MONTGOMERY COUNTY APRIL 2018

Transcription

1 STATPAK MONTGOMERY COUNTY APRIL 2018 McEnearney.com MARKET IN A MINUTE A SUMMARY OF MARKET CONDITIONS FOR MARCH 2018 Contract activity in March 2018 was down 6.0% from March 2017, and there were decreases in all six price categories. Through the first three months of the year, contract activity is also down 6.0%. The average number of days on the market for homes receiving contracts was 34 days in March 2018, down from 43 days in March of last year. URGENCY INDEX The Urgency Index, simply the percentage of homes going under contract that were on the market 30 days or less, was up in March compared to the year prior. During the past 14 years, the Index has been as high as 92% (May 2004) and as low as 19% (December 2007). In March 2018, the Urgency Index was 75.8%, up from 70.1% in March That is the best March number since we started tracking this 12 years ago. INVENTORY The number of homes on the market at the end of March was down 12.8% compared to the end of March 2017, and was down in five of the six price categories. The remaining category was unchanged. The number of new listings coming on the market was down 9.6% from March The drop in inventory more than offset the drop in contracts, moving overall supply to 1.4 months, down from the 1.5 months at the end of March INTEREST RATES The rate for a 30-year fixed mortgage ended March at 4.44%, almost unchanged from the 4.43% at the end of February. It s a third of a point higher than it was a year ago at the end of March We continue to expect that rates will rise gradually through the rest of the year. AFFORDABILITY The payment on a no-money-down, 30-year fixed mortgage for a median-priced home is 6.8% lower today than it was a decade ago in March 2008, but is up 10.5% from March of last year because of rising prices. The mortgage payment for a median priced home ($2,199) was higher than the median rented price ($2,100). DIRECTION OF THE MARKET Market conditions in Montgomery County reflect two sides of the same coin. Contract activity is down pretty much across the board for the entire first quarter, so on the surface it might appear that the demand side of the coin is weak. However, the flip side shows very low supply, with inventory and the number of listings coming on the market much lower than this time last year. Buyers want to buy but are having a very hard time finding acceptable choices. With 3 homes in 4 going under contract in 30 days or less, buyers are jumping on the opportunity when the right property is there. We see nothing that is likely to change this dynamic during the next several months. Unless otherwise noted, data derived from Metropolitan Regional Information Systems, Inc. (MRIS ). Northern Virginia is defined as Arlington and Fairfax counties and the cities of Alexandria, Falls Church & Fairfax. Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 1

2 MONTHLY SUMMARY MARCH 2017 vs. MARCH 2018 March March % MONTGOMERY COUNTY Change Number of Sales 1, % Fully Available Inventory on 3/31 2,164 1, % Number of New Listings 1,988 1, % Number of New Contracts 1,407 1, % Days on Market - New Contracts % Average Sales Price $509,982 $545, % Average Seller Subsidy $3,535 $3, % Urgency Index 70.1% 75.8% 8.1% Months' Supply % PRINCE GEORGE'S COUNTY Number of Sales % Fully Available Inventory on 3/31 1,595 1, % Number of New Listings 1,289 1, % Number of New Contracts 1,009 1, % Days on Market - New Contracts % Average Sales Price $274,529 $289, % Average Seller Subsidy $5,276 $5, % Urgency Index 61.1% 64.3% 5.2% Months' Supply % WASHINGTON, DC Number of Sales % Fully Available Inventory on 3/31 1,256 1, % Number of New Listings 1,228 1, % Number of New Contracts % Days on Market - New Contracts % Average Sales Price $663,849 $649, % Average Seller Subsidy $2,101 $1, % Urgency Index 74.2% 75.1% 1.2% Months' Supply % NORTHERN VIRGINIA Number of Sales 1,796 1, % Fully Available Inventory on 3/31 3,675 2, % Number of New Listings 3,616 3, % Number of New Contracts 2,539 2, % Days on Market - New Contracts % Average Sales Price $565,713 $568, % Average Seller Subsidy $2,684 $2, % Urgency Index 74.6% 79.5% 6.6% Months' Supply % LOUDOUN COUNTY Number of Sales % Fully Available Inventory on 3/31 1,273 1, % Number of New Listings 1,132 1, % Number of New Contracts % Days on Market - New Contracts % Average Sales Price $483,058 $522, % Average Seller Subsidy $3,145 $3, % Urgency Index 78.0% 80.6% 3.3% Months' Supply % * Note: Percentages depicted in red indicate a negative market trend; black indicates a positive market trend Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 2

