Table of Contents
Frederick County Real Estate Market Update
Provided by Chris Highland ~ November 2018
Real Estate Market Trends in Frederick Md
Average Home Sales Price: $327,670 down 2% from last year. (October was $342,166)
- Average Single-Family Sales Price: $389,727, up 3% from last year at this time. (Close to October’s $384,870)
- Average Attached Home Sales Price: $237,055, down 9% from last year. (Oct. $255,800)
- 165 single-family homes sold, down 13% from last year’s November number.
- 113 townhouses and condos sold, same as last year’s number of 112.
- A total of 278 homes sold, down 8% from last November.
Demand was a little slower, but inventory is also still low, 4% more than last November.
Median Home Sales Price: $300,000, down almost 5% from last year.
Average Days on Market (DOM) the time it takes to get a home under contract: 65 days, similar to last year (67 days). This is a sign that demand is cooling just a bit in our market, but this is the five-year average.
Number of Homes Under Contract: There were 305 new pending contracts (homes that went under contract) down 6% from last November. There are 587 homes pending total. Very close to last year’s 605. It is still a steady Fall market.
Total Listings in Frederick Md: 1086. The inventory is a low number for Frederick County, especially when you consider that roughly 250 – 300 of these listings are new homes and to-be-built homes. That really means that there are less than 700 to 750 resale homes. Although the market is slowing down a bit seasonally, the best homes are selling in days and weeks.
For a Visual:
Frederick Real Estate Trends for November 2018 [Video]:
If demand is steady and inventory is steady, Fall is a good time to sell. There are serious buyers in the fall and winter months.
Sellers got 96% of original list price on average, same as 98% at this time last year. We also can count on a healthy price appreciation in 2018. Appraisers are projecting 4% – 6% increases in 2018, depending on price range. Lower price ranges (below $400,000) are appreciating more than the upper price ranges.
Keep in mind: In some price ranges, in some areas of the county, there is naturally a higher demand and the market is more competitive for buyers. Some neighborhoods, like Urbana, Middletown and a few in the city of Frederick, are in high demand and sell much quicker. We are seeing multiple offers on homes that are in great condition and priced to sell.
- The highest priced homes on the market is between 2.5 and 5 million (2 homes). The highest priced homes that sold this month were in the $1 mil to $2.5 mil price range. (2 homes sold).
- There are 23 homes currently listed between 1 and 5 million.
In today’s market, buyers must be prepared before they find a home. You must be pre-approved by a reputable local lender. Some sellers will not entertain offers from a buyer who has not been pre-approved.
If you have a house to sell, you need to get it on the market first, before you make an offer. Better yet, have your home under contract if you want to win in a multiple offer situation. Some people find that having their home sold and having temporary living set up gives them the greatest advantage.
What’s Notable for Buyers:
- The majority of homes sold were in the $200,000 to $400,000 range. (high competition) The largest number of listings are in the $300,000 to 399,000 price range.
- Even though interest rates crossed over the 5% line, they seem to bobble up and down in the mid to high 4’s. This is still historically low! See today’s rates.
- Winter time is typically more relaxed when it comes to home buying. There are fewer buyers in the market, and the inventory is usually lower. Many buyers find the lack of frenzy a good thing.
- Sellers who are still listed in the winter are often more serious about selling. They are usually not just “testing the market”. As a buyer, you may find a good deal at the end of the year.
What’s Notable for Sellers:
- All indications are that the market is healthy and serious buyers are continually entering the market, even though the market is slowing a bit in Fall. If you’ve been waiting for the right market to sell, this could be it. There are always people who enjoy the less “frenzied” pace of the fall.
- We just had buyers miss out in a multiple offer situation. Even though the market is slowing down, we will still expect multiple offers on the homes that are in great condition and priced to sell…which means at market… and this will continue to put upward pressure on home prices.
- Homes that are priced well and in the best condition, and in areas of demand, are sold in weeks or even days. This doesn’t mean that seller’s can expect huge increases…they need to remember that the home must still appraise about 90% of the time, as buyers count on financing to purchase.
- Pricing your home too aggressively will cause it to sit on the market longer, and you’ll need to do a price adjustment eventually, often losing important marketing time and losing more money than if it had been priced correctly at the start.
- Appraisers have been showing a 5% to 6% increase in home values for the average home in Frederick County over last year, depending on price range.
- Homes in the $300,000 range, are in demand and have seen a 7% increase over of the year. Less appreciation, if any, for homes in the highest price ranges. But the good news is that homes above $600,000 have been selling again…in some areas. There is a 12 month absorption rate (or more) for homes in the upper price ranges, compared to a 2-3 month absorption rate for homes in the lower price ranges.
November 2018 Market Statistics provided by MRIS (Mid-Atlantic Regional Information System – A Bright MLS)
*MRIS – Metropolitan Regional Information System – These statistics are not guaranteed but are considered accurate. Frederick County Real Estate Market Trends for November 2018.
Contact Chris Highland to see homes for sale in Frederick Md.