August 2022 Snohomish County Real Estate Market Statistics

The Story These Facts Tell Me Is...

As real estate professionals this is a perfect market.  Listings are selling at a swift pace for market price.  Buyers are able to pick their home and make offers with little to no competition. We call this Real Life – Real Estate™

Meaning that rather than trying to buy just to take advantage of an artificially low interest rate or to sell because of an artificially high selling price people are buying and selling due to real life events.

This is a good thing.  It gives us time to slow down and weigh the pros and cons of each real estate decision.

Sellers that are Market Ready Day One are still seeing their homes sell quickly and for top dollar.

Buyers are still seeing historically solid interest rates and can often tour 5-8 listings that match their search criteria and offer list price with an inspection with little or no competition.

The real winner is the person that needs to sell and buy.  It is always OK to buy/sell within same market timing.  In this market most sellers are sitting on big equity and can take their time to get their home ready for sale.  After we sell we have a much higher chance of buying our move up or move down without having to arrange for temporary housing.  We are even seeing contingent sales start to get accepted again.

We are still hearing dooms day stories about the crash and while anything is possible I have found that the best way to really understand how the market is responding is to look at the data and match it up with the eye test.

We tend to look heaviest at the 3 key indicators to determine the health of the market.

The percentage of new listings that go pending, or under contract, in the first 3o days.  We call this the "Sales Intensity Scale". During the pandemic we literally had to make up a new adjective to label what was happening as we were seeing over 90% of new listings go pending in the first 30 days.  We called that an Ultra and Uber Frenzy Market.  We are currently sitting at 48% of new listings.  We call that a STRONG Market.  A median or average type market would be around 30%.

Interest rates have decreased something that we do not seem to hear the news talk about as much as when they increase. We are currently at around 5.05% for a 30 year fixed conventional loan.  Pre-Covid we were around 3.75%, then the stimulus packages hit and the Fed lowered the rates to near 0.  This gave the banks a rare opportunity to offer rates in the 2's and if you got in on that... Congratulations.  Historically speaking interest rates in the low 5's are considered a good rate.

BONUS TIP:  With some listings it is possible to negotiate for Seller's concessions.  Generally these would go towards your closing costs.  Now might be a good time to negotiate seller concessions towards buying down your interest rate a percentage.

Lawrence Yun, the chief economist for the National Association of Realtors, predicted that banks had "Baked-in" the last rate hike this last week by the Fed.  He correctly thought that we would see rates stabilize in the 5's.

Inventory level is nearing the 2 month mark.  This last year we hit all time record lows for the amount of homes for sale.  When there are not many homes to buy and many people looking to buy homes that is simple Supply and Demand.  Not enough supply for all that demand.

What we saw happen was 10-20 people bidding on the same house. People buying houses they were allowed to tour for 15 minutes.  People waiving all their contingencies and bidding the price of the home up by $50-200K.  That was an abnormal market.

With 1.7 months of supply we are again able to tour multiple houses, often times not bidding against anyone or maybe 1 or 2 other offers.  We are starting to see home inspections become the norm again.

If you are thinking of buying a home in Snohomish County right now and are worried that the interest rates have increased it is important to contrast that to what you gain.

"Marry the Home and Date the Interest Rate."

With the increased supply we have seen the average sales price dip a bit, but we are still above the February average.

As we continue to see "premium pricing" fade away into the summer it leaves us feeling like prices have dropped. At this time most economists are predicting that prices level off, but will not loose appreciation.  Anywhere from a 1-3% appreciation gain for 2022 are what the experts are predicting.

We are on a similar trajectory as we were on in 2018 where after an extended period with extremely low inventory and low interest rates, the interest rates increased and the sales intensity decreased.  In 2018 this was most noticeable starting in June and going through the winter.

We should stay in a Strong market meaning that 40-50% of homes sell in the first 30 days through the Fall.

Snohomish County rent remains high and it appears demand has as well as we are hearing stories of applicants calling as soon as the rental hits the market and being 1 of 20 callers.  We have even heard stories about people have to win rental bidding wars.

According to ApartmentList.com Snohomish County's median 3-bedroom rent for an apartment is $2,760 month.  Which equates to approximately a $500K home with 20% down on a 30 year fixed 5.05% interest rate loan.

As we find ourselves in recession-like situations the best hedge for inflation is real estate.  As we keep seeing public figures like Bill Gates and Jeff Bezos buy real estate at an extraordinary rate.

As we have been talking about for a while now Seattle has the 2nd highest percentage of tech workers in the country.  Tech jobs bring people in from all over the world and tend to be come with an above average salary.  So what do tons of new people with above average salaries need when they get to Seattle, a place to live.

When you add the large number of high income tech workers with the historically solid interest rates and the desire for people to move into larger homes that accommodate all the at home activities that people have gotten used to along with crazy high rents and a desire to counter inflation with real estate we should steer clear of any kind of bubble bursting.

Despite WA being fully open we will continue to offer a full suite of Virtual Real Estate Services.

To Watch the Video and Continue Reading:  https://www.themadronagroup.com/snohomish-county-housing-market/