California housing market bounces back in February after slow start to year, C.A.R. reports

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Mar 16, 2015, 01:57 ET

LOS ANGELES, March 16, 2015 /PRNewswire-USNewswire/ -- Slowing home price appreciation and improving inventory combined to boost California's housing market in February as existing home sales and median home prices increased from both the previous month and year, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

Closed escrow sales of existing, single-family detached homes in California totaled a seasonally adjusted annualized rate of 368,160 units in February, according to information collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. Sales in February were up 4.7 percent from a revised 351,480 in January and up 2.4 percent from a revised 359,600 in February 2014. The year-over-year increase was the largest observed since December 2012. The statewide sales figure represents what would be the total number of homes sold during 2015 if sales maintained the February pace throughout the year. It is adjusted to account for seasonal factors that typically influence home sales.

"While February's statewide improvement in the housing market was moderate, it's an encouraging sign, nevertheless, as we head into the spring home-buying season," said C.A.R. President Chris Kutzkey. "On the supply side, housing inventory improved overall with active listings growing at a faster pace of 5.3 percent when compared to last February. Regionally, both active listings in Southern California and Central Valley increased moderately from last year, while housing supply declined 10 percent in the Bay Area."

The median price of an existing, single-family detached California home was essentially flat from January's median price, inching up from $426,660 in January to $428,970 in February. February's median price was 5.5 percent higher than the revised $406,460 recorded in February 2014. While the statewide median home price is higher than a year ago, the rate of increase has narrowed significantly since early 2014. The median sales price is the point at which half of homes sold for more and half sold for less; it is influenced by the types of homes selling as well as a general change in values.

"The California housing market regained some traction in February as sales activity improved on a year-over-year basis for the second time in three months," said C.A.R. Vice President and Chief Economist Leslie Appleton-Young. "At the state level, the market is moving in the right direction as the growth of sales continues its upward trend and home prices start stabilizing. At the regional level, however, the San Francisco Bay Area continued to be hampered by constrained inventory and low housing affordability."

Other key facts from C.A.R.'s February 2015 resale housing report include:

The available supply of existing, single-family detached homes for sale statewide in February was unchanged from the 5 months reported in January. The index was 4.7 months in February 2014. The index indicates the number of months needed to sell the supply of homes on the market at the current sales rate. A six- to seven-month supply is considered typical in a normal market.
The median number of days it took to sell a single-family home shortened in February, down from a 52.4 days in January to 47 days in February but up from 40.1 days in February 2014.
According to C.A.R.'s newest housing market indicator measuring sales-to-list price ratio*, properties are again generally selling below the list price, except in the San Francisco Bay Area, where a lack of homes for sale is keeping sales prices in line with original asking prices. The statewide measure suggests that homes are selling at a median of 97.7 percent of the list price, down slightly from a ratio of 98.2 percent at the same time last year. The Bay Area is the only region where homes are selling above original list prices due to constrained supply with a ratio of 104.2 percent.
The average California price per square foot** for an existing single-family home was $210 in February 2015, an increase of 2.5 percent from the previous month and a 4.1 percent increase from February 2014. Price per square foot at the state level has been showing an upward trend since early 2012, and has been rising on a year-over-year basis for 37 consecutive months. In recent months, however, the growth rate in price per square foot has slowed down significantly as home prices leveled off. San Francisco County had the highest price per square foot in February at $754/sq. ft., followed by San Mateo ($689/sq. ft.), and Santa Clara ($552/sq. ft.). The three counties with the lowest price per square foot in February were Siskiyou ($102/sq. ft.), Tehama ($107/sq. ft.), and Madera ($110/sq. ft.).
Mortgage rates edged up in February, with the 30-year, fixed-mortgage interest rate averaging 3.71 percent, up from 3.67 percent in January but down from 4.3 percent in February 2014, according to Freddie Mac. Adjustable-mortgage interest rates also rose in February, averaging 2.43 percent, up from 2.38 percent in January but down from 2.54 percent in February 2014.

