Frederick Real Estate Market Trends

Frederick County Real Estate Market Update

Provided by Chris Highland  ~ February 2021

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SPRING HAS SPRUNG! … as far as real estate sales are concerned. Sales have surged in numbers that are similar to the typical spring market. Sales were up from this time last year, everything was up. Time on market was significantly lower than last year…and prices continue to rise at a healthy pace.

Reports from the Maryland Association of Realtors® are showing a 12% increase in home values during the year of 2020!

That’s just a glimpse of what is happening in the real estate market. Let’s dig in…

Total volume in sales in February was up 46% over last February.

Being affiliated with a brokerage with agents all over the state, I’m hearing about increases in sales volume, and low inventory throughout Maryland. The overall number of homes on the market has been terribly low, but thankfully, we’re starting to see that change. *See Maryland market statistics below.

Here is a snapshot of Frederick County’s real estate market trends forFebruary 2021, and a projection of what we can look forward to in the spring, although we feel like the spring market is here.

Real Estate Market Trends in February in Frederick Md

Up, Up and … everything’s up…

The Median Home Sales Price: $364,000, up 19% from last February. We’ve seen an increase in both townhouse sales and single-family sales prices.

• Average Single-Family Sales Price: $483,100, up 26% from last year at this time.
• 190 single-family homes sold,  up 6% from last year’s number.
• Average Attached Home Sales Price: $314,600, up 21% from last year.
• 170 townhouses and condos sold, up 55% from last year’s number.
• A total of 376 homes sold, up 27% from last year! 92 of these were new construction homes.

A high demand combined with a very low inventory…slightly more than 2605 homes were on the market on an average day in February.

This is the lowest inventory I’ve seen in my 30 years of real estate sales!

The inventory of homes for sale was down 61% from last year. Keep in mind that a “normal” inventory is between 1300 and 1400 homes on the market. It is very much a seller’s market. 

**As of today, March 16, there are currently 327 homes listed for sale or coming soon in Frederick County. The breakdown is 199 existing homes, and 128 new construction homes. 

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Detailed Market Statistics for Frederick County

Average Days on Market (DOM) the time it takes to get a home under contract: 22 days, 60% shorter than last year at this time . .. much less than the 5 year February average of 52 days.

Tight inventory, homes selling fast!

Title companies and lenders have been doing a stellar job of moving quickly and providing safe alternatives to the usual lending and settlement procedures. 

New Listings in February: There were 428 new listings last month, 14% decrease from 2020, not nearly enough to meet the demand.

There are 908 homes under contract, making their way to closing, up 18% over last year. This is an important statistic! 

Add to that:

Number of Homes Under Contract: There were 397 new contracts (homes that went under contract) 20% less than last year. The only statistic that was down. This may reflect in the number of closings next month.

When more homes are selling than are coming on the market …

…it brings us back to a homeowner’s favorite formula: 

Increased demand and a low inventory = price acceleration.

About the effects of the Corona Virus on the real estate market:

Regardless of the current health scare, people still have reasons to sell their homes and to buy a home…they get a new job, they need more space, they’re moving out of the area. Life goes on.

If you are in the market right now, the National Association of Realtors® has published articles that give great advice to home buyers and home sellers during this time. Please practice reasonable and common sense precautions:

Buyers touring a home:

• It may go without saying, but if anyone in your family is not feeling well, do not go to see homes.
• Drive your own car to showings.
• As you tour a home, don’t touch things you don’t have to. This means pretty much anything except door handles.
• Wear booties if they are not provided at the home. 
• Use hand sanitizer after you leave a home. 
• Keep a six-foot distance from others,  including your Realtor®. We won’t take it personally!

Sellers:

• If a family member is not feeling well, do not have showings.
• Provide hand sanitizer at your entry.
• Even though we’re being encouraged to stay home as much as possible, it is still a good idea to be absent when your home is being shown. This gives buyers the freedom to look and discuss the home with each other and their agent.
• To continue practicing social distancing, simply drive to a nearby park, or pick up something you need from a drive-through. The current weather is even amenable to hanging out in your backyard, or taking a walk through your neighborhood.
• Leave cabinets, doors, or anything you want buyers to see open, so they don’t need to touch the knobs or doors.
• Have all lights on and blinds and curtains open.
• Wipe down all surfaces with a bleach or alcohol cleaner before your home is to be shown. Then again after the showing is over.
• Wipe down door handles…before and after the showing.
• Keep fabric booties at the front door for buyers to wear. This is a good idea any time. Have a box or basket of clean booties, and a box or basket for dirty ones. Then you can simply dispose of the dirty ones.

Reasonable and healthy steps will protect you and your family whether you are a buyer or a seller. **Please consult the CDC Website: Coronavirus Disease 2019 for advice and the latest information.

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Maryland Law Regarding Real Estate Sales

Real Estate is considered an essential business in Maryland. But it is still a tricky field to navigate. Our state association, Maryland Realtors®, has developed a set of guidelines, which have been reviewed by the Hogan Administration. These are guidelines and are continually monitored and updated.

 

Accordingly, real estate licensees will limit personal interactions to the greatest extent possible and will engage in-person only when necessary, and follow these strict protocols: 

• In-person activities must be by appointment only. 

• No more than three (3) people, including the agent, may be at a property at any one time. 

