Homes for Sale Atlantic City, NJ - Real Estate Trends July 2015
Single Family
The Atlantic City Real Estate Market is showing mixed results for July. July saw a 15.6% increase in new listings coming on the market over July 2014. 37 new single family homes where introduced to the market.
The number of newly listed Atlantic City single family homes for sale in the year to date period ending July is up 11.3% over 2014.
Sold properties in July where up 28.6% from last July with 18 sold single family properties. This brings the current total of sold properties for the year to date period to 78. This is an 2.6% increase from the same period in 2014.
Combined, the total number of new listings of Atlantic City NJ Homes for Sale and total inventory versus the number of properties being sold has forced the months supply of inventory to increase to 30 months. This represents a 31.6% increase from last July and denotes an extremely strong Buyers Market.
Average Days on Market where up 4.5% from last July. Days on Market for the year to date period is 133. Days on Market only reflects the properties that have sold and not an average of the total inventory that is currently available. With a low number of sold properties, a very quick sale, or an incorrectly reported sale, there will be a large deflection in the Days on Market. The year to date running period provides a more reliable gauge.
Median Sale Prices for this July were up 9.6% from July 2014. The year to date Median Sale Price is down 21% to 55,000.
It should be interesting to watch the Atlantic City Market over the next several months. Increased property taxes are likely to have a negative effect on the market prices. However, there are several positives on the horizon that could change the mindset regarding the direction of real estate in Atlantic City.
The Atlantic City Real Estate Market for Condos showed some improvement in July. July saw a 42.4% decrease in new condo listings coming on the market over July of 2014. 34 new condo listings where introduced to the market. Which is substantially less than 59 last July. An reduction or increase in available inventory will affect prices.
The number of new listings of Atlantic City NJ Condos for Sale in the year to date period ending July is down 19.7%.
Sold properties in July were up 54.5% with 17 sold condominium properties. This brings the current total of sold properties for the year to date period to 93. This is a 36.8% increase from the 2014 year to date period.
Combined, the total number of new Condo listings for Sale in Atlantic City NJ and total inventory versus the number of properties being sold has decreased the months supply of inventory to 24.6 months. A 41.3% decrease over the 2014 period. This still denotes an extremely strong Buyers Market but represents a decrease from 41.9 months last year.
Average Days on Market for July are up 36% to 121 days. Considering the modest number of sales, one or two transactions with quick cash closings can dramatically shift the Days on Market in a given month. Conversely, one or two short sale propeties can increase the number of days on market. The Days on Market for the year to date period is 140, almost 5 months. Days on Market only reflects the properties that have sold and not an average of the total inventory that is currently available.
Median Sale Prices for this July were down 25.8% from July 2014. The year to date Median Sale Price is down 30.8% to $60,000. Because of the modest number of condos being sold each month the Median Sale Prices tend to be unreliable on a month to month comparison. With 12 sold properties per month, a very low sale or a very high sale can cause a large deflection in the Median.
Median Sale prices for condos are very unlikely to gain any traction in the Atlantic City Market.
With supply remaining high, and growing, demand light, and the possibility of increasing interest rates, the Median Sale prices will have no option but to go down. Mortgage rate are predicted to rise in 2015. When interest rates increase, buyers qualify for lower mortgages.
Overall
The closing of 4 casinos, has had a major affect on market prices. Unemployment continues to increase to the highest level in the State and higher than most areas of the country. Unemployment in Atlantic County is the biggest detriment to prices we face. If prospective buyers do not have decent paying, full time jobs, they do not qualify to purchase. The result is a much smaller pool of buyers and reduced demand. Hopefully, recent events will turn the tide in Atlantic City.
Mortgage Rates remain relatively steady and at this writing are in the 4% range.
As can be seen in the above graph, we continue to stay in the same side ways price channel.
Homes for Sale Atlantic City, NJ - Real Estate Market Trends July 2015
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