3 YEAR-TO-DATE SUMMARY 2017 vs Year-to-Date Jan-Mar Jan-Mar % MONTGOMERY COUNTY Change Number of Closed Sales 2,474 2, % Average Month-End Available Inventory 1,895 1, % Number of New Listings 4,199 3, % Number of New Contracts 3,258 3, % Days on Market - New Contracts % Average Sales Price $503,454 $516, % Average Seller Subsidy $3,743 $3, % Average Urgency Index 60.8% 65.8% 8.2% Average Months' Supply % PRINCE GEORGE'S COUNTY Number of Closed Sales 2,388 2, % Average Month-End Available Inventory 1,618 1, % Number of New Listings 3,301 3, % Number of New Contracts 2,587 3, % Days on Market - New Contracts % Average Sales Price $275,527 $284, % Average Seller Subsidy $5,396 $5, % Average Urgency Index 56.1% 57.8% 3.0% Average Months' Supply % WASHINGTON, DC Number of Closed Sales 1,933 1, % Average Month-End Available Inventory 1,176 1, % Number of New Listings 2,989 2, % Number of New Contracts 2,361 2, % Days on Market - New Contracts % Average Sales Price $671,627 $648, % Average Seller Subsidy $2,327 $2, % Average Urgency Index 67.0% 67.0% 0.0% Average Months' Supply % NORTHERN VIRGINIA Number of Closed Sales 4,143 4, % Average Month-End Available Inventory 3,130 2, % Number of New Listings 7,623 6, % Number of New Contracts 5,778 5, % Days on Market - New Contracts % Average Sales Price $554,306 $565, % Average Seller Subsidy $2,998 $2, % Average Urgency Index 66.1% 70.0% 5.9% Average Months' Supply % LOUDOUN COUNTY Number of Closed Sales 1,230 1, % Average Month-End Available Inventory 1, % Number of New Listings 2,365 2, % Number of New Contracts 1,743 1, % Days on Market - New Contracts % Average Sales Price $476,934 $510, % Average Seller Subsidy $3,566 $3, % Average Urgency Index 70.5% 73.3% 4.1% Average Months' Supply % * Note: Percentages depicted in red indicate a negative market trend; black indicates a positive market trend Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 3

4 MONTGOMERY COUNTY Detail Pages Interest Rate YEAR FIXED AND 1-YEAR ADJUSTABLE RATES Month-End Mortgage Rates 2011-Current 1-Year ARM 30-Year Fixed MORTGAGE RATES 30-year fixed interest rates at the end of March averaged 4.44%, compared to 4.14% at the end of March One-year adjustable rate mortgages were 3.66% at the end of March 2018, which is up from 3.18% at the end of March BUYING POWER Mortgage Amount with $1,000 Payment BUYING POWER A $1,000 principal and interest payment supported a loan of $198,757 at the end of March, which is $7,207 less than March 2017 but $34,577 more than March In March 2008, it would have taken a monthly PI payment of $2,395 to purchase a median-priced home. Now it takes a payment of $2,199 to buy a median-priced home. That s a 6.8% decrease. However, it now takes a payment that is 10.5% higher than this time last year because of a big jump in the median price. AVERAGES SALE PRICE Montgomery County 2010-Current AVERAGE PRICES March 2018 s average sales price was $545,753, which increased 7.0% from the March 2017 average price of $509,982. Remember that these indicators are arithmetic computations based on all properties sold and do not indicate the appreciation or depreciation of any individual property. Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 4

