As with Coconut Grove single family houses report earlier this month, the Coconut Grove condo market remains relatively stable compared to Brickell or the Central Business District, but there are some indications this micro-market is shifting. The April 2016 selling price per square foot of $371 was up 3.9% from $357 in April of last year; however the median sales price is down -4.7% from April of 2015 and the average sales price was also down (-8.7%) from April 2015. Total April 2016 inventory was at the lowest level compared to April of 2015 and 2014, which is good for Sellers, and the April 2016 “Months Supply of Inventory” (MSI) of 6.5 months is still in the “balanced” range. “Days on Market” (DOM) is an indicator that needs watching in the Coconut Grove condominium market – the April 2016 DOM was at its highest level compared with April of 2015 and 2014.
Property Sales
April property sales were 35, down from 43 in April of 2015 and -7.9% lower than the 38 sales last month. April 2016 sales were at their lowest level compared to April of 2015 and 2014. April YTD sales of 117 are running -6.4% behind last year’s year-to-date sales of 125.
Prices
The median sales price in April was $405,000, down -4.7% from $425,000 in April of 2015 and down -25.5% from $543,750 last month. The average sales price in April was $577,777, down -8.7% from $633,063 in April of 2015 and down -25.7% from $777,282 last month. April 2016 ASP was at a mid range compared to April of 2015 and 2014.
Inventory & MSI
The total inventory of properties available for sale as of April was 229, up 2.7% from 223 last month and down -1.3% from 232 in April of last year. April 2016 Inventory was at the lowest level compared to April of 2015 and 2014.
A comparatively lower MSI is more beneficial for sellers while a higher MSI is better for buyers. The April 2016 MSI of 6.5 months was at its highest level compared with April of 2015 and 2014.
Market Time
The average Days On Market (DOM) shows how many days the average property is on the market before it sells. An upward trend in DOM tends to indicate a move towards more of a buyer’s market, a downward trend a move towards more of a seller’s market. The DOM for April was 95, up from 91 days last month and up from 72 days in April of last year. The April 2016 DOM was at its highest level compared with April of 2015 and 2014.
Selling Price per Square Foot
The selling price per square foot is a great indicator for the direction of property values. Since median sales price and average sales price can be impacted by the ‘mix’ of high or low end properties in the market, the selling price per square foot is a more normalized indicator on the direction of property values. The April 2016 selling price per square foot of $371 was down -9.3% from $409 last month and up 3.9% from $357 in April of last year.
Selling Price vs Listing Price
The selling price vs listing price reveals the average amount that sellers are agreeing to come down from their list price. The lower the ratio is below 100% the more of a buyer’s market exists, a ratio at or above 100% indicates more of a seller’s market. The April 2016 selling price vs list price of 95.3% was down from 95.7% last month and up from 94.1% in April of last year.
Inventory / New Listings / Sales
This last view of the market combines monthly inventory of properties for sale along with new listings and sales. The graph shows the basic annual seasonality of the market as well as the relationship between these items. The number of new listings in April 2016 was 65, down -8.5% from 71 last month and down -18.8% from 80 in April of last year.
For the full .pdf report with graphics, click here to download: 2016-April Market Trends Report – Coconut Grove Condo
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