I’ve compiled the monthly median sold prices going all the way back to 1998. So for you data heads out there, you are now able to analyze, graph and play with more than ten years of data.
As with last month’s post, the data is for site/stick built homes only, and excludes condos. Two new additions to this month’s data include median sold price per square foot and average days on market.
In March the median sales price in Reno and Sparks Nevada dropped 1.5%; falling back to January’s $200,000 level. Looks like February’s bounce was just that. Will there be resistance at $200,000? We will see next month.
I believe a more telling number is the sold price per square foot. March’s $106/sq.ft. represents a 5% decrease from February’s $111/sq.ft., and almost a 30% decrease from one year ago.
To put the price per square foot metric into perspective, we see that the drop from its peak of $223/sq.ft. in October 2005 has been 52%. Compare this to the drop in median sold price. The median sold price peaked in January 2006 at $365,000. We are now 45% off of that peak.
Month Year |
# Sold |
Sold Price |
Sold Price per SqFt |
Average DOM |
Mar 2009 |
355 |
$200,000 |
$105.85 |
186 |
Feb 2009 |
293 |
$203,000 |
$111.39 |
169 |
Jan 2009 |
232 |
$200,000 |
$113.15 |
160 |
Dec 2008 |
294 |
$218,950 |
$121.74 |
145 |
Nov 2008 |
269 |
$220,000 |
$122.24 |
152 |
Oct 2008 |
354 |
$230,000 |
$131.43 |
144 |
Sep 2008 |
358 |
$239,250 |
$136.72 |
145 |
Aug 2008 |
321 |
$250,000 |
$142.14 |
140 |
Jul 2008 |
397 |
$251,000 |
$145.48 |
139 |
Jun 2008 |
369 |
$262,500 |
$148.05 |
142 |
May 2008 |
314 |
$260,215 |
$152.30 |
155 |
Apr 2008 |
314 |
$275,000 |
$154.05 |
172 |
Mar 2008 |
238 |
$274,000 |
$150.93 |
166 |
Feb 2008 |
195 |
$289,000 |
$156.48 |
149 |
Jan 2008 |
165 |
$285,000 |
$170.23 |
146 |
Dec 2007 |
228 |
$283,950 |
$167.22 |
143 |
Nov 2007 |
204 |
$299,750 |
$172.24 |
126 |
Oct 2007 |
241 |
$296,000 |
$173.55 |
116 |
Sep 2007 |
230 |
$299,945 |
$179.46 |
114 |
Aug 2007 |
311 |
$305,000 |
$182.49 |
118 |
Jul 2007 |
300 |
$315,000 |
$189.78 |
113 |
Jun 2007 |
329 |
$320,000 |
$196.78 |
104 |
May 2007 |
364 |
$313,200 |
$190.81 |
107 |
Apr 2007 |
320 |
$309,500 |
$193.93 |
121 |
Mar 2007 |
324 |
$315,000 |
$189.61 |
121 |
Feb 2007 |
269 |
$315,000 |
$191.18 |
126 |
Jan 2007 |
245 |
$312,900 |
$199.79 |
133 |
Dec 2006 |
291 |
$309,000 |
$193.51 |
114 |
Nov 2006 |
281 |
$318,000 |
$197.32 |
111 |
Oct 2006 |
363 |
$312,400 |
$201.44 |
105 |
Sep 2006 |
344 |
$314,950 |
$198.08 |
98 |
Aug 2006 |
349 |
$325,000 |
$210.92 |
94 |
Jul 2006 |
373 |
$335,000 |
$210.62 |
93 |
Jun 2006 |
424 |
$339,000 |
$214.54 |
91 |
May 2006 |
374 |
$339,950 |
$219.05 |
99 |
Apr 2006 |
368 |
$334,600 |
$212.08 |
88 |
Mar 2006 |
387 |
$340,000 |
$215.54 |
99 |
Feb 2006 |
283 |
$335,000 |
$217.29 |
101 |
Jan 2006 |
274 |
$365,000 |
$216.38 |
98 |
Dec 2005 |
333 |
$355,000 |
$217.31 |
89 |
Nov 2005 |
385 |
$349,000 |
$220.00 |
81 |
Oct 2005 |
484 |
$359,450 |
$223.06 |
77 |
Sep 2005 |
531 |
$354,500 |
$219.26 |
77 |
Aug 2005 |
582 |
$360,500 |
$220.52 |
73 |
Jul 2005 |
608 |
$353,000 |
$218.99 |
71 |
Jun 2005 |
679 |
$350,000 |
$215.69 |
69 |
May 2005 |
644 |
$333,250 |
$209.95 |
68 |
Apr 2005 |
558 |
$326,750 |
$207.57 |
77 |
Mar 2005 |
584 |
$325,000 |
$200.17 |
81 |
Feb 2005 |
342 |
$318,500 |
$197.54 |
88 |
Jan 2005 |
341 |
$310,000 |
$195.19 |
85 |
Dec 2004 |
