The median list price in Redwood City this week is $1,281,500. The 50 properties have been on the market for an average of 40 days.
Inventory is up and Market Action is trending down recently. While days-on-market appears to be trending lower, the overall conditions are weakening a bit.
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The median list price in Redwood City this week is $1,281,500. The50 properties have been on themarket for an average of 40 days.
Inventory is up and Market Action is trending down recently. While days-on-market appears to be trending lower, the overall conditions are weakening a bit.
This Week
Altos Research Value StatisticsMarket Action Index Strong Seller’s 70.8
The Market Action Index answers the question "How's the Market?" by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies
a seller's advantage. Below 30, conditions give the advantage to the buyer.
In the last few weeks the market hasachieved a relative stasis point interms of sales to inventory.However, inventory is sufficientlylow to keep us in the Seller's Marketzone so watch changes in the MAI. Ifthe market heats up, prices arelikely to resume an upward climb.
Supply and Demand
QuartileMedian
PriceSq. Ft. Lot Size Beds Baths Age Inventory New Absorbed DOM
Top/First $2,324,500 3,6100.25 -
0.50 acre4.0 3.8 26 12 4 4 112
Upper/Second $1,448,500 2,0706,501 –
8,000 sq. ft.
4.0 2.0 62 12 8 4 10
Lower/Third $1,150,000 1,3406,501 –
8,000 sq. ft.
3.0 2.0 67 13 7 4 11
Bottom/Fourth $839,000 1,3204,501 –
6,500 sq. ft.
3.0 2.0 68 13 2 3 32
Characteristics per Quartile
The market has been on a downward trend in the last few weeks and this week, while essentially flat, doesn't break us out of that cycle.
Median Price
Pricing in the upper-half of the market (Quartiles 1 and 2) has been relatively flat recently while the lower-half prices have remained strong. Quartiles 3 and 4 have been increasing in the last few weeks. Look to the Market Action Index Quartile breakdown for a leading indicator on which group will lead the market in the near future.
We're seeing fairly unusual market conditions as prices have been in a downward trend but price per square foot is actually increasing. (Buyers are paying less and getting less home for their money.) Anomalies like these can be attributed to microlocation variables.
Price per Square Foot
Inventory has been climbing lately. Note that rising inventory alone does not signal a weakening market. Look to the Market Action Index and Days on Market trends to gauge whether buyer interest is keeping up with available supply.
The Redwood City market is currently quite strongly in the Seller's Advantage zone (greater than 30). The 90-day Market Action Index stands at 70.82; indicating very little supply relative to the demand.
Market Action Index
Not surprisingly, all segments in the market are showing high levels of demand. Watch the quartiles for changes before the whole market changes. Often one end of the market (e.g. the high-end) will weaken before the rest of the market and signal a slowdown for the whole group.
Market Action Index per Quartile
Residential house prices are a function of supply and demand, and market conditions can be characterized by analyzing those factors. Watch this index for sustained changes: if the index falls into the Buyer’s
Advantage zone (below 30) for a long period, prices are likely in for a downward correction.