5/16/2010 Keller Market Report

MARKET UPDATETamara Keilberg's

· Current Real Estate Market Conditions for Single Family Homes· Trends in Pricing· Current Levels of Supply and Demand· Value Metrics

· Report for the week ofMay 17, 2010

· Presented by Tamara KeilbergTamara Keilberg Luxury Real Estatewww.LuxuryHomesDFW.com - [email protected]

KELLER, TX

Powered by Altos Research LLC | www.altosresearch.com | Copyright © 2005-2010 Altos Research LLC

Median List Price

Median Lot Size

16.9

Percent Relisted (reset DOM)

2671

2.5

5 %

Median Number of Bathrooms

105

Inventory of Properties Listed

$ 82

Percent Flip (price increased)

6,501 - 8,000 sqft

Median House Size (sq ft)

$ 208,990

42 %

4.0

Market Action Index

Median Number of Bedrooms

Asking Price Per Square Foot

7 %

Percent of Properties with Price Decrease

Strong Buyer's

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Altos Research Value Statistics

Most Expensive Listing

Average Days on Market (DoM)

Bottom/Fourth

Lower/Third

Upper/Second

Top/First

This Week Real-Time Market Profile Trend

The Market Action Index answers the question "How's the Market?" By measuringthe current rate of sale versus the amount of the inventory. Index above 30implies a seller's advantage. Below 30, conditions give the advantage to thebuyer.

Supply and Demand

Characteristics per Quartile

7 153846

892.5 5

3.0

13

107

4.0 264

87

22

17

0.25 - 0.50acre

6

$ 175,500

20

22

264

3.5

4,501 -6,500 sqft

223.0

1862 4,501 -6,500 sqft

264

$ 140,000

4.0

137

8,001 -10,000 sqft$ 253,275

4.0$ 397,398

7

30

2977

Demand measured by the MarketAction Index is increasing and days-on-market is holding steady. Withmore properties coming available,conditions are mildly positive.

Monday May 17, 2010

Tamara Keilberg | Tamara Keilberg Luxury Real Estate | 8179965887

264

2398

2.0

The median list price in KELLER, TXthis week is $208,990. The 1056properties have been on the marketfor an average of 105 days.

Most expensive 25% of properties

Upper-middle 25% of properties

Lower-middle 25% of properties

Least expensive 25% of properties

Quartile Median Price Lot Size Beds Baths Age Inventory New Absorbed DOMSq. Ft.

No change

Strong upward trend Strong downward trend

Slight upward trend Slight downward trend±+

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KELLER, TXCity Overview

Least Expensive Listing

Average List Price

Average Age of Listing

1056

$ 2,000,000

$ 69,900

$ 255,088

8

Trend Key:

The Market Action Index has beentrending lower for several weekswhile prices have remainedrelatively stable. If inventorycontinues to grow relative todemand however, it is likely that wewill see downward pressure onpricing.

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Single Family Homes in


City OverviewKELLER, TX

Monday May 17, 2010

Median PriceDespite this week's up tic, the market seems to have paused around this plateau. The Market Action Index is a good leadingindicator for the durability of this shift.

90-day Average7-day Average

Quartile PricesPrices have generally settled at a plateau, although Quartile 1 is on a bit of an up trend in recent weeks. We'll need to see apersistent shift in the Market Action Index before we see prices across the board move from these levels.

First/Top Second/Upper Third/Lower Fourth/Bottom

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Monday May 17, 2010

Price per Square FootWhile prices have been basically flat, the price per square foot has been heading downward. While not a sign of broad strengthin a market, larger homes are coming more available and buyers are tending to get more home for their money.


Inventory of Properties Listed for SaleInventory has been climbing lately. Note that rising inventory alone does not signal a weakening market. Look to the MarketAction Index and Days on Market trends to gauge whether buyer interest is keeping up with available supply.


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Monday May 17, 2010

Market Action IndexThe KELLER market is currently quite strongly in the Buyer's Advantage zone (below 30). The 90-day Market Action Index standsat 16.90. With several months of inventory available at the current sales rate, buyers should find ample choice.

Buyers/Sellers Cutoff90-day Average

Market Action Index per QuartileNot surprisingly given the overall Market Action Index, all quartiles are in the Buyer's Market zone with several months ofinventory given the current rate of demand for homes in the quartile. Watch the quartile for changes before the overall marketshifts. Often one end of the market (e.g. the low end) will improve and signal a strengthening market before the whole group


Buyers/Sellers Cutoff

Residential house prices are a function of supply and demand, and market conditions can be characterizedby analyzing those factors. Watch this index for sustained changes: if the index falls into the Buyer’sAdvantage zone (below 30) for a long period, prices are likely in for a downward correction.

The Market Action Index (MAI) illustrates a blance between supply and demand using a statistical functionof the current rate of sale versus current inventory.

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Monday May 17, 2010

Days on MarketThe properties have been on the market for an average of 105 days. Half of the listings have come newly on the market in thepast 56 or so days.


Days on Market per QuartileIt is not uncommon for the higher priced homes in an area to take longer to sell than those in the lower quartiles.


