Infographic: September 2015 Market Update for Mead and Meadowvale

September 20, 2015
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2015 9. Sept - Mead Infographic2015 9. Sept - Meadowvale Infographic

 

 

September Monthly Market Review

Monthly Market Update for Mead, Meadowvale, Oak Meadows, Mountain Shadows, Idaho Creek

The overall tone for the market seems to have relaxed just a bit.  In the Mead, Firestone, Frederick, Dacono, Longmont areas the amount of offers on each home has decreased and the days untill offer has increased.  I usually notice a slow down right around the time that school starts, with people scrambling to get kids school supplies, clothing, start athletic programs, and all the new schedules that go along with the start of school.  That being said, the start of school and people adjusting to it, usually brings a stability in the last half of September, which in turn, spurs the good fall pace we’ve had for the last few years.   Although not significant, there has been an increase on the number of homes on the market, and lower demand, leading to a more balanced market.  This is not a huge change, just slight, and we still are short on homes on the market overall.

For homes over $400K the market has slowed its frantic pace in a larger degree, than the mid to lower price ranges.  From a buyer’s perspective it might be a good time to be shopping in that price range ($400k and up) since you might have a bit more to choose from, without the pressure of competition.

A slight stabilization is in the works, at least for now, and we will see what the future holds for the market overall.  Still there are many buyers out there that are searching for the right place to call home, especially in the low to mid range price ranges.

August  numbers for all our neighborhoods!

Spotlight on Mead

Here are the sold properties in the town of Mead for August

Sold Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
METRO 8909310 S 121 1st St $107,000 RES 10/30 3 2 1344 REALHOME SERVICES & SOLUTIONS 56/56
IRES 769937 S 226 2nd St $233,000 RES 10/30 2 1 1122 Resident Realty 12/12
IRES 770039 S 2680 Jarett Dr $305,600 RES 10/30 3 3 2300 Austin & Austin Real Estate 42/42
IRES 767540 S 2521 Sage Ct $309,000 RES 10/30 3 3 2756 Coldwell Banker Res-Longmont 66/66
METRO 8561282 S 2681 Serena Dr $315,000 RES 10/30 5 3 2528 NASH REALTY & INVESTMENTS INC 5/5
IRES 770123 S 16248 Cinnamon Cir $325,000 RES 10/30 3 3 2506 Altitude Real Estate 25/25
IRES 768582 S 13566 Horseshoe Cir $359,000 RES 10/31 4 4 3493 Mimi Miller Realty 52/52
IRES 766202 S 16920 Hughes Dr $372,500 RES 10/30 3 3 3936 Keller Williams FTC Gold 64/64

Sold Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
8 $2,326,100 $372,500 $107,000 $290,762 $312,000 40/40

 

Are you curious about how the market looks right now?  I’ll show you what’s active and under contract for the moment!

