In order to get a true picture of the current state of the real estate market, you must break it down into smaller segments.  Looking closely at different price ranges gives a much more comprehensive and interesting view.

 Under Contract %

 <$400,000                        33%
$400,001 – $600,000       27%
$600,001 – $1,000,000   19%
>$1,000,000                     11% 

U/C % shows the current level of activity in the market.  Simply put, it’s the percentage of active homes on the market at any given time which have found a buyer.  Clearly, the lower the price the more market activity there is.

Current Inventory in Months:  (Using the past 12 months sales rate)

 <$400,000                        5.6 months
$400,001 – $600,000       6.9 months
$600,001 – $1,000,000   11.4 months
>$1,000,000                     21.7 months

 Inventory is a gauge of how long it would take to sell all homes in a given range if the past sales rate were to continue in the future and no new homes were to come on the market.  Homes below $400,000 are in a healthy range, and those above $1 million are oversupplied given the current sales rate.

 

Sales through June 30, 2012

                                              2011       2012      Change
<$400,000                       1289          1,517       18%
$400,001 – $600,000      355             355        34%
$600,001 – $1,000,000  192              279        45%
>$1,000,000                    68                93          37%

Sales were up across the board, but there is a direct correlation between the magnitude of change and the price range.  It is interesting to see that a majority of the sales in Boulder County are below $400,000.

While the majority of sales in Boulder County take place below $400,000, the most improvement in the market was seen above $400,000.  During the past few years the upper end of the market has really struggled.  This year we are seeing some good improvement!

 

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