|
|
INVENTORY or ABSORPATION RATE A way to look how the homes are selling. How much do I have? I much did I use? Supply vs Demand. Simple.......right?
Appraisers call this Absorption Rate! The numbers below would be similiar for the 1004MC form appraiser use. (Learn more).
Another method is simple inventory, however it assumes all the active inventory will sell, which it does not. Therefore this method will slightly overstate the inventory, but is more accurate than using the DOM, or Cumulative DOM as reported in MLS. This method also counts the days from "Off Market" to "Close Date", however it will ALWAYS do this, therefore the trend is the same.
MLS will provide the DOM of typically the LAST listing, not the 3 or 4 prior listings. This is more apparent in a downward market. I would like to share detail examples, but it violates IMLS rules and regulations. (per IMLS) However, agents which have access to IMLS can search the following addresses to understand the issue more. Or just do this very simple search, let MLS tell you the Average DOM for SOLD for 6 months, they look at the same search filter, but ACTIVE. The ACTIVE DOM right now will be 50 - 60% higher!
1) 2301 W Hillway 2) 7490 N Waterlilly Ave. 3) 25933 Chandler Drive 4) 3272 S Quarterswing Way 5) 2030 W Havenwood Ave 6) 1862 Grand Teton 7) 12458 N Upper Ridge 8) 304 S Rivermont Ln
Inventory is one key in understanding if a market is adding, reducing or holding steady. Inventory impacts days on the market (DOM), inventory along with the average sales price and average sales ratio are tools to understand the market.
Were does Ada County stand? Depends on what market. Ada County overall inventory as Aug 1, 2010 is about 8.5 months, just looking at single family homes, about 7.7 months.

|
County |
Status & Est Inventory |
TYPE OF LISTING |
TOTAL |
|
|
|
Single Family |
Single Family with Acreage |
Condo |
Townhouse |
|
|
|
Ada |
Sold |
6199 |
242 |
191 |
285 |
6917 |
|
|
|
Active |
3305 |
237 |
317 |
263 |
4122 |
|
|
|
Pending |
713 |
33 |
16 |
28 |
790 |
|
|
|
Inventory* |
7.8 |
13.4 |
20.9 |
12.3 |
8.5 |
|
|
|
Canyon |
Sold |
2900 |
346 |
1 |
48 |
3295 |
|
|
|
Active |
1529 |
351 |
1 |
48 |
1929 |
|
|
|
Pending |
321 |
45 |
0 |
6 |
372 |
|
|
|
Inventory* |
7.7 |
13.7 |
12.0 |
13.5 |
8.4 |
|
|
|
*Estimated from 12 months sales. 12 Month Sales / (Current Active + Current Pending )= Inventory |
|
|
|
Inventory Units = Months |
|
|
|
|
|
|
|
Single Family Only |
|
|
|
|
|
|
|
|
County |
MLS Area |
Current Active/Pend Listings |
12 Month Sales |
Est Inventory using 12 Months Sales (Months) |
6 Month Sales |
Est Inventory using 6 Months Sales (Months) |
3 Month Sales |
Est Inventory using 3 Months Sales (Months) |
|
Ada |
Several |
4018 |
6199 |
7.8 |
3429 |
7.0 |
1509 |
8.0 |
|
Canyon |
Several |
1850 |
2900 |
7.7 |
1577 |
7.0 |
721 |
7.7 |
|
Gem |
Several |
103 |
124 |
10.0 |
68 |
9.1 |
40 |
7.7 |
|
Elmore |
Several |
276 |
230 |
14.4 |
128 |
12.9 |
67 |
12.4 |
|
Payette |
Several |
207 |
152 |
16.3 |
87 |
14.3 |
49 |
12.7 |
|
|
|
|
|
|
|
|
|
|
|
Single Family Only - Date Range: 9/1/2009 - 8/31/2010. Intermountain MLS |
|
|
|
County |
City |
MLS Area |
Active / Pending |
12 Month Sales |
Est Inventory using 12 Months Sales (Months) |
6 Month Sales |
Est Inventory using 6 Months Sales (Months) |
3 Month Sales |
Est Inventory using 3 Months Sales (Months) |
|
Ada |
Boise |
100 |
271 |
319 |
10.2 |
181 |
9.0 |
87 |
9.3 |
|
200 |
85 |
141 |
7.2 |
80 |
6.4 |
39 |
6.5 |
|
300 |
252 |
431 |
7.0 |
232 |
6.5 |
97 |
7.8 |
|
400 |
275 |
340 |
9.7 |
187 |
8.8 |
79 |
10.4 |
|
500 |
125 |
167 |
9.0 |
88 |
8.5 |
25 |
15.0 |
|
550 |
374 |
630 |
7.1 |
332 |
6.8 |
153 |
7.3 |
|
600 |
192 |
265 |
8.7 |
154 |
7.5 |
75 |