5 % of Contracts on the Market 30 Days or Less 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Jan 14 Mar 14 URGENCY INDEX % of Contracts on the Market for 30 Days or Less Montgomery County 2014-Current % of Contracts # Contracts May 14 Jul 14 Sep 14 Nov 14 Jan 15 Mar 15 May 15 Jul 15 Sep 15 Nov 15 Jan 16 Mar 16 May 16 Jul 16 Sep 16 Nov 16 Jan 17 Mar 17 May 17 Jul 17 Sep 17 Nov 17 Jan 18 Mar 18 1,800 1,600 1,400 1,200 1, Number of Contracts URGENCY INDEX 2014-Current This chart compares the number of contracts (green line) to the percent that were on the market 30 days or less (blue bars). At first glance, it might appear that the lower contract activity also means a lower percentage of homes that sell quickly but that s not always true. As an example, December is always the month with the lowest number of contracts. December 2011 (not on this chart) had a 30% index, but that jumped to 44% in 2012, an early indicator that the market was picking up heading into URGENCY INDEX Montgomery County March URGENCY INDEX - March During the past 12 years, the March Urgency Index has been as high as 75.8% and as low as 34.8%. The average March Urgency Index during the past 12 years is 57.9% which is significantly lower than where we are today. There was a 6.0% decrease in the number of new contracts for March 2018 compared to 2017 but the Urgency Index increased from 70.1% to 75.8%. And that is the best March performance in the 12 years we have been tracking this metric. URGENCY INDEX DC Metro Area by Jurisdiction Comparison March 2018 URGENCY INDEX DC Metro Area The average March Urgency Index during the past 12 years for all five of the jurisdictions we track is 60.3% lower than where we are today. Montgomery County is in third place this month. As noted above, the urgency index is the best March performance in at least 12 years. Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 5

6 NEW CONTRACT ACTIVITY Montgomery County March 2017 vs. March 2018 by Price Range March 2018 March NEW CONTRACT ACTIVITY As noted on page 2, the number of new contracts ratified in March 2018 was down 6.0% from the number of contracts ratified in March There were decreases for all price categories. As noted on page 3, contract activity year-to-date is down 6.0%. 18.3% of all homes going under contract in March 2018 had a price reduction before going under contract # of New Contracts FULLY AVAILABLE LISTINGS Montgomery County March 31, 2017 vs. March 31, 2018 FULLY AVAILABLE LISTINGS As noted on page 2, the overall inventory decreased 12.8% in March 2018 compared to March 2017, and there was a 9.6% decrease in the number of new listings coming on the market. Inventory decreased for five price categories, and the sixth remained the same. 28.6% of all homes on the market have had at least one price reduction since coming on the market. In March 2017, 28.3% of all homes on the market had at least one price reduction. MONTHS SUPPLY Montgomery County End of March 2017 vs. End of March MONTHS SUPPLY The overall supply of homes on the market at the end of March was 1.4 months, down 7.1% from 1.5 months as at the end of March Supply is lower for four price categories March 2018 March # of Months' Supply Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 6

