The Florence Oregon residential inventory has increased to 478. The average asking price is $243,000 with a cumalitive Days on Market of 333. The current median asking price of $225,000.

The last 6 months of residential home sales activity have netted 123 sales at an average sale price of $193,000 and a median sales price of $165,000.

I am hoping that we are nearing the bottom of the market. The numbers of sales per month have bounced from 10-12 sales per month last year to around 20 residential sale per month over the last 6 months.

If you are considering buying or selling Florence Oregon property, now is the time to to act by contacting an experienced Florence OR real estate Broker!

Recently, I recently received an anonymous letter from a buyer that had been looking for real estate in the Florence Oregon area, and has an agent that seems to be more concerned about the seller, than their best interests. The writer wanted to change agents, but was fearful of the uncomfortable feelings that might result because Florence was a “small town”. At this stage they are ready to just look for another town on the coast to avoid an “uncomfortable” situation.

If you do not feel comfortable with your Buyer’s representative, you stand to loose a substantial sum of money due to poor representation. You have every right to find a competent Buyer’s Broker, without fear of feeling “uncomfortable”. Florence is a small town, but no one in their right mind, will blame a buyer for seeking a buyer’s broker who is in your corner. You deserve the best, and the other agent will get over it. Unfortunately, this situation, happens more frequently than most practitioners would like to admit.

While I always encourage people to work with their chosen broker, there are exceptions. This certainly sounds like one of them!

As I have predicted, the Florence, OR real estate market has seen the inventory increase to 448 residential properties, with an average asking price of $254,000 and a median asking price of $229,000.

During the last 30 days we have netted 18 sales with a median sale price of $184,000 although year to date, the median sales price is $154,000. It is apparent that many real estate practioners and sellers are not in touch with reality when it comes to pricing their homes.

Since the begining of 2009, the actual median sold price declined 26.67% from $210,000 to $154,000 today. In just 16 months, the value of seller’s homes dropped 1.67% per month or about $3500/mo on a home worth $210,000 just 16 months ago.

So why should I care if the same old self serving, “list at any price” practioners carry on the same old policies? Because our clients are real people, with real financial problems and most of them can not afford a $56,000 loss because some practitioner did not have the ambition, skill or heart to tell them the truth. In many cases, the above home is still on the market for $250,000 or more.

The good news is that there are several great Florence Oregon real estate brokers that are willing to give a seller or buyer a current CMA before listing or buying and get the job done at a fair price.

As of this post, the Florence Oregon the residential inventory has increased to 434 properties from just below 400 a few months ago. The current average asking price is $248,000 ($215,000 median) w average days on market of 350 (258 DOM median.

Historically I have posted the sales activity in the last 30 days, but am changing to a longer period of time to give an a more accurate picture of what is really happening.

For instance the last 30 days netted 20 sales at an average sales price of $219,000 ($196,000 median). The problem with doing a 30 day snapshot, is that there are wild fluctuations caused by even one rogue sale, of say $700k.

A more accurate picture is Year to Date. In this case we have sold 55 homes or about 18 homes/mo at an average sale price of $199,000 and a median sale price of $150,000.

One obscure, but encouraging statistic is that that the median sold cumulative days on market dropped to 113 days and sold within 10% of the median asking price. This tells me that some practitioners are taking time to do a CMA and are being credible enough to convince sellers that they need to price their properties correctly.

The Florence OR real estate market prices are still in delcine but there are great opportunities out their for anyone working with a knowledgeable Florence Oregon broker or Buyer’s broker!

Currently we have increased the number of residences for sale at an average price of $254,000 ($238,000 median asking price)and 357 cumalitive days on market.

During the 30 days preceeding this post, residential sales for the Florence ORegon area have increased to 23 at an average sale price of $191,000 ($142,000 median)and total days on market of 313.

I anticipate that as the sunny wheather starts to appear in the next 2 months, we will have many sellers and real estate practioners crawl out of hibernation and start inundating the market with over priced listings. I am hoping for more of an activity bump in late spring and summer but do not see market values increasing.

Because of the huge disparity between the original listing price and actual sales price, many more sellers will continue to get hurt if there property is not priced correctly as prices are still declining.

Whether you are a seller looking to sell or a buyer looking for a fair value, a knowledgeable Florence OR real estate broker is essential to getting the job done!

As of this posting we have 400 residential properties for sale at an average asking price of $264,000 ($240,000 median) with the average total days on market of 364.

During the 30 days preceeding this post, we have 20 residential sales at an average sales price of $209,000 and $159,000 median.

You will notice the vast desparity between actual median sales price versus the asking prices. This means there are many properties that have not recieved and offer and will very likely listen to a knowledgeable Florence OR buyer’s broker willing to take the time to justify the offer with a CMA (competitive market analysis)showing actual sales data.

While many of my peers are listing homes without providing a CMA to get the price right, I am taking great pains to present Sellers and Buyers with all the factual data I can. Please take a look at one of my properties that I beleive is the best Florence Or home value and compare it to the competition!

As of this posting we have 402 residential properties for sale at an average asking price of $253,000 and average days on market of 362 days.

During the 30 day period preceeding this post we have had 13 residential sales at an average sale pric eof $189,000 and a median sale price of $150,000.

There is a huge desparity between asking price and actual sales price which empahsizes the hidden values in the Florence OR market and the importance of having a knowledgeable Florence OR buyer’s broker represent you in your next Florence Oregon real estate purchase.

As of this post we have 392 residential properties on the market at an average asking price of $280,000 and a median asking price of $250,000. Average Days on Market is 365.

In the last 30 days we have had 9 residential sales at an average sale price of $161,000 and a median sale price of $147000.

If you are contemplating a purchase in Florence Oregon, excellent opportunities abound for those who are working with a knowledgable and diligent Buyer’s broker.

Save yourself time, headache and money by visiting with one of our great buyer’s agents today by contacting Windermere/Florence Real Estate.

As of this post we have 390 residential properties on the market in the Florence area at an average asking price of $294,000 with days on market being 363. The median asking price was $250,000.

In the last 30 days we have had 9 sales with an average sale price of $179,000 and a median sale price of $165,000.

As time goes on, sellers are loosing between 12-15% in value/ year. I hope that my peers renew their efforts to price property correctly based on a thourough CMA.

The pent up demand to sell, makes for perfect opportunity to buy in Florence oregon now with the aid of a knowlegable buyers broker who can advise you as to what someting is actually worth.