My cautious hopefulness last week about the teensiest indication of an improvement in Greensboro foreclosure listings was short-lived. Listings were back up to 18* this week and all zip codes except 27409 had at least one. And the 12-week rolling number shot back up as well, to 179 from 169.

The highest priced foreclosure for the week ending June 13th is $379,900 in the 27408 zip code. The lowest is $12,900in  27407.

Three zip codes continue to dominate the total listings over the last 12 weeks: 27405, 27406, 27407. Between them they account for 58% of the total foreclosures listed.

The rest of the data rolls out like so:

It’s obviously going to be a while before the backlog of foreclosures that are currently in the pipeline to work through the system before we see any appreciable improvement in these numbers.

Meh.

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If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities.

*Meh*

As has been the case almost from the beginning of this sad state of affairs,  zip codes 27405 and 27406 are carrying the lion’s share of the listings, with 19% and 24%, respectively. But 27407 is now approaching their numbers with 18% of the foreclosures.

A big change has been in the 27410 zip code. At the beginning of the year, only about 7% of total listings were located there. Now it is about 13%. It should be noted that 27410 is by far the largest zip code both geographically and in regards to the number of overall listings, so that fact that there is a growing percentage of foreclosures isn’t surprising. You can read a profile of the 27410 zip code I wrote here.

Of the new foreclosure listings last week, the 15 were (mostly) spread evenly over 6 of 9 zips.

Comparing last week with the corresponding week from last year, and 2010 has been worse in both the actual number of listings for the week and in the 12-week rolling period. Way worse:

Frankly, there will probably be new foreclosures coming on the market for some time. Even while things may start improving in the economy as a whole, the foreclosure process take weeks and months to work through the pipeline. So we won’t see properties hit the market for some time that are already headed that way.

However the numbers shake out, you can read about them here.

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities

Overall, the news about real estate has actually been more positive lately. I hesitate to type that too loudly as it may scare off the good mojo. And some of the good sales information is no doubt due to the Home Buyer’s Tax Credit that recently went the way of the VCR so we may start hearing more subdued reports regarding pending sales and mortgage applications. But there does seem to be a different atmosphere out there. I have clients who are interested in buying, even though they won’t be getting paid by the government to do so, and the wild look in many Realtors’ eyes has been turned down to a mere “freaked out” look rather than the “total panic” we’ve all gotten used to seeing.

Back to Greensboro’s foreclosures, suffice to say that there are plenty of them and the numbers continue to grow at a sickly rate every week. This is too bad because last year I was writing about how weekly listings and – to me, more illustrative of the situation – the number of listings over the previous 12 weeks was declining.

Not any more.

As a matter of fact, year over year comparisons of last week’s numbers show a decided increase in listings. And the trend shows no real indication of slowing.

The numbers:

The week ending last Sunday (May 23rd) had 19 new foreclosures listed. All but one Greensboro zip code – 27408 – had listings, with 27455 having the most at 5.

Looking at these zip codes over the last 4 weeks we see that 27405 and 27406 have had the most foreclosure listings at 15 and 17 respectively. There were no new listings in 27408 over the last four weeks.

Taking all foreclosure listings over all Greensboro zips over the last 12 weeks, it’s easy to see that see that there are still three zip codes that have been disproportionately impacted by foreclosures. 27405, 27406 and 27408 have a combined total of 114 listings over the last 12 weeks out of 186 for all zip codes. That translates to over 60% of foreclosures. On the other end of the spectrum, 27408 had 1% of foreclosures listed over the same period.

The 12-week rolling period isn’t any more cheering. The trend is up. And then up some more:

Being sufficiently depressed over all this so I decided to look at the same week last year. It didn’t make me feel any better:

I’m going to choose to believe all this activity is like when a toilet gets backed up and then a great woosh of … well, of stuff that smells exactly like these foreclosure numbers….goes flying through the pipes all at once.

Enough of my poetic writing. I’m off to make some showing appointments. That’s good news, right?

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities

There were 17 properties listed during the time period. And while 6 of the 9 Greensboro residential zip codes had listings, 27405 and 27406 are still the two with the lion’s share of foreclosures. There were 3 and 6 listings in those zips, respectively. Over the last 4 weeks, those zips have had 38 of the 68 foreclosures listed (56%) and 80 of 157 of foreclosures listed over the last 12 weeks (57%).

