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Alamo CA Homes for Sale | Alamo Market Update July 2017

Alamo CA Homes for Sale | Alamo Market Update July 2017

  • Inventory keeps climbing
  • Pending sales plummet
  • Price indicators rise
  • 23 days on market

Alamo Real Estate Market Update July 2017

Alamo was the only community in the Tri-Valley with an increase in inventory in July.  The supply of homes for sale here has been on the rise since January.  Pending sales, on the other hand took a precipitous dive in July.  Somewhat surprisingly given the increase in supply and drop in sales, prices increased in July.  Homes priced under $2 million are in high demand, accounting for about half the inventory but 85% of pending sales.

56 homes were actively listed at the end of July, up 17% form 48 at the end of June.  54 homes were on the market a year ago.  Most of the Tri-Valley has somewhere between 50% and 75% of the supply from a year ago.

Pending sales, on the other hand dropped 55%, from 29 in June to 13 in July.  23 sales went pending during July 2016.  The drop in sales and increase in inventory increased supply from 1.7 months at the end of June to 4.3 months at the end of July.

The median sales price in July was $1.72 million, up5% from $1.645 million in June but off 1% from $1.73 million a year ago.  The price per square foot jumped 26%, from $434 in June to $547 in July.  IN July 2016, the price per square foot was $525.  July’s sales were on the market an average of 23 dyas, compared to 59 days in June and 46 in July 2017.

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is still a great time to be selling a home in Alamo.  Demand remains strong, especially for prime properties in excellent condition that are priced right.  Proper marketing and staging will be important to getting the most for your home.  While multiple offers are still occurring for many properties, having a highly competent agent who knows the Alamo market will be critical to your success

Buyers:  The current market is more favorable to buyers than we have seen in a while.  However, prime properties are still getting a great deal of attention and even multiple offers on occasion.  Being prepared to act quickly will be the key to getting the home you are looking for.  Having a professional Realtor who understands the Alamo market and your own strengths as a buyer will put you in a strong position to secure the home you really want.

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Alamo CA Homes for Sale | Alamo Market Update April 2017

Alamo CA Homes for Sale | Alamo Market Update April 2017

  • Inventory jumped in March
  • Pending sales relatively steady
  • Homes selling for list, on average
  • 22 days on market

Alamo CA Real Estate Market Update April 2017

The inventory of homes for sale in Alamo took a big jump in March and followed that with a small increase in April.  We remain below the levels of a year ago, however.  Pending sales have been relatively stable the past few months, remaining close the levels at this time last year.  Pricing has held up as well, with homes selling for the average asking price in April.

Inventory increased from 24 units at the end of February to 44 at the end of March and 47 at the end of April.  By comparison, in March and April 2016, inventory was 45 and 50 units, respectively.  Pending sales increased from 16 in March to 22 in April.  24 sales went to contract a year ago.  April ended with a 2.1 month supply, down from 2.8 at the end of March and equal to the supply one year earlier.

The average sale in April was for 100% of the list price and took 22 days.  That compares to 99% and 25 days, respectively, in March and 100% and 12 days a year ago.  The price per square foot in April was $557, up slightly from March’s $553 and an 11% increase from $501 in April 2016.  April’s median sales price was $1,675,000, up 5% from $1,600,000 in March but 24% lower than April 2016’s $2.4 million.  With the low number of sales in Alamo, price averages and medians can be volatile, depending on the mix of properties sold in a given month.  The fact that the median sales price was 24% lower than that of a year ago, does not indicate that prices have fallen.

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is still a great time to be selling a home in Alamo.  Demand remains strong, especially for prime properties in excellent condition that are priced right.  Proper marketing and staging will be important to getting the most for your home.  While multiple offers are still occurring for many properties, having a highly competent agent who knows the Alamo market will be critical to your success

Buyers:  The current market is more favorable to buyers than we have seen in a while.  However, prime properties are still getting a great deal of attention and even multiple offers on occasion.  Being prepared to act quickly will be the key to getting the home you are looking for.  Having a professional Realtor who understands the Alamo market and your own strengths as a buyer will put you in a strong position to secure the home you really want.

