Here are 3 charts to help illustrate what we are seeing in the market this Spring relative to the last 10 years.
The number of new listings is lower but not significantly. Each week, there are new listings throughout our region and there are more coming. The ‘sellers market’ may be tempting more people to list. But we typically see selling activity increase in the Spring and into the Summer each year.
With such an increase in showing and buying activity with essentially the same or fewer new listings available, the inventory of homes for sale is at a 10 year low currently. We do expect more new listings to keep coming up as the weather improves and the school year ends. But the market will take some time to absorb all the buyers that are currently looking.
April data is now available and it reinforces what we’ve seen so far in 2021 during our daily real estate activities. There continues to be very strong buying demand without a balancing level of selling – creating quite an uneven market. Across Plymouth, Northville and Novi, homes are selling quickly – often with numerous showings and multiple offers. There are of course exceptions – generally more unique homes or highly priced homes can take a little longer.
Prices are up accordingly and will likely continue to increase as a large number of pending sales have yet to close. Many of these pending sales are at or above the listing price which will likely raise comparables and help mitigate appraisals holding back values in some cases.
If you are a buyer, it can be a challenging time but with the right advice, patience, and perserverence, you can and will succeed. If you are a seller, it’s definitely a great time to sell but consider the cost of where you are moving to as well.
These are tumultuous times so your home has never been more important.
The first set of charts below illustrate number of active listings and average price over 5 years for Plymouth, Northville and Novi individually and collectively. The second set shows average price over 10 years for the same areas. The message is simple and consistent: prices are increasing while the number of available homes remains limited.
The 2021 Plymouth Ice Festival is this weekend (February 12th through 14th) in Downtown Plymouth. It’s going to be different this year. There won’t be the displays around park but there will be numerous sculptures in front of downtown business. Plymouth sidewalks will be lined with over 65 ice carvings! Here are some photos from past years with an ice bonfire that lit up the night sky. For more information, go to www.plymouthicefestival.com.
The Ice Festival is one of several street festivals in Downtown Plymouth that take place throughout the year (usually). The area is very walkable with plenty of parks, shops, restaurants, and entertainment – along with plenty of parking. Plymouth also has beautiful residential tree-lined streets with lots of gorgeous historic homes making it one of the area’s prettiest and most walkable small towns.
2020 was a year like no other for many businesses including Real Estate. In March of last year, we were essentially put on hold during the Stay at Home order. There were still virtual showings, purchases, and closings but volume was down significantly. By May, the market was slowing reopening and people cautiously began listing and looking. Gradually, the market gained momentum as buying activity grew while supply remained limited. People aligned their real estate needs with working and learning from home. This usually meant larger homes with more amenities but also more outdoor space too. With travel, dining and entertainment expenses dramatically lower, people allocated budget to home purchase, renovation, and decoration. The result is a market with steadily increasing prices, growing demand and lack of choice. The charts and data below from last year and into this year, clearly illustrate many of these trends.
In terms of 2021, it’s impossible to predict what will happen but we do know that Plymouth and Northville remain very desirable places to call your home and your home has never been more important! And with the Superbowl behind us, people usually start to turn their attention to getting their home ready to sell or start preparing to buy their next home. We look forward to 2021!
Plymouth and Northville Months of Inventory– Last 5 Years by Month
Plymouth and Northville Number of Active Listings – Last 2 Years by Month
Plymouth and Northville Number of Pending Sales – Last 2 Years by Month
Plymouth and Northville Number of Sales – Last 2 Years by Month
Plymouth and Northville Number of New Listings – Last 2 Years by Month
The data above is based on Realcomp residential and condo sales for Plymouth and Northville, Cities and Townships,.
The 2020 Real Estate market will surely be one to remember. And with the end of summer nearly here and August data in, it’s a good time to look back and see what has happened so far.
The local real estate industry emerged gradually during the month of May from the stay at home order. In-person showings resumed (albeit with restrictions), listings began appearing steadily, and pending home sales increased.
