1 st Quarter 2015 Asheville and Buncombe County Real Estate Market Analysis

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1 1 st Quarter 2015 Asheville and Buncombe County Real Estate Market Analysis This report examines the Asheville and Buncombe County residential real estate market through the end of the 1 st quarter of 2015 and compares the current real estate market to previous years. Summary The housing market in the City of Asheville and Buncombe County was strong in the 1 st quarter of There appears to be a shift happening between the City and the County. The number of home sales in Asheville dropped by 5.1% but increased by a whopping 29.2% in Buncombe County (Chart 1) comparing the 1 st quarter 2015 to the 1 st quarter It is assumed that the drop in sales in Asheville is because there is a lack of inventory in the lower and mid price ranges in the City (Table 1). The large increase in home sales in Buncombe County indicates that people are moving to the County where prices are lower and there is more inventory. In the 1 st quarter of 2015, the median price rose 4.4% in the City of Asheville and rose 4.9% in Buncombe County compared to the 1 st quarter of 2014 (Chart 4). The rise in the median home sale price in Asheville signals that the drop in home sales was not due to a lack of demand but rather to a lack of supply. Inventory levels (Table 1 and Table 2) are some of the best indicators of the health of a housing market. A balanced market has inventory levels of 6 months. When inventory levels are more than 6 months it is a buyers market and there is downward pressure on prices and when inventory levels are less than 6 months, it is a sellers market and there is upward pressure on prices. As of April 2015, inventory in Asheville was well under 6 months in the price ranges below $450,000. Inventory in Buncombe County is higher than the City of Asheville, with inventory over 6 months for all price ranges above $300,000. However, even though there is more inventory in the County compared to the City, there has been a sharp drop in inventory in most price ranges since the 1 st quarter of 2014 (Table 4). The average Days on Market (DOM) in Asheville increased slightly to 127 days in the 1 st quarter of 2015, and the average Days on Market in Buncombe County decreased slightly to 158 Days on Market in the 1 st quarter of 2015 (Chart 5). Days on Market seems high, but in 2009 the MLS system started counting days where properties are under contract and in the due diligence phase, which skews Days on Market higher. A bright spot in the market is green building in Asheville, with low inventory and a high median price per square foot (Table 7). 1 P a g e

2 Table of Contents Below is a list of the charts and tables in this report. Number of Homes Sold Chart 1- Number of Homes Sold in Asheville and Buncombe County Chart 2- Number of Homes Sold in Asheville and Buncombe County, Quarter by Quarter Comparison Median Sales Prices Chart 3- Median Home Sales Price in Asheville and Buncombe County Chart 4- Median Home Sales Price in Asheville and Buncombe County by Quarter Average Days on Market Chart 5- Average Days on Market in Asheville and Buncombe County Inventory of Homes Table 1- Inventory Levels of Homes in Asheville Table 2- Inventory Levels of Homes in Buncombe County Table 3- Historical Inventory Levels of Homes in Asheville ( Quarter Comparison) Table 4- Historical Inventory Levels of Homes in Buncombe County ( Quarter Comparison) Median Price per Square Foot Table 5- Median Price per Square Foot by Sell Price Categories for Asheville Table 6- Median Price per Square Foot by Sell Price Categories for Buncombe County (not including Asheville) Green Homes (GreenBuilt NC Homes, LEED Homes and Energy Star Certified Homes) Table 7- Median Price per Square Foot and Inventory of Green Homes in Buncombe County and Asheville 2 P a g e

3 Number of Homes Sold Chart 1 (back to top) 700 Number of Homes Sold in Asheville and Buncombe County- Quarter Comparison Sell Year - Quarter Buncombe County (Not Asheville) Asheville City Limits 3 P a g e

4 Number of Homes Sold Chart 2 (back to top) 900 Number of Homes Sold in Asheville and Buncombe County Quarterly Comparison Sell Year Buncombe County (Not Asheville) Asheville City Limits 4 P a g e

