Delphi / Black Hills WA real estate market update April 2014

Here is the Delphi / Black Hills WA current real estate market update as of April 2014 (area 442 on the map below).

Delphi / Black Hills residents are in an area of homes on larger parcels of land.  Buyers can find their coveted horse properties here!  There are also some high end neighborhoods including Field of Dreams and Cougar Ridge.  This area also includes part of the Capitol State Forest.  Many residents in this area are in the Tumwater School District.

Thurston County Map 

MARKET SNAPSHOT:

Delphi / Black Hills (Area 442) This Year Last Year + / – / =
Average Sales Price in Q1: $225,501 $295,197 Down*
# of Homes Sold in Q1: 16 12 Good!
Absorption Rate in April (how long it takes the market to absorb the inventory): 5.1 months 5.9 months Balanced Market
# of Homes Currently Listed: 29 (26 last year at this time)
Current Listed Home Price Range: $99,900 to  $590,000

*Average home prices for Delphi / Black Hills are down from last year at this time.  But this is due to the fact that this area offers a wide variety of housing options and lot sizes, which affect sales prices.

The number of homes sold for Delphi / Black Hills has seen improvement this quarter of last year.  This is a combination effect of sellers pricing appropriately for the market, fewer short sales that take months to close, and more buyers entering the market who are ready, willing and able to purchase.

The absorption rate is continuing to improving and is moving towards a seller’s market.

Market Timeline

WHAT DOES THIS MEAN FOR SELLERS?

The bottom has hit and we are moving passed the lowest point of the market.  This doesn’t mean prices will skyrocket upward.  The market still has many months of recovery but the downward spiral has stopped.

Sellers still need to price appropriately with the market.  No matter if it’s a “hot” seller’s market or a slow buyer’s market, sellers still need to price right according to the conditions of the market in order to have a successful sale.

Less inventory.  This is good for sellers as there is less for buyers to choose, and we have seen multiple offer situations with several buyers competing for the same property.

Overall, it’s been a long time coming, but the market has improved enough for many sellers to consider their next move.

WHAT DOES THIS MEAN FOR BUYERS?

Buyers need to act – no more fence-sitting.  The luxury of waiting and watching the market are over for buyers.  With less inventory and more buyers entering the market, buyers may find themselves competing for a property.

Pay attention to where interest rates are heading.  Even though interest rates below 6% are considered very low, many buyers over the last five years have enjoyed rates at half that – 3% to 4%.  Lenders are predicting interest rates at 5% by the end of 2014.  Buyers will need to stay on top of where interest rates are heading.

Be prepared.  Buyers need to be prepared financially to purchase a property.  That means working with a quality local lender and getting pre-approved so that you are ready to make an offer when you find the right house.  Secondly, buyers need to be prepared that a seller may not agree to pay a buyer’s closing costs.

Find homes for sale in Delphi / Black Hills, WA.

Visit my website to search Delphi / Black Hills, WA homes for sale, or sign up and get notified when homes that meet your criteria come up on the market.  Be the first to know of a new listing!  Also click here to learn what NOT to do when buying a Delphi / Black Hills, WA home.

 

If you’d like to learn more about how your home fits into this market and would like a personalized home evaluation, feel free to email me (francine.viola@cbolympia.com) or call me today at (360) 359-0689.  With no obligation, I can give you straight-forward, fact-based information so you can decide if the time is right to make your next real estate move.

 

Click here to see the market updates for other areas of Thurston County.

 

Local statistics compiled by Francine Viola from NWMLS data. Statistics not compiled or published by  NWMLS (Northwest Multiple Listing Service).

Originally posted and written by Francine Viola at her blog site:  www.InTuneRealEstate.com, where you can learn more about the real estate market in Thurston County and get tips and advice for a smooth real estate transaction! 

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