Marin County Sellers -- Timing Your Home's Entry Into The Market

This time of year we are often asked "should I put my home on the market now, or wait until the spring selling season?"
 
A few observations:
 
1.       We have not experienced a "normal" season or predictable cyclical trend in Marin County since the August '07 sub-prime meltdown. In fact in most cases since August 2007, selling sooner was better than selling later. You will recall in Q4 '08 and Q1 '09 our slogan was, "we'd rather set the comps than have them used against us!"
2.       On November 1, 2009 in Marin we had 947 SFH and condos on the market as active. 33% were in contract.
3.       As of January 10, 2010 in Marin we have 596 SFH and condos on the market as active. 37% are in contract.
4.       Active listing inventory is down 37% in Marin.
 
The decision "to list, or not to list" will clearly be neighborhood and price point specific; however, if the home is done and well priced, selling at a time of reduced inventory could be very favorable.
 
Think of the existing inventory as your competition. Would you rather compete with the inventory you know now, or wait to see what you will compete against in the Spring season?