Tahoe Donner Homes – Single Family Home Sales – February  2012

The following Figure shows Tahoe Donner Single Family Home activity from Jan 2008 through Feb 2012.

The data is obtained from the Tahoe MLS published data. Note, this data is for single family homes only – contact me for data on Tahoe Donner Condos, Lot Sales or data for other Truckee or Lake Tahoe areas.

Tahoe Donner is a great area to study for market activity since it is has over 5000 homes and therefore presents a large database for meaningful statistical analysis. Home prices vary from roughly $300K to over $1.5M and ages range from brand new to over 30 years old.

Tahoe Donner Single Family Home Closings – Jan ’08 to Feb ‘12

Tahoe Donner Homes – Feb ‘12 Closings

Single Family home closings in Feb ‘12 were14 homes compared to 19 last month and 17 the month before. Note that sales in Tahoe Donner are extremely seasonal and year to year comparisons are significant to get a valid picture of typical sales activity. Note that Feb ‘12 was consistent with other Feb closings for the last several years.

Regarding other sales, there are 6 pending, 29 contingent and 6 active contingent short sales with offers in the works. We can expect an increased level of closings for the rest of the year. From a seasonality point of view Jan is typically the slowest month of the year with some recovery starting in Feb. Keep in mind the difference between closings and when the contract is signed can be 4-8 weeks for open and close of escrow for standard sales and longer for short sales and REOs.

Tahoe Donner Homes – Inventory 

The number of Single Family listings was 66 listings at the end of Jan, up from 91 in Dec and 116 in Nov. When you consider we have approximately 5000 single family homes in Tahoe Donner, inventory continues to be very low –  only1.3% of the homes in TD. This is the lowest level of inventory for the last 4 years of my recorded data – obviously a positive sign for the continued good health of the Tahoe Donner Home Market.

Tahoe Donner Homes – Days on Market (DOM)

Average Days on market (DOM) was 149 days, which increased from 120 days last month. The low inventory typically means that homes that have been on the market for some time are now selling raising the DOM.

Tahoe Donner Single Family Home Median and Average Home Price – Jan ’08 to Feb ‘12

Tahoe Donner Homes – Average and Median Prices

Average price was $490K and the median price was $380K. One could say that prices are falling but looking at the sales data what is really happening is that the sales of properties priced at less than $300K have dramatically increased from less than 10% of the homes sold to 29% in one month. See the following graph.

Average Price per Sq Ft

I have in the past given an average price per sq ft. For various reasons this doesn’t make sense to do. After some analysis I find that it varies all over the map and a buyer or seller should look at this value for the various price bands defined in the following graph as well if the sales are standard, short sales or REO’s. Contact me for details if you are interested in this.

Sold Price vs. Last Listed Price

Average sold to last list price tends to be 94 to 96% of last listed price. So, when you are buying or selling keep this average number in mind.

Tahoe Donner Number of Single Family Homes Sold vs. Sale Price Category – Jan ’10 to Feb ‘12

The above graph shows sales by price range.

Less than $300K – 5 of 14 or 36% – 2 to 3 times previous highs – very surprising!

$300K to $500K – 4 of 14 or 29%

$500K to $700K – 1 of 14 or 7%

$700K to $900K – 2 of 14 or 14%

$900K to $1.2M – 1 of 14 – last activity in this band was Nov 2011

$1.2M to $1.5M – 1 of 14 – 1^st sale in this band since June of 2011 – great news!

So, what’s the net-net of this picture for home prices in Tahoe Donner? Firstly, the low end home sales are very active – especially in Feb with 65% of sales being for homes less than $500K. I also looked at change in price per sq ft for the various price bands. The low end bands and the very high end bands (very little data) show some reduction over the last year or so but the home prices per sq ft for homes in the $500K to $1.2M bands is fairly flat over the last year.

Cash buyers are still out in force. The remaining sales used conventional financing. One of the sales was a brand new home.

I hope this data, presented in this form was useful to you. MLS data is available and I encourage the buyer or seller to study the data and arrive at their own conclusions before making a buy or sell decision. Contact me if you would like to discuss these results or see additional data.

Gary LaBelle        Truckeehome411.com       TruckeeRealEstate@gmail.com

Tahoe Donner Homes – Single Family Home Sales – January 2011

The following Figure shows Tahoe Donner Single Family Home activity from Jan 2008 through January 2011.