5 Sell price (USD) Chart 3 (back to top) Median Home Sale Price in City of Asheville and Buncombe County $250,000 $200,000 $162,000 $178,000 $205,000 $185,000 $220,000 $212,000 $229,000 $227,000 $225,000 $215,575 $208,000 $197,250 $200,000 $198,000 $190,000 $185,000 $196,000 $195,000 $217,000 $200,000 $225,000 $225,000 $211,000 $206,000 $150,000 $158,000 $148,000 $100,000 $50,000 $ Qtr 2015 Sell year Buncombe County (Not Asheville) Asheville City Limits 5 P a g e

6 Chart 4 (back to top) $250,000 Median Home Sale Price in City of Asheville and Buncombe County By Quarter $200,000 $150,000 $100,000 $50,000 $ Asheville City Limits Buncombe County (not including Asheville) 6 P a g e

7 Average days on the market Chart 5 (back to top) Average Days on the Market in City of Asheville and Buncombe County Qtr 2015 Sell year Buncombe County (Not Asheville) Asheville City Limits 7 P a g e

8 Table 1 (back to top) Price range City of Asheville Housing Inventory Quarter 2015 Number of Homes On the Market (as of Mar 31, 2015) Number of Homes Sold in Last 12 Months Inventory (in months) $0-$100, $100,001-$150, $150,001-$200, $200,001-$250, $250,001-$300, $300,001-$350, $350,001-$400, $400,001-$450, $450,001-$500, $500,001-$600, $600,001-$700, $700,001-$800, $800,001-$900, $900,001-$1,000, $1,000,001-$1,500, $1,500, P a g e

9 Table 2 (back to top) Price range Buncombe County (not Asheville) Housing Inventory Quarter 2015 Number of Homes On the Market (as of Mar 31, 2015) Number of Homes Sold in Last 12 Months Inventory (in months) $0-$100, $100,001-$150, $150,001-$200, $200,001-$250, $250,001-$300, $300,001-$350, $350,001-$400, $400,001-$450, $450,001-$500, $500,001-$600, $600,001-$700, $700,001-$800, $800,001-$900, $900,001-$1,000, $1,000,001-$1,500, $1,500, P a g e

10 Table 3 (back to top) Inventory Trend in the City of Asheville (measured in months) Price range Qtr Qtr Qtr Qtr $0-$100, $100,001-$150, $150,001-$200, $200,001-$250, $250,001-$300, $300,001-$350, $350,001-$400, $400,001-$450, $450,001-$500, $500,001-$600, $600,001-$700, $700,001-$800, $800,001-$900, $900,001-$1,000, $1,000,001-$1,500, $1,500, P a g e

11 Table 4 (back to top) Inventory Trend in Buncombe County not including Asheville (measured in months) Price range Qtr Qtr Qtr Qtr $0-$100, $100,001-$150, $150,001-$200, $200,001-$250, $250,001-$300, $300,001-$350, $350,001-$400, $400,001-$450, $450,001-$500, $500,001-$600, $600,001-$700, $700,001-$800, $800,001-$900, $900,001-$1,000, $1,000,001-$1,500, $1,500, P a g e

12 Table 5 (back to top) Median Price Per Square Foot by Sell Price Groups in Asheville City Limits Price group Qtr to 2015 Change $0-$100,000 $97 $94 $86 $85 $87 $74 $81 $79 $77 $87 $84-4.0% $100,001-$150,000 $115 $125 $130 $125 $123 $115 $112 $114 $113 $109 $ % $150,001-$200,000 $118 $136 $149 $144 $135 $136 $121 $129 $134 $140 $ % $200,001-$250,000 $126 $143 $160 $160 $149 $134 $134 $139 $145 $151 $ % $250,001-$300,000 $141 $155 $157 $166 $175 $158 $148 $146 $161 $160 $ % $300,001-$350,000 $150 $160 $170 $155 $167 $154 $151 $171 $170 $185 $ % $350,001-$400,000 $146 $167 $182 $190 $172 $169 $159 $160 $184 $175 $ % $400,001-$450,000 $157 $180 $197 $194 $189 $153 $163 $167 $174 $183 $ % $450,001-$500,000 $162 $175 $176 $205 $175 $179 $172 $173 $177 $199 $ % $500,001-$600,000 $180 $196 $199 $209 $177 $175 $176 $182 $190 $200 $ % $600,001-$700,000 $228 $198 $241 $274 $198 $186 $213 $194 $221 $209 $ % $700,001-$800,000 $190 $264 $210 $213 $241 $170 $220 $195 $219 $222 $ % $800,001-$900,000 $183 $231 $221 $329 $191 $205 $192 $216 $200 $258 $ % $900,001-$1,000,000 $186 $195 $262 $221 $405 $199 $172 $235 $245 $ % $1,000,001-$1,500,000 $184 $249 $289 $264 $249 $284 $261 $410 $478 $279 $ % $1,500,001+ $326 $245 $346 $353 $410 $462 $246 $298 $496 $ % 12 P a g e

