Redondo Beach stats for the most recent 150 listings/reductions
I thought I would try a more extensive analysis on a larger dataset of Redondo Beach listings to determine what the selling price expectations are of the owners of those listings. In my previous post, there were about 37 data points (new listings from New Year), with a median asking price of $872,000. In the little data we have of December sales, we came up with a median sale price of $704,500. That gap between the previous month's median sale price and the median asking price of this month's 1750-2new listings is substantial.
With a bigger dataset going back further, I would expect the median asking price to get pulled down a bit. This is in fact what happens on my dataset of 150 recent listings, new and reduced, starting from late November. But the expectations are still very high.
STREET LIST/REDUCE PRICE SQFT
Carnegie 1/13/2007 619000 1732
Steinhart 1/12/2007 1275000 2909
The Village 1/12/2007 464000 619
Lucia 1/12/2007 1995000 4300
Carnegie 1/12/2007 625000 1564
Paseo de la Playa 1/12/2007 1150000 1578
Esplanade 1/12/2007 679000 1187
Pearl 1/11/2007 850000 1110
Ruhland 1/10/2007 1079000 2320
Prospect 1/10/2007 388000 750
Pacific Coast 1/10/2007 925000 1812
Calle Mayor 1/10/2007 859000 1566
Belmont 1/10/2007 1049000 2580
Nelson 1/10/2007 775000 2414
Calle Mayor 1/10/2007 1169000 2527
Guadalupe 1/9/2007 879000 2336
Paseo de las Delicias 1/9/2007 1100000 1636
Grant 1/9/2007 875000 3000
Perkins 1/9/2007 650000 1645
Morgan 1/9/2007 769000 1939
Paseo de Gracia 1/9/2007 1299000 2288
Esplanade 1/9/2007 2690000 3385
Broadway 1/8/2007 1279000 3050
Blossom 1/8/2007 1219000 2580
Garnet 1/8/2007 1375000 2595
Pullman 1/8/2007 919000 2857
Curtis 1/8/2007 749000 2534
Juanita 1/7/2007 1399000 3166
Calle Mayor 1/7/2007 1895000 2028
Belmont 1/7/2007 598000 1704
Juanita 1/6/2007 1369000 2911
Via Monte DOro 1/6/2007 1349000 2036
Guadalupe 1/6/2007 729000 1819
Vanderbilt 1/5/2007 529900 1070
Grant 1/5/2007 769000 1912
Grant 1/5/2007 799000 1912
Grant 1/5/2007 769000 1912
Calle Mayor 1/5/2007 709000 1403
Grant 1/4/2007 829000 1948
Grant 1/4/2007 839000 1915
Felton 1/4/2007 689900 1400
Paseo de la Playa 1/3/2007 1395000 2412
Ralston 1/3/2007 869000 1700
Juanita 1/3/2007 939000 2114
Guadalupe 1/3/2007 1650000 2850
Gates 1/3/2007 924900 2250
Pacific Coast 1/3/2007 730000 1380
Ernest 1/3/2007 859000 2276
The Village 1/3/2007 379000 410
Vanderbilt 1/2/2007 769000 1912
Catalina 1/2/2007 465000 712
Graham 1/2/2007 718122 1510
Helberta 1/2/2007 975000 2365
Irena 1/2/2007 919000 1984
Belmont 1/2/2007 799900 2466
Armour 1/2/2007 874900 2063
Vista Del Parque 1/2/2007 1199000 2492
McBain 1/1/2007 689000 1057
Juanita 12/31/2006 1099000 2046
Via La Circula 12/29/2006 1349000 3048
Juanita 12/28/2006 1039000 2450
Speyer 12/28/2006 864000 1568
Helberta 12/21/2006 1299000 3135
Esplanade 12/21/2006 3200000 3740
Esplanade 12/21/2006 3100000 2497
Anita 12/21/2006 954500 2392
Flagler 12/20/2006 765000 2272
Armour 12/19/2006 699000 1389
The Village 12/19/2006 899000 1434
Curtis 12/18/2006 715000 784
Nelson 12/18/2006 820000 2200
Broadway 12/18/2006 1189000 2407
Via La Soledad 12/16/2006 1100000 1394
Camino Real 12/16/2006 477000 901
Esplanade 12/15/2006 895000 997
The Village 12/14/2006 435000 619
184th 12/14/2006 565000 1034
Gates 12/13/2006 420000 1065
Robinson 12/13/2006 849000 1269
Emerald 12/13/2006 639000 550
Helberta 12/13/2006 1049000 1296
Clark 12/12/2006 819000 2947
Calle de Aragon 12/12/2006 1379000 2423
Juanita 12/12/2006 999500 2300
Francisca 12/12/2006 869000 1710
Lucia 12/12/2006 979000 2161
Havemeyer 12/11/2006 749000 1114
Graham 12/11/2006 729000 800
Reynolds 12/11/2006 799000 1816
Vanderbilt 12/10/2006 769999 1850
Goodman 12/10/2006 759500 1786
Warfield 12/10/2006 949000 2300
Warfield 12/10/2006 969000 2400
Meyer 12/10/2006 739000 2202
Diamond 12/9/2006 939500 2106
Haynes 12/9/2006 775000 1939
Prospect 12/9/2006 715000 1424
Guadalupe 12/8/2006 749000 1411
Carnegie 12/8/2006 799000 1900
Juanita 12/8/2006 1079000 2931
Vista Del Parque 12/7/2006 1249000 2259
Meyer 12/7/2006 789900 2387
Irena 12/7/2006 1325000 2700
Paulina 12/6/2006 759000 1315
Harkness 12/6/2006 579000 939
Rockefeller 12/6/2006 640000 1681
Steinhart 12/6/2006 889000 1867
Belmont 12/5/2006 639000 1175
Esplanade 12/5/2006 949000 1246
Avenue C 12/5/2006 2150000 3878
