Palo Alto Market Update, March 30th: Single Family Homes

As of today, here's the market update for single family homes in Palo Alto--

79 Active listings

58 Pending sales

Breakdown of Price Points:

Under 1 million: 8 Active Listings / 9 Pending Sales

1 to 1.5 Mil: 27 Active Listings/ 20 Pending Sales

1.5-2 mil: 14 Active Listings/ 8 Pending Sales

2-3 Million 17 Active listings/ 8 Pending Sales

3+ mil: 14 Active Listings/ 3 Pending Sales

What does mean? The market overall is pretty healthy. Under 1 million is very competitive, 1-2 million is trending seller’s market, but most surprisingly, 2-3 million is pretty healthy again this week which may be a trend. Over 3 million is still anemic and probably the best chance for a bargin.

· If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, Feb 4th: Single Family Homes

· As of today this is the snapshot of the Palo Alto single family home market:

70 Active listings

33 Pending sales

I have taken a break from my inventory tracking but it is definitely time to get back. So, the inventory in Palo Alto is still low, but the pending sales are down a little also. What is most interesting is the incredible number of offers on a few listings last week. Sycamore and Greer and 12 and 14 offers each. They were both listed under a million and sold over a million. I think that these two sales are backing up my position that the lower end of the Palo Alto market has bottomed, and now may be showing signs of appreciation.

There is also a little more activity in the upper end. There are 18 active listings and 6 pending sales over 2.5 million which is a better ratio than anytime in 2009. I am not ready to say that segment of the market has bottomed, but it is a little better than before.

I will be back next week, I promise!

· If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, November 13th: Single Family Homes

As of today this is the snapshot of the Palo Alto single family home market:

83 Active listings

49 Pending sales

So, active listings continue to decrease. Pending sales are also down a little, but only 3 less than the decrease in active listings. Here are the interesting numbers for this week:

Under 1.5 million: Active 31 Pending 37 There are more pending sales than active listings in this group. That is an extremely healthy segment of the market.

2 million to 2.5 million: 5 active and 5 pending sales. This is also a very healthy segment.

Over 2.5 million: 21 active listings and two pending sales. The highest price pending sale is 2.6 million so there are still no pending sales over 2.6 million. This continues the pattern that the high end of the Palo Alto market is dead. There is no arguing this fact, so do not try. Sure, there may be a few off market sales, but in general nothing much is going on over 2.5 million.

My prediction for the upper end market is still the same as last week, and the previous week, and the months before that. I think that we are going to start to see some short sales if the seller’s have overleveraged their homes and need to sell. Banks are starting to streamline the short sale process and the credit hit is not nearly as severe as a foreclosure. Added to that is the fact that the debt relief is not taxed by the feds leads me to believe that we will not see a wave of foreclosures in Palo Alto, but maybe a trickle of short sales if the employment picture does not pick up or if a homeowner needs to leave the area.

· If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, Single Family Homes: October 13th

Here is today's snapshot of Palo Alto's single family home market:

102 Active listings

55 Pending sales

What does this mean? After a big increase in inventory after Labor Day the inventory has decreased again down to a more favorable number for sellers, especially in the under 1.5 mil range. To me the big news is that between Sept. 1, 2009 and Oct 10, 2009 there were 43 single family home sales on MLS. Of these three homes sold over $2,000,000 and 40 sold under $2,000,000. That is not good news for sellers in the over 2 million market. That segment has a long way to go before we see any real recovery.

• If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, September 29th: Single Family Homes

• As of today this is the snapshot of the Palo Alto single family home market:

107 Active listings

51 Pending sales

What does this mean? After a big increase in inventory after Labor Day the inventory has decreased by 10 and the pending sales have increased by 8. This is not because of long escrows because the average length of escrow in the last 3 months is 29 days. This is because there are so few short sales and bank owned properties in Palo Alto. These sales are the ones that take so long to close. The middle section of the market, homes listed between $900,000 and $1,500,000 are the ones with the most activity and offers. In this segment there are 40 active listings and 29 pending sales which is a great ratio. Interest rates are still low and there are certainly buyers out there wanting to living in Palo Alto, and now that prices have dropped 20% the market seems to be picking up.

If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, September 16th: Single Family Homes

As of today, here's the snapshot of the Palo Alto single family home market:

115 Active listings

43 Pending sales

What does this mean? There was a huge increase in inventory last week. The PA broker’s tour was the biggest it had been all year. This may be a fluke as many people do not put their homes on the market in August so the first week after Labor Day has a lot of pent-up sales. I will know more next week regarding how the pending sales are doing, whether they're still brisk or if there's a slow down. Also it will be interesting to see how many new listings come on the market in the next 2 weeks. If we continue to see huge increases then the gains in the market we saw over the summer will probably not hold. If the inventory does not continure to increase and pending sales keep up then we should go back to a healthy though not overheated market.

• If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, Single Family Homes: Sept 6th

Here's today's snapshot of the Palo Alto single family home market:
86 Active listings
50 Pending sales

What does this mean? The inventory of active listings continues to decrease, and the pending sales continue to increase. I think that we are experiencing significant change in the under 2 million dollar market. We have seen a number of multiple offers in Palo Alto and I think by Sept we may start to see that there is an up tick in the prices in the lower than 2 million dollar market.

