It’s a West Vancouver community real estate snapshot kind of day.

This snapshot reflects the periods from September 28 to October 27, 2011 and October 27 to November 27, 2011.

West Vancouver Total Listings

West Vancouver’s total listing count dropped from Sept/Oct’s 540 to Oct/Nov’s 491 – a typical drop for this time of the year.

West Vancouver’s Sold Homes

As with other things that change during the fall/winter season the number of sales in Sept/Oct totaled 89 whereas Oct/Nov dropped to 43 for the period.

Expired, Days on Market

• The Sept/Oct expired listing mandates recorded 38. It followed sales with a reduction to 35 in the Oct/Nov period.
• Selling a home ine Sept/Oct took 40 days. This extended to 54 in Oct/Nov.

West Vancouver Homes Average and Median Prices

• In Sept/Oct West Vancouver home’s Average Ask price was $2,348,197. The Average Ask price dropped to Oct/Nov’s $2,330,409.
• The Median Ask price in Sept/Oct was $1,898,000. The Median Ask increased a little to Oct/Nov’s $1,980,000.
• The Average Sold price in the Sept/Oct was $2,247,235. In Oct/Nov the Average Sold slacked off to register $2,220,279.
• The Median Sold price in Sept/Oct was $1,815,000 increasing to a Median Sold price of $1,900,000 in Oct/Nov.

Thoughts

It’s hard to evaluate whether it is the weather, the market’s seasonal change or the race to fix the global financial problems that affect our markets. Sales are down – that much is obvious and yet the median numbers are suggesting a touch of strength. Granted, the scope of the numbers will probably have a lot to do with this snapshot’s resonance but it remains curious if in fact we will end up in the ditch when November’s upcoming locked down numbers from the Vancouver Real Estate Board show us just how deep we are in the ditch.

Photo Courtesy the CBC

This Halloween, expect treats to be emptied from your bag of goodies if you knock on doors dressed as a Vancouver Realtor®.

West Vancouver Realtors® as thanks for their efforts may find themselves receiving hand made ‘finger’ canapés – a unique specialty item simply not find in tonie Park Royal bakeries.

As with previous snapshots West Vancouver’s extends for the periods that cover August 24 to September 24 2011 and September 24, to October 24, 2011.

Total Listings

This Halloween, it is doubtful that a Headless Horsemen will roll pumpkins down Taylor Way to champion an Ichabodidan disappearance of listings. Faint hope it is as we see total listing count in West Vancouver’s Aug/Sept period recording 573 units followed by Sept/Oct’s tally of 567.

Expired, Days on Market

• Eager to practice their spells, in Sept/Oct naughty spirits placed their ‘It Didn’t Sell Spell’ on 39 West Vancouver home sellers. The longer days of Aug/Sept presumably kept the spirits at bay as there were only 32 expired listing mandates.
• It seems that arriving Ghosts frightened a few home sellers to take action as the number of days some West Vancouver homes were on the market reduced from Aug/Sept’s 50 to Sept/Oct’s 32.

Sales

Fewer than carved pumpkins this season, sales dropped from Aug/Sept’s 70 to Sept/Oct’s 57. Somewhere on the hill there are 13 Realtors® who are missing toes and fingers equal to a bakers dozen of special Halloween party treats.

West Vancouver Detached Home Average and Median Prices

• Aug/Sept’s Average Ask price was $2,384,427. Sept/Oct fought the fright with a small decrease to $2,340,411.
• The Median Ask price in Aug/Sept $1,899,000. The Median Ask seemingly more susceptible to the grind of squeaky doors declined to 1,775,000 in Sept/Oct.
• This snapshot’s Average Sold price in the Aug/Sept recorded $2,251,693. In Sept/Oct Average Sold prices edged up to $2,257,411.
• The Median Sold price recorded in Aug/Sept was $1,862,500. There was a trickle of green oozing from the Median Sold price as it declined to $1,758,000 in Sept/Oct.