Active Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 727072 A 3011 Elderberry Ln $150,000 LAND 10/30 Summit Real Estate & Marketing 596/1043
IRES 773921 A 2575 Peppercorn Dr $289,900 RES 10/30 3 3 2404 Legacy Real Estate Group 24/24
METRO 6919143 A 16351 11th St $315,000 RES 10/30 3 3 2496 SYNERGY REALTY GROUP INC. 64/64
METRO 7536724 A 13681 Wrangler Way $350,000 RES 10/31 4 3 4402 RE/MAX NORTHWEST INC 50/50
IRES 768067 A 13802 Wrangler Way $355,000 RES 10/31 5 3 4120 Keller Williams 1st Realty 86/86
METRO 2526298 A 4919 County Road 24 75 $399,900 RES 10/31 3 1 1400 BRASS KEY PROPERTY BROKERS 62/62
IRES 758507 A 3687 Schuman Pl $399,950 RES 10/30 3 2 4515 RE/MAX Masters Millennium 184/184
IRES 772343 A 16856 Roberts St $400,000 RES 10/30 5 4 4225 RE/MAX Traditions, Inc 43/148
IRES 766226 A 16901 Potts Pl $410,000 RES 10/30 4 3 4742 Keller Williams FTC Gold 105/105
IRES 760846 A 16580 Sanford St $415,236 RES 10/30 4 4 5016 RE/MAX Masters Millennium 161/161
IRES 758420 A 3677 Schuman Pl $430,950 RES 10/30 4 4 5016 RE/MAX Masters Millennium 185/185
IRES 755991 A 3637 Schuman Pl $434,950 RES 10/30 3 3 4450 RE/MAX Masters Millennium 217/217
IRES 746931 A 126 3rd St $450,000 RES 10/30 3 1 1024 ERA Tradewind Real Estate, LLC 378/378
IRES 775288 A 210 Grand View Cir $510,000 RES 10/30 4 3 4472 The Colorado RE Group 8/8
IRES 775509 A 1318 66 Hwy $539,900 RES 10/31 4 3 3252 RE/MAX Traditions Commercial 4/4
IRES 763354 A 17825 Margil Rd $539,900 RES 10/30 3 3 3780 Cobalt Realty, Ltd. 134/134
IRES 763428 A 212 Mulligan Lake Dr $559,000 RES 10/30 6 4 4296 BHHS Rockies-Boulder 134/134
IRES 767911 A 366 HUNTERS RIDGE Dr $590,000 RES 10/30 5 4 4096 RE/MAX Alliance-Wadsworth 88/88
IRES 769510 A 18157 Wagon Trl $599,000 RES 10/30 5 4 5264 RE/MAX Momentum Westminster 72/72
IRES 766987 A 3938 Vale View Ln $659,000 RES 10/30 4 4 5535 Home Savings Realty 98/98
IRES 767030 A 17820 I 25 Frontage Rd $785,000 RES 10/30 4 2 3288 RE/MAX Nexus 99/99
IRES 773251 A 3221 Snowberry Ct $799,999 RES 10/30 5 4 6200 Keller Williams 1st Realty 32/32
IRES 765647 A 3635 Vale View Ln $969,000 RES 10/30 4 6 7360 Coldwell Banker Res-Longmont 112/112
IRES 766875 A 3948 Vale View Ln $995,000 RES 10/30 4 5 6490 Wright Kingdom Longmont 99/99
IRES 764718 A 2684 Grace Way $1,100,000 RES 10/30 4 5 6696 Colorado Landmark-Boulder 120/120
IRES 769179 A 3766 Vale View Ln $1,325,000 RES 10/30 5 7 8015 Coldwell Banker Res-CanyonBlvd 74/74

Active Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
26 $14,771,685 $1,325,000 $150,000 $568,141 $480,000 124/145

 

Taking Backup Offers Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 757946 A/B 3723 Settler Ridge Dr $200,000 RES 10/30 3 2 2589 Windermere Fort Collins 191/191
IRES 775357 A/B 3592 Calico Ct $240,000 RES 10/30 3 1 1665 MB/St Vrain Realty LLC 7/7
IRES 774239 A/B 16258 Cinnamon Cir $285,000 RES 10/30 3 2 2994 Legacy Real Estate Group 21/21
IRES 773884 A/B 13582 Wrangler Way $310,000 RES 10/31 3 3 2839 RE/MAX Eagle Rock 25/25
IRES 766966 A/B 16913 Weber Way $385,000 RES 10/30 4 3 4745 RE/MAX Traditions, Inc 99/175
IRES 771747 A/B 3380 County Road 38 $525,000 RES 10/30 5 3 3964 Austin & Austin Real Estate 50/50
IRES 774389 A/B 3803 Hummingbird Ct $539,000 RES 10/30 4 4 4318 Wright Kingdom Longmont 19/19
IRES 761775 A/B 3895 Vale View Ln $699,900 RES 10/30 4 4 5748 Mimi Miller Realty 149/149

Taking Backup Offers Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
8 $3,183,900 $699,900 $200,000 $397,987 $347,500 70/79

 

Looking at these numbers, we can see that everything under the $300k mark is selling quickly and really there isn’t much on the market in that range.  For the homes under contract we have a pretty wide range of prices, which signals the market’s continuation of a strong presence.

How does this compare to recent August  sales?

2010- $594,000

2011- $1,927,255

2012- $1,370,450

2013- $3,679,050

2014- $5,461,274

2015- $2,326,100

Some pretty high numbers in 2014 can be attributable to new building going on in Liberty Ranch, but overall numbers are on an upward curve for the Mead area overall.  We have more residents, more homes and thus higher sales.  With new housing construction to start in the next couple of years I anticipate these numbers to continue to rise!

