Phoenix | Andrew Robb RE/MAX Fine Properties Phoenix | Andrew Robb RE/MAX Fine Properties

Phoenix Real Estate Report

phoenix real estate market update
1. How fast are homes selling? Average number of days on market is 26 (down 29 days from last year)
2. How many homes are for sale? We currently have 8,276 properties for sale (down 35% from last year)
3. What is the average sales price? Homes across the city are selling for $508,168 (up 38% from last year)

June’s supply was up 21% from June 2020 (with 11,011 homes listed for sale last month) and June’s demand was up 5% from June 2020 (with 10,183 homes sold last month). Average home values increased 38% in the last year and we presently have only 0.9 month of inventory, which is down from 1.6 months at this time last year. Under 3 months supply means a seller’s market, between 3 and 5 months means a balanced market, and over 5 months means a buyer’s market. The fact we remain below 1 month of inventory for yet another month continues to break records!

What is going on? No one could have imagined that, during a world-wide pandemic, our housing market would turn white-hot but that’s exactly what happened. Historically, home prices rise during our home selling season (February through June) then taper off during the second half of the year. We’ve only seen three times in our history where the change in sales price was greater in the second half of the year than the first. This occurred in 2009 with the federal first-time homebuyer tax credit, in 2011 when a coiled market made a strong move upward after getting pushed to the bottom in the aftermath of the housing bubble, and in 2020 as we emerged from the COVID recession.

What does this mean for homeowners? We saw sales prices rise 9% in the last half of 2020 followed by a 20% increase in the first half of 2021. The run up in sales prices has been fueled by a scarcity of for-sale homes, historically low interest rates and a major shortage of housing supply relative to our population. The main contributing factor is that during 2010-2019 we had the lowest amount of homes built than in any decade since the 1960’s. Supply hit it’s low in March 2021 and has gradually improved the last four months, however our inventory is still 22% lower than last year at this time. To put these numbers in perspective, the listing counts are less than 50% of what would be considered a balanced market.

What can we expect? A slowing of multiple offers and bidding wars. Beginning in February 2021, the average sales price exceeded the average asking price. We saw these numbers peak in June and the decline in July might very well signal a new trend as high prices are likely deterring increasing numbers of prospective buyers, especially first time and lower-income buyers. On a historical basis, the typical average sold to list price ratio is 97.5% and recently we hit 103% in June 2021. Over the last decade, we’ve seen lower sales volume in the second half of the year compared to the first half and we’ve seen the average sales price wobble between July and December. As just reported, neither of these things occurred last year though we expect the 2nd half of 2021 to return to a more traditional pattern. We expect price increases to moderate with lower year over year sales volume. For only the second time in the last year, our model is projecting no gain in the average sales price for the upcoming month.

Data from ARMLS® COPYRIGHT 2021.

9801 N 37TH DR, Phoenix

* SOLD WITH MULTIPLE OFFERS * Original owner has taken great care & pride of ownership shines! Over 15,000 sq ft private lot on secluded street with no HOA! Solid oak French door greets you into expansive foyer with vaulted ceiling living room & formal dining room. Also features a family room with cozy fireplace. And here come the updates… new wood-look tile, refreshed bathrooms, all new carpet & blinds just installed, interior just painted, new HVAC replaced only 2 months ago, roof replaced in 2012 with upgraded shingles, water heater only 2 years old & dual pane windows throughout. Bring all your toys… expanded parking slab can accommodate at least 6 vehicles behind custom wrought iron gates, plus there is an attached 2-car garage at rear of home.

Phoenix home for sale, marketed by Phoenix Realtor Andrew Robb.

Listing Price: $379,000
MLS #: 6219906
Address: 9801 N 37TH DR
City: Phoenix
State: AZ
ZIP: 85051
Home Size: 1,887
Lot Size: 15,442
Bedrooms: 3
Bathrooms: 2
Garages: 2
Pool: N

First Time Home Buyer

Phoenix First Time Home BuyerLooking to buy your first home in Phoenix? There are three loan types and one down payment assistance program that may be ideal for you, depending on your situation:

1. Conventional loan is a mortgage available to buyers with as little as 3% (of property sales price) down payment. This will require mortgage insurance (in the form of a monthly premium built-in to the mortgage payment) unless the down payment is 20% or more of the sales price. Generally, mortgage insurance can later be removed by the lender once the equity in the home exceeds 22%. Borrowers will need to have a FICO credit score of at least 640 and typically the higher the credit score, the lower the insurance premium will be.