The data is obtained from the Tahoe MLS published data. Note, this data is for single family homes only – contact me for data on Tahoe Donner Condos or data for other Truckee areas.

Tahoe Donner is a great area to study for market activity since it is has over 5000 homes and therefore presents a large database for statistical analysis. Home prices vary from roughly $300K to over $1.5M and ages range from over 30 years old to brand new. When considering a change in prices several factors should be considered instead of just dividing the total homes sales gross $ total by the number of units sold and saying prices are down by x % for example. Doing so is not giving buyers and sellers a true picture of the market. A couple of major considerations are that higher priced new home construction is obviously way down in the Truckee area (except for Martis Camp) and lenders have been making it very difficult to obtain Jumbo loans required for higher priced homes. The market is a bit funny at this time – standard sales look strong but Short sales and REO’s will continue to put pressure on the sales prices.

Tahoe Donner Single Family Home Sales

Tahoe Donner Homes – Closings

Single Family home closings in January ’11 were 9 homes, down from 26 the last couple months. This is significant since sales in Tahoe Donner are extremely seasonal and year to year comparisons are significant to get a valid picture of sales activity.

Tahoe Donner Homes – Inventory

(# of Single Family listings) was 75 listings at the end of Jan. When you consider we have approximately 5000 single family homes in Tahoe Donner inventory continues to be low – 1.5% of the homes in TD. This low inventory is obviously a positive sign for the continued good health of the Tahoe Donner Market.

Tahoe Donner Homes – Days on Market (DOM)

Average Days on market (DOM) dramatically increased to 175 days from 78 last month and 98 the month before. Which looking at the above graph is considerably higher than the last several months and at a level that has been matched only a few other times in the last several years. I would attribute this to the lower inventory and the resulting success of sales of homes that have been on the market for some time.

Tahoe Donner – New Home Sales & Lot Sales

Regarding new home sales, there are still 7 on the market and not more expected before next summer. We have seen a slowdown in buildable lot sales and don’t expect this to pick up until spring when contractors, who have the courage to build a new home, are out looking for lots. The low inventory of saleable homes is obviously a good sign for builders and may spark lot sales this year.

Tahoe Donner Single Family Home Median and Average Home Price

Tahoe Donner Homes – Average and Median Prices

Average and median prices increased a bit this month. Nov was abnormal with the sale of a $1.33M home on Skislope Way and a $1.79M home on Glacier Way.

As mentioned in the introduction, one factor that has affected this price curve is a reduction of new high end new home construction activity in Tahoe Donner in 2009 and 2010. Another factor has been associated with the difficulty of obtaining Jumbo Loans. This has tended to keep single family (SF) home pricing a bit lower until. Since we are getting some recent new home activity and financing has loosened up a bit and with the low inventory, one can expect that prices should not see much downward pressure, if any, in 2011. This is another good sign of a strong market because prices tend to be holding in even without a significant number of more expensive new homes coming on the market. For sellers, the low inventory is great and for buyers don’t be too hopeful that prices will drop if you wait.

Sold to Ask Price

The sold to last listing price for Jan was 95%.

Price per Sq Ft

The average price per square foot for January was $259

I hope this data, presented in this form was useful to you. For an instant update, or a discussion about condos/townhomes, please call me and I’ll be pleased to provide you with the most recent data available. MLS data is available and I encourage the buyer or seller to study the data and arrive at their own conclusions before making a buy or sell decision. Contact me if you would like to see the “raw” data. I also have sold price vs. listed price data and prices per sq. ft. – this is very helpful if you are considering selling or buying a home – call me for a copy of this data.

Tahoe Donner Single Family Home Sales

The following Figure shows Tahoe Donner Single Family Home activity from Jan 2008 through September ‘10. The data is obtained from the Tahoe MLS published data. Note that this is for single family homes only – contact me for data on Tahoe Donner Condos or data for other Truckee areas. Gary at 530-448-1100 or TruckeeRealEstate@gmail.com.

Single Family home sales in September ’10 were comparable to Sept of last year.  This is significant since sales in Tahoe Donner are extremely seasonal and year to year comparisons are required to get a valid picture of sales activity. So, based on seasonality one can expect that sales will continue to rise the rest of 2010 as we get into the winter season.