 

Spotlight on Meadowvale

Sold properties in Meadowvale for August:

Sold Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 768638 S 11705 Pleasant Hl $480,000 RES 10/31 6 6 5006 RE/MAX Northwest 13/13
METRO 2553928 S 2130 Meadow Vale Rd $515,000 RES 10/31 5 3 3530 RE/MAX NORTHWEST INC 30/30

Sold Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
2 $995,000 $515,000 $480,000 $497,500 $497,500 21/21

 

Here are the active and under contract properties on the market, for all of Meadowvale at this moment:

Active Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 775123 A 11697 Montgomery Cir $447,500 RES 10/31 5 5 4292 Berkshire Hathaway-Boulder 9/127
IRES 768818 A 11791 N Beasly Rd $479,900 RES 10/31 4 4 5462 ERA Herman Group-Ft Collins 78/78
METRO 9273934 A 11797 N Beasly Rd $500,000 RES 10/31 5 4 5874 Keller Williams Integrity Real Estate LLC 108/108
IRES 774208 A 11711 Elmer Linn Dr $544,900 RES 10/31 4 4 4992 RE/MAX Traditions, Inc 21/21
IRES 767636 A 2135 Meadowlark Pl $599,995 RES 10/31 5 5 4428 Brass Key Property Brokers 92/92
IRES 757666 A 1868 Meadow Vale Rd $699,900 RES 10/31 4 4 5918 Home Savings Realty 196/196

Active Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
6 $3,272,195 $699,900 $447,500 $545,365 $522,450 84/103

 

Taking Backup Offers Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 771784 A/B 11654 Victor Dr $450,000 RES 10/31 4 4 4592 8z Real Estate 49/49

Taking Backup Offers Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
1 $450,000 $450,000 $450,000 $450,000 $450,000 49/49

 

We haven’t seen this type of availability for a while, but it’s nice to see some things to choose from for a buyers perspective.  Meadowvale has recently not seen much activity in the listing department, and now shoppers have a few price ranges and homes to see.

How about some previous August  statistics?

2010 – $330,000

2011- $1,245,000

2012- $450,000

2013- $394,000

2014- $447,000

2015- $995,000

What does this roller coaster of a market picture tell us?  Most of these figures are 1-3 houses sold in the August time frame vs more closing in the July time frame for this neighborhood.  I would say that most people have settled on a home (that have kids) and gone back to school.   For sure, the emphasis on getting that part of life squared away is always spring!

Spotlight on Oak Meadows

Hello Oak Meadows , Here is what your August numbers looked like!

Sold Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
METRO 6819132 S 11396 Dover St $300,000 RES 10/31 4 4 2863 RE/Max of Boulder 6/6
IRES 763622 S 5696 Viewpoint Ave $314,077 RES 10/31 4 3 2808 Mtn Vista Real Estate Co., LLC 85/85
IRES 767538 S 6102 Viewpoint Ave $348,500 RES 10/31 4 4 2580 Keller Williams 1st Realty 54/54

Sold Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
3 $962,577 $348,500 $300,000 $320,859 $314,077 48/48

 

 

This looks like a small amount of sales for August,  but the inventory in this neighborhood is still moving quickly!  For a snapshot in time, we will check the available and under contract inventory as well.

Active Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 770735 A 11291 Ebony St $309,500 RES 10/31 3 3 2740 Resident Realty Westminster 59/59
IRES 773248 A 6274 Twilight Ave $328,000 RES 10/31 4 3 2708 Berkshire Hathaway-Greeley 32/32
IRES 774904 A 11485 Ebony St $369,900 RES 10/31 4 4 2888 K & O Realty 14/14
METRO 2636104 A 6277 Utica Ave $376,500 RES 10/31 4 3 4279 High Rock Real Estate 43/43

Active Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
4 $1,383,900 $376,500 $309,500 $345,975 $348,950 37/37

 

Taking Backup Offers Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 771659 A/B 11392 Daisy Ct $329,900 RES 10/31 5 4 3084 The Colorado RE Group 50/50

 

 