Clark 12/4/2006 749500 2093
Carnegie 12/4/2006 759000 1888
Warfield 12/4/2006 919000 2120
Havemeyer 12/4/2006 795000 1900
Armour 12/4/2006 679000 1064
Dufour 12/3/2006 538000 1368
Pacific Coast 12/3/2006 990000 876
Anita 12/2/2006 1295000 2573
190th 12/2/2006 739000 1739
190th 12/2/2006 739000 1694
Anita 12/2/2006 1295000 2573
Calle de Madrid 12/1/2006 900000 1014
Vista del Parque 12/1/2006 1075000 1645
The Village 12/1/2006 445000 619
Juanita 12/1/2006 969999 2212
Artesia 12/1/2006 775000 2000
The Village 12/1/2006 799900 1458
Ford 12/1/2006 699000 914
Vanderbilt 12/1/2006 619000 1728
Robinson 12/1/2006 959900 2856
Rockefeller 11/30/2006 555000 1427
Carver 11/30/2006 599000 761
Spreckels 11/30/2006 1575000 3269
Voorhees 11/29/2006 535000 1195
Catalina 11/29/2006 1399000 2145
Carlson 11/29/2006 769000 1900
190th 11/29/2006 650000 1034
Irena 11/29/2006 949000 2003
Morgan 11/29/2006 799000 2500
Vanderbilt 11/29/2006 549900 1070
Grant 11/29/2006 565000 1598
Grant 11/28/2006 629000 2061
The Village 11/28/2006 974500 1923
Helberta 11/28/2006 845000 1961
Avenue D 11/28/2006 1499000 1648
Bataan 11/28/2006 899900 2521
Sierra Vista 11/28/2006 789000 1034
Elena 11/27/2006 979000 1884
Speyer 11/27/2006 1670000 3600
Elena 11/27/2006 989000 2196
MEDIAN 849500 1912
AVERAGE 946974 1916
MIN 379000 410
MAX 3200000 4300
The median asking price has been pulled from $872,000 down to $849,500.
This first chart shows the distribution of listings by square feet. The median is 1912 sq ft.
This second chart shows the distribution by asking price. The median is $849,500.
This last chart is a plot of square feet versus asking price. Extreme high end data points are not shown.
The summary I have for December sales is as follows. There are 36 data points - I eliminated one because I was unable to find its square footage. Median sale price dropped very slightly:
MEDIAN 702250 1590 AVERAGE 763402 1675 MIN 475000 812 MAX 1400000 3324
Here is a distribution of what sold, by square feet:
Here is a distribution of what sold, by sale price:
And here is a plot of what sold, square feet versus sale price:
We need a lot more data, over several months, before we can be sure it really tells us anything. So this is just speculation. But from this data the sales activity is heaviest in the $550K-$650K price range. The most heavily transacted square footage is more widely spread, with the heaviest ranges being 1000-1500 and 1750-2000.
The most recent listings, on the other hand, show the heaviest concentration of square footage in the 1500-1750 range, and asking price in the $750K-$800K range. Notice that the square footage concentration in the recent listings appears to "fill a gap" in what sold in December. Does that say anything about what's "hot" or "cold" in Redondo Beach? We'll have to keep checking the numbers month to month to see - maybe more finalized sale data will fill that gap.
posted by bearmaster at 9:50 PM
4 Comments:
Bearmaster,
Great data. I loved the sold price versus square footage chart. That type of information is incredibly valuable.
If you make a "series" of these articles, it would be interesting to compare month to month trend lines.
Thank you again,
Neil
Thanks for the feedback. I'm trying to come up with some more interesting and useful graphs. I'll see if I can easily incorporate them into my monthly routine. Now if only Domania would update its sale data (sigh)...
Bearmaster,
In the idea of suggesting another usefull graph (sorry to add work, but this is great stuff!), is it possible to overlay the asking price and selling price graphs? For example, at 2,000ft^2, I see the line goes through 1.0M but the "cluster" around 2000ft^2 is about $875k. (Ok, I drew a box around 1750 to 2250 ft^2 and took the centroid).
Yet for the sales (at 2000ft^2) the best fit line hits ~$875k and the sales cluster is... ummm... sparse but looks to be $800k.
My, it looks like our sellers are very optimistic, by about 10%!
Maybe use open symbols for listings (so that sales can most easily be seen). Maybe a dark color for listings and a red or other easy to see solid (smaller shape size though) for sales.
Great work!
Neil
Good idea Neil, I'll keep that in mind as I continue to refine these graphs and improve my expertise with Excel.
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