The recovery accelerated into June as pent-up buyer demand, pent-up listing supply, and low interest rates drove increasing activity in the market. People were resuming their real estate goals after a pause. Competitive bidding situations for desirable homes in desirable locations weren’t uncommon and buyers had to act quickly when they found a house they liked. This higher level of activity has continued through July and August and into September. The annual seasonal market cycle seems to be approximately 2 months delayed so we expect this higher level of activity to last into the fall.
With fewer new listings and plenty of buying activity, median home prices have naturally increased slightly. The resiliency of our local real estate market reinforces what we all know, that Plymouth and Northville have been and remain very desirable places to live. This combined with changing buyer needs (working/learning from home, more people at home) have driven the want for larger homes, more yard space, and features and amenities like home offices, home study areas, pools, and finished basements.
Although we weren’t sure what would happen coming out of the stay at home order, we are pleased to see a strong recovery and look forward to continued strength in our local market.
Below are some charts to help illustrate the above comments. The data covers all Plymouth and Northville (incl. Oakland County Northville), homes and condos (incl. new construction), sales (not leases) and is broken out by month. The orange arrow shows the August year over year difference.
The Number Of Pending Home Sales has remained High All Summer:
The Number of Home Sales has Receded to More Normal Levels but remains higher year over year in August:
Median Sales Price has also Increased and has Continued to Increase Over the Summer:
The Number of New Listings Actually Decreased Year over Year:
With Fewer New Listings and More Pending Sales, the Number of Active Listings is Significantly Lower Year over Year:
The real estate industry in Plymouth/Northville did some catching up during the month of June as pending home sales increased 35% year over year. Pent-up buying AND pent-up listing drove the market as buyer and sellers returned to the market. While the number of closed sales is still lagging, July should reflect the peak of pending sales in June. Prices remain steady as demand continues to be strong and with more listing coming online.
This order has meant the end of in-person showings and open houses – essentially putting a hold on our usually busy Spring season. There are very few new listings and many are for yet-to-be-built homes as nearly all sellers and buyers choose to delay instead of risking the health of themselves and others. There are tools to show homes virtually including Zoom, FaceTime, Virtual Tours, etc. for someone that absolutely needs to sell or buy but these situations are extremely rare and generally not recommended for making real estate investment decisions.
For people who already had a purchase agreement in place, the process can proceed to closing as Lenders, Appraisers, Inspectors, and Title companies are still working albeit with the appropriate precautions.
Although the above mentioned Executive Order went into effect March 24th, the impact on the real estate market can now begin to be quantified:
Plymouth and Northville: March New Listings Down down approximately 30% Year over Year
New listing activity (except for yet-to-be-built homes) has slowed to a dry trickle as people stay at home. Even if agents and photographers were allowed to travel and work, new listing activity would be nearly as low in my estimation. People simply don’t want to endanger themselves or others unnecessarily. The April data when available should be even more telling.
Plymouth and Northville: March Active Listings Down down approximately 20% Year over Year
Active listings for March are also down year over year reinforcing the message above. The impact of COVID-19 mitigation actions has resulted in a frozen real estate market that will gradually thaw after we can flatten the curve and get past the worst of this crisis. Please stay safe everyone. Real estate will always be here.
Our family at BAKE Real Estate sends well wishes to those around the world who are affected directly or indirectly by the COVID-19 virus. For those of you following us from afar, we are in a “Stay Home/Stay Safe” mode here in Michigan, as in some other States and other countries. Therefore, we will be working exclusively from home until at least April 14th. Our six full time agents, including me, Patrick, Stephanie, Ann, Sorra and Christine, as well as our unofficial Canine Comfort Agents, Toddy and Biskit, are available by text, phone or video conference for real estate advice. Thank you to all of you who are out doing essential services to keep our citizens alive and well. We appreciate everyone working together on this to flatten the curve.
