If you’ve been reading our quarterly reports, you’ve seen a dramatic increase in sales and property values across the board in the last 12 months. The overall number of sales is up 86%, and the median price for a single-family home increased 45%. This dramatic increase is directly related to active listings dropping 55%. Last year at the end of June, there were 323 overall listings, and yet today, we only have 145. NOTE: Just three months ago, at the end of Q1 2021, there were only 64 active listings overall.
In the spring of 2020, after several months of social lockdown from COVID-19, our real estate market took off. Buyers from all over the country flooded our market, many making over-list price offers sight unseen. This phenomenon put pressure on Buyers to make strong offers with cash and little to no contingencies. In turn, listing prices shot up 20 to 50% more than the last comparable sale. We even tracked properties that have sold twice in the last 12 months where the value increased 50 to 100% in that timeframe.
Is the real estate feeding frenzy over? In our mind, YES and for four good reasons: 1). While we are still seeing an occasional bidding war when a well-priced property hits the market, we are no longer seeing sight-unseen offers or offers above the list price; 2). As mentioned above, inventory in 2021 is up 126% in just the last three months yet is still down 55% from 12 months ago. With such a strong Seller’s market, many new listings are being priced way above the current market; 3). With no homes currently listed for under $1 million, and no condos listed for under $500,000, inventory for locals has all but disappeared. This, of course, takes an estimated 50% of our previous Buyers out of the market. NOTE: Just eight years ago, at the end of Q2 2013, 81 homes had sold for under $1 million, versus five at the end of Q2 2021 (down 94%); 4). Overall properties under contract are down 38% when compared to June 30, 2020.
The potential exception to the feeding frenzy being over is the residential vacant land segment of our market where the long-awaited demand has caught up with inventory levels in the last 12 months. Lot sales are up 110% and inventory levels have dropped to a 50-year low of 34. In the residential vacant land segment, some values have even doubled in the last twelve months. The high cost of construction materials, and hard-to-find construction laborers could potentially slow this segment down though.