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BillSilver.com

In-depth reports on the Cape Cod real estate market.

Arrows

Cape Real Homes

Cape RE VS Dow

Cape Real Tours

Charts

Data

Introduction

Price

Sales

Water

Bill Silver
Cape Cod Associates

                         Description                          

Description This is the home of Cape Real Reports – in-depth video reports on the Cape Cod real estate market.

Several reports are now available on Cape Real Reports.com. Over the next few months all the reports listed here will be available. Over time, additional reports will be posted.
Here's a preview of ALL the reports:

There are some BACKGROUND reports that you should watch. They will help you better understand and enjoy the market reports. In a perfect world, you would watch these background reports before you watch the market reports.

Data: tells you where the data comes from and what data is NOT included. It also has an interesting chart on the distribution of property types on Cape Cod.

Values: explains WHY I am doing these reports. And it discusses the key values, principles, and people that guide me in preparing these reports. I know, it sounds too much like theory, but I highly recommend that you watch this report.

Charts: is really a mini-tutorial on how to read the charts that are presented in almost every report. The charts present a picture of the historical market trends—and help in formulating Cape Cod real estate market forecasts.

The MARKET reports include:

Arrows: Presents a market forecast – where the Cape Cod real estate market is likely to go in the next 6-12 months. It presents two forecasts: one for PRICE and one for Number of Sales. For each forecast it summarizes the key Cape Cod real estate market indicators that are relevant to Price or Sales. The reports themselves present details about each of these market indicators.

Price: shows median sold prices. It shows the rise in Cape Cod real estate prices during the boom years of sub-prime lending – and then the bursting of the real estate bubble followed by a steady decrease in Cape Cod real estate prices. It concludes with a summary forecast for Price.

Price per Square Foot: shows a different way to look at house prices – and probably a more accurate way. Median price may go up or down without the market actually going up or down—but NOT Price per Square Foot. See the next item.

House Sizes: tracks the size (Square Feet of living space) for sold houses. It also introduces the concept of normal variation vs. special variation. This is important because if you just look at price you can be misled as to what the market is actually doing. The median price may go UP or DOWN for a time period without the market actually going UP or DOWN. This happens when the SIZE of the houses sold during that period is unusually LARGE or SMALL.

Price Reductions: tracks the number of price reductions per year – quarter – month. It relates the number of price reductions to the actual Cape Cod real estate prices. I believe that before prices truly start to go UP again that the number of Price Reductions has to go down significantly. And at this time Price Reductions are at least 2-3 times higher than required to see prices really rise.

Sales: reports on the number of sales of Cape Cod real estate. It shows the decline in sales since the real estate bubble burst on Cape Cod. It shows that Price and Sales often do not go in the same direction at the same time.

Sales Volume: tracks the dollar value of sales. This allows us to combine the number of sales with the sold prices.

Inventory: shows the total inventory of houses for sale on Cape Cod. This indicator is extracted from Cape MLS early on the first day of every month.

New Listings: shows the number of new listings. It also analyses the seasonal cycle for when sellers put their house on the market.

OFF the Market: tracks both Expired and Withdrawn listings. It shows that there is a pent-up demand by sellers to put their house on the market again.

Seasonal Sales Cycle: looks at the cyclical nature of Cape Cod real estate activity throughout the year – and it highlights ONE year that was totally out of whack.

Water – Water – Water: groups the Cape real estate market into four market segments based on proximity to water. It shows the median prices for each market segment since 1999. It also shows the distribution of these four market segments by # sold and by Volume (total number of sold dollars).

Cape Real Estate vs. the DOW: compares investments in Cape Cod real estate to an investment in the Dow Jones Index. It shows that buying Cape Cod real estate can be a very smart investment. It also shows how the comparative results between these two types of investments depends upon what time period you measure.

Time on Market: looks at the two industry standard ways of tracking time on market – DAYS on Market and Absorption Rate. It shows that both of these metrics are seriously flawed.

First 100: is a special report that’s never been seen before – because it’s so hard to produce. It gives a much more realistic look at Time on Market. And it provides pricing information that every seller should know. It also introduces my proprietary List Price Positioning Chart—a one-page chart that summarizes dozens of pages of competitive market analysis—and that every seller GETS right away.

List Price Ratio: shows the Sold Price / List Price ratios for both the Final List Price and the Original List Price. It then tracks the difference between these two ratios—which seems to have a high correlation with the results of real estate market prices. It also introduces a unique Offer Odds Calculator that is based on these ratios. This Tool helps buyers understand the probability that their offer will be accepted – and help sellers understand the probability that they will get a certain offer.

Tax Assessment Ratio: shows the Sold Price / Total Tax Assessment Price ratio. It shows the historical downward trend in this ratio from almost 150% down to 90%.

Special Reports: will comment on special events relevant to the Cape Cod real estate market. This might include current events or media articles or important monthly results. And, as time allows, and clients request, I may create some special reports focused on specific towns -- or specific property types -- or specific data..

Update Reports: I will update all the standard reports at the beginning of each quarter – or year as appropriate.

© Bill Silver - Cape Cod Associates Real Estate
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