Plymouth, Michigan…A Rich History from Highway Media on Vimeo.
If you didn’t catch this movie at the Penn late last year or earlier this year, now’s your chance to watch it at home. Look for an appearance from our own Bob Bake!
Founded in 1825, the Plymouth community has experienced a deep and rich history, filled with greatness…and despair. From the earliest settlers who trekked through the Erie Canal, to the war heroes, fires, trains, and air rifle industry, this film takes you on a 200 year journey of Plymouth like never before. So jump on board before the whistle blows to experience an endearing tribute to this beloved town. Welcome to Plymouth, Michigan!
The data is now in for 2019 and although the trends have remained fairly consistent, there are some interesting changes to note. We had a very rainy spring which dampened the market slightly. Otherwise it was a strong year overall. Interest rates remained low, the local economy was strong, and inventory of new and existing homes is gradually growing so it isn’t as much of a seller’s market as it used to be. We are also seeing fewer bidding wars and more contingent offers being accepted. This is good news for buyers who have had a particularly difficult time over the past few years.
The City of Plymouth actually saw a slight decline in average sales price after years of steady price increases since the recession. There are many factors to average sales price so it’s only one indicator but it is meaningful that for the first time in 10 years, average sales price has pulled back. This could be due to smaller new construction homes being built or perhaps home values have simply peaked for the time being.
Both Plymouth and Northville Townships are holding fairly steady. The below charts illustrate the 10 year Average Sales Price trend for Plymouth and Northville, City and Township. There are fewer home sales at higher prices in the City of Northville which can result in a more dramatic chart.
10 Year Average Sales Price for Plymouth and Northville:
Buyers and sellers often consider $/sqft ratio when valuing a home. It’s just one indicator of many when you value a home but the $/sqft ratio trend over time is worth looking at. Generally, the larger the home, the lower the $/sqft all other things being equal. Naturally, more updated/upgraded homes with finished basements and so on will also be higher than the average. The below charts illustrate the 10 year Sales Price by Square Foot ratio trend for Plymouth and Northville City and Township. It remains steady for the area overall:
To illustrate the current low inventory which hasn’t changed much since the recession, the following charts show Months of Inventory and Days to Sell for Plymouth and Northville combined. Inventory remains relatively low while Days to Sell was slightly higher. The market has tilted slightly towards buyers.
The Northville Art House is a community art center in downtown Northville opened in 2005 which offers exhibits, classes and an artisan store. The Northville Art House currently offers in-house programs for adults, children, teens, and special need groups, such as Painting with Parkinson’s. It also offers out-reach programs for kids in Kindergarten through Fifth Grade in the Northville Public Schools and have started working with the special education program at Cooke School.
One of the signature fundraisers is coming up on Saturday, February 8. If you are looking for a wonderful way to spend an enjoyable evening and also support a community gem, consider attending Art Crushon Saturday, February 8 from 6:30 to 10:00 p.m. at the Northville Hills Golf Club. Tickets are $85 per person and includes dinner, open bar, a silent auction, entertainment by the Keynote Sisters and Live Painting by artist, Jennifer Helner. In addition, you will be helping what the media has called a “funky little house in downtown Northville”. Please see the attached flyer for more information or go to https://northvillearthouse.org/artcrush/
ArtCrush promises to be an exciting evening featuring a sit-down dinner with “A Taste of Italy” flare, open bar, artist workshop, live painting, silent auction, and entertainment by Keynote Sisters at Northville Hills Golf Club.
It’s Fall which means it’s festival time again – this weekend Downtown Northville is up with the Northville Heritage Festival celebrating the rich history and small town charm of historic Northville. The Parade kicks off at 6:30pm on Friday and it’s the highlight of the Festival and well worth seeing (unless you are in it yourself!). Activities for all ages including horse and buggy rides, vintage baseball, and even a Duck Race will be taking place across Northville until Sunday afternoon.