Getting Outta Here

Today’s Ichabod Crane, may take short comfort as he looks back at the sleepy hollow of West Vancouver from the vantage of Stanley Park‘s Prospect Point. Comfortable in distance, he feels safe until he hears that clippy-clop sound. Is it the sound of a horseman’s real estate market hooves on bridge deck or thumping bull rushes on a log?

As with Disney’s story, we must watch and wait for the story to end.

*Image Credit
**Image Credit

Legend of Sleepy Hollow – Courtesy of Disney, All Rights Reserved – part 5 of an episode of the “Disneyland” TV series that originally aired on October 26th, 1955.

To be parallel means that two things face the same direction, never converge or diverge and remain equidistant at all points.

Although the communities of North and West Vancouver are sometimes referred in parallel as the ‘north shore’, West Vancouver’s real estate market compared to that of North Vancouver is anything but parallel.

This checkup of West Vancouver detached homes extends for the period that starts on July 24, 2011 and extends to September 23, 2011.

Total Listings

A quick glance at the Total Listings in Jul/Aug 569 units and 556 in Aug/Sept leave an impression that this segment of the market almost parallels those numbers recorded for North Vancouver.

Sales

As well, the volume of sold homes – Jul/Aug’s 68 and Aug/Sept’s 53 equally lend appearance to a ‘parallel-ness’ with North Vancouver.

Expired, Days on Market

The mirage continues with -

• Jul/Aug’s total for expired listing mandates recording 30 units with an increase to 32 in Aug/Sept.
• Additionally, the average number of days on the market mimicked North Vancouver as Jul/Aug recorded 40 and Aug/Sept recorded 54.

West Vancouver Detached Home Average and Median Prices

• Jul/Aug’s Average Ask price was $2,825,588. Aug/Sept saw this decrease to $2,402,356.
• The Median Ask price in Jul/Aug $2,289,000. The Median Ask also decreased recording a total of $2,049,000 in Aug/Sept.
• The Average Sold price in the Jul/Aug was $2,679,142. Average Sold prices decreased to $2,269,292 in the Aug/Sept period.

• The Median Sold price recorded in Jul/Aug was $2,140,000. Matching the decline of the Average Sold price the Median Sold decreased to $1,950,000 in Aug/Sept.

Optical Illusion

The discrepancies in West Vancouver’s listing inventory, number of sales, expired, and days on the market all seem in degree to parallel those of North Vancouver. Yet, in the West Vancouver market these equidistant points quickly converge in both the Average/Median Ask and Sold prices leaving this West Vancouver community checkup more than just an optical illusion.

*Image Credit
**Image Credit

West Vancouver as always is that wondrous mountain side place where most homes are built on solid rock. It’s real estate market however, might be on a geological fault.

This West Vancouver snapshot covers two periods from June 30, 2011 to July 29, 2011 and July 30, to August 29,2011.

Total Listings

Contrary to the general increase in listings, West Van’s total Listings experienced a slight shift in terra firma as Jun/Jul’s 584 listing dropped to Jul/Aug’s 523.

West Vancouver Homes that Sold

Sales seemed to find a crack in the earth as half of Jun/Jul’s 93 solds disappeared leaving Jul/Aug with 440.

Expired, Reductions, Increases, Days on Market

• Expired listing mandates also dropped from Jun/Jul’s 37 to Jul/Aug’s 25.
• Some sellers may have felt a trembler as the time it took to sell a home increased from Jun/Jul’s 32 to Jul/Aug’s 49.

West Vancouver Homes Average and Median Prices

• West Vancouver’s detached Average Ask price in Jun/Jul was $2,316,419. The average heaved upward to $3,050,340 in Jul/Aug.
• The Median Ask price in Jun/Jul was $2,098,000 and in parallel also shot upward to $2,269,000 in Jul/Aug.
• The Average Sold price in the Jun/Jul was $2,217,462. Sold prices opened a rift that rose above the previous month as it settled in the Jul/Aug period at $2,868,170.
• This snapshot’s Median Sold price in Jun/Jul recorded $1,999,000. The Jul/Aug period saw that number slip up to $2,065,000.

