The Shenandoah Valley, VA real estate market year over year numbers are following the fourth quarter numbers very closely. There was a combination of negatives and positives, but overall, the market is stable. Each of the five localities in the Shenandoah Valley saw fewer sales, but each had a higher median sales price. The overall market had -21% fewer sales, but the median price over the Shenandoah Valley real estate market was up 13%.
Both Clarke and Warren Counties had the largest drop in overall sales. Clarke County had 203 sales for 2022, which was a -28% drop in sales year over year. Warren County matched Clarke with a -28% drop in sales year over year. Warren had 684 sales compared to 915 total sales in 2021. Winchester City had the next largest drop in sales at -26% year over year. The 2021 sales volume for Winchester City was 400. Frederick County followed close behind Winchester City at -23% fewer sales (1439) in 2022 over 2021, which was 1880 sales. Shenandoah County was the only area with a small decline in sales in 2022. Shenandoah County saw a -7% at 745 sales compared to 798 sales in 2021.
Low inventory has plagued the valley for nearly 6 years. Therefore, in each market, homes are still selling reasonably quick and at higher prices. The days of ten offers the first day of a listing may be behind the local market, but a high percentage of homes still sell in the first thirty days due to lack of inventory. In 2022, the Winchester City market saw 80% of sold properties closing in the 0-30 days at an average of 99.63% of list price. There was a little softening of prices, but it was minimal. The difference from 2021 shows that 83% of homes sold in the 0-30 window and they sold at 100.25% of list. That is a less than 1% shift in list to sales price.
Frederick County 2022 had 80% of its sales in the 0-30 day, while 2021 saw 88% of sales in the same period. Clarke County saw a 79% of sales in the 0-30 days in both 2022 and 2021. Warren County saw a slight decline from 2021, which was 79%, and 2022 was 77%. Finally, Shenandoah County saw an uptick in sales in 0-30 days in 2022 at 81% with 2021 coming in at 78% in 0-30 days. Frederick, Clarke, Warren and Shenandoah Counties all maintained a 100%+ list to sales price at close in that 0-30 day demographic. Winchester City is the only one of the five localities to retreat slightly in that area.
Winchester City had the highest increase in median sales price at $323000, compared to 2021 at $280000. That is a 15% increase in median sales price. Warren County and Shenandoah County both saw a 10% increase in medial sales price. Warren County increased 10% from $315000 in 2021to $350000 in 2022. Shenandoah County was also 10% at $277000 compared to $252000 in 2021. Clarke County and Frederick County also matched increases at 9% in median sales price. Clarke County was $515000 in 2022 and $430000 in 2021. Frederick County was $380000 in 2022 and $349000 in 2021. The lack of inventory can still be the stimulus for higher prices.
It's important to know the market numbers in any locality. When it comes to selling a home, a home-seller cannot afford to look back two year and assume they are in the same market. The market runs in cycles, and it is the market that determines the price of any listing. When a home goes on the market, it should reflect the market at the same time and not try to ride a wave that crested a year ago. With the percentages of 0-30 day sales, it looks like sellers are generally getting that concept.
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