Click here to see current Homes for Sale in Alamo CA

 

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Alamo CA Homes for Sale | Alamo Market Update October 2016

Alamo CA Homes for Sale | Alamo Market Update October 2016

  • Typical Autumn
  • Inventory down
  • Sales down
  • Pricing steady

Alamo CA Real Estate Market Update October 2016

The Alamo real estate market looks pretty typical for this time of year.  Inventory is declining and, while sales are down also, demand remains fairly strong.  That is evidenced by the fact that the average sale in October was for 100% of the list price.  Other price indicators held up as well.

Inventory stood at 40 units at the end of October, down five from September’s 45 and 11 less than October 2015’s 51.  Pending sales fell by three to 14 in October, which were four less than a year ago.  11 sales closed during October, two less than in September and three less than a year earlier.  Supply relative to pending sales stood at 2.9 months at the end of October, compared to 2.6 months at the end of September and 2.8 months at the end of October 2015.

The median sale price in October was $1,520,000, down slightly from September’s $1,555,000 and a 21% drop from a year ago.  The big drop from October 2015 was a result of the higher mix of lower priced homes during the current month than last year.  The price per square foot increased from $525 in September and $496 in October 2015 to $559 in the current month.  On average, the sales that closed in September did so for 100% of their asking price, compared to 95% in September and 96% a year ago.  Sales also closed fairly quickly in October, on average in 37 days.  That is less than in September (66 days) or a year ago (55 days).

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is still a great time to be selling a home in Alamo.  Demand remains strong, especially for prime properties in excellent condition that are priced right.  Proper marketing and staging will be important to getting the most for your home.  While multiple offers are still occurring for many properties, having a highly competent agent who knows the Alamo market will be critical to your success

Buyers:  The current market is more favorable to buyers than we have seen in a while.  However, prime properties are still getting a great deal of attention and even multiple offers on occasion.  Being prepared to act quickly will be the key to getting the home you are looking for.  Having a professional Realtor who understands the Alamo market and your own strengths as a buyer will put you in a strong position to secure the home you really want.

 

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Alamo CA Homes for Sale | Alamo Market Update April 2016

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Alamo CA Homes for Sale | Alamo Market Update April 2016

The uncertainty that pervaded the Alamo real estate market over the winter seems to be gone, with buyers and sellers moving into the market strongly over the past few months.  The inventory of homes for sale jumped in March and buyers took advantage, driving pending sales up significantly in April.  Demand is very strong and we are seeing multiple offers on quality homes, which are not staying on the market for very long.  Prices have been on the rise as well.

The median sales price in April was $2.2 million, up from $1.8 million in March and 42% higher than April 2015’s $1.55 million.  The price per square foot also rose, from $472 in March to $515 in April.  One year ago, sellers were receiving $497 per square foot.  The average sale in April was for 100% of the list price, up from 98% in March but lower than April 2015’s 103%.  On average, April’s sales were on the market 12 days, compared to 39 days in March and 17 days a year ago.

25 sales went to contract in April, up sharply from 14 in March and 17 a year ago.  Inventory rose five units to end April with 50 homes for sale.  That was below the 62 homes for sale at the end of April 2015.  With sales rising faster than inventory, supply dropped form 3.2 months at the end of March to 2.0 months at the end of April.  Closed sales dropped in April, from 22 in March to nine.  We will see that number increase in coming months with the big increase in pending sales.

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is a great time to be selling a home in Alamo.  Inventory remains low and there is strong demand from buyers, especially for prime properties in excellent condition that are priced right.  Proper marketing and staging will be important to getting the most for your home.  While multiple offers are still occurring for many properties, having a highly competent agent who knows the Alamo market will be critical to your success

Buyers:  Being prepared to act quickly will be the key to getting the home you are looking for.  Prime properties are getting a great deal of attention and multiple offers.  The result is that they don’t stay on the market long.  Having a professional Realtor who understands the Alamo market and your own strengths as a buyer will put you in a strong position to secure the home you really want.

Click here to see current Homes for Sale in Alamo CA

 

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Alamo CA Real Estate

Alamo CA Homes for Sale | Alamo Market Update January 2016

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Alamo CA Homes for Sale | Alamo Market Update January 2016

Uncertainty seems to be the key factor in the Alamo real estate market at the moment; uncertainty over the direction of the economy (particularly financial markets and oil), what will happen in the presidential election and what the Federal Reserve will do with interest rates.  That uncertainty is causing buyers to be more cautious and may be keeping some potential sellers off the market.  The result was that inventory was lower at the end of January than any time in the past two years.  The low end of the market was quite busy in January, while the upper end was very quiet.