After Shocks

Understanding why the earth moves is a science pursued by many. Understanding the movements of the West Vancouver real estate market is considered by fewer individuals. It is presupposed that none are notable as scientists.

The numbers presented in these two periods inclines one to visualize the West Vancouver real estate market sitting on a fault zone that is in the process of diverging.

As non scientists should we be influenced by these recorded event combinations of lower sales volume, higher sales prices and extended marketing periods and presume that they are pointing to an epicenter from which will emanate future real estate market after shocks?

This is the 5th of the seven community snapshot series. This snapshot checks the pulse of the West Vancouver’s detached homes.

Only a few days remain in 2010. Questions and predictions about the future of Vancouver’s real estate market now appear as we look back for clues to serve as indicators of what lies ahead. If these community snapshots are the harbingers of things to come West Vancouver’s real estate market will continue to present endless possiblities.

This West Vancouver snapshot covers two periods that include October 26, 2010 to November 26, 2010 and November 26 to December 26, 2010.

Total Listings

Total Listings dropped from Oct/Nov’s 428 to Nov/Dec’s 379.

West Vancouver Homes that Sold

Matching other communities, sales volume dropped by more than half from Oct/Nov’s 75 to Nov/Dec’s 30.

Expired, Reductions, Increases, Days on Market

Vancouver Ski Club jump, Hollyburn Ridge, March 29, 1936

• Expired listing mandates slowed from Oct/Nov’s 49 to Nov/Dec’s 45.
• Price reductions maintained it’s pace recording 122 price adjustments in Oct/Nov and 107 in Nov/Dec.
• There were 5 price increases in Oct/Nov and 7 in Nov/Dec.
• The number of days it took to sell a home receded from Oct/Nov’s 86 to Nov/Dec’s 80.

West Vancouver Homes Average and Median Prices

• West Vancouver’s detached Average Ask price in Oct/Nov was $1,950,453. This increased to $2,027,800 in Nov/Dec.
• The Median Ask price in Oct/Nov was $1,498,000 and also increased to $1,874,833 in Nov/Dec.
• The Average Sold price in the Oct/Nov was $1,822,418. Sold prices increased in Nov/Dec to $1,874,833.
• The snapshot Median Sold price in Oct/Nov recorded $1,455,000. In Nov/Dec the Median Sold jumped up to $1,606,500.

Stocking Stuffers

A few sellers in West Vancouver may be up on Hollyridge jumping for joy since they found their sale price stockings stuffed with good news in the Nov/Dec period. The remainder, left they are to pack down high priced snow in anticipation of their turn to catch some of January’s real estate market air.

Catching Up

Watch for the end of this month’s series tomorrow as we look at the East and West Side of Vancouver.

December is fast approaching. We are now at the 5th of the seven day series and it is on this day where we check the pulse of the West Vancouver detached real estate market.

Waiting for the month end numbers we wonder what is in store. Will it be continuance of high end properties continuing to sell only to skew average prices or, will we see a rebound prompted by sales that currently, seem to be improving on a daily basis? Until November’s numbers are locked down the outcome remains your guess. However, if the snapshot of West Vancouver provided by this Vancouver real estate agent prove correct, there is indication that West Vancouver’s month end numbers won’t be pretty.

During the two periods September 24 to October 23, 2010 and October 24 to November 23, 2010 detached properties in the West Vancouver community recorded these results.

Listings

Total Listings dropped from Sept/Oct’s 507 to Oct/Nov’s 502.

Sales

Sales dropped by 3 units from Sept/Oct’s 55 to Oct/Nov’s 52.

Expired, Reductions, Increases, Days on Market

Feeding Bear on Hollyburn – 1928

• Expired listing mandates slowed from Oct/Nov’s 48 to Sept/Oct’s 46.
• Price reductions in Sept/Oct 147. This increased to 151 in Oct/Nov – a possible explanation being that other seller’s are realizing the market change is on and are adjusting their marketing strategy.
• There were 6 price increases in Sept/Oct. This slowed to 4 in Oct/Nov.
• The number of days to sell a home stretched from Sept/Oct’s 72 to 91 in Oct/Nov.