Graphics (click links to open):

Note: The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS^® throughout the state, and represent statistics of existing single-family detached homes only. County sales data are not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower-end or the upper-end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. Due to the low sales volume in some areas, median price changes in February exhibit unusual fluctuation. The change in median prices should not be construed as actual price changes in specific homes.

*Sales-to-list price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its last list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

**Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 33 counties.

Leading the way...^® in California real estate for more than 100 years, the CALIFORNIA ASSOCIATION OF REALTORS^® (www.car.org) is one of the largest state trade organizations in the United States with 175,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Los Angeles.

February 2015 County Sales and Price Activity (Regional and condo sales data not seasonally adjusted)

February 2015	Median Sold Price of Existing Single-Family Homes							Sales
State/Region/County	Feb. 2015	Jan. 2015		Feb. 2014		MTM% Chg	YTY% Chg	MTM% Chg	YTY% Chg
Calif. single-family (SAAR)	$428,970	$426,660	r	$406,460	r	0.5%	5.5%	4.7%	2.4%
Calif. Condo/ townhome	$367,180	$352,590	r	$345,250	r	4.1%	6.4%	3.7%	-7.4%
Los Angeles Metro Area	$409,810	$395,200		$383,080		3.7%	7.0%	1.3%	-1.9%
Inland Empire	$282,400	$267,070		$260,360	r	5.7%	8.5%	-0.6%	-5.2%
San Francisco Bay Area	$740,270	$668,520	r	$673,410	r	10.7%	9.9%	11.6%	-4.5%

