January 2014 Report
Single Family Homes in Santa Cruz County, All Cities, All Neighborhoods Change >
Subscribe to Report
Average Price$728,157
+3.2%
Pending Properties136
0.0%
Sale/List Price Ratio98.2%
-0.4%
Days of Inventory73
+17.8%
Trends at a Glance
Trends At a Glance |
Jan 2014 |
Previous Month |
Year-over-Year |
Median Price |
$612,500 (-3.2%) |
$632,500 |
$0 (N/A) |
Average Price |
$728,157 (+3.2%) |
$705,818 |
$0 (N/A) |
No. of Sales |
112 (-4.3%) |
117 |
0 (N/A) |
Pending |
136 (0.0%) |
136 |
0 (N/A) |
Active |
273 (+12.8%) |
242 |
6 (+4,450.0%) |
Sale vs. List Price |
98.2% (-0.4%) |
98.6% |
0.0% (N/A) |
Days on Market |
64 (+29.9%) |
49 |
0 (N/A) |
Days of Inventory |
73 (+17.8%) |
62 |
0 (N/A) |
Market Commentary
Although sales of single-family, re-sale homes in January were the highest for any January since 2007, the lack of inventory doesn’t bode well.
With 259 active listings on the market, we have only 73 days of inventory. In a normal market we would see around 180 days.
One would expect with the surge in appreciation over the past eighteen months, there would be more sellers on the market. Not!
Let’s run down the reasons for the lack of inventory, and why it will continue for the foreseeable future.
First, it’s the economy! The local economy is strong.
Second, taxes! Property taxes are based on the sales price and can only be adjusted upward each year by 2% or the rate of inflation, whichever is lower. Only when the home is sold can it be re-assessed to the sales price. Home owners are staying put.
Then there’s capital gains taxes when the property is sold. With all the appreciation in the area, that could be substantial, regardless of the $500K exclusion for married couples.
Third, where are sellers going to move to? Moving up in the local market incurs a hefty increase in property taxes, not to mention the higher price of the new home.
Fourth, many homes that would be coming onto the market because of the owners’ death are being moved into by their children. This gives them two benefits: their property taxes stay the same and their basis in the home is stepped up to market value.
Finally, why move when the home is appreciating so much and fueling the home owners’ net worth?
January Market Statistics
Year-Over-Year
Compared To Last Month