If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate
marcy@marcymoyer.com
650-619-9285
www.marcymoyer.com

Palo Alto Market Update, August 25th: Single Family Homes

Here's your weekly snapshot of the Palo Alto single family home market:

94 Active Listings

53 Pending Sales

It has been a month since my last update. I apologize! No excuse really, just needed a break. So here are my thoughts. The inventory is definitely getting closer to a buyer's market territory. Under 80 is definitely a buyer's market in Palo Alto. I don't think we will necessarily get there soon because August is always a low inventory month. However, the active to pending ratio going below 2 to 1 is a sign to me that things are getting better for sellers. But if you look at the over and under 2 million breakdown things are very uneven. There are 23 active listings over 2 million and 6 pending sales. Not a great ration, but not horrible, just short of 4 to 1. Under 2 million there are 71 active listings and 47 pending sales, better than 2 to one. What I find more interesting than the ratio of active to pending is the ration of over and under 2 million. There are more than 3 times the number of listing under 2 million as over, which for Palo Alto is a big change. It seems that Palo Alto has gone through a big correction without having had large numbers of short sales and foreclosures.

Sold stats are coming soon!

If If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

Palo Alto Market Update, July 26th: Single Family Homes

As of today this is the snapshot of the Palo Alto single family home market:

121 Active listings

33 Pending sales

What does this mean? The inventory of active listings decreased by 1 and pending sales decreased by 3. This is virtually unchanged from last week when there was a huge decrease in pending sales. The fact that pending has stayed stable is a good sign. The over 2 million market has 37 active listings and 7 pending sales which is pretty much the same as last week with only a decrease of 3 in active listings and the same number of pending . Under 2 million there are 84 active listings and 33 pending sales, which is slightly better than last weeks numbers. My guess is that we have hit the doldrums of summer and we will not see much change in August except maybe a little less inventory which is typical for August.

If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, July 5th: Single Family Homes

Here's today's snapshot of the Palo Alto single family home market:

112 Active listings

50 Pending sales

What does this mean? The inventory of active listings decreased by 6 and pending sales are decreased by 7. The ratio of active to pending hasn't changed much but since this was a holiday weekend there were not a lot of new listings. Again, the over 2 million market is holding on with 37 active listings and 14 pending sales--almost unchanged from June 7th and June 26th . Under 2 million there are 75 active listings and 36 pending sales, putting the ratio at little less than to 1 to 2 which is not changing much this month. Overall, things are better than they were a few months ago, and the same compared to a few weeks ago with more realistic sellers and more qualified buyers. July is traditionally a busier selling time than June so it will be interesting to see if the improvement holds even further into the summer months. The inventory is less this week, so it will be interesting to see if this continues or if it is just a function of the holiday

If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

Palo Alto Market Update, June 27th: Single Family Homes

As of today this is the snapshot of the Palo Alto single family home market:

118 Active listings

57 Pending sales

What does this mean? The inventory of active listings decreased by 7 and pending sales are decreased by 1. We are now getting even closer to a 1 to 2 ratio which is pretty good. During 2006 we were at 1 to 1. Again, the over 2 million market is holding on with 38 active listings and 14 pending sales which is almost unchanged from June 7th. . Under 2 million there are 80 active listings and 43 pending sales, putting the ratio at little better than to 1 to 2 which is definitely improving. Overall, things are a little better than they were a few months ago, and even better than a few weeks ago with more realistic sellers and more qualified buyers. June is traditionally not the busiest selling time so it will be interesting to see if the improvement holds even further into the summer months which tend to be a little slower in this area. The inventory is less this week, so it will e interesting to see if this continues.

Solds will be in the next post.

If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

Palo Alto Market Update, June 7th; Single Family Homes

As of today this is the snapshot of the Palo Alto single family home market:

125 Active listings

58  Pending sales

What does this mean? The inventory of active listings decreased by 9 and pending sales have decreased by 2. Now we're getting even closer to a 1 to 2 ratio which is pretty good news. During 2006 we were at 1 to 1. Again, the over 2 million market is a little better with 42 active listings and 13 pending sales which is almost unchanged from last week. Under 2 million there are 83 active listings and 45 pending sales, putting the ration at slightly better than to 1 to 2 which is definitely an improvement. Overall, things are a little better than they were a few months ago, and even better than a few weeks ago with more realistic sellers and more qualified buyers. This is traditionally the busiest selling time so it will be interesting to see if the improvement holds into the summer months which tend to be a little slower in this area. The inventory is less this week, so again, it will be interesting to see if this continues.

Solds will be separate again.

If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com

and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

Palo Alto Market Update, May 23rd: Sold in the Last Week

Summary Of Comparable Properties
Single Family Residential
Address	City	Beds	Bath	DOM	CDOM	LOE	SqFt	$/SqFt	Lot(SqFt)	List Price	Age	Sale Price
SOLD
1196 Hamilton Av	Palo Alto	4	3 1/2	80	80	25	3,000	$921	11,250	$2,825,000	84	$2,763,000
1250 Lincoln Av	Palo Alto	5	3	214	214	23	3,055	$746.32	12,155	$2,295,000	83	$2,280,000
776 Forest Av	Palo Alto	3	2	6	6	30	1,657	$964.39	7,500	$1,598,000	89	$1,598,000
826 Los Robles Av	Palo Alto	3	2	91	91	21	1,254	$841.31	5,754	$1,098,000	44	$1,055,000
AVERAGE VALUES				98	98	25	2,242	$868.26	9,165	$1,954,000	75	$1,924,000

1196 Hamilton originally listed at $3,195,000.

1250 Forest originally listed at $3,195,000.

The homes over 2 million with large lots seem to be very popular right now.

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