The rolling 12-week numbers are still ugly as well. There have been 157 foreclosures listed between 8/10 and 11/1. That’s just wrong.

The list prices for the foreclosure last week are:

• highest: $249,900
• lowest $22,900
• average: $116,082
• median: $104,900

Over the last 12 months those numbers look like this:

• highest: $674,900
• lowest $8,000
• average: $89,900
• median: $70,200

Below are a few foreclosures available. And if you are thinking of buying one, it would be better to please go along and do it, and decrease the surplus population.

Sorry. Just preparing to get my “Christmas Carol” on.

2530 W. Woodlyn Way, Greensboro, NC 27407 $154,900 (MLS 553989)

2627 Stratford Drive, Greensboro, NC $99,900 (MLS 558067)

1608 Stokes, Greensboro, NC $29,500 (MLS 561085)

As always, whether the news is good or bad, you’ll see it here.

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities

Along with the gray skies are the latest foreclosure listing numbers for Greensboro. The last few weeks haven’t been great. The week ending 10/11/09 had 21 new foreclosure listings*. That’s the highest weekly number in 2009.

Gray, indeed.

The most recent listings are spread over nearly all the nine residential Greensboro zip codes with only 27409 and 27455 having none. And, again, 27405 and 27406 are the most impacted zip codes, with 8 and 4 new listings, respectively.

Why the uptick in foreclosure listings lately? There are surely several reasons, many of which are beyond me. But in discussing this with a colleague, Leslie Wales-Hecht, a couple of days ago, she pointed out that over the last several months there have been a good many sellers, along with their lenders, trying to stave off foreclosure by going the ‘short sale’ route.

Short sales, she pointed out, are the last stop before foreclosure. And since the short sale process is a long and complicated one, the number of foreclosure listings may be have simply been delayed while the short sale attempts were made. Leslie should know as she is actually a certified Short Sale Specialist and has been up to he pretty eyes in short sales for some time.

For those properties where short sale terms were not able to be worked out the inevitable was merely put off.

Makes sense to me.

Whatever the reason, it will be a delight to report on this site when the numbers start shriveling up and blowing away. Stay tuned for that.

In the meantime, some details:

The prices for the the week’s foreclosures range from $15,900 to $329,900. 18 of the 21 are under $100,000 and 14 are under $75,000. Three of the listings are already under contract. Look below for a few listings representative of what is available in the foreclosure market in Greensboro as of today.

1207 Arlington Street, Greensboro, NC $19,900 (MLS#556629)

2627 Stratford Dr, Greensboro, NC $99,900 (MLS#55067)

4200 Peppervine Trail, Greensboro, NC $229,900 (MLS#530680)

As always, whether the news is good or bad, you’ll see it here.

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities

Too soon to say there’s a trend, but we’ll take it.

Those 7 foreclosures are located in 4 zip codes of Greensboro:

• 27401 – 2 listings
• 27405 – 2 listings
• 27406 – 2 listings
• 27410 – 1 listing

All but one are single-family houses, 1 being a townhouse.

Some data of note: the list price range for the houses is substantially narrower – and lower – than for any week since May.

• highest list price - $89,900
• lowest list price – $24,900
• average list price – $54,314
• median list price – $44,900

AND, for the first time in a goodly while, the number of foreclosure listings over a 12-week rolling period declined. We’ve been on an upward tick for this measure since June. So, again, good news.

The zip codes most impacted by foreclosures continue to be 27405 and 27406, which account for fully 50% (64) of the total number of foreclosures listed (128) in the last 12 weeks

Below are the requisite charts and graphs, but first here are a couple of properties that represent some of the foreclosures available in Greensboro right now:

2400 Peppervine Trail, Greensboro, NC 27455 $239,900 (MLS#530680)

2000 S. Benbow, Greensboro, NC 27406 $33,500 (MLS#525347)

As always, whether the news is good or bad, you’ll see it here.

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities

The deets:

• High Price: $134,900
• Low Price: $24,900
• Average Price: $84,400
• Median Price: $89,800

Foreclosure listed at 3725 Sherbourne, Greensboro, NC $89,800 (MLS#554387)

Here is an example of a listing that is priced smack at the median price of $89,800. Click on it to see more details and photos. This will give an idea of what can be had in the foreclosure market in Greensboro.

