The Goff Report – 2017 Year in Review – Cumberland and York Counties, Maine

Local Market Update for Cumberland and York Counties, Maine

This month’s Goff Report contains the typical quarterly review, but I’ve added a bonus “Year in Review” where I drill down into stats with individual towns. Let’s start with a quarterly review of both Cumberland and York Counties. See the table below for statistics of the last quarter of real estate sales.

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Quarter Update

Cumberland County, Maine

October-December 2017

October-December 2016

% Change Year-Over-Year

Number of Sales

1067

1048

1.81%

Median Sale Price

$280,000

$260,000

7.69%

Median Days on the Market

32

23

39.13%

Number of New Listings

866

810

6.91%

 

York County, Maine

October-December 2017

October-December 2016

% Change Year-Over-Year

Number of Sales

877

684

28.22%

Median Sale Price

$264,000

$250,000

5.60%

Median Days on the Market

37

41

-9.76%

Number of New Listings

675

645

4.65%

Local Market Update for Cumberland and York Counties, Maine – Year in Review

Okay, onto the year in review. Why did I stick with Cumberland and York Counties? These are the counties where I do the most business. Sure, I’ve sold homes in Sagadahoc and Androscoggin Counties, and even a couple in Knox County, but Cumberland and York Counties are where I work most. The Maine Association of REALTORS® publishes statewide statistics, but I feel these are misleading. Real estate trends are local, and can vary from county to county, town to town, and even neighborhood to neighborhood. The real estate market in Presque Isle is vastly different from the market in Portland. Though the statewide statistics do tell a story, it doesn’t paint an accurate picture of the local real estate market. The same could be said about the counties I use. As you’ll see below in the town-by-town breakout, the market in Gray is vastly different than the market in Falmouth (take a look at the median sales price), even though they are separated by just one town. That’s why for the “Year in Review” I have isolated some of Portland’s surrounding towns to give you a better idea of the market in your hometown. Did I skip your hometown? Let me know, and I’ll add it to the list.

See the images and tables below for annual real estate statistics for Cumberland and York Counties **Oops, on the email I sent out I inadvertently showed that New Listings had increased in 2017 for Cumberland County. This has been corrected below. **:

  

Yearly Update – 2017 vs. 2016

Cumberland County, Maine

January-December 2017

January-December 2016

% Change Year-Over-Year

Number of Sales

4135

4305

-3.95%

Median Sale Price

$315,000

$295,000

6.78%

Median Days on the Market

18

21

-14.29%

Number of New Listings

5272

5571

-5.37

 

York County, Maine

October-December 2017

October-December 2016

% Change Year-Over-Year

Number of Sales

3147

3149

-0.06%

Median Sale Price

$297,500

$279,000

6.63%

Median Days on the Market

26

36

-27.78%

Number of New Listings

4252

4385

-3.03%

Monthly Comparisons

Let’s look at it month-by-month. This time, we’ll look just at Median Sales Price and Number of New Listings.  Here’s Cumberland County:

You’ll see that in March 2016 vs. March 2017, median sales price was almost identical ($259,750 in 2016 and $260,000 in 2017). We then saw a huge jump in April 2017 compared to April 2016. Remember that real estate sales typically take 30-60 days from offer acceptance to closing. So that April increase in sales price really began 30-60 days prior.

Why were prices higher this year? A large reason was due to inventory shortage. Here’s what the Number of New Listings looked like for each month for the past two years:

You’ll see in 2017 we didn’t see an increase in the number of new listings until May, when sellers finally recognized they should be capitalizing on the seller’s market! After the big jump in May, home sellers roughly kept on pace with 2016’s monthly number of new listings.

Here’s York County:

Unlike Cumberland County, York County didn’t see a month where median sales price was close to identical in 2017 compared to 2016 until December where the value was $248,100 in 2016 and $249,900 in 2017.

Sellers in York County didn’t realize they should be capitalizing on the inventory shortage until June, but only barely outpaced 2016 for the rest of the year.

Town-by-Town Breakdown

Let’s take a look at Portland and some of the surrounding towns.

Since Portland is the most populated city in Cumberland County (and Maine), I wanted to see how Portland fared compared to the whole of Cumberland County. See the table below.

Portland, Maine

January-December 2017

January-December 2016

% Change Year-Over-Year

Number of Sales

529

629

-15.9%

Median Sale Price

$286,000

$262,000

9.16%

Median Days on the Market

11

12

-8.33%

Number of New Listings

625

707

-11.6%

Not surprisingly, there was a more dramatic change in each category except for Median Days on the Market compared to Cumberland County as a whole. Most people like to look at the Median Sales Price, since that gives you a good idea of how much property values are fluctuating year-over-year. Portland saw a 9.16% increase in Median Sales Price, while the whole of Cumberland County saw a 6.78% increase.

