House Prices in Oshawa, Ontario, for December 2014 - Attached Row Townhouses
Real estate market data for Oshawa, Ontario, for December, 2014 provided by Brian Wiseman LL.B., CIPS of Keller Williams Energy Real Estate Brokerage
Oshawa House Prices – Attached Row Townhouses
(See explanation of 5 different house types)
Author’s Note:
In reviewing the market statistics for the month of December, it is relevant to note that, due to preparations for the holiday season, the holiday period itself (and the weather!), real estate activity is usually significantly lower than at other times of the year.
This should be kept in mind when considering the information in this Market Report.
Some points of Interest for December 2014:
ü
The average price, for Attached Row Townhouses in Oshawa in December 2014, increased from $170,000 in December 2013 to $305,000 in December 2014 – a massive increase of $135,000 = 79.41%
ü The lowest average price for a month during the year was $170,000 in December 2013; the highest average price was $312,909 in June 2014, before dropping back to $305,000 in December.
ü The median price, for Attached Row Townhouses in Oshawa in December 2014, increased from $250,000 in December 2013 to $325,000 in December 2014 – a huge increase of $75,000 = 30%
ü 4 Attached Row Townhouses were sold in Oshawa in December 2014; this is 2 more than the 2 sold in December 2013
ü There were 3 new listings for the month; 1 more than December 2013
ü There were 8 active listings at the end of the month; 3 more than December 2013
ü Average selling price was 99.16% of listed price; in December 2013 it was 95.51%
ü Average days on market was 28.3; in December 2013 it was 19 days
Buyers’ Market, Sellers’ Market or Balanced Market?
For Attached Row Townhouses in Oshawa in December 2014:
· Ratio of Sales to New Listings:
Sales = 4; New Listings = 3
Ratio is 4/3 = 1.33 = 133%
As this is over 60%, it indicates a STRONG Seller’ Market
· Absorption Rate – Ratio of Sales to Active Listings:
Sales = 4; Active Listings = 8
Ratio is 4/8 = 0.5 = 50%
As this is over 20%, it indicates a STRONG Seller’ Market
· Number of Months of Inventory:
Sales = 4; Active Listings = 8
8/4 = 2 months
As this is less than 4 months, it indicates a STRONG Seller’ Market
· Days on Market:
The average number of days that Attached Row Townhouses were on the market in December 2014 was 28.3 days
As this is less than 120 days, it indicates a STRONG Seller’ Market
· Ratio of Sold Price to Listed Price:
The average ratio of Sold Price to Listed Price was 99.16%
This is in line with what could be expected having in mind that all other indications were of a STRONG Sellers’ Market.
The above provide clear indications that the existing Strong Sellers’ Market, for Attached Row Townhouses in Oshawa, was continuing, but that there was limited opportunity for buyers to negotiate on price.
In commenting on real estate statistics for Toronto Real Estate Board (TREB), the Board’s President Paul Etherington said:
“While home prices certainly increased substantially in 2014, the purchase of an average priced home remained affordable, in terms of the average household's ability to comfortably cover their monthly mortgage payments.
Even with a constrained supply of homes for sale in many parts of the Greater Toronto Area, buyers continued to get deals done last month. Households remain upbeat about home ownership because monthly mortgage payments remain affordable relative to accepted lending standards. This is coupled with the fact that housing has proven to be a quality long-term investment."
Jason Mercer, Director of Market Analysis for TREB said:
"The strong price growth we experienced in 2014 can be explained with two words: listings shortage. The constrained supply of listings was especially evident for low-rise home types like singles, semis and town houses. The number of households looking to purchase these home types increased, while the number of homes from which they could choose decreased. This situation resulted in more competition between buyers and more aggressive offers,"
In a seller’s market, buyers have to:
· make quick decisions
· have, already, done adequate research
· know exactly what they are looking for
· know how much they can afford to pay by having arranged pre-approval of finance
· have a real estate agent working for them who:
ü knows and understands the market
ü through listing alerts, will bring the buyer’s attention homes that meet the buyer’s criteria immediately they are listed for sale (in a Sellers’ Market, it is important for Buyers, who are ready to buy, to know immediately a home, that meets their criteria, comes on to the market)
ü can show the buyer the prices that are generally being paid, compared to listing prices, in the current market
ü has excellent negotiation skills
Do you know that, as a potential buyer, in almost every case, you can have an agent working for you, without you having to pay for their service & advice.
This is because the buyer’s agent is usually paid by the seller’s agent.
It is advisable for buyers to use an agent who is totally independent from the seller’s (listing) agent.
This avoids any conflict of interest during negotiations for a purchase.