Again, zip code 27406 was most impacted, with 3 new listings. Of the foreclosures listed in the last 12 weeks, 42 have been in the 27406 zip code. This represents 32% of the 129 listed overall in Greensboro during that time. The closet to that number is in both the 27405 and 27410 zips, with 20 (15.5%) each.

Of the 11 listings, breakdown by type is:

• Single-family: 7
• Townhouse: 2
• Condominium: 2

For the pictorially fixated, here’s your weekly hit:

As always, whether the news is good or bad, you’ll see it here.

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities

For the week ending 8/23/09:

• new foreclosure listings: 13
• highest list price: $425,000
• lowest list price: $45,000
• average list price: $162,907
• median list price: $119,900

The 13 new listings means a return to the double-digits after only one week – last week – where there were fewer than 10 (7).  The average, median and highest prices are also appreciably more than previously. As a matter of fact, the average list price of $162,907 is the highest weekly average by far since I’ve been keeping track.

Oy.

The listings are spread judiciously across almost all zip codes. Only 27401 and 27408 had no new listings for the week. The rest are as follows:

• 27403: 1
• 27405: 2
• 27406: 3
• 27407: 1
• 27409: 1
• 27410: 3
• 27455: 2

The distribution of listings over the last 4 weeks is still heaviest in the 27406 zip code with 27410 increasing its numbers with 17 and 10 new listings respectively.

Perhaps the most unpleasant piece of this is that the rolling 12-week number has increased – again. This is the 10th week with out a decline in that number. I don’t know about you, but I find this really irritating.

There isn’t a great deal to be done with this except move on and hope for better numbers next week.

In the meantime, think I’ll duck into a dark movie theater and let myself be diverted by something less disturbing than these numbers. Or by seeing cavemen chow down on a mastodon.

As always, whether the news is good or bad, you’ll see it here.

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities

Excellent.

The 12-week rolling period saw another uptick, which is a bummer. The 128 properties listed in the period between 5/25 and 8/16 is lower than 154 listed in the 12-week period that ended 2/22/09 but higher than 88 for the period ended 5/31.

*shrug*

It is what it is.

Some details:

• prices: highest $234,00; lowest $36,900
• type: 5 single family; 2 townhouses
• zip codes: 2 (27405); 3 (27407); 2 (27410)

Do I have to draw you a picture? Actually, I’ll just show you some graphs:

As always, whether the news is good or bad, you’ll see it here.

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities

The number of properties listed as foreclosures over the 12-week period ending 8/9/09 is 121. Last week that number was 122, 119 before that, 117 before that, and so on.

All of these numbers are higher than the Spring when there were fewer weekly listings and fewer cumulative listings. Perhaps we’ll be glad that flat is better than worse.

So glad we shall be.

This week I’m adding a new measure to the stats: list price. I hadn’t been tracking it previously because, well, because I hadn’t thought to do so. But below you’ll see a graph of the weekly median list price of foreclosures in Greensboro. And you’ll remember from high school that the median is not the average but rather the number at which half the prices are lower and half are higher. (If you don’t remember that, then you are probably the median person of all those who memorized the definition. Half of us didn’t remember either.)

Let me save you some eye strain:

The weekly median price of foreclosures in Greensboro has ranged from $44,900 to $149,900. The ‘average’ median – and my apologies to statisticians if there is no such thing – has been $75,373.

For the week ending 8/9/09, the list price numbers were:

• Median – $87,400
• Average - $92,360
• High - $150,000
• Low - $40,100

For those of you who wonder about such things, the list price numbers (based on weekly stats) show us that, since the week that ended 9/14/08 have been:

• Median – $75,373
• Average - $91,408
• High - $674,900 <-still available
  
• Low - $8,000 <-not

As for the rest of the data, here you go:

As always, whether the news is good or bad, you’ll see it here.

_________________________________________________________

If you have questions, comments or a good joke to share shoot me an email.  I’m a full time Realtor®, I love what I do and would be thrilled to hear from you.

* All data from Triad Multiple Listing Service (MLS) and is only as good as the information entered, which is done by humans, who make errors. The information is only for those residential zip codes for Greensboro and does not include the surrounding communities