Historical numbers for Oak Meadows:  (Recent August numbers)

2010- $239,000

2011- $239,500

2012- $642,710

2013- $455,900

2014- $1,378,725

2015- $962,577

 

Spotlight on Mountain Shadows

This months update on Journey homes-

The central building project for Journey has come very close to being finished.  The outer ring of homes are a different series of homes they call Signature Series.  These all include granite counters, stainless appliances, wood floors, and composite decks.  They also feature views of the new lakes and the mountains in a lot of cases, or at least open space. Obviously they are a fewer amount of homes and they are available now.  Once those are sold out, the project is complete.  Pricing on those homes runs from $372k- $411k.  We are quickly coming to a close on these offerings.

 

Let’s look at August sales in the area:

Sold Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 772272 S 2758 Valley Vista $298,203 RES 10/31 3 3 2418 Mtn Vista Real Estate Co., LLC 71/71
IRES 766764 S 5851 Vinca Ave $298,295 RES 10/31 3 2 2886 Mtn Vista Real Estate Co., LLC 82/82
IRES 771963 S 5869 Vinca Ave $303,670 RES 10/31 3 2 2888 Mtn Vista Real Estate Co., LLC 64/64
IRES 772042 S 5704 Valley Vista Ave $306,100 RES 10/31 4 3 2688 Mtn Vista Real Estate Co., LLC 28/28
IRES 770350 S 5658 Viewpoint Ave $310,035 RES 10/31 4 3 2808 Mtn Vista Real Estate Co., LLC 26/26
IRES 763622 S 5696 Viewpoint Ave $314,077 RES 10/31 4 3 2808 Mtn Vista Real Estate Co., LLC 85/85
METRO 7876474 S 11369 Charles St $353,325 RES 10/31 3 2 3368 MOUNTAIN VISTA REAL ESTATE 24/24
IRES 764904 S 11369 Charles St $353,871 RES 10/31 3 2 3364 Mtn Vista Real Estate Co., LLC 84/84
IRES 773204 S 5859 Vinca Ave $371,088 RES 10/31 3 3 3080 Mtn Vista Real Estate Co., LLC 1/1
IRES 767847 S 5854 Mt Shadows Blvd $378,500 RES 10/31 4 3 4097 Zadel Realty 9/9
IRES 767098 S 11383 Charles St $411,044 RES 10/31 3 4 3624 Mtn Vista Real Estate Co., LLC 62/62

Sold Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
11 $3,698,208 $411,044 $298,203 $336,200 $314,077 48/48

 

Still a lot of new inventory was sold through the channel , as you can see.  Almost of all the sales in August  were new builds in the Mountain Shadows neighborhood!

Let’s take a look at what’s active and under contract right now:

Active Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 772408 A 11170 Cimarron St $325,000 RES 10/31 3 4 3217 Coldwell Banker Res-Longmont 42/42
METRO 2083073 A 11170 Cimarron St $325,000 RES 10/31 3 4 3217 Coldwell Banker Residential 30 42/42
IRES 775536 A 5779 Mountain Shadows Blvd $329,900 RES 10/31 4 3 2808 RE/MAX Alliance-Boulder 4/16
IRES 772847 A 5915 Mt Shadows Blvd $375,000 RES 10/31 4 3 4460 Resident Realty Westminster 36/36
IRES 771663 A 5835 Waverley Ave $386,268 RES 10/31 4 3 3174 Mtn Vista Real Estate Co., LLC 50/50
IRES 770442 A 5809 Waverley Ave $389,466 RES 10/31 4 3 3174 Mtn Vista Real Estate Co., LLC 63/63
IRES 770736 A 5773 Waverley Ave $394,479 RES 10/31 4 3 3174 Mtn Vista Real Estate Co., LLC 59/59
IRES 769412 A 5639 Waverley Ave $406,275 RES 10/31 4 3 2808 Mtn Vista Real Estate Co., LLC 72/72
IRES 771462 A 5759 Waverley Ave $406,729 RES 10/31 4 3 3442 Mtn Vista Real Estate Co., LLC 52/52
IRES 757574 A 11331 Charles Ave $406,880 RES 10/31 4 3 3444 Mtn Vista Real Estate Co., LLC 196/196
METRO 5632611 A 11331 Charles St $406,880 RES 10/31 4 3 3444 MOUNTAIN VISTA REAL ESTATE 101/101

