Waterbury Property Information

2014 Year-End SM Report, Stowe, VT Real Estate Report

2014 Year-End SM Report, Stowe, VT Real Estate Report

 

Welcome to the Smith Macdonald Report, our 2014 Year-End examination of the Stowe, Lamoille and Waterbury residential and land real estate market.  This report uses market-wide data based on transactions that closed in 2014 and compares them to closings that took place during 2013.  Since closings usually occur four-to-eight weeks after a contract is signed the sales activity charted here reflects transactions that closed during and through the end of 2014, and does not include contracts signed that have not closed.

In 2014 the Stowe market continued to show steady growth from 2013, with an increase of 9% in units sold.  There were 89 total units sold in 2014, setting a record high for the past 10 years.  2014 brought about a more rounded market across all price points, with the sub $500K market leading the way with 53% of the market.  The luxury market saw significant gains, with sales finally breaking through the $2 million mark.  Given the sales were more evenly dispersed throughout the market the median and average pricing rose by 30% and 10% respectively, these shifts were mainly due to the sales above $2 million.  There were slight increases in units on the market, 18%, and months of supply, 17, which is indicative of a more stable market with positive indicators.  As we progress into 2015 with a stronger US economy we expect to see those economic trends translate into continued growth in our local market.

The Lamoille market (excluding Stowe) was stable year over year with only a 11% gain in units sold.  The luxury market, above $400K, had a 50% increase in sales in 2014, 10, compared to 5 in 2013.  Movement on this end of the market is important as it has been stalled for many years.  The Waterbury market had a slight dip of 8% in 2014 compared to 2013, but given there were only 34 units sold in 2014, we consider this to be a very stable market.

Smith Macdonald Group ranked 3rd in the state of Vermont and 194th nationally among all Coldwell Banker teams, second in sales among all brokers in Stowe and Lamoille County and top 25 in all of Vermont.  Whatever your real estate needs in the coming year, Smith Macdonald Group is the market and technology leader and we encourage you to take advantage of every resource we can offer you.
 

Click the link below to access our website and download our full Smith Macdonald Report.

2014 Year-End Smith Macdonald Report, Stowe, VT Real Estate Report

Waterbury, VT Real Estate Report | Stowe Blog

Waterbury, VT Real Estate Report

Welcome to the Smith Macdonald Report, our examination of the 1st six months of the  Waterbury, VT residential and land real estate market. This report uses market-wide data based on transactions that closed in the first six months of 2014 and compares them to closings that took place during the first six months of 2013 and to Q1 2014. Closings usually occur four-to-eight weeks after a contract is signed for that reason, the sales activity charted here reflects transactions that closed during and through the end of the 2nd Quarter, and does not include contracts signed that have not closed.

Summer is in full swing in the Waterbury-Stowe area with green stretching as far as one can see. We are quickly reminded of how wonderful summer can be in Vermont after the long winter season. Here at Coldwell Banker Carlson Real Estate we've welcomed the changing of the seasons with a change of our own, we've moved the office location to the Center Stowe Village. Our new location keeps us on Main Street, but also allows for us to invest in the Stowe area community.

Waterbury actually saw a slowdown in terms homes sold by 13%, but since it is a small market with limited options the active summer market should work to reverse this trend.

A market in transition requires expertise to navigate it properly if you are a buyer you need to be fully educated and ready to move. As a seller proper pricing and marketing remain essential, but working with an expert who can produce the best results will have the greatest impact on your bottom line.  Whatever your real estate needs, Smith Macdonald Group is the market and technology leader and we encourage you to take advantage of every resource we can offer you.

Waterbury, VT Residential Sales

While the Waterbury market did decline in sales, 13%, this was only due to two fewer sales that the 1st six months of 2013. Given Waterbury's small market size, 47 active listings, and lack of inventory below $400K, well priced homes still move quickly from the market. Since the start of the summer there have been increased showings and activity within this market and a true picture of whether the market will reverse its decline will likely be determined over the next few months.