7 AVERAGE NUMBER OF DAYS ON MARKET Montgomery County March 2017 vs. March 2018 New Contracts March 2018 March AVERAGE NUMBER OF DAYS ON THE MARKET NEW The average number of days on the market for homes receiving contracts in March was down for all categories. Overall, the average number of days on the market for all homes receiving contracts in March 2018 was 34 days, down from 43 days in March # of Days on Market NUMBER OF NEW LISTINGS, NEW, AND ACTIVE LISTINGS Montgomery County January 2012-Current NUMBER OF NEW LISTINGS, AND ACTIVE LISTINGS There were 1,798 new listings that came on the market in March 2018, a 9.6% decrease from 1,988 in March The incredibly tight market in the spring of 2013 shown by the convergence of the blue (new listings), green (active inventory) and red (new contracts) lines widened until recently. RELATIONSHIP OF SALES PRICE TO ORIGINAL LIST PRICE vs. DAYS ON MARKET Resale Properties Sold in Montgomery County March 2017 vs. March 2018 RELATIONSHIP OF SALES PRICE TO ORIGINAL LIST PRICE vs. DAYS ON MARKET Initial pricing strategy is critical to the listing process, regardless of market conditions. The longer a home sits on the market, the deeper the discount to its original list price will likely be. Homes settling in March 2018 that received contracts their first week on the market sold, on average, 1.32% above list price. Those that took 4 months or longer to sell sold at 8.94 % below original list! SOME DEFINITIONS AND EXPLANATIONS TO AID YOUR UNDERSTANDING OF THE DATA The data shown here are collected, in whole or in part, from the Metropolitan Regional Information System, Inc, and are believed to be reliable but are not guaranteed Sales are transactions that settled during the statistical period; Under Contracts are contracts negotiated during the statistical period, but not yet settled Available Listings reflects single-family homes, town homes, new homes and condos on the market at the end of the period in question. Months Supply is simply the number of Fully Available Listings on the market at the end of the month divided by the number of Contracts ratified that month. Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 7

8 Analysis by Property Type Condo/Co-op LISTINGS CONDO/CO-OP LISTINGS Condo/Co-op New This Month Total Active Listings % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % The number of new listings for condos and co-ops coming on the market decreased 3.5% compared to March The fully available inventory of condos as of March 31, 2018 is 6.8% less than March 31, CONDO/CO-OP Condo/Co-op New This Month Year-To-Date Contracts % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % The number of condos and co-ops receiving ratified contracts increased 3.1% in March 2018 compared to March Year-to-date, contract activity is down 2.0% compared to SETTLEMENTS Condo/Co-op New This Month Year-To-Date Settlements % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % CONDO/CO-OP SETTLEMENTS AND AVERAGE PRICE The number of condos and co-ops settling in March 2018 decreased 14.3% compared to March Year-to-date, the number of settlements is down 10.2%. The average price was up just 0.4% compared to March Year-to-date, the average price is down 6.1%. Average Sales Price: Mar 2017 Mar 2018 % Change YTD 2017 YTD 2018 % Change Condo/Co-op $301,176 $302, % $301,714 $283, % Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 8

9 Analysis by Property Type Fee Simple Attached LISTINGS ATTACHED HOMES LISTINGS Fee Simple Attached New This Month Total Active Listings % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % The number of new listings coming on the market in March 2018 for fee simple attached homes increased 11.1% compared to March The fully available inventory as of March 31, 2018 is 13.1% less than this time in Fee Simple Attached New This Month Year-To-Date Contracts % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % ATTACHED HOMES Contract activity for attached homes decreased 2.3% in March 2018 compared to March Year-to-date, contract activity is down 2.5%. SETTLEMENTS Fee Simple Attached New This Month Year-To-Date Settlements % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % ATTACHED HOMES SETTLEMENTS AND AVERAGE PRICE The number of settlements decreased 8.9% in March 2018 compared to March Yearto-date, the number of settlements is down 6.3%. The average sales price was up 8.1% in March 2018 compared to March Year-to-date, the average price is up 11.4%. Average Sales Price: Mar 2017 Mar 2018 % Change YTD 2017 YTD 2018 % Change Fee Simple Attached $370,253 $400, % $361,510 $402, % Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 9