450 |
$312,500 |
$190.72 |
77 |
Nov 2004 |
448 |
$309,950 |
$191.62 |
63 |
Oct 2004 |
512 |
$299,250 |
$188.72 |
53 |
Sep 2004 |
496 |
$292,750 |
$185.78 |
61 |
Aug 2004 |
505 |
$285,000 |
$182.95 |
56 |
Jul 2004 |
544 |
$304,300 |
$179.28 |
61 |
Jun 2004 |
533 |
$285,000 |
$172.16 |
65 |
May 2004 |
476 |
$278,750 |
$169.64 |
65 |
Apr 2004 |
526 |
$259,950 |
$158.08 |
67 |
Mar 2004 |
508 |
$245,000 |
$142.56 |
71 |
Feb 2004 |
365 |
$237,000 |
unavailable |
81 |
Jan 2004 |
379 |
$229,000 |
unavailable |
78 |
Dec 2003 |
441 |
$240,000 |
unavailable |
82 |
Nov 2003 |
444 |
$220,750 |
unavailable |
78 |
Oct 2003 |
430 |
$219,880 |
unavailable |
76 |
Sep 2003 |
587 |
$223,000 |
unavailable |
71 |
Aug 2003 |
512 |
$220,000 |
unavailable |
75 |
Jul 2003 |
533 |
$210,000 |
unavailable |
77 |
Jun 2003 |
475 |
$207,000 |
unavailable |
77 |
May 2003 |
450 |
$198,950 |
unavailable |
85 |
Apr 2003 |
478 |
$197,750 |
unavailable |
82 |
Mar 2003 |
428 |
$192,000 |
unavailable |
77 |
Feb 2003 |
321 |
$186,895 |
unavailable |
79 |
Jan 2003 |
316 |
$186,000 |
unavailable |
96 |
Dec 2002 |
379 |
$193,500 |
unavailable |
93 |
Nov 2002 |
423 |
$190,000 |
unavailable |
82 |
Oct 2002 |
483 |
$189,900 |
unavailable |
83 |
Sep 2002 |
410 |
$174,000 |
unavailable |
85 |
Aug 2002 |
459 |
$180,000 |
unavailable |
74 |
Jul 2002 |
469 |
$176,000 |
unavailable |
83 |
Jun 2002 |
445 |
$185,000 |
unavailable |
80 |
May 2002 |
470 |
$178,450 |
unavailable |
77 |
Apr 2002 |
360 |
$169,500 |
unavailable |
93 |
Mar 2002 |
377 |
$169,000 |
unavailable |
84 |
Feb 2002 |
323 |
$170,900 |
unavailable |
89 |
Jan 2002 |
268 |
$172,475 |
unavailable |
99 |
Dec 2001 |
287 |
$182,000 |
unavailable |
86 |
Nov 2001 |
323 |
$161,500 |
unavailable |
85 |
Oct 2001 |
357 |
$166,500 |
unavailable |
79 |
Sep 2001 |
355 |
$168,000 |
unavailable |
81 |
Aug 2001 |
448 |
$160,350 |
unavailable |
84 |
Jul 2001 |
433 |
$169,900 |
unavailable |
90 |
Jun 2001 |
426 |
$166,225 |
unavailable |
96 |
May 2001 |
404 |
$162,050 |
unavailable |
97 |
Apr 2001 |
370 |
$158,750 |
unavailable |
94 |
Mar 2001 |
385 |
$159,900 |
unavailable |
97 |
Feb 2001 |
294 |
$159,950 |
unavailable |
103 |
Jan 2001 |
264 |
$165,000 |
unavailable |
102 |
Dec 2000 |
272 |
$156,500 |
unavailable |
100 |
Nov 2000 |
355 |
$154,500 |
unavailable |
93 |
Oct 2000 |
348 |
$153,000 |
unavailable |
98 |
Sep 2000 |
356 |
$160,000 |
unavailable |
104 |
Aug 2000 |
412 |
$163,375 |
unavailable |
94 |
Jul 2000 |
368 |
$155,000 |
unavailable |
110 |
Jun 2000 |
466 |
$165,845 |
unavailable |
104 |
May 2000 |
363 |
$158,000 |
unavailable |
105 |
Apr 2000 |
312 |
$155,000 |
unavailable |
113 |
Mar 2000 |
339 |
$162,700 |
unavailable |
102 |
Feb 2000 |
244 |
$149,620 |
unavailable |
110 |
Jan 2000 |
217 |
$156,000 |
unavailable |
112 |
Dec 1999 |
264 |
$155,000 |
unavailable |
118 |
Nov 1999 |
293 |
$149,900 |
unavailable |
98 |
Oct 1999 |
289 |
$147,895 |
unavailable |
108 |
Sep 1999 |
311 |
$157,000 |
unavailable |
106 |
Aug 1999 |
360 |
$148,500 |
unavailable |
112 |
Jul 1999 |
375 |
$147,800 |
unavailable |
105 |
Jun 1999 |
372 |
$150,000 |
unavailable |
103 |
May 1999 |
307 |
$145,500 |
unavailable |
106 |
Apr 1999 |
324 |
$151,700 |
unavailable |
111 |
Mar 1999 |
308 |
$151,000 |
unavailable |
121 |
Feb 1999 |
249 |
$148,900 |
unavailable |
120 |
Jan 1999 |
210 |
$143,000 |
unavailable |
115 |
Dec 1998 |
265 |
$140,000 |
