This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based realtor and Arlington resident. Please submit your questions to him via email for response in future columns. Enjoy!
Question: When should I expect more homes to be put on the market for sale?
Answer: 2020 was an unusual year for housing inventory because we saw so little inventory come out during the spring, when the pace of new listings peaks, and an explosion of listings, especially condos, from late summer through the holidays. You can check out column I wrote that visualizes how unusual 2020 was for housing inventory in Arlington. Even though my analysis in this column and previous columns focuses on Arlington, similar patterns show up and can be applied across the D.C. metro.
It is much more likely that the pace of new listings will follow a more traditional pattern this year, with the number of homes listed for sale increasing steadily from now to the spring, peaking for about mid-March to mid-May, and then dropping steadily through the rest of the year, with a brief post-Labor Day spike.
Weekly Pace of Listings, by Housing Type
I’ve always shared and seen monthly breakdowns of listing inventory, so I thought it would be interesting to break it down a bit further into a weekly chart and see if there’s a noticeable difference in the seasonal pace of new listings of single-family homes/townhouses and condos.
The following chart does just that and pulls data from the five years spanning 2015 to 2019. (I threw out 2020 because it’s an anomaly.) The weekly percentages represent that week’s share of total annual listings. Note that the data for the first and last weeks of the year aren’t always full weeks because of how Excel calculates weeks.
As it turns out, the pace of listing inventory for single-family homes/townhouses and condos is nearly identical throughout the year, aside from a slightly higher pace for single-family homes and townhomes in the middle of the spring and a slightly lower pace for single-family homes and townhomes during the dog days of summer.
What can buyers looking for a home in 2021 take away from this chart? You can expect a significant increase in listings beginning around mid-February, buckle up for the most options in April and May, plan your vacations in July and August, look-out for the post-Labor Day surge, and hopefully you’ve found your dream home by the holidays!
Weekly Pace of Listings, by Year
The pace of new listings remains pretty consistent year-after-year, as shown by the chart below. There were only a handful of weeks with unusually low listing activity, compared to previous years. I’m guessing there was major weather activity during those weeks that caused some homeowners to delay or accelerate their listings by a week or two to avoid the drag of bad weather.
The consistency you see in the five-year chart below is also reflected in longer (10- and 15-year) charts, but those get a little too messy for display.
Weekly Pace of Listings and Contracts
The pace of listing inventory and contract activity is highly correlated. The “chicken or the egg” question is whether more/less listing activity drives more/less contract activity (demand), or does demand dictate listing activity, or do buyers and sellers just have similar patterns of behavior and thus the pace of supply and demand naturally correlate?
I think that it’s mostly due to No. 3, a natural correlation of behavior patterns that cause the pace of supply and demand to move in tandem. This is also supported by data, like the new-listing-to-new-pending ratios not being very seasonal.
Using the chart below, one could even make the argument that the best time to list a property for sale is the last two to three months of the year, when the pace of contract activity (demand) consistently exceeds new listings (competition). However, I’ve analyzed “success metrics” like days on market and sale-to-ask-price ratio based on the month a property is listed and overwhelmingly found that February to May/June produce the most favorable results for sellers.
I hope these charts were interesting and helpful to you! If you’d like to discuss buying or selling strategies, don’t hesitate to reach out to me at [email protected].
If you’d like a question answered in my weekly column or to set-up an in-person meeting to discuss local Real Estate, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at www.EliResidential.com. Call me directly at 703-539-2529.
Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with RLAH Real Estate, 4040 N Fairfax Dr #10C Arlington VA 22203. 703-390-9460.
Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.
I don’t know about you, but I’m getting excited for 2021. While 2020 has been a banner year for real estate and we expect that to continue, I’m looking forward to leaving many other parts of 2020 in the dust.
I hope you ate well on Thanksgiving and enjoyed some time off — and suspect you hit the ground running again this week as I did.
Pick of the Week: The Andors Real Estate Group is pleased to have JUST LISTED 2728 S. Arlington Ridge Road at $924,900. You will fall in love with this updated Tudor’s soaring ceilings and old-world charm. Boasting 3 spacious bedrooms, 2.5 baths plus bonus rooms to meet all your needs, this one is move-in ready. It has a gorgeous yard, garage spaces for 3 cars, freshly refinished hardwood floors, loads of updates and is right in Amazon’s HQ2 backyard. Find me hosting open houses this weekend, Saturday and Sunday from 1-4 p.m.
Now, the winter slowdown is here… or maybe it was just a Thanksgiving slowdown. We’ll see next week if we jump back up a bit. Mortgage rates dropped — again — to their 14th all-time low: 2.71% for a fixed-rate 30-year mortgage.
This past week in Arlington, sellers listed some 36 properties for sale while buyers ratified 40 contracts. ONLY four of the ratified contracts were on homes listed just within the past week. This is uncharacteristic but indicative of the low new inventory during the Thanksgiving week. This will revert as soon as more new inventory comes back — buyers clamor for the new properties week over week.
There are currently 518 homes for sale in Arlington, 48 less than last week: 126 are detached homes, 54 are townhouses/semi-detached and 338 are condos.
On the topic of condos, there’s finally a substantial decline in condo inventory. Some went off the market, others received offers and ratified contracts, and we didn’t have many new ones come on the market. This is good for anyone trying to sell a condo in today’s market.
Average days on market (DOM) for currently available homes is 65 and median DOM is 50. These both jumped by over a week — again, it was truly a Thanksgiving break.
The median list price of currently available properties is $565,000, while the average is $770,949.
Last year for the same week, sellers listed about 34 homes and buyers ratified 35 contracts. One more new listing and 5 fewer contracts than last year–one of the few weeks we haven’t outpaced 2019.
Click here to search currently available Arlington real estate — if you see a home you’re interested in purchasing, we’d love to help!
Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight homes that are new this week that I think you might like to check out.
- 1020 S. Barton Street #262, Arlington, VA 22204 — $450,000
- 3716 3rd Street S., Arlington, VA 22204 — $619,000
- 301 S. Jackson Street, Arlington, VA 22204 — $847,500
- 949 N. McKinley Road, Arlington, VA 22205 — $907,500
- 2728 S. Arlington Ridge Road, Arlington, VA 22202 — $924,900
- 1201 N. George Mason Drive, Arlington, VA 22205 — $1,098,000
- 2554 N. Wakefield Street, Arlington, VA 22207 — $1,275,000
- 1701 16th Street N., Arlington, VA 22209 — $1,776,000
Looking for a home? There are plenty of houses and condos open for viewing this weekend.
2100 21st Road N.
4 BD/4 BA, 1 half bath townhouse
Agent: KW Metro Center
Open: Saturday 2-4 p.m.
5148 11th Street S.
4 BD/5 BA, 1 half bath single-family home
Agent: Long & Foster Real Estate
Open: Saturday 1-3 p.m.
519 N. Livingston Street
4 BD/2 BA, 1 half bath single-family home
Agent: Long & Foster Real Estate
Open: Saturday 2-4 p.m.
1201 N. Garfield Street, #110
2 BD/1 BA, 1 half bath condo
Agent: KW Metro Center
Open: Saturday 12-3 p.m.