Hi Everyone! I am currently holding a photo contest and the pictures are absolutely amazing! The contestants are friends and past clients that have sent me their favorite photos of our amazing Cache Valley. Anyways, I thought I would share the photos with you and give you a chance to cast your vote for your favorites!
CAST YOUR VOTE HERE: Cache Valley Photo Contest Enjoy!
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Thanks to everyone who participated! Please place your votes by visiting the Cache Valley Photo Contest
Last year, when doing a CMA (current market analysis), I would use recently sold properties as comparable's. I would try to find homes similar to my clients property that had sold within 3 months to base my assessed value off of.
At the start of July, after the first time home buyer tax credit expired, I started to notice a trend in my market. Homes were starting to sit on the market longer and there were many sellers dropping their prices in order to get their homes sold. This caused a lag in pricing for some of my sellers as they weren't keeping up with this trend. (Totally my fault!)
As a real estate agent the most important thing I can do for my seller clients is to give them accurate information when helping them price their homes. If their priced to high their home will linger on the market costing them and I more money. I had to find a new way to get my clients homes sold.
So, I had to change the way I worked with my sellers. I had to completely change the way I determined a price assessment. I now base all of my CMA's off of active listings. Sold listings just don't cut it anymore.
Sold Comparable's Just Don't Cut It Anymore! You Have To Look At The Current Competition.
If you want to sell your home, and you're competing against short sales & REO's (bank owned homes/foreclosures), you have to be competitive. It doesn't matter that a home in your neighborhood sold 2 months ago for $200,000, you now have two short sales in your neighborhood priced at $180,000. You have no choice but to price competitively, or you won't sell.
No longer does a sold home matter when pricing your home with today's market. Home prices are changing everyday, and if you don't price ahead of the trend, you're going to be losing a lot of money. From now on, I only use active listings as comparative properties, otherwise, I would be doing a disservice to my clients. They have no hope of selling if there are 5 properties just like theirs priced 10% below last months market value. It just won't work.
To all you home sellers out there, if you want to your home to sell, you have to be better than your competition and that's it. What sold last month doesn't matter anymore. It's all about who's selling today. Your neighbors determine your selling price; not your agent, not your equity, not our commissions.
To all you real estate agents out there, if you want to get rid of your long standing inventory, you better start looking at active properties. You better start learning how to calculate absorption rates, and you better up your game. It's your job to get that home sold, and if you're pricing based on what sold last month, your way behind the curve.
If you missed the first part of Logan Neighborhoods, you can view it by following that link. Today, we are doing part 2 of our 3 part series on Logan's residential communities. Below you will find a little bit of information about Logan's premier subdivsions, and if you like what you see, follow the links to see homes for sale in the area. Or, if you like, you can search all Logan homes for sale by clicking that link. Enjoy!
Mountain Road: Mountain Road is located on top of Cliffside starting at the bottom of the hill and goes all the way to the bottom of the mountain. You can get to Mountain Road by following East Center street from Main street in Logan, UT. Homes in the area where built from the 1960's up until the 1990's.
Sunstone Circle: Sunstone Circle is located on 940 West and 200 South in Logan, UT. Homes in this neighborhood were built in the early 2000's and range from the low 140's up to 200k. This newly built subdivision provides easy access to 10th North and many of Logan's industrial work places.
Glenwood Hills Subdivision: Glenwood Hills is located off of 1525 East and 1450 North in North Logan, Utah. Homes in the area are older built in the 1960's & 1970's. Located just a few blocks from USU and Lundstrom Park, the Glenwood Hills is a great location for some of Logan's hot spots.
Wasatch Estates Homes: Wasatch Estates is located on 1200 North and 300 East just a couple blocks away from Logan Regional Hospital and Utah State University. Homes in the area range from $100,000 to $180,000 depending on the home styles and the location.
Spring Haven Senior Community: Spring Haven is a small senior community located on 870 North and 200 West in Logan, Utah. Spring Haven residents enjoy a maintenance free lifestyle with one level properties providing easy access for wheel chairs.
Heritage Cove Homes: Heritage Cove is a small neighborhood located on 700 North and 250 East in Logan, Utah. Homes in the area range form $150,000 to $180,000. Located close to Smith's Market Place, Heritage Cove is close to a lot of Logan's local businesses.
If you have any questions about these fantastic neighborhoods, please feel free to contact me. Moving to Logan? We are your neighborhood experts with a focus on your needs. Check out our Logan Utah real estate website, the best website to search homes in the Cache County area.
Original Source: Smithfield Utah Monthly Real Estate Statistics
Average Days on Market for Smithfield Utah residential real estate in 2010 from 01/01-10/31/2010 is: 89
Trends in the 2010 Smithfield Utah real estate market are showing that homes sold quickly throughout the summer of 2010. We should expect to see homes sitting on the market longer through the rest of the year and into early 2011. Homes are taking on average 61 days less to sell in October 2010 as they did in January 2010. Average market time for a home is currently 3-4 months.
Average sold price for Smithfield residential real estate in 2010 from 01/01-10/31/2010 is: $155,420
The October 2010 Smithfield real estate market has seen a 3% increase in the average sold price since January 2010. The prices took a huge jump in June and July during the peek summer buying season. Other than those two months of the year, the prices have remained fairly constant. Based on these trends, the average sold price in Smithfield should remain steady through December 2010 and into early 2011.
Total Yearly Residential Sales 01/01-10/31/2010: 82
Through October 31, 2010 the Smithfield housing market has sold an average of 8.2 homes per month. The total number of homes sold started increasing in March and then peeked in June. This increase of sales was due to buyer’s trying to purchase a home before the deadline of the 2010 First Time Home Buyer’s Tax Credit.
Smithfield Utah average price per square foot 01/01-10/31/2010: $76
The average price per square foot through October 31, 2010 was $76.00. The price per square foot peeked in August at the end of the summer buying season. The rest of the year the sold price per square foot remained fairly consistent. Let’s look at how the numbers are affecting the kind of home you can get today.
At $76 a square foot you would pay $190,000 for a 2,500 Sq. FT home (2,500 x $76 =$190,000.)
For more information on the Smithfield Utah real estate market please contact us.
All information from the WFR MLS.
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Original Source: Smithfield Utah Quarterly Real Estate Statistics
Over the last two years the average days on market in Smithfield have had some large inconsistencies. It seems you can find some consistency in the time of year. The first, second, and fourth quarters have a much longer “on the market” time than the third quarter does. This indicates that if you need to sell your home quickly the third quarter is the best time of year to do it.
The average third quarter sold price is up about 6% from 2008 third quarter numbers. The average sold price has risen consistently throughout 2010. It will be interesting to see what the 2010 fourth quarter numbers are.
Total number of third quarter sold properties is down about 58% from total sold third quarter properties in 2008. Even though the average sold price is up from 2008 we are seeing fewer units sold.
The average price per square foot peeked in the third quarters of 2008 and 2010. 2010 started slow, but prices have risen steadily throughout the year. Let’s look at the numbers and how they are affecting the kind of home you can get today.
In 2008 at $85 a square foot you would pay $212,500 for a 2,500 Sq. FT home (2,500 x $85 =$212,500.)
In 2010 at $84 a square foot you would pay $210,000 for a 2,500 Sq. FT home (2,500 x $84 =$210,000.)
In essence you are getting the same home for $2,500 less than you would in the third quarter of 2008. This is good news for current home owners and the value their homes are maintaining.
For more information on the Logan Utah real estate market please contact us.
All information from the WFR MLS.
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Logan Utah Real Estate Specialist. I have been in Real Estate for 8 years, and can't wait to share my information. Visit my website for all your Cache Valley Real Estate Needs. www.LisaUdy.com
Logan Utah Real Estate And Cache Valley Homes For Sale
I have been selling Logan Utah real estate for the past 10 years. If you're looking for new Logan homes, you have come to the right place. My name is Lisa Udy and I am the principal broker of the Platinum Real Estate Group located in Providence Utah. Real estate is my passion and I love to meet new people. One of the best things about being in real estate is the people. I love to meet new people and, to be honest, solve their problems. Being a real estate agent is more then just shuttling people around to look at homes, it's about solving peoples problems, and creating a remarkable experience. I love it!
What Makes Logan Utah Great?
Whether you're looking to invest in Northern Utah real estate, or you are looking for a safe community to raise a family. The Logan Utah and the Cache Valley area is a prime place to setup roots. Utah was voted the best place to live in 2009, and that is no fluke. People here are happy, generous, and the real estate market is one of the few in the country to have increasing home values this year. Our crime rates rank in the top 5 in the nation for cities with 100,000 people or less, and we have one of the highest per ca-pita police force in the nation. Your kids are going to be safe, and you will enjoy the friendly neighborhood atmosphere.
Relocating to Cache Valley and Logan Utah
If you are thinking of relocating to the Cache Valley area, feel free to give me a call. I would love to get you a free buyers packet, and help you find your way around our community. The packet will include hot spots, summer and winter activities, school contact information, city maps, business information, and just about anything you will need. If my packet doesn't have what you need, I have a highly skilled team of professionals to get you what you need in a timely manner.
Selling Your Home In Cache Valley?
Selling your home is no picnic. You have to keep it clean, make sure to be ready for showings at all times, and in this economy, you must be priced competitively. I am here to help you with the hurdles of selling a home in Cache Valley. I know the market well, I can market your home with all the new technology, and when it comes to negotiations, I am very skilled in working in your best interests.
Search Homes For Sale In The Cache Valley Utah Area
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"We can't say enough positive things about our experience with Lisa. As first time home buyers we had heard horror story after horror story about buying a house and closing. We expected the worst but were very surprised at how well and smoothly everything went. We know Lisa made it possible." Eric and Nikki Dinger
"We just really enjoyed Lisa. She would call to let us know what was going on with our townhouse and never left us uninformed. She also would tell us any problems with houses we looked at, which we appreciated. She never acted like she wanted to sell us just anything." Adam and Laura Huggins
"Lisa has always been able to help us price well, and move real estate quickly, as well as find properties we may be interested in. We first met Lisa as a sellers agent for another party, and have had great experiences with her ever since." Matt and Alissa Groll
"Lisa did a great job. She was always easy to get a hold of-if I left a message she always got right back to me. She was NEVER pushy about me hurrying and making any decisions and we appreciated that! She was professional, hard working, and pleasant to deal with. She was great throughout our LONG buying process! Thanks Lisa !!! Brandon and Kimberly Pence
"Working with Lisa was a great experience. From start to finish Lisa was with us at every step. Everything went according to schedule with absolutely no problems." Reid and DeeAnn Hansen
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