Richard's Real Estate Thoughts: Chattanooga Real Estate Sales Trends Since 1994

Chattanooga and Hamilton County real estate sales have been consistent over the last 14 years, as shown by the graphs below. The sales information is taked from the Multiple Listing Service and covers all residential home sales in all Hamilton County areas.

The market peaks from 2004 to 2007 are noticeable in the graphs, and follow trends similar to those throughout the nation. These peak years were caused in a large part by the existence of new mortgage loan programs that made home purchasing available to buyers who had not previously been elibible. These programs greatly expanded the market for home purchases.

Many of those new mortgage programs are no longer available. As a result, it should be expected that the home sales market will return to the more normal levels that existed before 2003, when those new programs were not available.

Two remarkable conclusions are evident in the graphs.

Home prices have shown a healthy, steady and sustainable growth throughout the last 14 years. That growth did not overheat during the peak market years, and it continues even in today's market.

The Days on Market statistic for 2008 is not significantly longer than the historical averages prior to 2003. This statistic show that homes are taking longer to sell than had been the case in the peak market years, but the sales time today is in line with the historical local market.

 
Home average list price, average selling price, and median price since 1994.

Home sales volume (number of sales) since 1994.

Days on Market for sold homes since 1994. 

These graphs show a healthy home sales market, that was not distorted by the mortgage excesses that have hurt some of the larger market areas.

We have a couple unknowns. The loss of several 100% purchase programs will have an impact. The FHA seller funded down payment program ends this month. On the positive side the impact of the Volkswagen plant will influence both sales volume and home prices.

Given the historical information and the good local economic prospects, it does seem to me that the local housing market is poised for a rebound and for sustainable growth in 2009.

Richard Smith
American Acceptance Mortgage, Inc
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