• Those three persons must strictly follow physical distancing guidelines established by the Centers for Disease Control and Prevention (“CDC”) by remaining at least six feet apart at all times. 

Real estate licensees who strictly follow the above protocols are permitted to engage in the following in-person activities related to the purchase and sale of homes: 

• Conduct listing presentations, take property photos and create virtual tours for new listings.

• Facilitate the signing of contract documents. 

• Preview and show listings by appointment only. 

• Facilitate photography/videography, inspections, appraisals, buyer “walk-throughs,” and key delivery. 

All other real estate brokerage services will be limited to services we can provide remotely. There are risks associated with leaving the safety of your home and viewing homes for sale, as well as having prospective buyers enter the seller’s home. Buyers and sellers must be attentive to and abide by the mandates and guidelines from public health officials and work with their real estate agents to make informed decisions about listing, selling, and purchasing real property. REALTORS® will exercise their best judgment under the circumstances to provide advice regarding all aspects of the current real estate market. 

Updated information about COVID-19 is available from the Centers for Disease Control and Prevention and from the Maryland Department of Health’s COVID-19 Information Portal. If you have specific questions about health concerns related to COVID-19, you should consult with a health professional.

For the latest information and updates, please visit the Maryland REALTORS website.

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What Are Contingencies?

Why is DOM an important statistic? 

Find Out What Your Home May Be Worth

Frederick is a Bifurcated Real Estate Market

Sellers got 101% of the original list price on average, compared to 96.7% at this time last year. Appraisers are saying we’re seeing 7-12% increases in values, depending on price range. Lower price ranges (average $300,000) are appreciating more than the upper price ranges ($800,000+). 

Keep in mind: 

• In some price ranges, in some areas of Frederick County, there is naturally a higher demand and the market is more competitive for buyers. Some neighborhoods, like Urbana, Middletown, New Market, Mt. Airy, and a few neighborhoods 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.
• Homes in the $300,000 range, are in demand and have seen a 7% – 12% increase in value over the year. Less appreciation, 2-4% on average, for homes in the highest price ranges. But the good news is that homes above $800,000 have been selling again.
• There is a 4 month absorption rate for homes in the upper price ranges (in February it took an average of 164 days to sell in this price range), compared to a 1- month absorption rate for homes in the lower price ranges.
• Homes selling over $800,000 got on average 97.7% of original listing price.

What are the best neighborhoods in Frederick County?

In any market, but especially in a fast-moving seller’s market, buyers must be prepared before they find a home. You must be pre-approved by a reputable local lender. Most 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 even find that having their home sold and having a temporary living set up gives them the greatest advantage if they are buying in a highly competitive price range.

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What’s Notable for Buyers:

• The majority of homes sold were in the $300,000 to $399,000 range. (higher competition for buyers) The largest number of listings are in the $400,000 to 499,000 price range (higher competition for sellers)
• Mortgage rates have been at record lows, prompting the demand among buyers. Lately they have bumped up slightly, but still incredibly low. 
• We keep saying that these are historical lows. That’s because mortgage rates fell to record lows 16 times in 2020.)

As we see home values continue to rise at a healthy pace each year, first time buyers would do well to get in as soon as they can…to take advantage of the increased equity they will receive.

Think of it this way, the elevator is going up… getting on the elevator now will be more advantageous than getting on the elevator next year or any time in the future. Buyers who bought last year have already seen appreciation as betweem 5 and 12 percent, depending on location and price range.

As prices increase, your buying power decreases. Lower Interest rates make up for that by allowing buyers to “buy more” for a lower rate. But eventually, they cannot go any lower. 

See Homes for Sale in Frederick MD

Luxury Homes in Frederick County:

Believe it or not, where the deals are…if you are in the market.

• The number of luxury buyers in Frederick County is like a sliver, compared to other price ranges. But, they are there, albeit in fewer numbers, looking for their dream home.
• There are 22 homes listed above $800,000, with only 11 that sold in February in that price range.  (Roughly 50% of the luxury inventory sold last month, which is a big improvement over a few years ago…while in the overall inventory, homes sold last month were roughly 90% of the number of homes that came on the market) 😲
• 7 homes sold between $800,000 and 1 million.
• 3 homes sold between 1 and 2.5 million.
• 1 home sold between 2.5 and 5 million.
• The average time on the market for the luxury homes was 164 days, The average sold price to original list price was 97.7% (similar to recent months) .

What’s Notable for Frederick Sellers:

• All indications are that buyers are not slowing down this winter…with an inventory that is very low, prices are still on the rise.  When demand is high and inventory is low…it’s a great time for would-be sellers to jump in.
• As we hear news about the effects of the immunizations and the progress of immunity, many of us are hopeful that the world will be a safer place…we anticipate more people willing to put their homes on the market when that happens….who knows when?? We hope soon.
• Less competition is the hallmark of a seller’s market. The fewer houses that are on the market, the fewer choices for buyers.
• Homes in great condition and priced well for the market are going under contract in days, and fetching top dollar.

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What’s My Frederick Home Worth?

*Recent Maryland Real Estate Statistics

Across Maryland…

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February 2021 Market Statistics provided by Bright/MRIS (Mid-Atlantic Regional Information System – A Bright MLS)

These statistics are not guaranteed but are considered accurate. 

Contact Chris Highland to see homes for sale in Frederick Md. We are here to help you navigate through this currently challenging market.

301-401-5119

Broker:  888-860-7369

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