Compared to other markets within the City of Miami, Coconut Grove real estate remains relatively stable. Sales prices – as measured by average, median or per square foot – continue upward, while other indicators are generally flat. While it appears that the total number of sales have dropped compared to March 2016 and April 2015, a look at the monthly breakdown of the data shows that total sales have ranged between 11 up to 34 from February 2015 through April 2016 with no discernable trend up or down. Likewise, total “Day of Market” has fluctuated between 56 to 151 with no overall pattern emerging. Total inventory of single family homes on the market in Coconut Grove is the only cautionary bit of data in this report. Although both total inventory and absorption rate (MSI) is similar to April 2015, there may be an upward trend forming from April 2013 to April 2015, and 15.8 months of inventory is considerably above the 6 months considered “balanced”.
April property sales were 13, down from 23 in April of 2015 and -23.5% lower than the 17 sales last month. April 2016 sales were at their lowest level compared to April of 2015 and 2014. April YTD sales of 60 are running -10.4% behind last year’s year-to-date sales of 67.
The median sales price in April was $840,000, up 16.7% from $720,000 in April of 2015 and up 40.0% from $600,000 last month. The average sales price in April was $1,035,250, up 25.4% from $825,298 in April of 2015 and up 40.7% from $735,676 last month. April 2016 average sales price 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 206, equal to 206 last month and up 17.0% from 176 in April of last year. April 2016 inventory was at highest level compared to April of 2015 and 2014.
A comparatively lower MSI (# of months needed to sell all of the existing inventory at the currently sales pace) is more beneficial for sellers while a higher MSI is better for buyers. The April 2016 MSI of 15.8 months was at its highest level compared with April of 2015 and 2014.
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 58, down from 67 days last month and up from 56 days in April of last year. The April 2016 DOM was at a mid range 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 $432 was up 22.4% from $353 last month and up 13.1% from $382 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 96.1% was up from 94.5% last month and up from 95.4% 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 44, down -20.0% from 55 last month and down -2.2% from 45 in April of last year.
For the full .pdf report with graphics, click here to download: 2016-April Market Trends Report Coconut Grove single family homes