Active Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
11 $4,151,877 $406,880 $325,000 $377,443 $389,466 65/66

 

Taking Backup Offers Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 773406 A/B 5862 Oak Meadows Blvd $315,500 RES 10/31 3 2 3214 Colorado Gold Real Estate 30/30
METRO 8206559 A/B 5797 Waverley $355,307 RES 10/31 3 2 3368 MOUNTAIN VISTA REAL ESTATE 22/22
METRO 7687993 A/B 5745 Waverley Ave $380,300 RES 10/31 3 3 2832 MOUNTAIN VISTA REAL ESTATE 77/77

Taking Backup Offers Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
3 $1,051,107 $380,300 $315,500 $350,369 $355,307 43/43

 

And here, you can see that there are still quite a few new builds to close out and the last few available for purchase.  New build homes are doing well in the entire metro area, and this area is no different!

And historical numbers in July for Mountain Shadows:

2010- $256,706

2011- $466,000

2012- $279,000

2013- $0

2014- $629,000

2015- $3,698,208

 

Spotlight on Idaho Creek

Nestled in between Longmont and Firestone the community of Idaho Creek has seen a great deal of activity in the neighborhood and prices continue to climb!

Let’s take a look at August statistics for sales for Idaho Creek

Sold Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
METRO 7463762 S 10678 Durango Pl $212,000 RES 10/31 3 2 1110 Hudson Stonegate LLC 1/1
IRES 768523 S 10660 Durango Pl $229,000 RES 10/31 3 3 1371 Equity Colorado-Front Range 54/54
IRES 768981 S 10429 Durango Pl $235,000 RES 10/31 3 2 1470 Windemere Realty Inc. 32/32
IRES 769619 S 10412 Durango Pl $235,125 RES 10/31 3 3 1544 Keller Williams-Preferred Rlty 44/44

Sold Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
4 $911,125 $235,125 $212,000 $227,781 $232,000 32/32

 

Things are moving very swiftly as people from the center of Longmont search for reasonably priced housing in the area!

And how about active listings and homes that are under contract?  (well, they are all under contract!)

Taking Backup Offers Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
IRES 774852 A/B 10689 Butte Dr $195,000 RES 10/31 3 1 1288 Shasta Realty Inc 14/14
METRO 6514623 A/B 10435 Durango Pl $225,000 RES 10/31 3 2 1470 The Berkshire Group 37/37
IRES 773135 A/B 10652 Butte Dr $229,900 RES 10/31 3 2 1500 Shasta Realty Inc 34/34
IRES 774068 A/B 10708 Butte Dr $239,900 RES 10/31 3 2 1470 Fourstar Realty & Prop. Mgmt. 23/23
IRES 771053 A/B 10441 Forester Pl $245,000 RES 10/31 3 3 1371 Group Harmony 56/56

Taking Backup Offers Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
5 $1,134,800 $245,000 $195,000 $226,960 $229,900 32/32

 

Pending Listings

MLS# Stat Address Price Type Area BD BA SqFt Listing Office DOM/CDOM
METRO 2545447 P 10704 Butte Dr $204,000 RES 10/31 3 2 1500 Walker Realty Group LLC 65/65

Pending Summary

Count Total Price High Price Low Price Avg Price Median Price ADOM/ACDOM
1 $204,000 $204,000 $204,000 $204,000 $204,000 65/65

 

And Historical numbers for the area?:

2010- $163,000

2011- $383,800

2012- $135,000

2013- $307,700

2014- $1,771,450

2015- $911,125

Wow, that’s quite the story of value increasing and activity increasing in our market that has been experiencing a great deal of pressure from more expensive areas.

Stay tuned next month for all my updates on the places we call home!

Is there something you would like to see in my report?  Tell me what interests you and I’ll find the information!  Ashley.bevan@8z.com, or call me at 303 359 0457

 

*Not all properties were listed and/or sold by 8z Real Estate. This data is based on content supplied by REcolorado, IRES, PPAR, and/or MLSListings. Content is deemed reliable but not guaranteed. Content may not reflect all real estate activity in the market.