2. FHA loan is a mortgage available to buyers with as little as 3.5% (of property sales price) down payment. Mortgage insurance will also be required (in the form of a monthly premium built-in to the mortgage payment) but allows for borrowers to have a FICO as low as 580. For borrowers with a 500-579 FICO credit score, they must put down 10% of the sales price. Mortgage insurance remains for the life of the loan, so the only way to avoid paying it is to refinance out of an FHA loan into a conventional loan when possible for the borrower.

3. VA loan is a mortgage available to military (active or retired) buyers with as little as 0% (of property sales price) down payment. There is no mortgage insurance required however there is a VA funding fee of about 2.5% that is added to the loan balance at time of origination. Typically a borrower will need a FICO credit score of at least 640 to qualify, along with their military certificate of eligibility from the VA.

Arizona also offers a down payment assistance program to help first time home buyers in Phoenix. The main benefits of the Home Plus loan program are down payment assistance, closing cost assistance and reduced mortgage insurance premiums. To be eligible, buyer must occupy home as their primary residence, the home price cannot exceed the program limit, buyer must meet income and credit score requirements, and finally the buyer must also complete an educational course about borrowing and home ownership. Borrowers who qualify for Home Plus can get up to 5% of the purchase price in the form of down payment assistance. This gift is by way of a no-interest (silent) second mortgage that is 100% forgiven as long you do not sell or refinance your home for 3 years.

Questions about these loan types or down payment assistance program? I can put you in touch with a variety of reputable local Phoenix lenders to handle all your inquiries.

Oldest Home in Phoenix

Oldest Home in Phoenix
Happy 135th Birthday! If the Farmer-Goodwin property is not the oldest remaining home in Phoenix, it is certainly tied for first and features the most interesting history.

Originally built in 1883 by a saloon keeper on land he bought in 1880, it was then purchased by Hiram Farmer in 1886 for $3000 and situated on 160 acres. It served as Farmer’s home during his work as (what is now) Arizona State University’s first professor and principal.

So where does Goodwin fit in? When the railroad arrived in 1887, Farmer developed his land into one of Tempe’s early subdivisions but when he left the area in 1890, the property passed through several owners until it was acquired in 1897 by James Wilson, whose daughter Libbie married James Goodwin in 1902 and the house was deeded to her.

Goodwin was a successful Tempe rancher and businessman. He was a member of Theodore Roosevelt’s Rough Riders during the Spanish-American War and served in the Arizona State Legislature from 1915 to 1918. The house continued to be owned by the Goodwin family until the death of James and Libbie’s son, Woodrow Wilson Goodwin, in 1992.

The home represents Victorian-era architecture but lacks the “gingerbread” detailing often found in Victorian-era buildings. It is a two level adobe structure, rectangular and symmetrical in floor plan, with exterior adobe walls finished in plaster and scored with lines to simulate the look of cut stone.

Inside the house has a central hall with approximately equal-sized rooms symmetrically on either side of it. The room layout is identical on the upper level and access is by a stairway in the central hall, located in the very middle of the home.

Today the mansion sits on a 25,000 sqft lot and features just over 4,000 sqft living space along with a pool and detached 2-car garage with guest casita. It resides (aptly) at 820 S Farmer Ave and is in the National Register of Historic Buildings.

Farmer-Goodwin floor plan

11011 W COLLEGE DR, Phoenix

* SOLD IN 4 DAYS OVER LIST PRICE WITH MULTIPLE OFFERS * This newer home is move-in ready, thanks to all brand new carpet just installed and fresh neutral interior paint throughout! Enjoy easy maintenance inside with laminate wood floors on entire downstairs and carefree backyard with artificial grass, covered patio and paver stones. No house right on top of you in the back, so you have room to breathe! This original owner home has upgraded ceiling fans and dark faux wood blinds in each room, sharp black appliances in kitchen, plus Whirlpool washer and dryer are included in the upstairs laundry room. Close to loop 101, Westgate shopping/dining/entertainment, Cardinals Stadium, Jobing Arena, Tanger Outlets and baseball spring training.

Spotless original owner home for sale in Phoenix with new carpet and paint, plus easy maintenance yard, marketed by Phoenix Realtor Andrew Robb.

Listing Price: $159,000
MLS #: 5223439
Address: 11011 W COLLEGE DR
City: Phoenix
State: AZ
ZIP: 85037
Home Size: 1,902
Lot Size: 4,200
Bedrooms: 3
Bathrooms: 2.5
Garages: 2
Pool: N
Andrew Robb - RE/MAX Fine Properties, 21020 N Pima Rd, Scottsdale AZ 85255