San Francisco Bay Area
Alameda	$697,160	$640,330		$627,550		8.9%	11.1%	2.1%	-8.6%
Contra Costa (Ctrl. Cty.)	$738,090	$723,960		$629,570		2.0%	17.2%	7.4%	-13.4%
Marin	$1,023,440	$982,140		$983,690	r	4.2%	4.0%	25.9%	-8.5%
Napa	$544,120	$400,000		$466,670		36.0%	16.6%	6.1%	6.1%
San Francisco	$1,154,760	$986,610	r	$1,062,500	r	17.0%	8.7%	28.4%	-22.3%
San Mateo	$1,200,000	$1,012,500		$970,000	r	18.5%	23.7%	23.3%	-3.2%
Santa Clara	$915,130	$815,000		$805,000	r	12.3%	13.7%	13.0%	0.9%
Solano	$337,500	$326,510		$288,300		3.4%	17.1%	8.3%	17.7%
Sonoma	$489,330	$468,180		$467,860		4.5%	4.6%	8.9%	-10.1%
Southern California
Los Angeles	$419,260	$441,610		$389,080		-5.1%	7.8%	-0.3%	-3.2%
Orange County	$680,290	$674,340		$677,700		0.9%	0.4%	10.9%	6.3%
Riverside County	$323,220	$306,060		$302,370		5.6%	6.9%	4.3%	-7.7%
San Bernardino	$213,930	$206,660		$186,440	r	3.5%	14.7%	-7.8%	-0.6%
San Diego	$499,000	$496,380		$476,780		0.5%	4.7%	14.8%	5.7%
Ventura	$568,840	$582,630		$558,490		-2.4%	1.9%	-1.7%	6.4%
Central Coast
Monterey	$500,000	$420,000		$500,000		19.0%	0.0%	-7.7%	6.2%
San Luis Obispo	$491,670	$478,720		$480,680		2.7%	2.3%	-5.2%	6.4%
Santa Barbara	$556,820	$690,220		$661,760		-19.3%	-15.9%	5.7%	12.1%
Santa Cruz	$675,000	$665,000		$600,000		1.5%	12.5%	15.8%	0.9%
Central Valley
Fresno	$210,320	$211,470		$182,270		-0.5%	15.4%	10.0%	5.8%
Glenn	$220,000	$162,500		$200,000		35.4%	10.0%	-33.3%	75.0%
Kern (Bakersfield)	$215,000	$195,000	r	$195,000		10.3%	10.3%	-6.9%	-10.2%
Kings County	$196,000	$172,500		$182,500		13.6%	7.4%	4.5%	-19.3%
Madera	$217,500	$245,000		$172,860	r	-11.2%	25.8%	-21.6%	-43.1%
Merced	$168,750	$168,750		$181,670		0.0%	-7.1%	31.7%	10.7%
Placer County	$375,380	$375,980		$370,090		-0.2%	1.4%	16.6%	9.1%
Sacramento	$283,960	$256,670		$260,330		10.6%	9.1%	19.6%	11.5%
San Benito	$450,000	$435,000		$399,000		3.4%	12.8%	22.9%	10.3%
San Joaquin	$270,750	$263,360		$234,930		2.8%	15.2%	7.4%	-1.8%
Stanislaus	$237,680	$230,790		$215,380		3.0%	10.4%	-4.0%	-2.5%
Tulare	$172,140	$173,330		$163,330		-0.7%	5.4%	23.4%	15.9%
Other Calif. Counties
Amador	$271,430	$210,710		$206,250		28.8%	31.6%	30.4%	-18.9%
Butte County	$247,320	$231,730		$217,650	r	6.7%	13.6%	10.8%	33.7%
Calaveras	$232,500	$223,000		$225,500		4.3%	3.1%	1.8%	-5.1%
Del Norte	$189,000	$152,260		$220,000		24.1%	-14.1%	-33.3%	71.4%
El Dorado County	$384,880	$375,000		$332,050		2.6%	15.9%	19.1%	16.1%
Humboldt	$250,000	$263,890		$218,750		-5.3%	14.3%	31.3%	55.6%
Lake County	$184,290	$163,330		$170,000		12.8%	8.4%	-6.3%	-18.2%
Mariposa	$250,000	$268,750		$225,000		-7.0%	11.1%	-11.1%	-33.3%
Mendocino	$309,090	$258,330		$272,220		19.6%	13.5%	17.2%	6.3%
Nevada	$334,000	$340,000		$305,000		-1.8%	9.5%	-13.7%	16.7%
Plumas	$192,500	$276,000		$118,000		-30.3%	63.1%	100.0%	81.8%
Shasta	$225,860	$216,130		$186,000		4.5%	21.4%	-2.9%	-3.6%
Siskiyou County	$148,330	$195,000		$130,000		-23.9%	14.1%	-16.0%	16.7%
Sutter	$213,330	$227,080		$188,000		-6.1%	13.5%	9.4%	7.4%
Tehama	$150,000	$162,860		$237,500		-7.9%	-36.8%	-36.7%	26.7%
Tuolumne	$195,000	$236,360		$222,730		-17.5%	-12.5%	0.0%	0.0%
Yolo	$372,860	$307,500		$333,330		21.3%	11.9%	39.4%	17.9%
Yuba	$215,220	$204,170		$200,000	r	5.4%	7.6%	27.3%	55.6%

r = revised

February 2015 County Unsold Inventory and Time on Market (Regional and condo sales data not seasonally adjusted)

February 2015	Unsold Inventory Index					Median Time on Market
State/Region/County	Feb. 2015	Jan. 2015		Feb. 2014		Feb. 2015	Jan. 2015		Feb. 2014
CA SFH (SAAR)	5.0	5.0		4.7		47.0	52.4		40.1
CA Condo/Townhomes	4.3	4.3		3.9		43.2	52.4	r	40.0	r
Los Angeles Metro Area	5.8	5.5		5.0		58.7	63.0		48.0
Inland Empire	6.7	6.4		5.4	r	67.6	67.5		48.0
San Francisco Bay Area	3.2	3.1		3.3	r	37.7	48.6		36.4	r