This got me thinking. How do some of the surrounding towns compare? To minimize the chance of information overload, I took out Median Days on the Market and Number of New Listings for the surrounding towns. I started with the bordering towns and then went outward to include towns where I have interest. The interest in each town could be due to listings I had in 2017, and where I anticipate having listings in 2018, or just simple curiosity. In 2017 I sold homes in Freeport, Naples, Limington, Sebago, etc., but truth be told, I didn’t want to overload this blog post with a ridiculously large number of towns. If I missed your hometown, and you want to see data, please let me know!

January-December 2017

January-December 2016

% Change Year-Over-Year

Cape Elizabeth

Number of Sales

159

147

8.16%

Median Sale Price

$469,750

$462,500

7.41%

Cumberland

Number of Sales

163

188

-13.30%

Median Sale Price

$410,781

$360,219

14.04%

Falmouth

Number of Sales

195

202

-3.47%

Median Sale Price

$480,000

$467,750

2.26%

Gorham

Number of Sales

253

247

2.43%

Median Sale Price

$295,000

$265,000

11.32%

Gray

Number of Sales

144

152

-5.26%

Median Sale Price

$247,550

$219,950

12.55%

New Gloucester

Number of Sales

76

71

7.04%

Median Sale Price

$237,250

$219,000

8.33%

North Yarmouth

Number of Sales

70

50

40%

Median Sale Price

$377,500

$328,750

14.83%

Portland

Number of Sales

529

629

-15.9%

Median Sale Price

$286,000

$262,000

9.16%

Scarborough

Number of Sales

350

348

0.57%

Median Sale Price

$401,250

$369,000

8.74%

South Portland

Number of Sales

302

310

-2.58%

Median Sale Price

$261,500

$252,750

3.46%

Standish

Number of Sales

157

144

9.03%

Median Sale Price

$234,000

$220,100

6.32%

Westbrook

Number of Sales

243

274

-11.31%

Median Sale Price

$235,000

$224,700

4.58%

Windham

Number of Sales

289

321

-9.97%

Median Sale Price

$254,500

$235,000

8.3%

Yarmouth

Number of Sales

133

114

16.67%

Median Sale Price

$465,500

$414,750

12.24%

Not surprisingly, every town chosen saw an increase in Median Sales Price in 2017 compared to 2016. Historically, communities with good to great school districts tend to have property values that are more stable in down years, and increase more when the economy is good. While I wouldn’t consider any of the towns listed as being part of a poor school district, what surprised me the most is that Falmouth saw the lowest increase in Median Sales Price at just 2.62%. Gray meanwhile, a town in a school district that tends to get lower ratings than some of the surrounding communities, saw an increase of 12.55%.

Take a look at the values of the Median Sales Price in these two towns. Falmouth’s was double that of Gray’s in 2016 ($467,500 compared to $219,950), and only slightly less than double in 2017 ($480,000 compared to $247,550). Of all the towns listed, Falmouth had the highest Median Sales Price in 2016 and second highest (behind Cape Elizabeth) in 2017. Despite the more dramatic increase in sales price, Falmouth still attracts those with more spending power.

Let’s continue on that “great school district” train of thought. Take a look at increases at Cumberland, North Yarmouth, and Yarmouth. These three towns had three of the top four increases in Median Sales Price. They also have had nationally ranked school systems in recent years. Cape Elizabeth, the other town that has been seen on national rankings, saw a 7.1% increase, but jumped Falmouth as having the top Median Sales Price in 2017 at $496,750.

With 2017 now behind us, I don’t see any slowing down! 2018 is poised to be another record breaking year!

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on January 8, 2017, from Maine MLS data from sales of single family homes. To see complete data, go to http://TheGoffReport.DerekGoff.com.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period January 1, 2016 through December 31, 2016 and January 1, 2017 through December 31, 2017.

Posted on January 15, 2018 at 9:23 AM
Derek Goff | Category: Cumberland County, The Goff Report, York County | Tagged , , , , , , , , ,

The Goff Report – York County, Maine, November 2017

Local Market Update for York County, Maine

Sales jumped over the last three months compared to a year ago.  The sales price increase remained consistent with last month’s rolling quarter update (8% increase in median sales price). Homes are still selling quite a bit quicker than a year ago, and the number of new listings again increased. I believe the market is still playing catch up from the shortage earlier in the year, so while we’re seeing an increase in new listings, inventory still remains low. Stay tuned next month for a 2017 year in review!