Inventory fell for the fifth straight month, ending January with only 23 homes actively listed.  That compares to 21 at the end of December and 29 a year ago.  Pending sales rose from their 2015 low of only eight in December to 13 in January, which was to more than there were in January 2015.  That cut supply form 2.6 months at the end of December to 1.4 months at the end of January.  January’s closed sales were listed for an average of 58 days, compared to 62 days in December and 46 days a year ago.

October’s median sales price fell 2% from $1,575,000 in December to $1,540,000.   That was 14% higher than January 2015’s $1,345,000.  On the other hand, the price per square foot in January was $459, which was 3% lower than December’s $472 and January 2015’s $471.  ON average, homes sold for 90% of their list price in December, on par with a year earlier but below December’s 99%.

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is a great time to be selling a home in Alamo.  Inventory is down and buyers remain active, if somewhat more cautious.  Proper staging and marketing will be important to getting the most for your home.  Being prepared to evaluate multiple offers and sift through the options will be critical.  While multiple offers will be the norm, being extremely familiar with the Pleasanton market will be critical to get the most value out of your home.

Buyers:  Being prepared to act quickly will be the key to getting the home you are looking for.  Properties are not staying on the market long and multiple offers are the norm.  Understanding the current market and your own strengths as a buyer will put you in a strong position to act on new listings.  Intimate knowledge of the Pleasanton market is critical.

 

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Alamo CA Homes for Sale | Alamo Market Update October 2015

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Alamo CA Homes for Sale | Alamo Market Update October 2015

The past three months in Alamo have been pretty consistent, with steady sales that I would not characterize as either particularly high or low.  Inventory, on the other hand has remained high relative to the past few years but is not approaching the levels of 2011.  Price indicators have been fairly consistent all year but the sales price to list price ratio has fallen a little of late.  As a general rule, homes have been staying on the market a little longer and selling for less, relative to their list price.  Although, given the low volumes here, those statistics can move around quite a bit from month to month.

51 homes were for sale at the end of October, down from 58 at the end of September but higher than the 44 homes available a year ago.  17 sales went to contract in October, one less than in September and four less than in October 2014.  Closed sales slipped form 19 in September to 13 in October.  The result was a 3.0 month supply relative to pending sales at the end of October, down slightly from 3.2 months at the end of September.  The average sales closed in 59 days in October, down from 129 days in September.  However, September was abnormally high.  The average for 2015 prior to September was 35 days.

The median sales price in October was also a bit of a statistical anomaly at $2,075,000.  It has been fairly consistent at about $1.5 million throughout 2015.  The price per square foot in October was $528, compared to $511 in September and $438 a year ago.  The average sale in October was for 97% of the list price.  That was up slightly from 96% in September.  However, it has averaged about 100% for the year.

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is a great time to be selling a home in Alamo.  Inventory is down and buyers remain active.  Proper staging and marketing will be important to getting the most for your home.  Being prepared to evaluate multiple offers and sift through the options will be critical.  While multiple offers will be the norm, being extremely familiar with the Pleasanton market will be critical to get the most value out of your home.

Buyers:  Being prepared to act quickly will be the key to getting the home you are looking for.  Properties are not staying on the market long and multiple offers are the norm.  Understanding the current market and your own strengths as a buyer will put you in a strong position to act on new listings.  Intimate knowledge of the Pleasanton market is critical.

 

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Alamo CA Homes for Sale | Alamo Market Update July 2015

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Alamo CA Homes for Sale | Alamo Market Update July 2015

Summertime in Alamo typically means the real estate market is a bit sleepy and this summer is has not been an exception.  The past three months look remarkably like the same three months from 2014, which is to say inventory was high, sales were pretty strong (although nothing extraordinary) and prices were about the same.  The market kind of drifted along in July with regards to the number of sales and inventory but prices definitely turned downward.

The inventory of homes for sale in Alamo stood at 59 at the end of July, three more than at the end of June and one more than a year ago.  Pending sales, which have been pretty strong all summer, increased from 22 in June to 25 in July, one less than in July 2014.  Closed sales were cut by more than half, from 36 in June to 15 in July.  A 2.4 month supply relative to ending sales was available at the end of July, little changed from June’s 2.5 months.  Homes stayed on the market a little longer in July (41 days) compared to June (32 days) and July 2014 (27 days).

