Tag Archives: Condominium

Right Price Equals a Quick Sale

The condo market on Cape Cod has been very slow, but there is clear evidence that if a unit is in good condition and is priced right, it will sell.

A case in point is a closing that took place yesterday. When I was meeting with the seller about listing her beautiful condo, the seller had a price in mind that was considerably above the fair market value that I had determined. I suggested that she have an appraisal done so that we would have an independent third party’s view of the property value. Another good reason to have an appraisal done is that there will be a day of reckoning when the bank appraisal is conducted after the home is under contract. No matter how much the prospective buyer loves the home, if the home does not “appraise,” there is no sale.

After the appraisal came in, the seller listed the home and priced it accordingly. The condo sold in 63 days at the appraised value to a couple who had been scouting the market for over two years. They knew that the home was priced right and was a good value in this market.

Water (and lots of it!) makes this community even more special

Coffee with a View in FalmouthPort

Besides the typical association amenities such as snow and rubbish removal and landscaping, FalmouthPort, a well-managed condo community in Falmouth, MA, also offers homeowners a number of amenities that appeal to people of all ages:  4 tennis courts, a heated waterside association pool, community clubhouse, 1.5 miles of managed walking trails, and 2 association docks with deep water access.

For my wife and myself, who now live in FalmouthPort, it was the water that drew us in.  As I write this I can hear the slight drone of a lawnmower in the background (a clear sign of the weekend to come), but the sounds of ducks, sea birds, and some passing kayakers have created a lovely backdrop for our morning coffee. 

To take a short video tour of FalmouthPort, click on the video link.

http://youtu.be/_IY3qCyHh5U

Cape Cod Condo Absorption Rate Improves

This 3 BR 2.5 bath Falmouth condo has been completely renovated!

This 3 BR 2.5 bath Falmouth condo has been completely renovated!

The number of months it takes a seller to sell a condo decreased 33% from October 2009 to February 2010. In October, the absorption rate stood at 20 months and it is now at 13.5.

The most dramatic drop is in Wellfleet where the rate dropped from 39 months to 7.8, followed by Provincetown with a drop from 35.1 months to 12.2.

What does this all mean? It is a positive indication that the sale of condos has picked up significantly. The absorption rate of single family homes is now only 2% better at 11.3 months, the closest the two have been in over two years.

FalmouthPort: Money in the Bank is a Great Thing

Repaving main entry road at 9 AMA maintenance reserve:  What an idea!

 In the midst of our country’s major financial crisis and with daily news casts about both public and private credit debt, it is refreshing to see a condominium community that has wisely put money aside since its inception.  So while other complexes defer projects due to a lack of funds, FalmouthPort in Falmouth, MA just goes on about its business.

FalmouthPort is a waterfront condo community on Cape Cod.  Since it was built in the late 1970’s, the Association Board with its current professional management company, the American Properties Team, have managed the property in a highly professional manner. 

 Three points need to be highlighted:

1. The Board knew from day one that even though the complex was new, the day would come when repairs would be needed.

2. A Long-range Repair and Replacement Plan was adopted, and money (a maintenance reserve fund) was set aside .

3. The funds were invested conservatively.  When stocks were rising wildly, the fund did not grow as fast as some would have liked.  When the market tanked, however, the fund was barely touched.

What spurred this entry?  Today the main road was repaved.  No, there was not just a top coat applied; the old road was removed, and a new one put in its place. 

Finished base coat at 4:00 PM

  And most important: there was not a special assessment.

Good News for Cape Cod Vacation Home Buyers

We received news on Friday that at least one local Cape Cod lender, Cape Cod Five, is reinstituting 90% loans for second home buyers. (NOTE: Contact Meryl Watson for details: mwatson@capecodfive.com). This was made possible because no title insurance companies would insure more than 80% loans but now at least one company is willing to offer the coverage.

95% Financing is Available for Cape Cod Condos

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2009 Cape Cod (MA) Condos Listed/Sold Comparisons

  

This beautiful condo in a waterfront community that is being offered at $317,000 is an example of good buys awaiting Cape Cod condo buyers.