San Francisco Bay Area
Alameda	2.8	2.6		3.1		48.8	56.1		48.7
Contra-Costa (Central Cty.)	3.3	2.8		3.0		53.3	68.1		49.2
Marin	3.9	4.0		4.1		39.4	51.9		29.8
Napa	5.6	5.4		5.9		87.9	73.1		51.5
San Francisco	2.5	2.6	r	4.2	r	20.7	29.1	r	25.5	r
San Mateo	2.8	2.5		2.9		19.1	22.5		20.8
Santa Clara	2.6	2.3		2.5		21.3	25.4		19.8
Solano	4.2	4.2		3.5		47.8	50.5		37.7
Sonoma	4.1	3.9		3.8		52.1	63.8		50.6
Southern California
Los Angeles	5.2	4.9		4.6		51.1	54.8		43.6
Orange County	5.1	5.1		5.1		65.1	71.9		56.6
Riverside County	7.0	7.1		5.6		72.3	70.0		49.0
San Bernardino	6.2	5.4		5.0		58.1	63.5		45.8	r
San Diego	4.6	5.0		5.0		28.6	35.0		29.9
Ventura	5.8	5.2		5.2		66.5	72.6		58.3
Central Coast
Monterey	5.3	4.7		5.5		34.2	42.0		40.2
San Luis Obispo	5.6	5.0		5.9		39.9	37.9		47.2
Santa Barbara	5.8	5.4		6.3		46.6	54.9		28.1	r
Santa Cruz	3.5	3.9		3.7		28.5	46.0		49.9
Central Valley
Fresno	5.7	6.1		5.8		34.5	42.4		31.8
Glenn	4.0	2.7		9.5		70.7	82.8		98.3
Kern (Bakersfield)	5.0	4.5	r	3.7	r	33.0	37.0		30.0	r
Kings County	6.8	6.6		4.3		51.3	50.3		54.4
Madera	12.9	9.5		2.5		94.6	58.2		58.6	r
Merced	4.9	6.6		4.6		58.7	48.6		29.6
Placer County	4.5	4.7		4.2		39.5	42.7		26.5
Sacramento	3.4	3.9		3.8		27.8	34.2		25.7
San Benito	2.9	3.8		3.3		41.0	52.2		41.9
San Joaquin	4.4	4.6		3.8		35.5	39.3		25.4
Stanislaus	4.5	4.1		3.9		29.8	32.9		26.1
Tulare	5.4	6.3		5.9		49.5	49.7		40.4
Other Calif. Counties
Amador	6.4	7.4		4.7		110.3	115.2		36.8
Butte County	4.4	4.7		6.4	r	55.2	50.5		49.6	r
Calaveras	8.6	8.4		7.2		93.0	47.0		75.0	r
Del Norte	12.2	8.4		20.9		127.0	160.0		159.0	r
El Dorado County	5.5	6.0		6.1		62.7	79.9		46.4
Humboldt	5.9	7.5		9.3		77.1	56.8		52.8
Lake County	8.2	6.9		6.5		109.6	103.4		84.0	r
Mariposa	13.5	12.0		3.7		135.5	68.3		105.5
Mendocino	8.9	10.2		9.0		100.7	123.7		70.7
Nevada	7.3	6.0		7.7		52.0	60.0		46.5
Plumas	14.0	25.3		24.1		192.5	155.0		106.0
Shasta	7.9	7.4		7.1		64.2	71.2		55.2
Siskiyou County	15.2	12.8		16.7		56.4	122.1		110.3
Sutter	4.3	4.4		3.6	r	49.5	78.7		25.5	r
Tehama	10.0	5.7		12.9		45.5	53.8		70.7
Tuolumne	6.7	7.2		7.8		57.1	50.3		86.4
Yolo	3.4	4.3		4.2		29.1	45.5		28.1
Yuba	3.7	4.9		6.0	r	29.0	37.2		38.3	r

r = revised