 

Waterbury 2nd Qtr 2014 Res

Waterbury, VT Land Sales

From a land standpoint there were only 4 sales this year compared to 1 last year. Even though there was an increase in sales the median and average pricing dropped by 28% and 33% respectively. Of most significant note the months' of supply declined from 180 to 22 months, this may have the largest impact on the land market.

Waterbury 2nd Qtr 2014 land

 

Lamoille County, VT Real Estate Report | Stowe Blog

Lamoille County, VT Real Estate Report

Welcome to the Smith Macdonald Report, our examination of the 1st six months of the Lamoille County, VT residential and land real estate market. This report uses market-wide data based on transactions that closed in the first six months of 2014 and compares them to closings that took place during the first six months of 2013 and to Q1 2014. Closings usually occur four-to-eight weeks after a contract is signed for that reason, the sales activity charted here reflects transactions that closed during and through the end of the 2nd Quarter, and does not include contracts signed that have not closed.

Summer is in full swing in the Vermont with green stretching as far as one can see. We are quickly reminded of how wonderful summer can be in Vermont after the long winter season. Here at Coldwell Banker Carlson Real Estate we've welcomed the changing of the seasons with a change of our own, we've moved the office location to the Center Stowe Village. Our new location keeps us on Main Street, but also allows for us to invest in the Stowe & Lamoille County community.

Lamoille County, excluding Stowe, has remained steady with only slight growth with an 11% increase in units sold. This market continues to be driven by the sub $200K market, but is showing some signs of life above $300K in certain neighborhoods or areas.

A market in transition requires expertise to navigate it properly if you are a buyer you need to be fully educated and ready to move. As a seller proper pricing and marketing remain essential, but working with an expert who can produce the best results will have the greatest impact on your bottom line.  Whatever your real estate needs, Smith Macdonald Group is the market and technology leader and we encourage you to take advantage of every resource we can offer you.

Lamoille County Residential Sales

Lamoille County saw only slight improvements of 11% in homes sold compared to a year ago. There continues to be an oversupply of inventory, 222 homes, below $300K and a lack of increase in buyers. This dynamic will require a significant market shift either in pricing improvements or lack of inventory in markets like Stowe to break the status quo. The plus $300K price points have seen gains in sales due the lack of inventory in the lower end of the Stowe market.

Lamoille 2nd qtr 2014 Res

Lamoille County Land Sales

In terms of land sales there was no change in parcels sold compared to 2013, but there was a drop in both median and average pricing by 25% and 36% respectively. The inventory increased 14% and so did the months' of supply, both of which add downward pressure on sales prices.

Lamoille 2nd qtr 2014 Land

Q1 2014 Waterbury VT Real Estate Snapshot | Stowe Blog

Welcome to the Smith Macdonald Report, our examination of the 1st three months of the Waterbury VT residential and land real estate market. This report uses market-wide data based on transactions that closed in the first three months of 2014 and compares them to closings that took place during the first three months of 2013. Closings usually occur four-to-eight weeks after a contract is signed for that reason, the sales activity charted here reflects transactions that closed during and through the end of the 1st Quarter, and does not include contracts signed that have not closed.

Further evidence of the Waterbury residential market continuing to be a tight one was highlighted by the consistent amount of low inventory seen there.  Residential sales increased a small amount.  Although the median price increased 23%, the average slipped 28%.  Land sales in Waterbury increased slightly as well; and as seen in all other categories, inventory dropped there too - 21%.  A decrease in inventory is a trend we are watching which could eventually lead to an uptick in pricing, as has been seen in other parts of the country.  Our market, in general, usually trends behind other markets, particularly areas with larger populations and demographics.

Waterbury 1st Qtr 2014 - Main Charts

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                          Stowe VT Real Estate Analysis | 2013 Year-End Smith Macdonald Report | Stowe Blog

                          Stowe, VT Real Estate Analysis

                          Stowe, VT Real Estate Analysis, Smith Macdonald Report
                          Stowe, VT Real Estate Analysis, Smith Macdonald Report

                           

                          Welcome to the Smith Macdonald Report, our 2013 Year-End examination of the Stowe, Lamoille and Waterbury residential and land real e

                          state market.  This report uses market-wide data based on transactions that closed in 2013 and compares them to closings that took place during 2012.  Since closings usually occur four-to-eight weeks after a contract is signed the sales activity charted here reflects transactions that closed during and through the end of 2013, and does not include contracts signed that have not closed.

                          In 2013 the Stowe market saw a significant shift in total residential units sold not only year over year, a 10% increase from 2012 but more importantly a 75% increase in sales from the bottom of the market in 2009.  There were 82 total units sold in 2013, equaling a market high from 2005 and matching the largest amount of sales over a nine year period.  While the majority of price points held steady over 2013, the $500K to $1 million price point saw an increase of 42% in unit sales, helping to restore the middle ground in our market.  The increase in sales helped to push inventory down, with a 12% decrease in homes on the market compared to a year ago.  Our market is trending tow

                          ards a more balanced market in terms of supply.  The sub $500K market is where the majority of the sales continue, there is just over a seven months of supply, basically an even market.  Below $300K there is a shortage of inventory with only a four months supply.  The above $500K market has 11 months of supply of inventory, still a buyer's market.

                          The Lamoille market (excluding Stowe) had a strong year with a 36% gain in units sold, with gains in the higher-end portion of the market finally breaking through.  The majority of sales still remain below $200K.  The Waterbury market remained stable with only slight drops in median and average pricing, but a 9% increase in units sold.

                          Smith Macdonald Group ranked 4th in the state of Vermont among all Coldwell Banker teams, the only team located outside the Burlington area, second in sales among all brokers in Stowe and Lamoille County and top 25 in all of Vermont.  Whatever your real estate needs in the coming year, Smith Macdonald Group is the market and technology leader and we encourage you to take advantage of every resource we can offer you.

                          Peggy Smith                                       McKee Macdonald

                          President/Broker                             Broker

                          802.793.3566                                      802.375.5009

                          SMG@smithmacdonaldgroup.com

                           

                          2013 Mid-Year Smith Macdonald Report | Stowe Real Estate Market Analysis

                          2013 Mid-Year Smith Macdonald Report

                          Cover
                          Smith Macdonald Report

                          Welcome to the Smith Macdonald Report, our examination of the 1st six months of the Stowe, Lamoille County and Waterbury's residential and land real estate market.  This report uses market-wide data based on transactions that closed in the first six months of 2013 and compares them to closings that took place during the first six months of 2012.  Closings usually occur four-to-eight weeks after a contract is signed for that reason, the sales activity charted here reflects transactions that closed during and through the end of the 1st  & 2nd Quarters, and does not include contracts signed that have not closed.

                          As the economic recovery continues to take hold and markets around the country rebound; the Stowe market is starting to follow suit.  As many of us know the Stowe and Vermont markets tend to lag behind many of these national markets.  The market saw gains in units sold of 39% compared to the same time period in 2012.  39 total residential homes sold in the 1st six months of 2013, exceeding market high sales volume from 2007.  While the majority of the sales remain below $500K, 61%, down from 68% a year ago, the $500K to $1 million price point almost doubled from six to 11 sales, increasing its market share to 28% from 21% a year ago.  We also saw the median and average prices only slightly decline by 2% and 4% respectively. There was a slight uptick in inventory, due to seasonality and a strengthening market, of 9% from a year ago.  The more positive market indicator is the overall months of supply have decreased from 23 months to 18, equaling a 22% decline.

                          Lamoille County continued to improve in 2013 compared to 2012 with a 34% increase in residential sales volume.  It did however see a slight decrease in median and average prices, dropping 3% and 5% respectively.  Inventory in Lamoille County continues to be a concern with over 298 units available, with 221 units being priced from $300K and below.  Waterbury residential sales volume had a strong turn-around, with an increase of 67% in units sold compared to this time a year ago.  This did result in declines in median prices of 20%, but increases in average prices, 7% compared to the first six months of 2012.  Sales between $200K and $300K helped anchor the market in Waterbury, with 7 of the 35 total sales happening in this price point, thus causing the median prices to decrease.