This beautiful condo in a waterfront community that is being offered at $317,000 is an example of good buys awaiting Cape Cod condo buyers. Click on the picture for full details and a virtual tour.

 
       
       
  Current Sold Absorption
Town Listings 6 Mo. Rate
       
Barnstable 94 35 16.1
Bourne 43 20 12.9
Brewster 63 28 13.5
Chatham 21 5 25.2
Dennis 83 21 23.7
Eastham 14 4 21.0
Falmouth 72 24 18.0
Harwich 46 8 34.5
Mashpee 105 46 13.7
Orleans 37 11 20.2
Provincetown 187 32 35.1
Sandwich 28 6 28.0
Truro 56 10 33.6
Wellfleet 26 4 39.0
Yarmouth 90 36 15.0
       
TOTAL 965 290 20.0

What does this mean?

Since the absorption rate for condo sales in a balanced market is usually around 5 months, a 20 month absorption rate means that the number of condos available exceeds the number of potential buyers. This would indicate that buyers still have the advantage in negotiating sales prices and conditions.

Lobster on the Lawn Mondays

Now that the summer is winding down, it’s time to do those things that you wanted to do all summer but somehow never got to do.

Lobster on the Lawn Mondays

Families on the Lawn in Falmouth, MAEvery Monday night during July and August from 5:30 to 7:30 pm, Saint Barnabas Episcopal Church in Falmouth Village serves all meat lobster rolls with all the trimmings for just $15 per person. My wife Mary Beth and I finally made it this past Monday. Hundreds of locals and visitors gather on the church’s expansive lawn. Tables and chairs are provided, but many people bring blankets and sit right on the grass. They also offer free PB & J with juice, chips and a cookie for kids under age 10.  Finally, you get a choice of lemon meringue or blueberry pie…of course mine was blueberry!

Community Atmosphere

Part of the attraction is the casual community atmosphere that permeates the evening. Frisbees, flying footballs, and even a life-sized lobster are part of the fun, and you can end the evening with a stroll down Main Street.

There’s Still Time

The program wraps up for the summer on August 31.

Until next time, Steve

An Overview of the 2009 Falmouth Condo Market (Through July 31)

 2009 Falmouth Condo Market Overview
  Dec. 31, 2008 May 15, 2009 July 31, 2009
Units on the Market 56 76 68
Average Sales Per Month 4.5 3 4
Absorption Rate* 12.4 Months 25.3 Months 17 Months

*Absorption Rate: The number of months that it would take for all Falmouth condos presently on the market to be sold. A balanced market is around 5 months.

  Dec. 31, 2008 May 15, 2009 July 31, 2009
Sales % of Original List Price 85.3% 85.2% 89.5%
Sales % Of List Price 92.7% 94.57% 94.1%

 

Here are some Falmouth Real Estate  statistics by price range: 

  $0-$299,000 $300,000- $399,000 $400,000- $499,000  $500,000 and up
Listings 14 19 18  13
Sold (6 Months) 9 6 4  5
Pending 5 2 1  1
Average Days On Market 188 257 92 267

 

Cape Cod Real Estate Positives:  

  1. The fact that the number of Cape Cod condos listed for sale is down 11% is a good sign.
  2. The absorption rate is also down.

Cape Cod Real Estate Negatives:

  1. The average sales price is down 10% from the same period a year ago (2008: $407, 812; 2009: 367, 576).   
  2. In the past six months, 53 Cape Cod Area condos have come on the market while 22 have been sold. 

Conclusion: The continued downward pressure on sales prices means that the Cape Cod home buyers market continues.

Until next time,
Steve

NAR Released Second Quarter Condo Statistics

Cape Cod Real Estate News

The National Association of Realtors has released its second quarter sales results for Cape Cod condos. The good news is that lower prices and attractive interest rates have increased affordability for both year-round and second Cape Cod home buyers. Click the link below to see the survey.
NAR Second Quarter Condo Sales Results

Searching for a Cape Cod Condo

If you are ready to browse the Cape Cod MA MLS listings, then feel free to contact me, Steve Clay, your Cape Cod Condo Realtor to set up home viewings or to learn more.

Until next time,
Steve