unavailable |
118 |
Nov 1998 |
279 |
$153,000 |
unavailable |
126 |
Oct 1998 |
286 |
$142,825 |
unavailable |
115 |
Sep 1998 |
279 |
$144,500 |
unavailable |
102 |
Aug 1998 |
331 |
$145,000 |
unavailable |
113 |
Jul 1998 |
335 |
$150,000 |
unavailable |
108 |
Jun 1998 |
351 |
$148,500 |
unavailable |
103 |
May 1998 |
302 |
$145,500 |
unavailable |
99 |
Apr 1998 |
235 |
$149,000 |
unavailable |
111 |
Mar 1998 |
267 |
$142,500 |
unavailable |
114 |
Feb 1998 |
201 |
$139,900 |
unavailable |
126 |
Jan 1998 |
165 |
$149,490 |
unavailable |
131 |
Note: The medians table above is updated on a monthly basis. The median home price data reported covers the cities of Reno, Nevada and Sparks, Nevada {NNRMLS Area #100]. Residential data includes Site/Stick Built properties. Data excludes Condo/Townhouse, Manufactured/Modular and Shared Ownership properties. Data courtesy of the Northern Nevada Regional MLS – April 2009.
Sully
Guy, what happened to # of houses for sale and median asking price?
Steve
Guy: Dude what is up with 12900 Silver Wolf, is this for real?
2F 020 03/18/2009 670,000 HSBC BANK USA,
3BF 020 09/03/2008 1,250,000
3BFM 020 05/18/2007 0
3BGG 020 12/06/2005 0
1G 012 06/30/2004 200,000
BanteringBear
I still don’t like the fact that you changed the stock used to compile the median. Until last month, all of the discussion regarding median price was based upon the prior method which included condos. Now, you’ve even managed to manipulate the market peak through these numerical distortions. I don’t know of any major metro area which does NOT include condos in their median prices. Can you imagine New York, SF, Chicago or San Diego doing this?
This new calculation simply inflates the median since condos are, for the most part, cheaper. If you would go back to your old method, we would see the median falling below $190k. It’s nice to see the breakdown, but to eliminate the old information all together is suspect, IMO. Simply ignoring the problematic condo market is more than just a little convenient.
What it does illustrate, though, is that we’ve still got a LONG way to go. At this point, given the carnage on the employment front, a return to a median of less than $150k looks conservative.
Reno Ignoramus
I believe that the RGJ is reporting last month’s median to be $188K. I believe that includes condos. I think it’s helpful to have BOTH the median with and without condos, but if only one is going to be made available, then I agree with BB that condos need to be put back in.
This really is changing the sample in the middle of the study, so to speak. Perhaps worthy of the way the NAR works, but hopefully not for the RRB.
SkrapGuy
I agree about the condos. For the last three years we have been using a data set (that included condos) that said the median peaked in August of 2005. Now, for some reason, we have revised the data (to take condos out) and the median peaked in January of 2006.
If we were using the consistent data, the median would be down more than 45% from the peak, and closer to 50%.
What’s the point here? Are we trying to make the numbers look better than they really are by cooking the data?
Waldo
Guy,
You could take out houses with less than 3 bedrooms in the 89436 zip code also. That ought to really help prop up the numbers.
It’s a pretty strange day when the RGJ is reporting more thorough data than the RRB.
