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You are here: Home / Auctions & Deals / Napa Valley Real Estate, a Tale of Two Times Two Markets continued

Napa Valley Real Estate, a Tale of Two Times Two Markets continued

July 30, 2009 by Curtis Van Carter Leave a Comment

As I was posting this week’s “Yountville weekly real estate update“, the fact there were 32 active listings is very significant. This is the highest number of listings I have ever seen in 25 years of selling real estate here and since the previous week, the first time this number was ever in the 30+ range. In the past, this number would be normally be around 20. But since this real estate slow-down started in earnest here about 10 months, this number has been constantly creeping higher and higher. Interesting what the number for the most listings will finally be. On a good note, it is now one less for we did have one sale pending this week so far.

If you read the first part of this post, “Napa Valley Real Estate, a Tale of Two Times Two Markets“, you can probably figure out where this continuation is heading. Yes, there are two distinct markets for Napa Valley real estate. Much as it is in other parts of Califonia and the country, lower priced, reasonable valued homes are getting multiple offers, some as many as 20. Now you may get turned off by the fact this is for homes priced under $400,000 here in the Napa Valley, but that is just the fact nof life living here. The upper end is a different creature, nothing is moving and the months of inventories on the market are soaring.

To prove the point, one only need to look at the graphs below from Treadgraphix. I choose the City of Napa and American Canyon for they represent about 95% of all distressed sales. For the upper end, I looked at Yountville, St. Helena and Calistoga. It was no surprise but the months of inventory have come down steadily from January to June 2009  for Napa (8.3 to 5.5) and American Canyon (6.2 to 1.5) and varied in the extremely high range for Yountville (13 to 20+), St. Helena (15 to 74), Calistoga (9.5 to 58+) for the same time period. For Napa County as a whole, months of  inventory has also decreased steadily from 9.5 to 6.1 mainly due to the huge percentage of all sales being in Napa and American Canyon. Remember, 5-6 months of supply is considered to be a balanced market between buyers and sellers and much less or more skews the market in favor of one or the other. And yes, being there are so few sales for the higher priced homes which is 90%+ of the market place in the up Valley areas, it may take a very long time to sale your home in this market especially if it is over-priced. In faact that could be 2-3 years if things don’t change.

Just look at the graphs below and you will see how they prove the above. The graphs are all the properties listed in my MLS, BAREIS (which represents approximately 95% of all sales here) which are For Sale, Pending (have an accepted offer) and Sold in each of these cities/town (Yountville is a Town) and for the Napa Valley. YES THERE ARE DEFINITELY TWO MARKETS HERE and the moral of this story, you better price your home correctly in this market.

Napa County For Sale, Pending & Sold
Napa County For Sale, Pending & Sold
American Canyon For Sale, Pending & Sold
American Canyon For Sale, Pending & Sold
Napa For Sale, Pending & Sold
Napa For Sale, Pending & Sold
Yountville For Sale, Pending & Sold
Yountville For Sale, Pending & Sold
St. Helena For Sale, Pending & Sold
St. Helena For Sale, Pending & Sold
Calistoga For Sale, Pending & Sold
Calistoga For Sale, Pending & Sold

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Filed Under: Auctions & Deals, Calistoga, From Curtis, Napa Valley, RE Current Info, RE Values, St Helena, Yountville Tagged With: Calistoga, Curtis Van Carter, Foreclosure, napa, Napa County, Napa Valley, RE Current Info, Short Sales, St Helena, Yountville

Curtis Van Carter, has been one of Napa Valley Real Estate's most knowledgeable and experienced agents. He has been characterized by his clients for his honesty and knowledge to make a home sale or purchase as smooth as possible. If you are interested in selling or listing a home please call or EMAIL Curtis here.

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Latest Yountville Real Estate

  • $1,989,000 - 1522 Yountville Cross Road
  • $725,000 - 6600 Yount Street #34
  • $799,500 - 1986 Yountville Cross Road
  • $1,879,000 - 1906 Oak Circle
  • $3,849 - 216 Vista Court
Photo of 1522 Yountville Cross Road, Yountville, CA 94599 (MLS # 21722381)

1522 Yountville Cross Road , Yountville

  • Home size: 2,105 sq ft
  • Lot size: 43,560 sqft
  • Year built: 1960
  • 3 beds
  • 2 baths
  • $1,989,000
  • Listing provided by , Gates Estates Sotheby's International Realty
Photo of 6600 Yount Street #34, Yountville, CA 94599 (MLS # 21802160)

6600 Yount Street #34 , Yountville

  • Home size: 1,050 sq ft
  • Lot size: 871 sqft
  • Year built: 1990
  • 2 beds
  • 2 baths
  • $725,000
  • Listing provided by , Coldwell Banker B of V-Napa
Photo of 1986 Yountville Cross Road, Yountville, CA 94599 (MLS # 21807003)

1986 Yountville Cross Road , Yountville

  • Home size: 1,646 sq ft
  • Year built: 1982
  • 2 beds
  • 2 baths
  • $799,500
  • Listing provided by , Portofino Realty Advisors
Photo of 1906 Oak Circle, Yountville, CA 94599 (MLS # 21808364)

1906 Oak Circle , Yountville

  • Home size: 1,666 sq ft
  • Lot size: 6,098 sqft
  • Year built: 1982
  • 3 beds
  • 2 baths
  • $1,879,000
  • Listing provided by , Gates Estates Sotheby's International Realty
Photo of 216 Vista Court, Yountville, CA 94599 (MLS # 21809429)

216 Vista Court , Yountville

  • Home size: 1,224 sq ft
  • Lot size: 1,742 sqft
  • Year built: 1979
  • 3 beds
  • 2 baths
  • $3,849
  • Listing provided by , Pacific Union International
previous
  • Photo of 1522 Yountville Cross Road, Yountville, CA 94599 (MLS # 21722381)

    1522 Yountville Cross Road , Yountville

    Home size: 2,105 sq ft Lot size: 43,560 sqft Year built: 1960

    Listing provided by , Gates Estates Sotheby's International Realty

    3 beds 2 baths $1,989,000

  • Photo of 6600 Yount Street #34, Yountville, CA 94599 (MLS # 21802160)

    6600 Yount Street #34 , Yountville

    Home size: 1,050 sq ft Lot size: 871 sqft Year built: 1990

    Listing provided by , Coldwell Banker B of V-Napa

    2 beds 2 baths $725,000

  • Photo of 1986 Yountville Cross Road, Yountville, CA 94599 (MLS # 21807003)

    1986 Yountville Cross Road , Yountville

    Home size: 1,646 sq ft Year built: 1982

    Listing provided by , Portofino Realty Advisors

    2 beds 2 baths $799,500

  • Photo of 1906 Oak Circle, Yountville, CA 94599 (MLS # 21808364)

    1906 Oak Circle , Yountville

    Home size: 1,666 sq ft Lot size: 6,098 sqft Year built: 1982

    Listing provided by , Gates Estates Sotheby's International Realty

    3 beds 2 baths $1,879,000

  • Photo of 216 Vista Court, Yountville, CA 94599 (MLS # 21809429)

    216 Vista Court , Yountville

    Home size: 1,224 sq ft Lot size: 1,742 sqft Year built: 1979

    Listing provided by , Pacific Union International

    3 beds 2 baths $3,849

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