Inventory is low, but watch it grow…people have been waiting until “after the holidays” to list, and some homes are back on the market after a break over the holidays.
Tour on Thursday–the first Tour of a new year–was very light. There were four homes on Tour in Alamo, and two of them were “new” listings–but both were homes I had already seen. One on Stone Valley Rd was on the market some time ago; leased out for a year or so, and now is on the market as a short sale. The location on Stone Valley Rd is a hard one, but the home is quiet inside, the backyard is lovely and private, and the house has been renovated nicely. It is priced under $750,000 and it’s almost 2500 sq feet. The other “new” listing was one that just took a 30-day break on the market. Located on Jackson, its proximity to the freeway is a challenge, but when a home sits down from the freeway like this one does, it is surprisingly quiet. This house is very sweet–shows beautifully and now priced around a million.
After refreshing my memory on both of these homes, I headed to Danville to visit a home on the market on the El Pintado Loop. What a unique and special area that loop is: huge lots close to town, with such a nice country feeling. It’s a mix of newer, large homes and smaller, older homes. The house on tour was tucked off the road on a long driveway–almost like a lane. It was lovely with gorgeous dark hardwood floors, a fabulous kitchen with huge island, 3 bedrooms upstairs, almost 3000 sq feet, sitting on an acre+, priced just under $1,500,000. This is horse country, and the property includes a horse arena and two-horse barn. The views of the surrounding hills and valley are peaceful and pretty.
Today there are 73 homes for sale in Alamo; 154 homes for sale in Danville (92 in the 94526 zip, 54 in the 94506 zip and 5 in Diablo); and only 34 homes for sale in Blackhawk. Of those, the prices break down as follows:
- Alamo – 22 homes under $1,000,000 (18 of these are detached homes)
- Alamo – 16 homes priced from $1,000,000 to $1,500,000
- Alamo – 16 homes priced from $1,500,000 to $2,000,000
- Alamo – 9 homes priced from $2,000,000 to $2,500,000
- Alamo – 2 homes priced from $2,500,000 to $3 million
- Alamo – 8 homes priced over $3 million
- Blackhawk – 11 homes under $1 million (8 of these are detached homes)
- Blackhawk – 5 homes priced between $1,000,000 to $1,500,000
- Blackhawk – 6 homes priced from $1,500,000 to $2,000,000
- Blackhawk – 5 homes priced from $2 million to $3 million
- Blackhawk – 7 homes priced over $3 million
- Danville – 37 homes priced under $500,000 (5 of these detached)
- Danville – 75 homes priced from $500,000 to $1 million (66 of these are detached homes)
- Danville – 16 homes priced between $1,000,000 to $1,500,000
- Danville – 12 homes priced from $1,500,000 to $2,000,000
- Danville – 11 homes priced from $2 million to $3 million
- Danville – 3 homes priced over 3 million (2 of them in Diablo, the third is a small house on a 150 acre parcel on Johnson Rd)
Inventory in Alamo and Danville is fairly predictable–high in the summer, lowest about now. But that hasn’t been true of a market like Antioch–which had over 2300 homes on the market when I began to track them three years ago. The following two charts are pictures worth 1000 words: Antioch’s market, recovering these past few years shows the high inventory of 2007 settling down to a more comfortable watermark over time–whereas in Alamo, the trend is seasonal: up in the summer, down in the winter.
This chart shows the inventory and sales over the past 3 years, quarter by quarter, in Danville, Blackhawk, and Alamo:
The following chart shows the activity in Antioch over the same period: