I’ve added a metric to my weekly peak at the foreclosure listings: The percentage or overall listings are foreclosures.

For all the months and months I’ve been tracking weekly forclosure listings in the nine residential Greensboro zip codes, I’ve never looked this number.

Well, bad on me because that number may be as telling as any other about the state of the market here in town.

For the week ending June 20, 2010, there were 14 new foreclosure listings. There were 142 listings overall, meaning 9.9% are foreclosures. This got me to wondering about the historical trend for this measure in Greensboro.

As well as I can figure, pulling data from the MLS (from whence all my listing information has always come), 9.9% is fairly middling. Actually below the 12 week average of 11.8% of weekly listings. In those 12 weeks, the highest percentage was *gag* 17% and the lowest was 6.7%.

Looking back to the same 12 weeks last year and the streams begin to cross:

You can see that there were weeks last year when the percentage of foreclosures was quite a bit lower than now. But there was a moratorium on foreclosures for a spell back then. I was surprised to see, though, that the percentage of foreclosures on a weekly basis, other than the moratorium time, hasn’t changed appreciably since I started tracking way back in early September 2008.

That was the month things started feeling pretty weird, real estate-wise around here.

I would have thought that we would have seen a steady increase over all this time. Not so. Over these nearly two years of data, the average percentage of foreclosures listed has been 11.6%. Again, these are properties listed in the Triad Multiple Listing Service (MLS). It doesn’t include properties sold on the courthouse steps or otherwise outside the MLS.

Still. It surprised me.

Oh well. Here are the rest of the numbers:

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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.

Look at that.313 closed sales in Greensboro in May. That’s the fourth month of increase in a row, and a 25% increase over May, 2009.

I know, I know. There was the Federal Home Buyer’s Tax Credit that spurred sales along. And after June 30th (or September 30th if a Senate proposal is approved), the deadline to close on existing contracts to claim the credit, there will possibly be a drop off.

So what? If the purpose of the tax credit was to get people buying houses, it worked. I’m not about to pooh-pooh the good numbers because they may not last any more than I would say Summer doesn’t count because Winter will surely return.

Better is better. And this is better. It is also 313 houses that are no longer on the market. True that until our overall inventory starts to decline, things are going to be tough for many people. But the only way to have a decrease in inventory is to have closings. Which brings us back to the good showing for May.

The average closed price was $168,440, the highest since November 2009, but 10% lower than May 2009. Prices will recover after sales pick up. That’s the way it works. The list price/closed price ratio was 96%, the same as virtually every month.

Sales were up in almost all 9 Greensboro zip codes except for 27455 which was down down by 2 and 27409 which was unchanged.

We must look at foreclosures in any discussion of real estate these days and on that front there may be some decent news. Namely, the percentage of closings that were foreclosures in May 2010 was 16%, the 6th decline in that number and down from the 23% in May 2009.

This is more hopeful data, as was last week’s Greensboro foreclosure listing numbers, that maybe (maybe, maybe) the tide is beginning to turn on this wretched chapter for the housing industry.

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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.

Regular readers of this site know that my particular method of tracking all sorts of Greensboro real estate information is by zip code. Zip code profiles help drill down that information a bit further. This is the second such profile on this site. (My profile of 27410 can be found here. And, yes, it has been a minute since I did that profile. No sense in rushing these things;)  )

BTW, this is very broad information about local real estate, as reported in the Triad MLS. For a comprehensive look at demographics for this zip code, look here.

Today’s profile is of 27406.

First, the basics:

• 27406 is located in the southeast part of Greensboro, “southwest” being defined as south of Market Street and east of Elm Street.

• The average currently listed price of single family homes is $148,178, compared to that of all Greensboro zip codes, $249,784.

• 27406 is probably the largest zip area-wise and has the seconds most listings: 458 which represents 15% of the total listings in town at this time. 27410 is still king of the hill in that area with a whopping 622.

Current Listing Data (followed by same info for al zip codes combined)

• average active listing price (all property types): $146,510 ($223,107)

• single-family: 419 (91%), 2445 (74%)
• townhouses: 29 (6%), 482 (29%)
• condominium: 10 (2%), 357 (11%)

• foreclosure: 72 (16%) 264 (8%)

• highest list price (single-family): $899,000 ($4,900,00)
• lowest list price (single-family): $12,000 ($6,000)

12 Month Sales Data

Over the last 12 months, sales in the 27406 zip have looked like this:

• total number of closings (all property types): 418 (2,855)

• average closed priced (all types, last 12 months): $121,283 ($167,604)
• average list price (all property types): $146,510 ($160,356)
• average list/closed price percentage: 96% (96%)

• single-family: 295 (59%) 2,210 (77%)
• townhouse: 132 (27%) 386 (14%)
• condominium: 70 (14%) 245 (9%)

• foreclosure: 137 (33%) 565 (20%)

• highest closed price (single-family): $366,500 ($1,200,000)
• lowest closed price (single-family): $5,000 ($5,000)

Schools

Some of the schools children who live in 27406 attend are:

• Elementary: Alamance, Archer, Foust, Frazier, Gillespie Park, Lindley, Pleasant Garden, Sedalia, Southern, Sumner, Vandalia, Washington, Wiley
• Middle: Allen, Eastern, Hairston, Jackson, Kiser, Southeast, Southern
• High: Dudley, Eastern, Grimsley, Smith, Southeast, Southern

Some 27406 Listings

For your viewing pleasure….

3731 Williams Dairy Road (MLS# 570183) $239,900

5677 Old Randleman Rd (MLS# 565355) $279,500

1107 Glynis Lane (MLS# 576949)

331 Steeple Chase (MLS# 579043)

Keep an eye on this site for updates about this zip code and others.

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.

*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

Wait. I know exactly what I’ll do. A cartwheel.

The National Association of Realtors reports that housing sales nationwide were up – way up – in April. And in Greensboro we did our share. There were 274 closings in April in Greensboro*. That’s the 4th straight month of increases, 18% more than last April and is actually the highest since – wait for it – August of 2008.

Granted, a great deal of this can surely be attributed to the Home Buyers’ Tax Credit which is now a part of our past. But thost 273 properties represent about 548 or happy folks, not including the movers, lenders, Realtors, appliance sales people, and pizza delivery people who benefit from housing sales. (It is almost obligatory that you order pizza to be delivered the at the end of a day of moving furniture. One wonders how people changes domiciles before Domino’s existed)

But there’s more to the upswing than just the raw number of sales. The average listing price and average sales price also increased, whilst the average days on market declined.

And if we look really closely, we see that in April, the percentage of closings that were foreclosures was less in 2010 (19%) than 2009 (27%). That can indicate that the sales in April were not investors look to scarf up deals but homeowners. Awesome.

Sales were up in most Greensboro zip codes, although 27405 and 27406 – those most impacted by foreclosure listings – didn’t enjoy the same lift. (Wow. Look at 27410 in 2007. Looks like it giving the finger to the rest of the graph!)

Who knows what the May sales will show us, but I’ll take four months of improvement over the alternative any day.

Now, please excuse me as I go to practice my cartwheels. If you hear sirens in town, you’ll know I need more work on them.

_________________________________________________________

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

The time seems ripe for drilling down a bit more with all this data and looking at each Greensboro zip individually. And so starts a new series on this site: Greensboro Zip Code Profile.

We’ll start with zip code 27410.

Here’s some basic 411:

• 27410 is located in the northwest part of Greensboro, “northwest” being defined as north of Market Street and west of Elm Street.
• The average currently listed price of single family homes is $321,596, compared to that of all Greensboro zip codes, $271,497.

• 27410 is not the largest zip area-wise but overwhelmingly has the most listings: 614 which represents 29% of the total listings in town at this time. The next highest today would be 27406 with 472.
• 7 of the 40 properties currently listed for at least $1,000,000 in Greensboro are in the 27410 zip code.

Current Listing Data

• average active listing price (all property types): $261,662

• single-family: 351 (57%)
• townhouses: 159 (26%)
• condominium: 104(17%)

• owner Sale: 559 (91%)
• foreclosure: 21 (3%)
• pre-foreclosure: 14 (2%)
• undisclosed: 20 (3%)

• average single-family list price: $321,596
• average townhouse list price: $180.043
  
• average condo list price: $109,930

• highest list price (single-family): $2,750,000
  
• lowest list price (single-family): $49,900

Here are some properties representative of listings in the zip:

12 Month Sales Data

Over the last 12 months, sales in the 27410 zip have looked like this:

• average closed priced (all types, last 12 months): $198,545

• total number of closings (all property types): 586
  
• average list price (all property types): $205,733
  
• average closed price ( all property types): $198,545
  
• average list/closed price percentage: 97%
  

• single-family: 295 (59%)
  
• townhouse: 132 (27%)
  
• condominium: 70 (14%)

• owner Sale: 516 (88%)
• foreclosure: 48 (8%)
• pre-foreclosure: 7 (1%)
• undisclosed: 15 (3%)

• average single-family closed price: $234,954
• average townhouse closed price: $139,228
• average condo closed price: $123,001

• highest closed price (single-family): $1,300,000
  
• lowest closed price (single-family): $50,000

Schools

Some of the schools children who live in 27410 attend are:

• elementary: Claxton, Colfax, General Greene, Guilford, Jefferson, Jesse Wharton, Morehead, Pearce, Sternberger, Summerfield,
• middle: Guilford, Kernodle, Kiser, Northern, Northwest

• high: Grimsley, Northern, Northwest, Page, Western

Some 27410 Listings

For your viewing pleasure….

607 Seven Oaks Drive, Greensboro, NC $564,500 (MLS#524770)

4007 Palazzi Way, Greensboro, NC $239,900 (MLS#525203)

12 Regal Court, Greensboro, NC, $349,900 (MLS#551313)

1938 Ray Alexander, Greensboro, NC $150,000 (MLS#553560)

Some 27410 Neighborhoods

This is just a partial list of the subdivisions found in 27410:

• Benfield
• Brandt Ridge
• Brassfield Oaks
• British Woods
• Camden Falls
• Cardinal
• Carslon Farms
• Carriage Hills
• Forest Valley
• Friendly Acres
• Green Valley
• Hamilton Lakes
• River Hills
• Starmount
• Westridge Heights
• Windsor Park
• White Horse Farms

There’s much more to say about this zip code but frankly, I’m pooped. Be looking for profiles of other zip codes as well as neighborhoods in the future.

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.

Looking over the last 6 months, the total number of listings (including ‘active’ and ‘pending’ listings) is 2996*. That’s almost exactly smack-dab in the middle of the highest number of 3091 on May 26th and the lowest of 2892 on March 31st.

And the average list price – $222,900 – is lowest it’s been in that same time period.

This is not particularly welcome news for sellers, but awesome for buyers.

There has been a slight increase in the percentage of foreclosures in these numbers. Four of the nine Greensboro zip codes had a small increase in foreclosure listings: 27405 (+3), 27406(+5), 27410 (+2) and 27455 (+2). 27403 had a reduction (-1)The rest remained the same.

The percentage of overall listings that are foreclosures increased from 189 (6%) to 200 (7%). Nearly all of that gain is in the single-family category.

An example of a listing with an asking price representative of the average is this lovely thing at 1809 Colonial Avenues:

1809 Colonial Ave, Greensboro, NC 27408 $225,000 (MLS#526828)

The average listing price of $222,900 can buy a really nice house in a very nice neighborhood. The example to the left is such a house. With 3 bedrooms and 2 baths this house is representative of the size one would might expect as an “average”.

All in all, the numbers continue to show that Greensboro is following the very general trends of most of the country but without the big ‘ouchies’ some areas are enduring. Good deals are available, nice homes are on the market and a few houses are owned by banks.

Keep watching this space to see what happens next.

And now, the rest of the graphs, please…..

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