                          The recent movement in interest rates will require further monitoring before its full affect is known.   The Smith Macdonald Group and Coldwell Banker Carlson Real Estate have started to take a different approach to positioning homes in this ever strengthening market by looking at absorption rates and odds of selling, a key factor to helping you buy or sell.  Contact us to understand how this affects your property.

                          One factor will always remain; we are your trusted real estate advisors and are ready to provide you with unmatched expertise and advice. We hope you find the Smith Macdonald Report helpful and we welcome any questions you may have regarding it.

                          Click here to access the 2013 Mid-Year report and other Smith Macdonald Report's.

                          Sincerely,

                          Peggy Smith                                                          McKee Macdonald

                          President/Broker                                                 Broker

                          802.793.3566                                                       802.375.5009

                           

                          Smith Macdonald Group of Coldwell Banker Carlson Real Estate

                          25 Main Street, PO Box 300 Stowe, VT 05672

                          Q3 2012 Smith Macdonald Report -- Analysis of the Stowe VT Area Real Estate Market

                          Stowe VT Real Estate Report

                           

                          Q3 2012 Stowe VT Real Estate Market Data

                          Welcome to the Smith Macdonald Report, our examination of the 3rd Quarter of the Stowe, Lamoille County and Waterbury's residential and land real estate market.  This report uses market-wide data based on transactions that closed in the first nine months of 2012 and compares them to closings that took place during the first nine months of 2011 and compares sales between Q2 and Q3.  Closings usually occur four-to-eight weeks after a contract is signed for that reason, the sales activity charted here reflects transactions that closed during and through the end of the 3rd Quarter, and does not include contracts signed that have not closed.

                          The Town of Stowe completed its reassessments of all properties during the 3rd Quarter, 60% of the property values in town decreased and 40% increased.  Many of the transactions that closed in Q3 were based on the prior assessment.  Due to this fact and because we are so close to the release of the reassessment, we will look to the data in Q4 and Q1 2013 to see how those transaction related to the new assessments.

                          Q3 brought about a positive shift in the market, with the number of units sold increasing by 85% compared to Q2.  This resulted in a 2% increase in units sold year to date compared to 2011 year to date.  The sub $500K price point continues to drive the market with a 67% market share, this results in bring down the median and average  price, but when comparing Q2 to Q3 we see an increase in both of these categories.  The reason for this increase is the luxury market, which saw two sales above $1 million during Q3.  Finally there continues to be a decrease in inventory market wide with a 25% drop year to date compared to the same time last year and a 7% decrease between Q2 and Q3.

                          Lamoille County kept pace seeing a 5% increase in units sold year to date compared to 2011 year to date. The market slowed the decrease in median and average prices, dropping 2% and 5% respectively, compared to 6% and 12% through Q2 2012.  Inventory in Lamoille County is still growing with an increase of 21%.  Of note, land in Lamoille County saw a drastic uptick by 143% compared to the same time a year ago.  Waterbury rebounded from a slow start to the year, with a 9% increase in units sold compared to this time a year ago.  This resulted in increases in both, median and average prices, 21% and 27% respectively compared to the first nine months of 2011.  The high-end, above $300K in Waterbury helped to fuel most of these gains.

                          The 3rd Quarter 2012 behaved more like a traditional market of years past, we will continue to analyze the market to see if this trend will hold for the future.  Regardless of the market one factor will always remain; we are ready to provide you with unmatched technology, expertise and advice.

                          Access our current Smith Macdonald Report and past Reports.

                          Sincerely,

                          Peggy Smith                                                          McKee Macdonald

                          President/Broker                                                Broker

                          802.793.3566                                                      802.375.5009

                           

                           

                          The "Values" Of A Home | Stowe Blog | Smith Macdonald Group

                          On Real Estate with McKee Macdonald

                          The "Values" of a Home

                          When it comes to real estate there is a lot of information to digest, whether you are a buyer or a seller it can be overwhelming.  Determining value is one section of the market where there is extensive information and it isn't always clear.  When we deal with value we look at many different factors to come up with a home's value, the majority of this is based on current market transactions.

                          There is another factor that helps to make up value, but it can't be gauged by numbers or comparables.  That is the emotional value of what makes your house a home.  How does this translate into useable information for you as a seller and is it something that a buyer will view as valuable to them?