Inventory (# of SF listings) increased a bit from 159 to 161. When you consider we have over 5200 homes in Tahoe Donner inventory continues to be stable around 3% of the homes in TD. This stable inventory is obviously a positive sign for the continued good health of Tahoe Donner Market.

Average Days on market (DOM) increased to 72 – which looking at the above graph is still lower than last year and toward the low end for the last couple years. This means that homes in Tahoe Donner are typically selling in 10 weeks or less. Great news!

Single family home sales were 26 homes, up from 24 last month. The 26 home sales was slightly lower that Sept of last year but not statistically significant since there are several properties in Escrow that could have closed in Sept.  As mentioned previously, based on seasonality data for the last couple years we can expect to see home sales rising through the fall. Regarding new home sales, there are several on the market with a few more coming before winter. Regarding lots, we can expect a continued slowdown in  buildable lot sales as we enter the end of the 2010  building season.

One can see that the average and median prices are holding fairly steady through ‘09.  And ’10 at slightly over $500,000. This is a good trend and could be construed as a sign that the Tahoe Donner single family home market is healthy.

One factor that affects this price curve is a reduction of new high end new home construction activity in Tahoe Donner in 2009 and 2010. This has tended to keep single family (SF) home pricing a bit lower until we get some additional high end construction activity and new homes for sale. Since we are getting some recent new home activity, one can expect that prices will lift up a bit in the next few months. This is another good sign of a strong market because prices tend to be holding in even without the expensive new homes coming on the market.

I hope this data, presented in this form was useful to you. For an instant update, or a discussion about condos/townhomes, please call me and I’ll be pleased to provide you with the most recent data available. MLS data is available and I encourage the buyer or seller to study the data and arrive at their own conclusions before making a buy or sell decision. Contact me if you would like to see the “raw” data. I also have sold price vs. listed price data and prices per sq ft – this is very helpful if you are considering selling or buying a home – call me for a copy of this data.

Gary LaBelle, your Truckee Realtor

www.truckeehome411.com

TruckeeRealEstate@Gmail.com

(530) 448-1100

DRE #01495906

Truckee Real Estate 

The following Figure shows Tahoe Donner Single Family Home activity from Jan 2008 through August ‘10. The data is obtained from the Tahoe MLS published data. This is for single family homes only – contact me for data on Tahoe Donner Condos or data for other Truckee areas. Gary at 530-448-1100 or TruckeeRealEstate@gmail.com. 

Tahoe Donner August 2010 Single Family Home Sales 

Figure 1. Tahoe Donner Single Family Home Sales – Note seasonality of sales.

 Single Family home sales in August ’10 were much stronger compared to last year and the last several months.  This is significant since sales in Tahoe Donner are extremely seasonal. The net-net is that for a true picture of the market activity one must look at seasonality throughout the year. So, based on seasonality one can expect that sales will continue to rise the rest of 2010 as we get into the fall season. Overall, August was an outstanding month.Inventory (# of SF listings) dropped a bit from 167 to 159.  As mentioned in the last couple months report the inventory has grown as property owners have worked on their homes over the summer and have now listed them before the busy fall selling season – note the seasonality of sales shown in Figure 1 where August through the end of the year is typically strong. Note that inventory tends to be a bit higher before we enter this strong selling season and falls in Sept-Dec.When you consider we have over 5200 homes in Tahoe Donner inventory is approximately 3 % of the homes in TD. Average Days on market (DOM) decreased considerably  to 44 – which looking at the above graph is 33% lower than last year and the lowest in several years except for Jan of this year. This means that homes in Tahoe Donner are typically selling in 6 weeks or less. Great news!

Single family home sales were 24 homes, up from 13 last month. The 24 home sales are higher  than August for the last couple years.  As mentioned previously, based on seasonality data for the last couple years we can expect to see home sales rising through the fall. Regarding new home sales, there are a several on the market with a few more coming before winter. Regarding lots, we can expect a slowdown in  buildable lot sales as we enter the end of the summer/fall  building season.