13 Table 6 (back to top) Median Price Per Square Foot by Sell Price Groups in Buncombe County (not including Asheville) Price group Qtr to 2015 Change $0-$100,000 $61 $61 $74 $62 $63 $62 $54 $54 $57 $63 $64 0.8% $100,001-$150,000 $106 $114 $109 $110 $103 $103 $99 $98 $101 $106 $ % $150,001-$200,000 $112 $125 $131 $127 $117 $115 $112 $111 $116 $120 $ % $200,001-$250,000 $118 $127 $136 $129 $124 $116 $110 $111 $121 $125 $ % $250,001-$300,000 $127 $134 $139 $141 $135 $123 $120 $116 $127 $130 $ % $300,001-$350,000 $126 $138 $149 $148 $131 $130 $117 $126 $129 $135 $ % $350,001-$400,000 $139 $139 $147 $146 $144 $131 $128 $141 $135 $145 $ % $400,001-$450,000 $141 $151 $152 $154 $145 $139 $137 $137 $147 $162 $ % $450,001-$500,000 $151 $160 $169 $166 $148 $153 $141 $143 $143 $154 $ % $500,001-$600,000 $166 $172 $175 $183 $154 $157 $154 $153 $153 $163 $ % $600,001-$700,000 $192 $181 $190 $187 $181 $188 $155 $165 $169 $201 $ % $700,001-$800,000 $198 $207 $214 $206 $220 $193 $196 $186 $185 $212 $ % $800,001-$900,000 $234 $229 $248 $238 $211 $245 $189 $162 $200 $203 $ % $900,001-$1,000,000 $310 $235 $261 $233 $226 $263 $182 $190 $187 $262 $ % $1,000,001-$1,500,000 $289 $295 $325 $295 $254 $283 $262 $252 $250 $236 $ % $1,500,001+ $319 $425 $375 $344 $647 $387 $354 $313 $325 $340 $ % 13 P a g e

14 Table 7 (back to top) Green Home Inventory and Average Price Per Square Foot Number of Homes On the Market (as of ) Number of Homes Sold in Last 12 Months Median Price per Sq. Ft. for Green Homes Sold in Last 12 Months Inventory (in months) Asheville City Limits $196 Buncombe County (not inc. Asheville) $176 About this Report The data used in this report comes from the Western North Carolina Regional Multiple Listing Service (WNCRMLS). Information is given for all residential property types: single family homes, condominiums, and townhomes. Mosaic Community Lifestyle Realty uses five statistical indicators in this report: 1) Number of Homes Sold, 2) Average Sales Price, 3) Average Days on Market (DOM), 4) Inventory, and 5) Average Price per Square Foot by Sell Price Category. When Buncombe County statistics are given, they do not include sales in Asheville. Number of Homes Sold: A measure of how many sales took place over a certain period of time. Median Sales Price: The median price of all of the properties sold. Average Days on Market (DOM): The average number of days that it took properties to go under contract from the time they were listed on MLS. Inventory: Inventory is the number of homes that are currently on the market. Inventory is usually reported in months. For example, if there is an 11 month inventory of homes, it would take 11 months for all of the homes to sell if no more homes are added to the market and if the recent sales rate remains constant. An inventory of six months or less is indicative of a sellers market and an inventory of six months or more is indicative of a buyers market. Average Price per Square Foot by Sell Price Category: Price per square foot is calculated by dividing the sales price of a home by the number of square feet in a home. The average price per square foot within sell price categories measures appreciation or depreciation with each category. 14 P a g e

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