August tied June for the highest number of monthly closings this year in the Walla Walla Valley. Yet, home sale still lagged 9% behind last years pace. Lawrence Yun, NAR chief economist reports that feedback from Realtors continues to confirm that the slowdown in existing sales is the result of a supply problem and not one of diminished demand. This is certainly true for Walla Walla. The number of homes listed for sale at the end of August had dropped 21% below the number listed exactly a year ago. The pace of new listings is not catching up with what’s being sold, especially for homes priced below $400,000.
Lower inventory levels, especially in the lower price ranges, have created a sellers market and pushed prices upward. This year, the median sales price for Walla Walla has increased 5% over last year.
With autumn at the doorstep, we expect buyer demand to remain strong as we head towards winter.
August’s Listings: 303*
Listings declined by 5% from the previous month and 21% below the number of homes listed for sale 12 months ago.
August’s Closings: 81*
Closings increased 16% from the previous month and essentially pulled even with closings in August of last year.
August’s Median Price: $230,000*
The median price declined 2% from the previous month but was 7% higher than August of last year.
Click here for August’s charts.
*WWMLS WA Data
Monthly home sales slowed in the Walla Walla Valley, yet July became the 3rd busiest closing month of the year. Through the first 7 months of the year, Walla Walla’s home sales were 10% behind last years pace. Strong buyer demand has been hampered this year by a low supply of listings. The month ended with 16% fewer active listings than were available 12 months ago.
Due to low listing inventories, Walla Walla has experienced a sellers market and prices have moved upward. Through July, Walla Walla’s median price has risen 5% over the previous year. Yet, price increases have not dampened buyers enthusiasm largely due to interest rates which have remained low.
Lawrence Yun, NAR chief economist says “Market conditions in many areas continue to be fast paced, with few properties to choose from, which is forcing buyers to act almost immediately on an available home that fits their criteria.” We have found this to be true in Walla Walla, especially for homes priced below $400,000.
July’s Listings: 319*
Although the trend of year-over-year listing declines continue, July experienced a 12% increase in listings over the previous month. This is the highest monthly listing total of the year.
July’s Closings: 68*
Closings declined 16% from the previous month and ended 17% below July’s closings of a year ago.
July’s Median Price: $235,500*
July’s median price dropped 5% from the previous month and was 3% lower than the median price for July of last year. On the year, prices are trending up. Walla Walla’s median sales price has increased 5% over last year.
Click here for July’s charts.
*WWMLS WA Data
March’s home sales rebounded from the previous month in Walla Walla. However, first quarter closings were down 14% from the first quarter of last year. The year-over-year decline in home sales can be largely attributed to low inventory levels. Through the first quarter of the year, Walla Walla has experienced 21% fewer listings than were available for sale a year ago.
Through March, buyer demand remained strong. Pending home sales, those under contract but not yet closed, increased by approximately 20%. With a low listing inventory, it has become more common for sellers to receive multiple offers as buyers compete for the sale. Home prices continued to increase. March is the 3rd consecutive month to experience a monthly gain in Median price.
The second quarter is typically Walla Walla’s busiest listing season and buyers appear ready. Sellers who bring their home to market should benefit from rising prices and fewer days on market.
March’s Listings: 253*
March’s listings held steady with the previous month. Just enough new listings came on the market to replenish the listings that were sold. At the end of March, Walla Walla had 73 fewer homes for listed for sale than a year ago.
March’s Closings: 58*
March’s closings increased significantly from the previous month but still ended 16% lower than the same month of last year.
March’s Median Price: $223,500*
The median price of homes sold in March increased by 3% over the previous month. Low inventory levels continue to put upward pressure on price.
*WWMLS WA Data
During the first month of 2017, Walla Walla homes sales increased while the number of homes listed for sale continued to drop. While listing inventory is typically low at the beginning of each year, it is particularly low this January. Most seller’s typically wait for spring to list their homes, but those who decide to put their home on the market earlier could benefit from buyer demand already apparent in the market.
January’s Listings: 247
Listings in January dropped 9% from the previous month and 15% below the number of homes listed for sale in January of last year.
January’s Closings: 56
Though January’s home sales decreased from the previous month, it increased 6% over the same period a year ago.
January’s Median Sales Price: $209,450
The month’s median price held steady with the previous month and increased 3% over the median price for January, 2016.
2016 was the most active year ever for real estate sales in the Walla Walla Valley. Here are the highlights:
1. Annual MLS home sales passed the 800 mark in the Walla Walla Valley for the first time.
Low interest rates kept buyers active throughout the year in Walla Walla. The Walla Walla MLS (WWMLS) reported 838* home sales in 2016 surpassing the 2nd highest annual total of 776* sales set back in 2005. 2016’s sales were 15% higher than the previous year.
