our YTD average. not so good: We only had 1 Pending sale (ie-has contract but not closed) and our 3 home sellers got $137.50/sf which is nearly 7% below our YTD average and also below our 2015 average.

Did you know that–according to the National Association of Realtors–92% of home buyers start their search online; 76% drove by the home to look at it; and 44% bought the home they found? Obviously, having your home well represented requires not only having it in the Austin MLS, but also in the hundreds of home websites that are available to home buyers. Keller Williams has a proprietary listing system the sends our client’s homes to over 900 of the most popular websites to give the home the best chance of getting an offer quickly. Here is a link to my home marketing plan so you can see just what I will do to get it sold if you hire me: Marketing Plan to Sell Your Home. This is a good time of year to make decisions if you are thinking of selling next spring when our market begins to heat up each year.
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October was a somewhat improved month for home sales in our Forest North Estates neighborhood with several more green categories: Having only 1 listing going into the slower fall/winter season is a plus; this dropped our inventory (the # of months it would take to sell all homes at the current sales pace) to only .50 (one of our lowest this year); it shot our Hotness ratio to 300% (tied for our highest); and our 2 home sellers got offers in only 13 days. Our only negative are the days on market (ADOM) being high.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend my Market Snapshot program. This FREE service pulls data from our MLS (Multiple Listing Service) on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Here is a link to a sample report so you can see what information is provided: Market Snapshot – Sample report. Let me know if you–or someone you know–wants me to create a Market Snapshot for their home. I frequently hear that home sellers and buyers simply utilize a feature on the Zillow website called a Zestimate to determine a home’s value. This is not recommended in Texas because Texas is one of the few “non-disclosure” states, meaning that home sales are not reported to the local appraisal district like they are in other states. While other states get fresh data to feed their county appraisals, in Texas, Zillow is relegated to using mathematical algorithms to “guesstimate” a home’s value which is why they are seldom accurate, either. So, in other states, Zestimates are much more accurate than here in Texas. The CMA program I use has a page included which pulls in Zestimates for the property and it is not unusual to see Zestimate values off by 10-15%…worthless to use for any serious market valuation.
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The number of homes for sale, pendings and sold listings were close to our average YTD numbers in Forest North Estates last month. However, we experienced some cooling of the market in our Hotness ratio (about 2/3 our YTD avg); days on market higher than normal; and our 3 home sellers had to drop their price an average of 3.1% from their list price before getting an offer.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you have to sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly, and priced right sell year-long in our area. Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.
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The home sales pricing was very good in our Forest North Estates neighborhood last month with our 2 home sellers getting offers in only 11 days and selling for 8.1% more than our sellers got in 2015 ($159.63/sf vs. $147.66. However, our other categories didn’t fare well: Our 6 homes for sale is over twice our YTD avg; causing our inventory to rise to 3.0 months (+130% our YTD avg and our highest this year); Our Hotness ratio plunged to only 33% (lowest this year); we only have 2 Pendings (67% of our YTD avg) and they took 57 days to get offers.

Have you decided not to sell this year, but you might want to next year? I recommend starting your research into what is needed to get your home ready for the market next spring (when our market activity increases and continues through the summer). Here is a good website that has a broad range of information for home sellers you might find useful: Selling Your Home.

Also, future home sellers will want to see what homes are selling for in both their neighborhood and any neighborhoods where they might purchase their replacement home. For home sales statistics (straight from the source of all data…the Austin MLS), I recommend Market Snapshot, a free, no-obligation service I offer. Here is a more information: Market Snapshot. To find information about homes for sale anywhere in the Austin metro area, I recommend downloading this Keller Williams application to your cell phone which allows you to find home listing details while driving around, or by doing a manual map search: KW Home Search App. This, too, is a free application. Call or text me at 512-853-0110 or by email robert@AustinTxHomeSales.com to receive either or both of these great applications.
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One of the best months we’ve had so far in our Forest North Estates neighborhood: only 2 homes for sale which gives only .70 months of inventory; a Hotness ratio of 200%; 3 homes sold in 20 days (about 1/2 our YTD avg) for nearly their asking price and got $158.84/sf which is an incredible 24.4% over last year’s prices! And, our days on market (ADOM) for both pendings and sales were low.

It is NOT too late to sell your home this year! In spite of our traditional strong spring/summer selling season, we still typically sell over 50% of our homes during the last 6 months of the year. I can provide you with a CMA (comparative market analysis) to show you how much your home is worth…just call/text me at 512-853-0110, or email me at robert@AustinTxHomeSales.com. If needed, I can also help you get your home ready for the market, including staging your home.