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Median List Price

Median Lot Size

16.2


3186

3.0

3 %


147


$ 98


0.25 - 0.50 acre


$ 300,000

42 %

4.0

Market Action Index



9 %


Strong Buyer's

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Bottom/Fourth

Lower/Third

Upper/Second

Top/First



Supply and Demand


5 64232

1473.0 12

3.0

10

128

4.0 104

152

5

8

0.25 - 0.50acre

12

$ 269,900

10

11

105

4.0

8,001 -10,000 sqft

53.5

2036 6,501 -8,000 sqft

104

$ 161,811

4.0

162

0.25 - 0.50acre$ 349,914

4.0$ 539,000

10

16

3466

Demand measured by the MarketAction Index is increasing and days-on-market is trending downward.Even as more properties comeavailable, these are positive trendsfor the market.

Monday May 17, 2010


104

3004

2.0

The median list price in KELLER, TX76248 this week is $300,000. The 417properties have been on the marketfor an average of 147 days.






No change



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KELLER, TX 76248Neighborhood Detail


Average List Price


417

$ 2,000,000

$ 69,900

$ 346,163

12

Trend Key:

In terms of supply and demand, themarket is getting cooler - moresupply is coming on the marketrelative to the sales demand.However, in recent weeks priceshave been moving higher. Since it istechnically a Buyer's market, thisprice trend may be a result ofimproved quality (newer, largerhomes) of the homes being listed.Look at the descriptive statistics

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Neighborhood DetailKELLER, TX 76248

Monday May 17, 2010

Median PriceWe continue to see prices in this zip code hovering around their high point. Look for a persistent down-shift in the Market ActionIndex before we see prices deviate from these levels.


Quartile PricesIn most of the quartile market segments, we see prices in this zip code showing strength. Only Quartile 4 is in a price decline.Typically this condition is temporary because price increases at the upper end of the market force buyers to consider thesegments still in their price range. Watch the Market Action Index to determine whether demand in Quartile 4 will begin toreverse the trend and push prices higher here too.


Page 8 of 16




Monday May 17, 2010

Price per Square FootThe market plateau is seen across the price and value. The price per square foot and median list price have both beenreasonably stagnant. Watch the Market Action Index for persistent changes as a leading indicator before the market moves fromthese levels.




Page 9 of 16




Monday May 17, 2010

Market Action IndexThe KELLER, 76248 market is currently quite strongly in the Buyer's Advantage zone (below 30). The 90-day Market Action Indexstands at 16.21. With several months of inventory available at the current sales rate, buyers should find ample choice.


Market Action Index per QuartileNot surprisingly, all quartiles are in the Buyer's Market zone with several months of inventory given the current levels ofdemand. Watch the quartiles for changes before the overall market shifts.





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Monday May 17, 2010





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Median List Price

Median Lot Size

17.3


2410

2.5

6 %


76


$ 76


6,501 - 8,000 sqft


$ 174,500

42 %

4.0

Market Action Index



5 %


Strong Buyer's

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Bottom/Fourth

Lower/Third

Upper/Second

Top/First



Supply and Demand


4 123389

672.0 5

3.0

9

74

3.0 160

76

9

11

8,001 -10,000 sqft

6

$ 160,775

12

13

160

3.0

4,501 -6,500 sqft

122.5

1860 4,501 -6,500 sqft

160

$ 138,875

4.0

86

6,501 -8,000 sqft$ 189,900

4.0$ 271,808

5

16

2583

Inventory and days-on-market areboth trending higher recently.However, the improving MarketAction Index implies some increaseddemand will temper the negativetrends.

Monday May 17, 2010


159

2190

2.0

The median list price in KELLER, TX76244 this week is $174,500. The 639properties have been on the marketfor an average of 76 days.






No change



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KELLER, TX 76244Neighborhood Detail


Average List Price


639

$ 640,000

$ 77,500

$ 195,653

5

Trend Key:

Inventory levels have been relativelyconsistent relative to sales. Despitethe fact that there is a relativelyhigh amount of available inventory,this Buyer's market is still seeingprices move higher. Given inventorylevels, these price conditions arerelatively fragile. If the marketcools off further, the price trend islikely to reverse.

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Monday May 17, 2010

Median PricePrices in this zip code have been on a downward trend recently and this week, while essentially flat, doesn't break us out of thatcycle.


Quartile PricesIn the quartile market segments, we see prices in this zip code generally settled at a plateau, although Quartile 1 is on a bit ofan up trend in recent weeks. We'll need to see a persistent shift in the Market Action Index before we see prices across theboard move from these levels.


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Monday May 17, 2010

Price per Square FootThe market's downward trends are shared across both price and value. People are recently placing less value on homes (you cansee the recent declines in price per square foot as evidence.) Look for significant changes in the Market Action Index as aprecursor to price and value changes, possibly as inflection points for good investment opportunities.




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Monday May 17, 2010

Market Action IndexThe KELLER, 76244 market is currently quite strongly in the Buyer's Advantage zone (below 30). The 90-day Market Action Indexstands at 17.28. With several months of inventory available at the current sales rate, buyers should find ample choice.


Market Action Index per QuartileNot surprisingly, all quartiles are in the Buyer's Market zone with several months of inventory given the current levels ofdemand. Watch the quartiles for changes before the overall market shifts.





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Monday May 17, 2010





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Documents

5/16/2010 Keller Market Report