7.7 |
|
650 |
420 |
609 |
8.3 |
370 |
6.8 |
158 |
8.0 |
|
800 |
271 |
358 |
9.1 |
205 |
7.9 |
88 |
9.2 |
|
Eagle |
900 |
274 |
394 |
8.3 |
231 |
7.1 |
94 |
8.7 |
|
Star |
950 |
129 |
198 |
7.8 |
118 |
6.6 |
59 |
6.6 |
|
Meridian |
1000 |
190 |
257 |
8.9 |
134 |
8.5 |
64 |
8.9 |
|
1010 |
36 |
65 |
6.6 |
41 |
5.3 |
16 |
6.8 |
|
1020 |
328 |
573 |
6.9 |
297 |
6.6 |
134 |
7.3 |
|
1030 |
540 |
929 |
7.0 |
527 |
6.1 |
227 |
7.1 |
|
Kuna |
1100 |
236 |
488 |
5.8 |
219 |
6.5 |
81 |
8.7 |
|
Canyon |
Nampa |
1250 |
318 |
538 |
7.1 |
290 |
6.6 |
129 |
7.4 |
|
1260 |
495 |
695 |
8.5 |
386 |
7.7 |
179 |
8.3 |
|
1270 |
321 |
478 |
8.1 |
262 |
7.4 |
119 |
8.1 |
|
Melba |
1265 |
8 |
10 |
9.6 |
7 |
6.9 |
4 |
6.0 |
|
Caldwell |
1275 |
122 |
229 |
6.4 |
123 |
6.0 |
52 |
7.0 |
|
1280 |
383 |
657 |
7.0 |
340 |
6.8 |
152 |
7.6 |
|
Middleton |
1285 |
132 |
205 |
7.7 |
111 |
7.1 |
55 |
7.2 |
|
Other |
1290 |
28 |
22 |
15.3 |
11 |
15.3 |
6 |
14.0 |
|
|
|
|
|
|
|
|
|
|
|
Single Family Only - Date Range: 9/1/2009 -8/31/2010. Intermountain MLS |
|
|
|
County |
City |
Price Range |
Active |
12 Month Sales |
Est Inventory using 12 Months Sales (Months) |
6 Month Sales |
Est Inventory using 6 Months Sales (Months) |
3 Month Sales |
Est Inventory using 3 Months Sales (Months) |
|
Ada |
Several |
$0 - $99,999 |
401 |
434 |
11.1 |
303 |
7.9 |
154 |
7.8 |
|
$100,00 - $199,999 |
2237 |
3833 |
7.0 |
2087 |
6.4 |
854 |
7.9 |
|
$200,000 - $299,999 |
793 |
1213 |
7.8 |
653 |
7.3 |
314 |
7.6 |
|
$300,000 - $449,999 |
386 |
481 |
9.6 |
259 |
8.9 |
121 |
9.6 |
|
$450,000 - over |
196 |
132 |
17.8 |
74 |
15.9 |
42 |
14.0 |
|
Canyon |
Several |
$0 - $99,999 |
943 |
1559 |
7.3 |
922 |
6.1 |
432 |
6.5 |
|
$100,00 - $199,999 |
763 |
1214 |
7.5 |
597 |
7.7 |
272 |
8.4 |
|
$200,000 - $299,999 |
109 |
86 |
15.2 |
40 |
16.4 |
14 |
23.4 |
|
$300,000 - $449,999 |
25 |
24 |
12.5 |
7 |
21.4 |
0 |
#DIV/0! |
|
$450,000 - over |
5 |
1 |
60.0 |
1 |
30.0 |
1 |
15.0 |
|
**N/A = Lack of Sales to Forecast |
|
|
|
|
|
|
|
Below $99,999 does not included "0SLD" = Zero Sold Price or $1,000 Active (Auction) listings |
|
|
|
Single Family with ACREAGE |
|
Must have More than 1 Acre. |
|
County |
MLS Area |
Current Active/Pend Listings |
12 Month Sales |
Est Inventory using 12 Months Sales (Months) |
6 Month Sales |
Est Inventory using 6 Months Sales (Months) |
3 Month Sales |
Est Inventory using 3 Months Sales (Months) |
|
Ada |
Several |
314 |
273 |
13.8 |
148 |
12.7 |
76 |
12.4 |
|
Canyon |
Several |
399 |
375 |
12.8 |
216 |
11.1 |
107 |
11.2 |
|
Gem |
Several |
99 |
71 |
16.7 |
46 |
12.9 |
23 |
12.9 |
|
Elmore |
Several |
68 |
34 |
24.0 |
20 |
20.4 |
8 |
25.5 |
|
Payette |
Several |
102 |
46 |
26.6 |
29 |
21.1 |
12 |
25.5 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Single Family with ACREAGE - Date Range: 9/1/2009 - 8/31/2010. Intermountain MLS |
|
County |
City |
Price Range |
Active |
12 Month Sales |
Est Inventory using 12 Months Sales (Months) |
6 Month Sales |
Est Inventory using 6 Months Sales (Months) |
3 Month Sales |
Est Inventory using 3 Months Sales (Months) |
|
Ada |
Several |
$0 - $99,999 |
6 |
9 |
8.0 |
6 |
6.0 |
2 |
9.0 |
|
$100,00 - $199,999 |
26 |
49 |
6.4 |
28 |
5.6 |
11 |
7.1 |
|
$200,000 - $299,999 |
38 |
61 |
7.5 |
39 |
5.8 |
22 |
5.2 |
|
$300,000 - $449,999 |
89 |
77 |
13.9 |
44 |
12.1 |
23 |
11.6 |
|
$450,000 - over |
154 |
68 |
27.2 |
26 |
35.5 |
14 |
33.0 |
|
Canyon |
Several |
$0 - $99,999 |
27 |
38 |
8.5 |
29 |
5.6 |
17 |
4.8 |
|
$100,00 - $199,999 |
128 |
133 |
11.5 |
77 |
10.0 |
37 |
10.4 |
|
$200,000 - $299,999 |
119 |
142 |
10.1 |
83 |
8.6 |
36 |
9.9 |
|
$300,000 - $449,999 |
85 |
57 |
17.9 |
26 |
19.6 |
17 |
15.0 |
|
$450,000 - over |
38 |
4 |
114.0 |
1 |
228.0 |
0 |
#DIV/0! |
|
|