Dave great info, but current homes on the market should include VLS used homes as well. I believe if you do you will see quite a different picture of how much preowned inventory is actually out there. Also from what I’ve heard Dec, Jan & Feb are usually the most active for sales in TV because of all the snowbirds being there.
I dont have access to VLS numbers. But, I would image them to be similar in nature to the MLS. I have the ability to see what they have for sale, or what is pending, but I dont have the ability to see how fast they are selling. This is why I use months of inventory vs. the raw number of homes on the market. If I added in The VLS resale inventoy about 225 homes on the resale market to the 379 homes on the MLS the raw number goes up to 600 homes-ish. But we would also need to add the number of resale homes that are selling on the VLS (I dont have access to this number) to the number of homes per month on the MLS. If the MLS is selling 110 homes a month, I would estimate they are selling at the same pace or 65 homes per month. Then the months of inventory woue be about the same. December is by far the slowest home here. January-March/April is the busiest time. January has the least number of closings due to the fact the December has the fews homes going under contract. In general if you are looking to buy or sell - January - October is pretty solid. Hope this helps
Great information Dave. With buyers do you sometimes have to give them a "wake-up call" and tell them when they are making a low ball offer that won't be accepted & may cause them to lose out on that home?
Thanks - I enjoy watching your videos and glad to see you back! I'll be looking to buy there in a year or two. Do you still offer the service of having a designer who can help fix things up we I found a fixer-upper? I think you called it "The Full Monty" - great name!
I never went away, but it has been a while since I posted a video. They take quite a while to put together, I actually recorded one in November, one in December and one in January. But, never got a chance to edit them. To answer your question. Yes, we still help our clients update homes. My wife will help pick out flooring, light fixtures, tile, etc. We had to stop her providing full design services, mainly due to the fact that we are busy with the basic updating of homes. But, we can point you in the right direction with a good canvas of a house and points in the right direction as far as looking and feel.
Very informative. Thank you for your analysis. It is ashamed that some realtors will not do their jobs and let buyers buy a vastly overpriced home. No matter how big The Villages get, those realtors do not realize word of mouth will get around. Considering how tight the market is, they cannot afford to lose the business. There are only a handful of realtors that I will consider.
I never sell my Buyers. Meaning they either like the house or they don’t. I view my job as giving my buyers as much information as possible to make an informed decision. I’m not 100% sure if that other agent let their client know. In that example, my client was actually willing to pay almost $900,000 even after I told her the house was probably only worth 700,000 max. But you’re 100% right about word-of-mouth in the villages. A majority of my business came from RU-vid, but after four years a majority of my business is now coming from referrals.
Another great video. Location Location Location. It’s the one thing that stays constant in real estate demand over time. So I purchased new in Richmond, the price appreciation in resales is much higher than than I anticipated to see in such a short time. I remember watching a video where you said you were going after a home in Richmond for yourself and didn’t happen. I was wondering if you are going to try to grab one of the 75 or so homes/villas that are going to be coming to market shortly? And are you anticipating they are going to sell them at the lower prices the Richmond homes were went built new, or are they going to raise the prices 100k plus to be in line with Richmond resales?
If they do what they did in Richmond and not charge a premium for location, yes I will go after one. But, I dont have any idea on pricing until they release the homes. However, my gut tells me that they will not charge a premium, as they would be "admitting" that where they currently building in Lake Denham and place further south are not as desirable.
Thanks for the video. I have a question. I've heard that if you buy through the villages that you are requited to close in 30 days. Does that apply if you are buying from an existing owner and not directly from the villages? Thanks again.
If you are buying a resale you do not have to close within 30 days. It would be up to the seller of the property and the buyer to negotiated a close date.
Not substantive, but IMHO your new graphic design for these shows is hugely better. As to north vs. south, it depends on how far south you are. I am in DeLuna south of the turnpike, but only about 3 miles from Brownwood.
