The Case for Shadow Inventory - What's for Sale?

These three charts show available inventory in Collier County, Florida.  The first chart represents the Single Family home market, the second Condominiums and the final is the combined Residential history for the past three years.  Because Shadow Inventory is not tangible and is simply a belief made up of reasonable conjecture to support it's existence we have a difficult time substantiating it's reality.  What you'll see here is the total numbers of units in RED then the Bank owned portion in the shaded area in each column.  What strikes me as odd are the blatant consistencies of availability and the discrepancy of marketability between the Condo and SFH.  When you view this your interpretation will be different, and I'm hopeful of that, although my perspective is that this dramatically shows the presence of our shadow inventory through the homogenous and too consistent levels of these ratios.  Has the rapid climb of Bank Owned homes suddenly and quietly met their equilibrium?       

With a grain of salt, I view the activity here more easily than the vital markets around the country where some positive growth has begun.  Florida, California and Nevada would be the most viable states to identify if this so called shadow has been cast.  Pockets of positive movement are visible in nearly all markets but along with that comes the fluctuations of collapsing and expanding action along all folds of the inventory.  In a typical economy we could view the seasonality here with it's wide range of peaks and valleys easily identified.  Here the movement appears contrived and orchestrated.  HOW has yet to be determined! 

In many ways, I would like to not see this as a detriment to our efforts.  As a whole

we have trudged along too slowly.  Our safeguards implemented, there remains no

recourse.  So many factors pressuring a rebound to expand once again.  Too often

     throughout this "recovery" it seems as if we were forced to drink water with our fists.    

Seeking more?  There's much information available about our local market.  Let me know what you need!