10 Analysis by Property Type Fee Simple Detached LISTINGS Fee Simple Detached New This Month Total Active Listings % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % DETACHED HOMES LISTINGS The number of new listings for fee simple detached homes was down 11.1% in March 2018 compared to March The number of detached homes on the market on March 31, 2018 decreased 14.9% compared to March 31, Fee Simple Detached New This Month Year-To-Date Contracts % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % DETACHED HOMES The number of contracts on detached homes in March 2018 was down 8.8% compared to March The number of contracts yearto-date decreased 9.2%. SETTLEMENTS Fee Simple Detached New This Month Year-To-Date Settlements % Change % Change $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % DETACHED HOMES SETTLEMENTS AND AVERAGE PRICE The number of settlements in March was down 8.6% compared to March Yearto-date, there has been a decrease is down 8.4%. The average sales price for detached homes increased 9.0% in March 2018 compared to March Year-to-date, the average sales price is up 2.6%. Average Sales Price: Mar 2017 Mar 2018 % Change YTD 2017 YTD 2018 % Change Fee Simple Detached $668,831 $728, % $664,879 $682, % Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 10

11 Absorption Rate by Property Type The following tables track absorption rate by property type, comparing the rates in the just-completed month to the rates in the same month of the previous year. The absorption rate is a measure of the health of the market, and tracks the percentage of homes that were on the market during the given month and in the given price range that went under contract. [The formula is # Contracts/(# Contracts + # Available).] An example: The absorption rate for detached homes priced between $500,000 and $749,999 in March 2018 was 44.1%; that compares to a rate of 43.0% in March 2017, and the increase means the market was better in 2018 for that type of home. If the absorption rate was less in 2018 than in 2017, we have put the 2018 rate in red. This month there was improvement for 12 of 18 individual categories. Condo/Co-op March 2017 March 2018 Absorption Rates Listings Contracts Rate Listings Contracts Rate $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % ABSORPTION RATES CONDOS AND CO-OPS The overall absorption rate for condos and co-ops for March 2018 was 40.4%, up from the 39.5% rate in March Fee Simple Attached March 2017 March 2018 Absorption Rates Listings Contracts Rate Listings Contracts Rate $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % ABSORPTION RATES ATTACHED HOMES The overall absorption rate for attached homes for March 2018 was 50.5%, down slightly from the 47.6% rate in March Fee Simple Detached March 2017 March 2018 Absorption Rates Listings Contracts Rate Listings Contracts Rate $299,999 and under % % % % % % % % % % $1,500,000 & higher % % Grand Total: % % ABSORPTION RATES DETACHED HOMES March 2018 s absorption rate for detached homes was 38.5%, up from the 36.9% rate of March And as we have seen in the other property types, the absorption rates are higher for the lower-priced categories. Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 11

12 Note: We break out sub-market information for Lower and Upper Montgomery County each quarter. For these charts, we have included the following zip codes for Lower Montgomery County : (Cabin John) (Chevy Chase), (Bethesda and Cabin John), (Kensington), (Garrett Park), (Potomac), 20901, 20902, and (Silver Spring), (Takoma Park) and (Rockville) Focus on Lower Montgomery County 1st Qtr vs. 1st Qtr NEW CONTRACT ACTIVITY Lower Montgomery County Jan.-Mar vs. Jan.-Mar st Qtr st Qtr 2017 NEW CONTRACT ACTIVITY Overall contract activity in the 1st quarter for lower Montgomery County was down 5.8% compared to (Contract activity in upper Montgomery County decreased 6.8%.) # of New Contracts AVERAGE MONTH-END AVAILABLE INVENTORY Lower Montgomery County Jan.-Mar vs. Jan.-Mar AVERAGE MONTH-END AVAILABLE INVENTORY Overall, the average month-end inventory in lower Montgomery County decreased 14.5% for the 1st quarter of 2018 compared to (By comparison, inventory in upper Montgomery County decreased 13.6%) Inventory is down for all price categories. AVERAGE MONTHS SUPPLY Lower Montgomery County Jan.-Mar vs. Jan.-Mar AVERAGE MONTHS SUPPLY There were decreases in months supply for four price categories compared to the 1st quarter of st Qtr st Qtr # of Months' Supply Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 12