2. At year’s end, listings declined to their lowest level since December of 2005.
At the end of 2016, the WWMLS reported just 270 active listings. The last time the Walla Walla Valley had fewer homes listed for sale was 261 listings in December of 2005. Throughout the year Walla Walla maintained approximately 3 months of inventory. While this was a low level for Walla Walla, our community maintained more inventory then most communities in WA state.
3. The median sales price experienced an annual gain of 13%.
Lower inventory levels put upward pressure on prices as the market moved to a sellers market. The WWMLS reported a 2016 median sales price of $214,804, a 13% gain over the previous year.
Walla Walla Real Estate – 2017 Forecast
So what will 2017 bring? To help answer that question, here is a 2017 summary of Windermere’s Chief Economist, Matthew Gardner’s, housing market predictions:
Housing supply: There should be a modest increase in the number of homes for sale in 2017, which should relieve some of the upward pressure on price.
First Time Home Buyers: We believe 2017 will be the return of the first time home-buyer. While first time buyers will face rising interest rates and prices, a modest uptick in housing inventory should alleviate these challenges a bit. Walla Walla will also continue to experience 2nd home sales to buyers from outside our area due to being a wine destination.
Interest Rates: Interest rates will rise above current rates but will remain remarkably low. The 30-year fixed rate will rise to about 4.5% by year end.
Housing Affordability: Housing affordability has become a concern as recent price gains have escalated well above income growth. In 2017, the projected uptick in listing inventory will cause the rate of price growth to slow.
Click here for December 2016 Charts.
November home sales in the Walla Walla Valley brought the annual total to within 15 sales of the record of 759 sales reached in 2005. With one month left to report, Walla Walla is certain to pass that milestone and become the most active year yet for real estate.
At the current rate of sales, Walla Walla has approximately 3 months of inventory. The market continued to tip in seller’s favor, but low interest rates have continued to keep buyers active. This year, the median sales price has increased 13% over the previous year.
What will the new year bring? We’ll attempt to answer that next month when we bring you our 2016 year end numbers and provide our 2017 real estate forecast. In the mean time, we wish you the happiest of holiday seasons. Cheers!
November’s Listings: 314*
The number of homes listed for sale declined 10% from the previous month and 8% from the number of homes listed for sale in November of last year.
November’s Sales: 55*
The month’s sales declined 5% from the previous month but were 41% more than the number of sales that occurred November of last year.
November’s Median Price: $219,300*
November’s median price increased 2% from the previous month and was 15% higher than the same month’s median price of a year ago.
Click here for November’s Charts.
*WWMLS WA data
Low interest rates and slightly higher inventory levels are keeping buyers active in the Walla Walla Valley this fall. Through October, closed sales remained 11% ahead of last year’s pace and pending sales increased by 6%.
The number of homes listed for sale in October increased by 1.5% over the previous month. At the current rate of sales there are approximately 3.24 months of inventory in the valley. Walla Walla’s median sales price remained 13% ahead of last year. While the market remained a seller’s market, Walla Walla continued to have more inventory then most communities in Washington State.
Overall, Walla Walla is having a great year for Real Estate. Thus far, the Walla Walla Valley is on track to experience the most active real estate market in 10 years.
October’s Listings: 348
The number of homes listed for sale grew 1.5% over the previous month and 2% over the number of homes listed for sale 12 months ago.
October’s Closings: 58
Monthly closings declined 39% from the previous month but remained 31% higher than October’s closings for the previous year.
October’s Median Price: $214,496
The median price declined from the previous month but equaled the current year’s median price.
Click here for October’s charts.
*WWMLS WA Data
August’s homes sales topped 80 sales making it the third consecutive month to hit that mark. Though the first 8 months of the year, sales were 6% ahead of last year’s pace during the same period. Buyer’s continued to enjoy low interest rates and pending sales – homes under contract but not yet sold – held steady with the previous month.
The number of homes listed for sale held steady with the previous month but after 20 consecutive months, the trend of year-over-year listing declines ended. August’s listings were 10% higher than the same month a year ago. At August’s rate of sales, the listing inventory for our whole MLS was 3.5 months and just 2.74 months for the Cities of Walla and College Place.
Due to low inventory level’s, Walla Walla’s median price remained 12% higher than last year. While our market’s inventory levels remained low for us, we continued to have more inventory than most communities in Washington State.
Current activity indicates Walla Walla’s real estate market will remain busy this fall.
August’s Listings: 379*
The number of homes listed for sale held steady with the previous month but was 10% higher than August of 2015.
August’s Closed Sales: 82*
August’s homes sales increased by 2% over the previous month and held steady with August of 2015.
August’s Median Price: $214,500*
August’s median price dropped 11% from the previous month and ended closer to the current year’s median price of $212,456.
Click here for August’s charts.
*WWMLS WA Data