                          According to the National Association of Realtors, "Homeownership boosts the educational performance of children, induces higher participation in civic and volunteering activity, improves health care outcomes, lowers crime rates and lessens welfare dependency."  These are all aspects of what makes a home important beyond the physical walls and the quantitative value.

                          Obviously the good times you've had with family and friends, the milestones you've celebrated in your home mean something to you, but does anyone else care about those experiences?  Is there something else beyond personal experiences that creates added value in your home?  What happens to you when you come home, how does it change or enhance who you are.  This is the qualitative degree of importance that isn't always easy to convey.

                          I've reached out to some homeowners in the area to get their thoughts on what makes their house a home.  Second home owner Don Hollis reflects "Our Stowe Hollow home has beautiful views in all directions, upon arrival, we 'become one with nature' - given the comprehensive mix of wildlife which complements the pond, trees, shrubs, and flowers plus the beautiful work done by Vermont carpenters and masons."  In Don's case the ability to "become one with nature" has significant importance to them and is one aspect of their home that presents added value to not only them, but others who wish to experience the same connection.

                          Andrew Volansky grew up in Stowe, and is now a full time resident in Morrisville with his wife Jen and two sons, Tucker and Jaxon.  He offers two unique perspectives as not only a local but also as an architect for the Cushman Design Group based in Stowe.  For his personal home Andrew says "One of the more intangible aspects of our home is its location within our neighborhood, we see little to no traffic and the privacy that that affords us is hard to realize until you spend a fair amount of time at our home.  Our young boys have grown up riding their bikes and scooters on the road with little fear or danger of a car passing by, the few that do are usually our neighbors.  We also find that due to the fact that our road is a loop, we get to interact with our neighbors as they walk or bike for exercise."

                          Andrew also offered up the view point of working with people who are designing and building new homes in the area, often times these people are new to the area and this is their entrance into the community.  According to Andrew "One of the more rewarding aspects of designing custom homes for my clients is the frequent site meetings that occur during construction.  Most of our clients enjoy seeing incremental progress that occurs throughout construction.  The clients often develop lasting relationships with the crews."  He goes on to say, "For the clients, they get to know the people that create their homes and it makes the experience that much more personal to them."

                          Finally I was able to speak with long time Hyde Park residents Ed Connors and Carolyn Roberts, who have lived and worked in the area for many years.  For them their home and community bring different sets of emotions & value to the surface.  "We built here over 20 years ago and have found that living in Hyde Park is vastly underrated!  We are able to live in a very rural setting with total privacy and magnificent views and still be minutes from an excellent hospital, easily accessible schools and wonderful community of arts and culture."  Additionally they mention, "The close proximity to Stowe, Smuggler's Notch and Jay Peak offer many choices in winter and summer activities."

                          As our locals have described, there is always added value within a home beyond the number.  Finding ways to convey the emotional value is always a hard task, but it's an important aspect to what makes your house a home.  Using this value along with market realities can create the right mix of quantitative and qualitative values.

                          To see this article as it was featured in the Stowe Reporter, click here.

                           

                           

                          Historic Stowe Hardware Building For Sale - Rent | Smith Macdonald Real Estate Group

                          We are pleased to be representing the Historic Stowe Hardware Building For Sale and Rent.

                          Exclusive: $1,500,00 - sale

                          Exclusive: $7,500 per month, triple net - rent

                          This building housed the Stowe hardware and tin shop from 1829 until 2011: one hundred and eight-two years of history and commerce. Restored in 1999 to reflect the character of the 1800's, this building offers almost 9000 square feet of retail and storage space. Few buildings in Stowe offer the versatility and location as this anchor at the north end of the village. There are endless possibilities where the character and history of this building could enhance businesses. Any possibility you can create there is square footage with charm. Wine bar, bookstore, coffee shop, restaurant to retail shop, ample parking, garage or shop space, use your imagination. Own a piece of Stowe's history and make your imprint on its future.

                          http://youtu.be/0hqDjGbxFqs

                           

                           

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