July’s median sales price was $1,480,000, 6% or $98,000 lower than June’s$1,578,000.  July was also 9% lower than July 2014’s $1,619,000.  The price per square foot dipped $3 to $508 in July, which was still $11 higher than it was a year earlier.   ON average, homes sold for 97% of their original list price in July, down from 99% in June and 98% a year ago.

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is a great time to be selling a home in Alamo.  Proper staging and marketing will be important to getting the most for your home.  Being prepared to evaluate multiple offers and sift through the options will be critical.  While multiple offers will be the norm, being extremely familiar with the Pleasanton market will be critical to get the most value out of your home.

Buyers:  Being prepared to act quickly will be the key to getting the home you are looking for.  Properties are not staying on the market long and multiple offers are the norm.  Understanding the current market and your own strengths as a buyer will put you in a strong position to act on new listings.  Intimate knowledge of the Pleasanton market is critical.

See all Homes for sale in Alamo CA

 

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Alamo CA Homes for Sale | Alamo Market Update April 2015

04_2015 al at a glance

Alamo CA Homes for Sale | Alamo Market Update April 2015

The number of homes for sale in Alamo rose sharply in April, outpacing the increase in sales, the third consecutive month that has happened.  Demand remains strong, however, evidenced by the increase in the median sales price and the fact that homes are selling above their list price.

62 homes were for sale in Alamo at the end of April, up 29% from 48 at the end of April and 49 a year ago.  Pending sales increased from 17 in March to 21 in April and 20 in April 2014.  Closed sales increased by five units, from 15 in March to 20 in April.  April’s closed sales were on the market an average of only 16 days, compared to 26 days in March and 45 days in April 2014.

The median sales price, which can be volatile here due to the low level of sales, increased 9% from $1,418,000 in March to $1,550,000 in April.  The price per square foot, meanwhile, slipped 3% to $497 in April.  A better indicator of demand and pricing here may be the ratio of the sales price to list price, which averaged 103% in April, up from 100% in March and 99% a year ago.

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is a great time to be selling a home in Alamo.  Proper staging and marketing will be important to getting the most for your home.  Being prepared to evaluate multiple offers and sift through the options will be critical.  While multiple offers will be the norm, being extremely familiar with the Pleasanton market will be critical to get the most value out of your home.

Buyers:  Being prepared to act quickly will be the key to getting the home you are looking for.  Properties are not staying on the market long and multiple offers are the norm.  Understanding the current market and your own strengths as a buyer will put you in a strong position to act on new listings.  Intimate knowledge of the Pleasanton market is critical.

Click here to see current Homes for Sale in Alamo CA

 

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Alamo CA Homes for Sale/ Market Update January 2015

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The inventory of homes for sale in Alamo, while increasing a little in January, remains very low.  That has dampened sales and continues to put upward pressure on sales.  It is a good time to be selling but it’s difficult being a buyer.

Five homes were added to the number of available properties for sale in Alamo in January, ending the month with 29.  By comparison, 35 homes were actively listed a year ago.  January saw a small increase in pending sales as well, coinciding with the inventory increase.  11 sales went to contract in January, up from eight in December but still two less than a year ago.  Closed sales were down sharply, as expected given the low level of inventory and pending sales in prior months.

The low level of closed sales makes pricing statistics volatile and comparisons suspect.  There is no doubt that the trend for the past two years has been increasing prices.  In any case, the median sales price in January was $2.345 million, down from $1.6 million in December.  The average price per square foot and sales price to list price ratio also fell.

The tables below provide further details on the current Alamo CA market compared to prior periods, as well as a look at different market segments.

Sellers:  It is a great time to be selling a home in Pleasanton.  Proper staging and marketing will be important to getting the most for your home.  Being prepared to evaluate multiple offers and sift through the options will be critical.  While multiple offers will be the norm, being extremely familiar with the Pleasanton market will be critical to get the most value out of your home.

Buyers:  Being prepared to act quickly will be the key to getting the home you are looking for.  Properties are not staying on the market long and multiple offers are the norm.  Understanding the current market and your own strengths as a buyer will put you in a strong position to act on new listings.  Intimate knowledge of the Pleasanton market is critical.

Access all Alamo CA homes for sale here

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