Table of Contents
- Frederick County Real Estate Market Update
- Real Estate Market Trends in August in Frederick Md
- Detailed Market Statistics for Frederick County
- Guidelines for the real estate market due to COVID:
- Maryland Law Regarding Real Estate Sales
- Frederick is a Bifurcated Real Estate Market…
- But that is changing…
- What’s Notable for Buyers:
- Luxury Homes in Frederick County:
- What’s Notable for Frederick Sellers:
- *Recent Maryland Real Estate Statistics
Frederick County Real Estate Market Update
Provided by Chris Highland ~ August 2021
The summer real estate market in Frederick has seen real estate sales increase in numbers that are much higher than last last year….until the month of July. Sales cooled off a bit in July. Then came August…numbers popped back up again. The average sales price popped up 13%…significantly.
We are thinking that the market might be cooling off a little…maybe? Read: Post Pandemic Real Estate Trends
That’s just a glimpse of what is happening in the real estate market. Let’s look at the details…
Total volume in sales in August was up 35% over last August.
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 very 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 for August 2021, and a projection of what we can look forward to the rest of the summer.
Real Estate Market Trends in August in Frederick Md
Up, Up and … everything’s up…
The Median Home Sales Price: $423,000, up 18% from last August. We’ve seen an increase in both townhouse sales and single-family sales prices.
- Average Single-Family Sales Price: $527,200, up 15% from last year at this time.
- 326 single-family homes sold, up 8% from last year’s number.
- Average Attached Home Sales Price: $353,300, up 18% from last year.
- 284 townhouses and condos sold, up 41% from last year’s number!
- Altogether 615 homes sold, down 21% from last year! 78 of these were new construction homes.
A high demand combined with a very low inventory…slightly more than 444 homes were on the market on an average day in August, 7% less than last August, but….this was higher than the previous month (371). It’s good to see the inventory increase.
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, September 20, there are currently 509 homes listed for sale or coming soon in Frederick County. The breakdown is 361 existing homes, and 148 new construction homes. This is an improvement!
Detailed Market Statistics for Frederick County
Average Days on Market (DOM) the time it takes to get a home under contract is: 11 DAYS (compared to 15 days in July), 56% shorter than last year at this time . .. much less than the 5 year ay average of 33 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 August: There were 672 new listings last month, 2% increase from 2020, STILL not enough to meet the demand…considering 68% of listings went under contract in less than 10 days!
There are 968 homes under contract, making their way to closing, slightly less than last year…6% less.
hopefully this slight slowdown in sales will give the inventory a chance to catch up, which may lead to a more balanced market.
Add to that:
Number of Homes Under Contract: There were 593 new contracts (homes that went under contract) 6% less than last August. This will reflect in the number of closings next month. It also reflects a bit of a slow-down in contracts, compared to the last few months.
…it brings us back to a homeowner’s favorite formula:
Increased demand and a low inventory = price acceleration.
Guidelines for the real estate market due to COVID:
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!
- 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.
Maryland Law Regarding Real Estate Sales
Real Estate is considered an essential business in Maryland. Our state association, Maryland Realtors®, has developed a set of guidelines, which have been reviewed by the Hogan Administration. These guidelines 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.
Frederick is a Bifurcated Real Estate Market…
But that is changing…
Sellers got 102% of the original list price on average, compared to 100% at this time last year. Appraisers are saying we’re seeing 14% 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 10% – 15% increase in value over the year. Less appreciation, 5-6% 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 less than a 1 month absorption rate for homes in the upper price ranges ( it took an average of 29 days to sell in this price range), compared to 9 days for homes in the lower price ranges.
- Homes selling over $800,000 got on average 100% of original listing price.
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.
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. Although, rates are starting to rise, as predicted, to help slowdown inflation.
As we see home values continue to rise at a fast pace this 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, although it is a difficult market for first time buyers, given the increased competition and lower inventory. But we are starting to see changes.
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 betwee1 10 and 14 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. (Eventually, they cannot go any lower…but today’s rates are still incredible!)
Luxury Homes in Frederick County:
- 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 48 homes listed above $800,000, with 19 that sold in August in that price range. (Roughly 40% 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) 😲
- 14 homes sold between $800,000 and 1 million.
- 5 homes sold between 1 and 2.5 million.
- 0 homes sold between 2.5 and 5 million. There is currently only one home on the market in this price range.
- The average time on the market for the luxury homes was 13 days, The average sold price to original list price was 95% .
What’s Notable for Frederick Sellers:
- All indications are that buyers are slowing down (slightly) towards the end of summer…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 to sell, especially if sellers have been unsuccessful in the past.
- 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.
*Recent Maryland Real Estate Statistics
May real estate market Maryland
August 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.