Figure 2. Tahoe Donner Single Family Home Median and Average Home PriceOne can see that the average and median prices are holding fairly steady through ‘09.  And ’10. This is a good trend and could be construed as a sign that the Tahoe Donner single family home market is healthy. One factor that affects this price curve is that we have had  a dearth of new high end new home construction activity in Tahoe Donner. This has  tended  to keep single family (SF) home pricing a bit lower until we get some additional high end construction activity and new homes for sale. Since we are getting some new home activity recently one can expect that prices will lift up in the next few months. This is another good sign of a strong market because prices tend to be holding in even without the expensive new homes coming on the market. I hope this data, presented in this form was useful to you. For an instant update, or a discussion about condos/townhomes, please call me and I’ll be pleased to provide you with the most recent data available. MLS data is available and I encourage the buyer or seller to study the data and arrive at their own conclusions before making a buy or sell decision. Contact me if you would like to see the “raw” data. I also have sold price vs. listed price data and prices per sq ft –  this is very helpful if you are considering selling or buying a home – call me for a copy of this data.Gary LaBelle, your Truckee Realtorwww.truckeehome411.com TruckeeRealEstate@Gmail.com(530) 448-1100DRE #01495906

Your Full Service Truckee Realtor

The following Figure shows Tahoe Donner Single Family Home activity from Jan 2008 through June ‘10.

Tahoe Donner SF Home Sales - June '10 - G. LaBelle

Figure 1. Tahoe Donner Single Family Home Sales – Note seasonality of sales
Single Family home sales in May ’10 continue to outpace the last 2 year’s sales for May. This is significant since sales in Tahoe Donner are extremely seasonal. The net-net is that for a true picture of the market activity one must look at seasonality throughout the year. So, based on seasonality one can expect that sales will continue to rise the rest of 2010 as we get into the fall season.
Inventory (# of SF listings) picked up from 120 to 152. As mentioned in the last couple months report the inventory has grown as the Ski Lease properties became available and some of these have been listed.
Inventory is still low at 152 homes on the market, up from 120 last month. When you consider we have over 5100 homes in Tahoe Donner this is approximately 3 % of the homes in TD. Based on historical data we could expect that the inventory has peaked and will fall off a bit as we get into the fall selling season.
Average Days on market (DOM) decreased significantly to 64 from 100 days – which looking at the above graph is lower for June of ’08 and ’09.
Single family home sales were 15 homes, the same as last month. As mentioned previously, based on seasonality data for the last couple years we can expect to see home sales rising through the summer and fall. I would expect to see the home builders start to come out of hibernation due to the low inventory. A consequence of this is that demand for buildable lots should show some life as we enter the summer building season.

Tahoe Donner Av and Med Prices - G.LaBelle - 6/10

Figure 2. Tahoe Donner Single Family Home Median and Average Home Price
One important change that started in Jan of ’09 is that Average and Median prices had a significant downturn – see Figure 2. However, one can see that the average and median prices are picking up a bit since Jul of ‘09. This is a good trend and could be construed as a sign that the Tahoe Donner single family home market is healthy.
One factor that affects this price curve is that we have a dearth of high end new home construction activity in Tahoe Donner. This will tend to keep single family (SF) home pricing a bit lower until we get some additional high end construction activity and new homes for sale.
I hope this data, presented in this form was useful to you. For an instant update, or a discussion about condos/townhomes, please call me and I’ll be pleased to provide you with the most recent data available. MLS data is available and I encourage the buyer or seller to study the data and arrive at their own conclusions before making a buy or sell decision. Contact me if you would like to see the “raw” data. I also have sold price vs. listed price data – this is very helpful if you are considering selling or buying a home – call me for a copy of this data.
Gary LaBelle, Realtor
www.truckeehome411.com
TruckeeRealEstate@Gmail.com
(530) 448-1100
DRE #01495906

The following Figure shows Tahoe Donner Single Family Home activity from Jan 2008 through May ‘10.

Figure 1. Tahoe Donner Single Family Home Sales – Note seasonality of sales
Single Family home sales in May ’10 continue to outpace the last 2 year’s sales for May. This is significant since sales in Tahoe Donner are extremely seasonal. The net-net is that for a true picture of the market activity one must look at seasonality throughout the year. So, based on seasonality one can expect that sales will continue to rise the rest of 2010 – assuming we have enough inventory to sell!
Inventory (# of SF listings) picked up to 120. The very strong sales late last year reduced the number of available homes for sale and the remaining inventory has really been picked over. Low inventory and strong demand will obviously help to put some upward bias on home pricing.
Inventory is low at 120 homes on the market, up from 89 last month. When you consider we have over 5100 homes in Tahoe Donner this is approximately 2.4 % of the homes in TD. Based on historical data we could expect the inventory to pick up a bit as we get into the summer and fall selling season. Inventory typically rises this time of year because of the Ski Lease properties coming off lease and some owners deciding to list their properties.
Average Days on market (DOM) decreased significantly to 100 from 128 days – which looking at the above graph seems about average for the last few years.
Single family home sales were 15 homes, down from 22 last month. As mentioned previously, based on seasonality data for the last couple years we can expect to see home sales rising through the summer and fall. I would expect to see the home builders start to come out of hibernation due to the low inventory. A consequence of this is that demand for buildable lots should show an increase now as we enter the spring building season.

