In Cass County, homebuyers continued to fuel the demand for housing in September, resulting in amazing increases in sales and selling prices. Together, waterfront and non-waterfront house sales were up 67 percent (95 vs. 57). Waterfront house sales were up 106 percent (33 vs. 16), while non-waterfront house sales climbed 51 percent (62 vs. 41).
September sales increases raised year-to-date sales substantially. Overall the number of houses sold was up 12 percent from a year ago (530 vs. 473). Waterfront home sales rose 25 percent (156 vs.125). Non-waterfront home sales increased by 7 percent (374 vs. 348).
The overall average selling price in September 2020 grew 47 percent over September 2019 ($253,040 vs. $172,306). The overall median selling price in September at $205,000 rose 36 percent from the $151,000 median price in September 2019.
The average selling price for waterfront homes soared 47 percent to $383,345 from $262,053 in September 2019. The median selling price for waterfront homes skyrocketed 66 percent ($364,500 vs. $219,900).
In September, the average selling price for non-waterfront homes increased 36 percent to $183,684 from $135,110 in September 2019. The median selling price was up 27 percent ($156,250 vs. $123,000).
The median price is the price at which 50% of the homes sold were above that price, and 50% were below.
There were two bank-owned or foreclosed houses in Cass County as a part of all closed transactions in September. This was 2 percent of total transactions. The highest percentage in September previously was 40 percent in 2013.
Across all of SWMI, the number of bank-owned or foreclosed homes as a percentage of all transactions has held steady at 1 percent for the last four months. This was the lowest percentage reached since 2009. The highest percentage in previously in September was 37 percent in 2009.
Overall the September 2020 SWMI housing market results were jaw-dropping and history-making. First and foremost, 518 houses were sold and closed, which was the highest number in local history in any month going back to January 2005. Previously in peak years, the number of sales reached the low 400 sales range. This year July (479), August (455), and September sales were off the charts, bringing year-to-date sales back to within 1 percent of 2019 after three months of shutdown earlier in the year.
The number of houses sold in September was 49 percent higher than in September 2019 (518 vs. 48). Year-to-date, the number of houses sold was down to 2721 from 2731 sold in September 2019.
Average, median, and year-to-date selling prices powered escalated to new record prices in our year-over-year comparison for September prices.
The average selling price at $316,525 was 31 percent higher than the $241,620 average selling price in September 2019. The year-to-date, average selling price increased 21 percent ($287,218 vs. $237,390).
The median selling price climbed to $220,000 from $193,500 in September 2019 for a 14 percent increase. Year-to-date, the median selling price rose 18 percent ($210,000 vs. $177,500).
With the record-setting number of sales and selling prices, the total dollar volume sky-rocketed 95 percent in September ($163,960,120 vs. $84,083,825). The year-to-date total dollar volume increased 21 percent ($781,521,082 vs. $648,313,723).
The inventory of houses for sale took a big hit, dropping 31 percent or 664 houses from a year ago (1156 vs. 1820). The market at the end of September had a 5.0-months supply of houses for sale. For comparison, in September 2010, there were 3574 houses for sale. The number of listings for sale includes homes for sale across Allegan, Berrien, Cass, and the westerly 2/3 of Van Buren counties.
Locally, the mortgage rate was 3.113, up slightly from 3.104 in August. Last year in September, the rate was 3.786. Nationally, the Freddie Mac mortgage rate in September was 2.88 down from 2.91 in August for a 30-year conventional mortgage.
This data reflects home sales across Allegan, Berrien, Cass, and the westerly 2/3 of Van Buren counties and should not be used to determine the market value of any individual property. If you want to know the market value of your property, please contact your local REALTOR®.
When Selling a Home…
Even in a fast pace market, setting the selling price of your house can be tricky. To you, your home is filled with memories and the investments you made doing renovations and year-to-year maintenance. To buyers, your home is a house with a bunch of rooms.
Determining the value of your house requires setting aside emotions. Working with a REALTOR® will give you the expertise and local knowledge to advise on how to price your house, so it doesn’t languish on the market.
The most common pitfalls sellers fall into include thinking your house is so great that you list at too high of a price and is passed over during the new listing phase by buyers. The longer your house sits on the market, the less likely you will get your asking price.
Next, thinking that your price should include expensive upgrades. Your REALTOR® can help you assess the market value of your upgrades and answer the big question.
Finally, pricing your home to make a certain amount of money is the wrong approach. Your REALTOR® will research the market to see what other houses in your area are selling for. He also knows the market, the inventory of houses for sale, and how your home compares to others in the area.
When Buying a Home…
Before you step foot in a house for sale, you have several key steps you should take and should spend significant time to help you make a wise investment in a new home.
First, prioritize what you most want in a home. You’ll make a much better decision on what home to buy if you focus on your priorities. And list what trade-offs you are willing to make.
Start interviewing REALTORS®, specifically buyers’ agents. A buyer’s agent will work in your best interest to find you the right property, negotiate with the seller’s agent, and shepherd you through the closing process. Your agent also can be instrumental in finding a lender who is familiar with first-time homebuyer programs.
Next, start budgeting for miscellaneous homebuying expenses. Buying a home has some miscellaneous upfront costs. A home inspection, title search, property survey, and home insurance are examples. Your REALTOR® can help you with good advice through the rest of the steps.
To view properties that are for sale in your local area, go to www.swmar.com and click on “Search”. The Southwestern Michigan Association of REALTORS®, Inc. is a professional trade association for real estate professionals who are members of the National Association of REALTORS®, and ancillary service providers for the real estate industry in Allegan, Berrien, Cass, and Van Buren Counties. The Association can be contacted at 269-983-6375 or through their website at www.swmar.com.