Average and Median Prices

• West Vancouver’s detached Average Ask price in Sept/Oct was $2,316,525. The Average Asking price decreased Oct/Nov $1,987,182.
• The Median Ask price in Sept/Oct was $1,700,000 decreasing to $1,498,500 in Oct/Nov.
• The Average Sold price in the Sept/Oct was $2,147,414. In Oct/Nov the average sold price took a spilled down to $1,862,225.
• The snapshot Median Sold price in Sept/Oct recorded $1,635,000. In Sept/Oct the Median Sold tumbled to $1,475,000.

Thoughts

Total listing held, sold units were about even, expired numbers held, price reductions were almost par, days on market increased – the remaining factor – price, has dropped.

While feeding bears can be exciting many will tell you it is not wise. Similarly, if by way of reciprocation you anticipate the bruin to offer a predictive thought on the state of the West Vancouver home market it surely will include the word down.

October 2010 is quickly coming to a close. It’s end will be marked by Halloween, a night of tricks or treats.

One can look back on 2010 and will find that the Vancouver real estate market much like Halloween, was a year full of tricks and treats.

As we await the month end numbers we wonder what is in store. Till then we find ourselves content with a snapshot of the West Vancouver community’s detached market.

During the two periods Aug 26/10 to Sept 25/10 and Sept 25/10 to Oct 25/10, detached properties in the West Vancouver community recorede these results.

Listings

Total Listings increased from Aug/Sept’s 554 to Sept/Oct 572.

Sales

Sales increased as well from Aug/Sept’s 38 to Sept/Oct’s 58.

Expired, Reductions, Increases, Days on Market

Ambleside Wharf – 1912

• Listing mandates decreased from 48 in Aug/Sept to 46 in Sept/Oct.
• Price reductions in Aug/Sept were 171. They had a marginal increase to 180 in Sept/Oct.
• There were 6 price increases in Aug/Sept dropping by one to 5 in Sept/Oct.
• The number of days to sell a increased from Aug/Sept’s 70 to Sept/Oct’s 73.

Average and Median Prices

• Aug/Sept’s Average Ask price was $2,345,944. The Average Asking price increased in Sept/Oct to $2,434,822.
• The Median Ask price in Aug/Sept was $1,699,500. This decreased to $1,654,500 in Sept/Oct.
• The Average Sold price in the Aug/Sept was $2,184,368. In Sept/Oct the average sold price increased to $2,198,856.
• The Median Sold price in Aug/Sept was $1,525,000. In Sept/Oct the Median Sold increased to $1,587,500.

This is the fifth of seven installments where we visit seven communities forming part of the Vancouver Real Estate market. The seven communities that are reviewed include Coquitlam, Burnaby, Vancouver East, Vancouver West, North Vancouver, West Vancouver and Richmond.

Today’s review is the West Vancouver detached real estate market.

During the two periods July 26, 2010 to August 25, 2010 and August 26, 2010 to September 25, 2010, detached properties in the West Vancouver community had these results.

Listings

Total Listings decreased from Jul/Aug’s 582 to Aug/Sept’s 581.

Sales

Sales were stagnant with Jul/Aug registering 40 to and Aug/Sept 39.

Expired, Reductions, Increases, Days on Market

Lions Gate Two Towers Up 1938 CVA 265-51

• Listing mandates that expired were even in both periods at 41.
• Price reductions in Jul/Aug were 169. They had a marginal increase to 171 in Aug/Sept.
• There were 5 price increases in Jul/Aug and 4 in Aug/Sept.
• Like the sales the number of days it took to sell a home didn’t change much. It took 83 days to sell a home in Jul/Aug and 84 in Aug/Sept.