Figure 2. Tahoe Donner Single Family Home Median and Average Home Price
One important change that started in Jan of ’09 is that Average and Median prices had a significant downturn – see Figure 2. However, one can see that the average and median prices are picking up a bit since Jul of ‘09. This is a good trend and could be construed as a sign that the Tahoe Donner single family home market is healthy.
One factor that affects this price curve is that we have a dearth of high end new home construction activity in Tahoe Donner. This will tend to keep single family (SF) home pricing a bit lower until we get some additional high end construction activity.
I hope this data, presented in this form was useful to you. For an instant update, or a discussion about condos/townhomes, please call me and I’ll be pleased to provide you with the most recent data available. MLS data is available and I encourage the buyer or seller to study the data and arrive at their own conclusions before making a buy or sell decision. Contact me if you would like to see the “raw” data. I also have sold price vs. listed price data – this is very helpful if you are considering selling or buying a home – call me for a copy of this data.
Gary LaBelle, Realtor
www.truckeehome411.com
TruckeeRealEstate@Gmail.com
(530) 448-1100
DRE #01495906

The following Figure shows Tahoe Donner Single Family Home activity from Jan 2008 through April ‘10.

Figure 1. Tahoe Donner Single Family Home Sales – Note seasonality of sales

Single Family home sales in April ’10 continue to outpace the last 2 year’s sales for April.  This is significant since sales in Tahoe Donner are extremely seasonal. The net-net is that for a true picture of the market activity one must look at seasonality throughout the year. So, based on seasonality one can expect that sales will continue to rise through the fall – assuming we have enough inventory to sell!

Inventory (# of listings) is still very low. The very strong sales late last year reduced the number of available homes for sale and the remaining inventory has really been picked over. Low inventory and strong demand will obviously help to put some upward bias on home pricing.

Inventory is low at 89 homes on the market, up from 73 last month. When you consider we have over 5100 homes in Tahoe Donner this is approximately 1.7 % of the homes in TD.  Based on historical data we could expect the inventory to climb as we get into the summer and fall selling season. Inventory typically rises this time of year because of the Ski Lease properties coming off lease and some owners deciding to list their properties.

Average Days on market (DOM) increased significantly to 128 from 86 days – which looking at the above graph seems slightly above average for the last few years.

Single family home sales were 22 homes, up from 13 last month. As mentioned previously, based on seasonality data for the last couple years we can expect to see home sales rising through the summer and fall. Be aware that quarter-to-quarter sales comparisons may not make a lot of sense due to the seasonality of home sales in Tahe Donner.

I would expect to see the home builders start to come out of hibernation due to the low inventory. A consequence of this is that demand for buildable lots should show an increase now as we enter the spring building season.

Figure 2. Tahoe Donner Single Family Home Median and Average Home Price

One important change that started in Jan of ’09 is that Average and Median prices had a significant downturn – see Figure 2.  However, one can see that the average and median prices have stayed fairly constant since Jul of ‘09. This is a good trend and could be construed as a sign that the Tahoe Donner single family home market is healthy.

One factor that affects this price curve is that we have a dearth of high end new home construction activity in Tahoe Donner. This will tend to keep SF home pricing a bit lower until we get some additional high end construction activity.

I hope this data, presented in this form was useful to you. For an instant update, or a discussion about condos/townhomes, please call me and I’ll be pleased to provide you with the most recent data available. MLS data is available and I encourage the buyer or seller to study the data and arrive at their own conclusions before making a buy or sell decision. Contact me if you would like to see the “raw” data. I also have sold price vs. listed price data – this is very helpful if you are considering selling or buying a home – call me for a copy of this data.

Gary LaBelle, Realtor

www.truckeehome411.com

TruckeeRealEstate@Gmail.com

(530) 448-1100

DRE #01495906

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