13 Focus on Lower Montgomery County 1st Qtr vs. 1st Qtr AVERAGE DAYS ON MARKET FOR NEW Lower Montgomery County Jan.-Mar vs. Jan.-Mar AVERAGE DAYS ON MARKET FOR NEW st Qtr The average number of days a home was on the market in the 1st quarter of 2017 before receiving a contract decreased 10.5% compared to the 1st quarter of The average number of days on the market was lower for four price categories st Qtr # of Days on Market AVERAGE SALES PRICE Lower Montgomery County Jan.-Mar vs. Jan.-Mar AVERAGE SALES PRICE The average sales prices in lower Montgomery County are considerably higher than the average sales prices in upper Montgomery County. Throughout 2014, average prices varied widely, from $615,000 to $703,000. Prices for 2015 and 2016 varied even more than continued the up and down pattern. That s why one cannot base the value of an individual property on market averages! NUMBER OF CONDO, ATTACHED AND DETACHED HOME Lower Montgomery County Jan.-Mar vs. Jan.-Mar NUMBER OF CONDO, ATTACHED HOME AND DETACHED HOME New contract activity for condos in lower Montgomery County was up 3.0% in the 1st quarter of 2018 (compared to upper Montgomery County, which decreased 5.5%). Attached home contract activity was down 10.5% (compared to upper Montgomery County, down 0.4%). Detached home contract activity was down 8.2% (compared to a decrease of 10.3% in upper Montgomery County). Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 13

14 Focus on Upper Montgomery County 1st Qtr vs. 1st Qtr NEW CONTRACT ACTIVITY Upper Montgomery County Jan.-Mar vs. Jan.-Mar st Qtr st Qtr 2017 NEW CONTRACT ACTIVITY Contract activity in the 1st quarter of 2018 decreased 6.8% in upper Montgomery County compared to 2017, due to a significant drop in the number of contracts for homes priced less than $300,000. (Contract activity in lower Montgomery County decreased 5.8%.) # of New Contracts AVERAGE MONTH-END AVAILABLE INVENTORY Upper Montgomery County Jan.-Mar vs. Jan.-Mar AVERAGE MONTH-END AVAILABLE INVENTORY The average month-end inventory in upper Montgomery County decreased by 13.6% for the 1st quarter of 2018 compared to the 1st quarter of (Inventory in lower Montgomery County decreased 14.5%) Inventory decreased for five price categories. AVERAGE MONTHS SUPPLY Upper Montgomery County Jan.-Mar vs. Jan.-Mar AVERAGE MONTHS SUPPLY The supply of homes which is simply the number of available homes divided by the number of contracts decreased for four price categories st Qtr st Qtr # of Months' Supply Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 14

15 Focus on Upper Montgomery County 1st Qtr vs. 1st Qtr AVERAGE DAYS ON MARKET FOR NEW Upper Montgomery County Jan.-Mar vs. Jan.-Mar AVERAGE DAYS ON MARKET FOR NEW st Qtr st Qtr The average number of days a home was on the market in the 1st quarter of 2018 before receiving a contract decreased 15.1% from The average number of days on the market was lower for four price categories # of Days on Market AVERAGE SALES PRICE Upper Montgomery County Jan.-Mar vs. Jan.-Mar AVERAGE SALES PRICE The average sales prices in upper Montgomery County are considerably lower than the average sales prices in lower Montgomery County by more than $300,000. Prices have not held up quite as well in the upper part of the county, but they have not varied as widely as prices in the lower county. Prices for 2017 generally tracked higher than those of 2015 and 2016, and so far 2018 is higher still. NUMBER OF CONDO, ATTACHED AND DETACHED HOME Upper Montgomery County Jan.-Mar vs. Jan.-Mar NUMBER OF CONDO, ATTACHED HOME AND DETACHED HOME New contract activity for condos in upper Montgomery County decreased 5.5% in the 1st quarter of 2018 (compared to lower Montgomery County, which was up 3.0%). Attached home contract activity was down 0.4% (compared to lower Montgomery County which decreased 10.5%). Detached home contract activity was down 10.3% (compared to a decrease of 8.2% in lower Montgomery County). Copyright 2018 McEnearney Associates Montgomery County StatPak - Page 15