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Rolling Quarter Update

York County, Maine

September-November 2017

September-November 2016

% Change Year-Over-Year

Number of Sales

921

847

8.74%

Median Sale Price

$269,900

$250,0000

7.96%

Median Days on the Market

29

37

-21.62%

Number of New Listings

922

870

5.98%

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on December 8, 2017, from Maine MLS data from sales of single family homes.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period September 1, 2016 through November 30, 2016 and September 1, 2017 through November 30, 2017.

Posted on December 14, 2017 at 10:16 AM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , , , ,

The Goff Report – York County, Maine, October 2017

Local Market Update for York County, Maine

Sales are up, new listings are up, which point to an end of the seller’s market. Prices are also up, and days on the market is down, which means sellers still have an advantage in today’s market. An 8% increase in sales price over a year ago is definitely a good sign for sellers!

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Rolling Quarter Update

York County, Maine

August-October 2017

August-October 2016

% Change Year-Over-Year

Number of Sales

959

929

3.23%

Median Sale Price

$270,000

$250,000

8.00%

Median Days on the Market

25

29

-13.79%

Number of New Listings

1138

1059

7.46%

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on November 7, 2017, from Maine MLS data from sales of single family homes.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period August 1, 2016 through October 31, 2016 and August 1, 2017 through October 31, 2017.

Posted on November 13, 2017 at 9:33 AM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , , , ,

The Goff Report – York County, Maine, September 2017

Local Market Update for York County, Maine

The number of new listings increased 7.33% in York County compared to a year ago. Unlike Cumberland County, this is the only statistic showing that the seller’s market may be coming to an end. The decrease in number of sales has slowly crept towards last year’s numbers, but we still saw a slight decline. Sellers were able to grab 8.16% more for their homes compared to a year ago, which is good news for sellers, and “not so good” news for buyers. We’re headed into the last stretch before the snow hits, so we’ll see what happens!

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Quarterly Update

York County, Maine

July-September 2017

July-September 2016

% Change Year-Over-Year

Number of Sales

942

957

-1.57%

Median Sale Price

$265,000

$245,000

8.16%

Median Days on the Market

20

26

-23.08%

Number of New Listings

1274

1187

7.33

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on October 6, 2017, from Maine MLS data from sales of single family homes.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period July 1, 2016 through September 30, 2016 and July 1, 2017 through September 30, 2017.

Posted on October 6, 2017 at 1:46 PM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , , , ,

The Goff Report – York County, Maine, August 2017

Local Market Update for York County, Maine

With the kids back in school and most of the tourists returning home, we now have statistics on how the real estate market fared this summer in York County. The number of new listings jumped 8.44% from last summer, marking two months in a row where new listings increased from the previous year. Last month we saw just a 0.53% increase, but it was the first increase we had seen all year. Could this be a sign of the seller’s market slowing down? Once again, the 8.41% increase in median sales price (the highest jump we’ve seen all year) doesn’t indicate so, and the median days on the market remain low. If the number of new listings continue to climb, one would expect sales prices to stabilize a bit.

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Quarterly Update

York County, Maine

June-August 2017

June-August 2016

% Change Year-Over-Year

Number of Sales

968

972

-0.41%

Median Sale Price

$265,000

$244,450

8.41%

Median Days on the Market

16

25

-36%

Number of New Listings

1,414

1,304

8.44%

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on September 7, 2017, from Maine MLS data from sales of single family homes.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period June 1, 2016 through August 31, 2016 and June 1, 2017 through August 31, 2017.

Posted on September 11, 2017 at 9:05 AM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , , , ,

The Goff Report – York County, Maine, July 2017

Local Market Update for York County, Maine

The number of new listings was slightly higher than a year ago. This is the first time this has happened all year! Could this be a sign of the seller’s market slowing down? The increase in price doesn’t seem to indicate so, with the median sales price 8.33% higher than last year. Homes continued to sell quickly, with the median days on the market dropping to 15 for the period of May-July 2017. With summer coming to an end in Maine, we will see whether the new listings continue to climb. If so, one would expect sales prices to stabilize a bit.

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Quarterly Update

York County, Maine

May-July 2017

May-July 2016

% Change Year-Over-Year

Number of Sales

894

940

-4.89%

Median Sale Price

$260,000

$240,000

8.33%

Median Days on the Market

15

25

-40%

Number of New Listings

1,506

1,498

0.53%

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: sales were compiled on August 9, 2017, from Maine MLS data from sales of single family homes.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period May 1, 2016 through July 30, 2016 and May 1, 2017 through July 30, 2017.

Posted on August 14, 2017 at 10:03 AM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , , ,

The Goff Report – York County, Maine, June 2017

Local Market Update for York County, Maine

The number of new listings once again improved from the rolling quarter report from a month ago. If you recall, new listings were down 13.85% from March-May 2016 to 2017, and from April-June 2016 to 2017 they were down just 5.66%. With median sales price still climbing (7.86% year over year!), all signs still indicate that this is a seller’s market.

