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North Logan, UT

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Homes for Sale North Logan Utah

06-01-11
Cache Valley Homes Cornerstone Real Estate
Cache Valley Homes Cornerstone Real Estate: Real Estate Brokerage in Logan, UT
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  • Office: (435) 787-8683
Description and Features
Darling home on corner lot in quiet North Logan cul-de-sac, close to elementary school, library and community park. Walkout basement plumbed for another full bath. Upstairs laundry chute. Fully fenced and landscaped yard.
Bedrooms:5
Bathrooms:3
Parking Spaces:4
Square Feet:2000
Lot Size:8276
Year Built:2006
Floors:3
MLS #:1034409
Location
Click to view map: 450 E Birch Cir North Logan UT 84341
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North Logan Ut Homes for Sale

04-14-11
Cache Valley Homes Cornerstone Real Estate
Cache Valley Homes Cornerstone Real Estate: Real Estate Brokerage in Logan, UT
  • view my blog
  • Office: (435) 787-8683
Description and Features
Great priced home in wonderful location, close to schools, North Logan Library, parks and a hospital. New flooring in kitchen. Fully fenced and landscaped yard with playhouse. 4 bedrooms with a bonus room downstairs. 2 family rooms.
Bedrooms:4
Bathrooms:2
Parking Spaces:4
Square Feet:2134
Lot Size:7405
Year Built:1986
Floors:2
MLS #:1025187
Location
Click to view map: 2554 N 230 E North Logan UT 84341
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Phantom Home Listings in North Logan

04-27-10
Alan Barker - Utah Homes
Alan Barker - Utah Homes: Real Estate Agent in Logan, UT
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  • Office: (435) 881-0277 x435 7
  • Mobile: (435) 881-0277
  • Secondary: (435) 752-4811

On Monday morning I got my normal new listing email telling me that there were 12 new home listings in Cache County Utah on Sunday. That is a ton of listings for Cache County standards, especially for a Sunday. Well it turns out that 11 of these homes for sale were brand new construction homes, and all of them were priced above $399,000, with one being priced at $1.8 million.

Phantom Listings - Homes for Sale in North Logan, that aren't really homes, but just lots with "possible" floor plans.These are high end homes for Cache Valley, in a price range that has a very slim chance of selling right now. After a more detailed review, the building of these "new construction" homes hasn't even begun yet. These aren't actually homes for sale, but are simply lots with a made up price and possible floor plan of a home that might possibly be something similar to the home that is actually built in the lot location.

From a marketing standpoint, this is actually a pretty good idea. Harness the power of the MLS and IDX feeds with fake homes for sale to get potential buyers to ask about a particular builder, and think about building.

From a statistics and market condition standpoint, this is downright dishonest and misleading. Having a dozen phantom high end "North Logan Homes for Sale" has a significant impact on the average price of homes for sale, and on the months of real estate inventory our market appears to have.

At the beginning of the month when I ran my monthly home sales statistics, there were 794 homes for sale in Cache County with an average list price at $237,173. Right now there are 820 listings with and average list price of $246,118.

So Cache County home prices went up $9,000 in the last 20 days! This is the first time in 15 months that home prices have gone up. This means our real estate market downturn is finally turning around right?

No. Not really, there just happen to be a dozen fake listings that make the average list price of Cache Valley homes look higher than it really is.

So until these listings are taken off the MLS, I'm going to have to add an asterisk to all of the home sales stats I run.

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North Logan Utah Real Estate Market Snapshot April 15th, 2010

04-15-10
Lisa Udy Logan Utah Realtor
Lisa Udy Logan Utah Realtor: Real Estate Agent in Logan, UT
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  • Office: (435) 213-9335
  • Mobile: (435) 881-3022
  • Secondary: (435) 890-9094

North Logan Utah Real Estate Market Snapshot

These are the most recent North Logan Utah real estate statistics as of April 15th, 2010. The numbers compiled here represent just single family homes.

North Logan Utah Active Listings: 61

North Logan Homes Under Contract: 7

Sold Last 30 Days March 14 - April 14, 2010: 9

Average Price Per SQFT March: $68.01

North Logan Homes Sold Last 180 Days: 22

North Logan Homes Sold Last 365 Days: 56

Sold Price Compared To List Price March: 89%

Average Days On Market March: 88

Quarterly Comparison:

North Logan Utah Real Estate Statistics

The North Logan real estate market is showing some great signs of increased activity as we are heading into the spring and summer selling seasons. Just like most areas in Cache Valley, North Logan will see increases activity throughout the warmer months. As we can see from the graph above, the average price of sold homes has gone below $200,000 which hasn't been the case since mid 2007. This is an indicator that the first time home buyers are where the most activity is coming from. With the first time home buyer tax credit expiring April 30th, it will be interesting to see if the average sales price will jump above the $200,000 levels again.


An interesting number to consider; out of the 9 homes sold in the last 30 days, only 2 of them were over $200,000. Out of the 7 North Logan Utah homes for sale under contract, only 1 of them is over $200,000. There are two completely different market places right now. There is the mild sellers market of homes priced below $200,000 while homes priced over $200,000 is a strong buyers market. The reason there are two different market places is because of government programs which are targeted at first time home buyers and the difficulty of getting a loan for higher priced homes.

As we move into the recovery over the next year, you could probably expect to see a slump in home sales after these government programs begin to fade away. The good news is, once we get government intervention out of the market, the market can start to correct itself naturally, which is the only way the market is going to sustain a recovery. There may be another slump in home sales, and possibly declining home values over the next year, but it's the only way to get back to a natural market. If you have any more questions about the North Logan UT real estate market or Cache Valley real estate, please feel free to contact us at 435-213-9335 or email Lisa@LisaUdy.com.

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Tri Level Logan Home with Basement

10-26-09
Cache Valley Homes Cornerstone Real Estate
Cache Valley Homes Cornerstone Real Estate: Real Estate Brokerage in Logan, UT
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  • Office: (435) 787-8683
Click to view listing website
Description and Features
Well Kept 4 bedroom tri-level with 4th level in the basement. Large fully fenced yard Beautiful Mountain Views Excellent Location
Bedrooms:4
Bathrooms:2
Parking Spaces:4
Square Feet:2055
Lot Size:8712
Year Built:1994
Floors:3
MLS #:917366
Location
Click to view map: 2469 N. 400 E. North Logan UT 84341
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