Average and Median Prices

• Jul/Aug’s Average Ask price was $2,187,260. The Average Asking price increased in Aug/Sept to $2,493,764.
• The Median Ask price in Jul/Aug was $1,689,000. This increased to $1,738,000 in Aug/Sept.
• The Average Sold price in the Jul/Aug’s was $2,063,362. In Aug/Sept this increased to $2,256,820.
• The Median Sold price in Jul/Aug’s was $1,605,000. In Aug/Sept the Median Sold increased to $1,650,000.

Questions

It is strange to see Total Listings, Sales, Price Reductions and Days on Market at a stand still while prices rise.

What is this telling you?

In this 7 day series we will visit seven communities that comprise the Vancouver Real Estate market. We will visit the markets of Coquitlam, Burnaby, Vancouver East, Vancouver West, North Vancouver, West Vancouver and Richmond.

Counting down – on day 7 we looked at Coquitlam, on day 6 we visited Burnaby, on day 5 we visited Richmond, on day 4 it was North Vancouver. Today, the third day before the end of the August we visit the West Vancouver detached market.

During the two periods June 25, 2010 to July 24, 2010 and July 25, 2010 to August 24, 2010, detached properties in the West Vancouver neighbourhoods had the following results.

Listings

Total Listings decreased from June/July’s 598 to July/Aug’s 579.

Sales

As in other areas sales took a hit. They are down from June/July’s 52 to 26 in July/Aug.

Expired, Reductions, Increases, Days on Market

Logging Flume Hollyburn Ridge – 1923 Photo Credit: Rupert Harrison Collection

• June/July had 32 listing mandates expire increasing to 39 in July/Aug.
• Price reductions in June/July were 184 decreasing to 175 in July/Aug.
• There were 10 price increases in June/July and 7 in July/August.
• This is ugly – it took 74 days to sell a house in July/August up from June/July’s 53.

Average and Median Prices

• June/July’s Average Ask price was $1,870,323. The average increased in July/Aug rising to $2,004,865.
• The Median Ask price in June/July was $1,391,500 and increased to $1,635,000 in July/Aug.
• The Average Sold price in the June/July was $1,730,130. In July/Aug this increased to $1,869,903.
• The Median Sold price in June/July was $1,337,500. In July/Aug the median sold price increased to $1,517,500.

Looking Ahead

At 74 days on the market, West Vancouver’s sellers are waiting a long time to find a buyer. Based on these Snapshot average and median prices, it was worth it.

Tomorrow we’ll cross over the Iron Workers bridge and head to Vancouver East.

Two days remain in July. This is the fourth installment of six posts where we continue to seek a sense of the market segments in Vancouver’s real estate prior to month end accounting.

Each day the series has traveled around Vancouver to explore the major areas including West Vancouver, Burnaby combined with its North,South,and East subareas, North Vancouver, Vancouver East and Vancouver West. Our exploration centers on detached homes and their market performance during the following 30 day periods – May 25 to June 25 and June 25 to July 25.

Today we visit West Vancouver.

In the two periods May 25, 2010 to June 25, 2010 and June 25, 2010 to July 25, 2010, detached properties in the West Vancouver neighbourhoods had the following results.

Listings

Total Listings decreased units from May/June’s 627 to June/July’s 600.

Sales

Sales decreased from May/June’s 63 to 33 in June/July.

Expired, Reductions, Increases, Days on Market

• May/June had 29 listing mandates expired increasing to 32 in June/July.
• Price reductions in May/June were 190 increasing to 201 in June/July.
• There were 6 price increases in May/June and 6 in June/July.
• It took an average of 53 days to sell a home in May/June. This dropped to 40 in June/July.

Average and Median Prices

• May/June’s Average Ask price was $2,102,439 decreasing to $1,623,478 in June/July.
• The Median Ask price in May/June was $1,499,000 decreased to $1,349,050 in June/July.
• The Average Sold price in the May/June was $1,954,587. In June/July this dropped to $1,532,848.
• The Median Sold price in May/June was $1,500,000. In June/July this dropped to $1,275,000.

Looking Ahead

Day 5 we will make our way across the Lions Gate Bridge as we travel over to the East side of Vancouver. A community that is chock full of multi-cultural diversity!

Photo Credit