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Quarterly Update

York County, Maine

April-June 2017

April-June 2016

% Change Year-Over-Year

Number of Sales

782

856

-8.64%

Median Sale Price

$254,450

$235,900

7.86%

Median Days on the Market

16

33

-51.52%

Number of New Listings

1467

1555

-5.66%

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on July 7, 2017, from Maine MLS data from sales of single family homes.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period April 1, 2016 through June 30, 2016 and April 1, 2017 through June 30, 2017.

Posted on July 7, 2017 at 10:56 AM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , , ,

The Goff Report – York County, Maine, May 2017

Local Market Update for York County, Maine

Click for full image

The number of new listings improved slightly from the rolling quarter report from a month ago. If you recall, new listings were down 18.47% from Feb-April 2016 to 2017, and from March-May 2016 to 2017 they were down just 13.85%. A slight improvement, but overall listings are still down dramatically from a year ago. All signs still indicate that this is a seller’s market.

As the real estate market heads into the busiest months here in Maine, if you’re on the fence about selling, now may be the time!

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Rolling Quarter Update

York County, Maine

March-May 2017

March-May 2016

% Change Year-Over-Year

Number of Sales

852

949

-10.22%

Median Sale Price

$235,150

$225,000

4.51%

Median Days on the Market

25

44

-43.18%

Number of New Listings

1630

1892

-13.85%

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on June 7, 2017, from Maine MLS data from sales of single family homes.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period March 1, 2016 through May 31, 2016 and March 1, 2017 through May 31, 2017.

Posted on June 8, 2017 at 8:09 AM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , , ,

The Goff Report – York County, Maine, April 2017

Local Market Update for York County, Maine

In this month’s report, I have removed the monthly statistics in favor of strictly showing the rolling quarter statistics. I have also added a graphic which more cleanly displays the trends. Click on the image to view full size. You are welcome to share this graphic on social media as long as you do not crop it in any way.

Click for full image

Click for full image

Once again, the number of new listings in York County tells the story. With an 18.47% decline in new listings compared to last year, the sales price of homes and median days on the market statistics are favoring sellers in today’s market.

Buyers must act quickly, and are often competing against several other offers. As the weather warms, if you’re on the fence about selling, these statistics may convince you!

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Rolling Quarter Update

York County, Maine

February-April 2017

February-April 2017

% Change Year-Over-Year

Number of Sales

535

628

-14.81%

Median Sale Price

$245,900

$221,250

11.14%

Median Days on the Market

34

61

-44.26%

Number of New Listings

1002

1229

-18.47%

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on May 8, 2017, from Maine MLS data from sales of single family homes.
Data based on information from the Maine Real Estate Information System, Inc. (d/b/a Maine Listings) for the period February 1, 2016 through April 30, 2016 and February 1, 2017 through April 30, 2017.

Posted on May 9, 2017 at 6:40 AM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , , ,

The Goff Report – York County, Maine, March 2017

Local Market Update for York County, Maine

In both March and quarterly statistics, York County saw a slight decrease in the total number of sales in 2017, -1.37% and -4.17% respectively. New listings in York County continue to decline in year-over-year statistics which is helping to drive up the sales price and drive down the days on the market – all good news for sellers! Just take a look at the increase in median sales price! 11-12% increase in value year-over year in both monthly and quarterly trends!

I suspect this lack of inventory will continue to be the story as we head into summer. Buyers in this market are prepared to make competitive offers, and are often competing against several other offers. If you’re considering selling, this may be the time!

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Monthly Update

York County, Maine

March 2017

March 2016

% Change Year-Over-Year

Number of Sales

216

219

-1.37%

Median Sale Price

$249,900

$225,000

11.07%

Median Days on the Market

40

47

-14.89%

Number of New Listings

364

472

-22.88%

Quarterly Update

York County, Maine

January-March 2017

January-March 2017

% Change Year-Over-Year

Number of Sales

529

552

-4.17%

Median Sale Price

$245,000

$217,950

12.41%

Median Days on the Market

44

66

-33.33%

Number of New Listings

824

999

-17.52%

Number of Sales: The number of properties sold.

Median Sales Price: The midway final price of all properties sold. Half sold for more, half sold for less.

Median Days on the Market: The midway point of days between a listing going on the market and accepting an offer. Half were on the market longer; half were on the market for less time.

Number of New Listings New home listings during the month(s) specified.

Note: Sales were compiled on April 8, 2017, from Maine MLS data from sales of single family homes.

Posted on April 10, 2017 at 5:38 PM
Derek Goff | Category: The Goff Report, York County | Tagged , , , , ,