GratefulD_420
Steve – As unbelievable as it is seems, this is highly likely. If you can get in past the gates… the whole street [neighborhood]is a bubble disaster. The last time I drove it a month ago, every one in three was for sale.
There is actually a house that is trying to be sold when it is NOT Completed.
http://www.zillow.com/homedetails/12930-Silver-Wolf-Rd-Reno-NV-89511/79722688_zpid/
p.s. – That means the house in mention sold for $119 per sq ft. That is high end + 1700 sqft garage + 2.9 acre of usable level land in a gated community on the Wolf Run Golf Course.
So what does that make other houses in that neghborhood and the next neighborhood (AC) worth? what does that make your home worth?
Martin
Guy says there were 355 houses sold last month.
Mike says there were 513 NOS recorded last month.
Is this what an impending bottom looks like? When the number of houses becoming REO is greater than the number of houses selling? Is THAT what the bottom callers are looking for?
smarten
I agree w/some of the other comments that it’s “unfair” to change the components of monthly unit sales/median pricing. But really, it’s no different than changing the makeup of other indicies [such as the stock market] and then comparing today’s numbers to yesterday’s.
I also think it’s unfair to lump numbers for SFRs w/condos in order to monitor “trends” when there are a glut of very low priced condos and not everyone is interested in this segment of the marketplace.
I’ve said before and I’ll repeat it for newer posters that I believe it’s error to rely upon any number in a vacuum that purportedly measures the residential sales market as a whole. A simple example is comparing what has been going on in the under $200K SFR market to the over $500K SFR market. Whereas the former is close to bottoming [if it hasn’t already], the latter continues to be in absolute denial [although that may finally be starting to change].
Also, it seems to me few on this blog are interested in the same segments of the residential housing market, and some aren’t even interested in segments but rather, want to lump the entire market into a single all inclusive number.
So I say it would be interesting to see the numbers separately broken out for SFRs, condos and PUDs [if numbers are readily available for this segment of the residential housing unit market] if it’s not too much additional work for Guy. It would also be interesting [at least to me] to see how segments of the market other than SFRs have performed over the similar time periods highlighted in Guy’s most recent posting. Are the trends the same, or is one or more segments of the market artificially dragging down [or propping up] others?
billddrummer
Chronology on the Wolf Run house:
12/05 Bought with a $995,000 1st DOT (Wells Fargo)
03/06 Got a $250,000 2nd (Wells Fargo)
05/07 Refinanced with a $1,275,000 Option ARM, 1% start rate, 8.375% run rate, 115% cap (Countrywide)
06/08 NOD Filed
09/08 Trustees Deed for $1,250,000
03/09 Sold out of foreclosure for $670,000
Drop of 47%. And the sale price/s.f. is in line with the total market, however you slice it–$118.82.
billddrummer
Another thing: I don’t think any payments were ever made on the Countrywide loan. The balance on the NOS was nearly $1,350,000.
Steve
Thanks Bill, Wow cashed in and went to Mexico. This just sucks, I live in Fieldcreek, I have a full grasp of the reality of this market. Nothing has sold under $150 ft until this one and wolf creek for $140, here we go yee ha!
I think that Fieldcreek is one of the best developments in this entire valley, the majority of buyers were prudent. I have seen more houses here pulled off the market because profit would be less than desirable. The owner is just willing to hold. Also banks have waled the long road such as this one for a full year before action, they do not want to depreciate their holdings any more than necessary.
Oh well have a good day everybody!
GratefulD_420
Steve – it’s going to be slaughter house for the fatty’s in FieldCreek and Arrowcreek.
Jlook at the listings on that one street…
http://www.dicksonrealty.com/listing/top_search?address=Silver%20Wolf&mls=®ion=1
There are 3 lots, one 1/2 finished monstrosity, & 8 homes from $650k to $2.7 M. Sorry,but “prudent” buyers do not exist on this side of FieldCreek.
Better close your eyes, cause this is going to get ugly. $118 sqft, in Field creek is just the begining…
3niner
Guy,
I find your new presentation very helpful. Keeping in mind that we are looking only at SFRs, you are showing 4 different predictors / indicators of a market peak.
“Average DOM” bottomed in October 2004, predicting the peak about a year later. The “# Sold” peak occurred in June 2005, predicting the price peak a few months later. There is a “Price per SqFt” peak in October 2005, and a “Sold Price” peak in January 2006.
Obviously, it’s easier to “predict” the past, than the future, but it seems clear that this data could have been used to anticipate the market peak. While I have only been reading this blog since late 2007, it seems likely that BB (and likely others) did anticipate the peak.
In predicting the bottom, I would expect the DOM to start falling well in advance of it, followed by a volume peak, then finally the price bottoms. Of course, this may be a “U” shaped bottom, rather than a “V” shaped one, which would allow ample time to react after the fact.
In any case, this data tells me that we are nowhere near a bottom yet.
I have a comment on the columns left out. I consider the “# for sale” and “median asking price” to be nearly meaningless. Almost all houses are for sale at the right price, and many listings are completely unrealistic. As for the asking price, why not include all of the offers made by prospective buyers? It would mean just as much.
billddrummer
To 3niner,
I agree with you. And until more undistressed homes are sold than enter the market through foreclosures or short sales, don’t expect prices to stabilize.
With the number of new NODs and NOSs added each month, the median sale price will continue to drop as long as those sales dominate the market.
The percentage has been above 80% for some time now, and it shows no signs of dropping.
For those attempting to predict when the bottom comes into view, look at that ratio for an indicator. When it drops below 50%, you might find the bottom in sight. But from my view, it may take years to get there.
Sully
3niner, I use the median asking vs selling to determine average discount. Number available was use to determine percentage of inventory selling vs listings.
Although I don’t need this info any longer, I am charting the trends.
It may not be useful to you, but when I first started looking 2 years ago – I had no idea where we were in relation to where we should have been.
Since then I have developed my own sense of value for the various areas and my approximate offering price.
So, where you consider this info meaningless, someone new to the area might not.
Guy Johnson
You guys are a tough crowd. One of my points of separating the condo and house data is that the condo and stick built markets are two different markets. Take a look at the condo data in today’s post and compare it to the housing data above. The condo market peaked in April 2007. Houses peaked in January 2006; fifteen months earlier. While both markets are well off their peaks, condos have taken a much greater hit than houses. Condos have lost nearly two-thirds off their peak pricing; while houses have fallen 45%.
This kind of data is lost when all housing categories are combined.
Another reason I have separated the data is because my clientele are looking to purchase either a house or condo; rarely, if ever, both. The condo (or house) data will be much more valuable to those buyers looking to purchase in the condo (or house) market.
And to the implications that I am purposefully manipulating data in order to prop up prices…well, I won’t even go there.
However, for those of you who are curious, the combined March median is $190,000.
Guy Johnson
Sully, I’ll work on adding the historical “for sale” and asking prices. I’ve run into a couple of obstacles in compiling those numbers.
Reno Ignoramus
Guy, I believe that all you have to do is add a single sentence onto your monthly reports that describes the combined SFR and condo median sales price. Then us purists can be happy, and everybody benefits from the expanded data breakouts as well.
I believe there is some value in knowing that the median the way it used to be caluculated here is now down to $190K. Thanks.
3niner
Guy,
I just want to say that I like what you are doing with the data. I understand that this takes a lot of work, and believe that you are providing good, and useful, information.
CommercialLender
Help me understand where a townhome falls: condo or SFR? I’ve seen them over the years classified into either group with no real consistency.
Guy Johnson
3niner, thank you for your empathy and appreciation of my effort. Your remarks are appreciated.
Guy Johnson
CommercialLender, on our regional MLS (NNRMLS) four classifications of residential properties exist. These include: Site/Stickbuilt; Condominium/Townhouse; Manufactured/Modular; and Shared Ownership. So, in answer to your question “townhouse” falls under my condo data.
Guy Johnson
RI, good idea. I’ll include the combined median in some manner.
Free Falling
Guy,
I have been lurking on this blog for about three years now and applaud you on the effort to provide us all with data. The RRB is hands down the best source of compiled market data I have found in any market I have been involved in. Elsewhere, I have always had to do my own data manipulation to learn anything from the raw data.
I purchased in April 2005, knowing full well that we were at or near the peak of the market, but grossly underestimating the magnitude of the correction to follow. (Sometimes you need a home to live in and renting isn’t appealing.)
What astounds me is that Countrywide was still doing 100% LTV Option ARM refis in 2007 (based on absurd appraisals) when any drunk living under a bridge knew that the market was free falling.
Had I know that was going on I would have better estimated the correction to follow.
So how many of the “I told you so” bears on this blog had the guts to sell Countrywide short back in 2007? That was the real play on this market.
Keep up the good work Guy.
Guy Johnson
Thank you, FreeFalling. …and I will.
NVMojo
I have always appreciated this blog and the bloggers here. When we are ready to buy, we know who we are going to call.
Commenters are appreciated too as discussion and decent dispute gets me thinking!
Peace!