See 5 Reasons Why a Buyer SHOULD NOT Talk to a Listing Agent
Monthly Average Price and Number of Homes Sold
Oshawa Attached Row Townhouses
December 2013 to December 2014
You will see that, over the last 12 months:
· the monthly average selling price for an Attached Row Townhouse in Oshawa has ranged from a low of $170,000 (December 2013) to a high of $312,909 (June 2014), finishing at $305,000 in December 2014
· the number of Attached Row Townhouses sold in Oshawa in one month has ranged from 2 (December 2014) to 12 (November 2014)
Average prices can be misleading, especially when the number of sales is relatively low.
High quality homes, selling for above average prices can skew the average selling price up for the particular month.
Similarly, lower quality homes, selling for below average prices can skew the average selling price down for a particular month.
When there is a significant increase, or decrease, in average selling price, it is worth comparing the average selling price with the median price for the same period.
At first glance, there appears to be some disconnect between the average selling price in December 2014 of $305,000 and the median selling price in that month of $325,000.
However, the most noticeable statistic is the increase in the average selling price from $170,000 in December 2013 to $305,000 in December 2014; an increase of $135,000. This also prompts the question, “why?”.
The first thing to notice is that there were only 2 sales of Attached Row Townhouses in Oshawa in December 2013 and only 4 sales in December 2014.
Such small numbers inevitably lead to the skewing of averages and median figures.
It is likely that these differences were due to:
· the small number of sales in both December 2013 and December 2014
· significantly lower priced sales for the two in December 2013
These, probably, skewed the average selling price down in December 2013.
The small number of sales would also have affected the median price in both December 2013 and December 2014.
As you can see, the average selling price was fairly consistent through the period from April to December 2014.
Average Ratio of Sold Price to Listed Price
Oshawa Attached Row Townhouses
December 2013 to December 2014
The average ratio of sold price to price asked (listed price) is an indication of demand for houses related to the listed price.
If a home is listed for $280,000 and it sells for $277,200, the sold price to ask price ratio is 99%.
You will see, from the above graph, that over the past 12 months, the ratio of monthly average sold price to listed price for Attached Row Townhouses in Oshawa ranged from a low of 95.51% (December 2013) to a high of 101.48% (February 2014).
You will note that, because of the scale of the graph, the range appears to be much wider than this. In fact, in most months, the ratio was above, or just fractionally below, 100%.
It is also interesting to note that, in December 2013 the ratio was as low as 95.51% which is congruent with the very low average sale price of $170,000 in that month, as mentioned above.
There is clear indication that there was competition among Buyers during the month with limited opportunity for Buyers to negotiate on price.
This information is helpful when you are intending to make an offer on a home as it gives a general guideline on the price you may have to end up paying compared to the listing price.
However, it is a guideline only as the figures can vary significantly for individual properties.
Homes that are well priced for the current market tend to sell quickly and close to, or above, asking price.
Average Days on Market
Oshawa Attached Row Townhouses
December 2013 to December 2014
The average number of days that homes are on the market is an indication of:
· the period from when a home is listed for sale until it is Sold Firm (unconditional);
· the level of competition between potential buyers
You will notice, from the above graph that, in December 2014, the average days on market was 28.3 days. For the rest of the year it was below 22 days. This confirms the indications of a Sellers’ Market.
Homes that are well priced for the current market tend to sell quickly and close to, or above, asking price.
Oshawa Home Prices – Attached Row Townhouses
December 2014
Summary:
Although there were only 4 sales of Attached Row Townhouses in Oshawa in December, there is a clear indication that the Sellers’ Market conditions were continuing.
For Buyers, this means that
· quality homes that are well priced will not be on the market for very long
· Buyers have to be in a position to make quick decisions when they find a home that is right for them
· Buyers should work with a real estate agent, independent from the listing agent, who will inform the Buyer immediately a home, that meets their criteria, is listed for sale
See the section, earlier in this article, headed “In a seller’s market, buyers have to:”
Find Homes for Sale in Oshawa, Ontario
YOU ARE INVITED to visit my website, at any time and as often as you like, to find pictures & details of homes for sale in Oshawa
For photos and details of attached house, including Attached Row Townhouses, currently for sale in Oshawa:
You can also arrange to be notified when Oshawa homes, that meet your criteria, come onto the market.
These services are available to you without obligation.
If you are thinking of selling, you can also:
ü Search on my website for homes, similar to yours, that would be competition for your home, if you list it for sale
ü Obtain an indication of the market value of your home
For answers to your questions, email me; or call 905-723-5944.
About the Author:
Brian Wiseman LL.B., CIPS, is a Sales Representative with Keller Williams Energy Real Estate Brokerage in Oshawa & Whitby, Ontario, Canada.
In his past lives, Brian was a Partner in Legal Practices, specializing in Real Estate and Business Law in Australia and a Principal of a successful Financial Planning Practice in Australia.
After the sale of his business interests in Australia, Brian started a new adventure by relocating to Canada with his Canadian wife.
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