The most interesting thing about the August data is that the average time on market showed a large jump, from 49 to 69 days.  Housing prices using my favorite measure, median price per square foot, were roughly the same, at $332.51 per square foot, up from $330.81 in July.  The much more volatile median price jumped to $580,000 from $540,000 in July.

Overall inventory in Davis has fallen to 235 units, down from a high of about 265 in the Spring.

The sub-$300,000 market slipped back into "buyers market" territory from a "neutral' market" after only two sales in August.  There are currently 13 units, all condos, in this price range.  That's a technical supply of over 6 months.  Buyers are negotiating more effectively, getting an average of about $10,000 off list prices.

The market remained in "buyers' market" territory, with about six months' supply.  About half the buyers in this price range are getting price concessions from sellers in the $5,000 range, while others pay full list price.

After several listing cancellations and expirations, inventory fell from 53 to 46.  With 46 units on the market, and 6 pending sales in the last month, this price range moved from "neutral" into "buyers" market territory with over seven months' inventory.  Accordingly, there is more negotiating room, with some buyers getting more than $15,000 off of list prices.

With 41 units on the market, and 9 pending sales in the last month, this market segment remains in "neutral market" territory.  Sales remain quite brisk, with an average of about one sale every third day.  Well represented buyers with a level-headed negotiating strategy are sometimes getting significant price concessions in this price range in the $20,000 range, but most are closer to $5000 to $10,000.

With 38 units on the market, and 7 pending sales, this market segment is in "neutral market" territory.  Price concessions were less impressive in this segment, usually in the $5000 to $10,000 range.

With a flurry of sales and 7 canceled listings, inventory in this price range dropped to 24 listings.  With 10 pending sales in the last month, this price range has entered "sellers market" territory with under three months' supply.  Even if you add the canceled listings back into inventory, there is still just barely over three months' inventory.  Price concessions were all over the board, from zero to as much as $74,000.  

With 24 listings, and only one pending sale in the last 30 days, this price segment is decidedly in "buyers' market" territory.  Inventory dropped due to 8 canceled listings.  As you might expect, some buyers are achieving price concessions in the $20,000-plus range.  More price drops are likely moving forward.

After a relative flurry of six sales in the $1,000,000-plus range in the last month, inventory in this price range is now only 15 listings.  With less than three month's inventory, we are now technically in a "sellers' market" in this price range.  Although open house traffic has slowed from the hot pace in July, there are still a significant number of serious buyers in the market.  Buyers continue to secure significant price concessions.  

With 15 listings and two pending sales in the last month, the income property market has returned to a "buyers market."

Cosmetic Fixer 4/2 with pool on large lot at $519,000:  After starting at $549,000 and sitting on the market for 94  days, this property is a good opportunity for someone willing to do some work.  For info, call (530) 219-1000.

Modern 1624 Sqft. 3/2.5 In South Davis at $495,000:  This is the best deal on a newer home this size now on the market. For info, call (530) 219-1000.

Modern 2778 Sqft. 5/3 at $624,900:  At $224.95 per square foot, I'm tempted to buy this home myself, and I doubt it will last long.  It is so reasonably priced because it is located near the Superfund site (more a psychological than a real problem), and near where the new Target store may be located (if it wins the November election; my sources say it looks like it will, but who knows).  Still, I think this house is a steal, either as a rental or a residence.  For info, call (530) 219-1000.

3154 Sqft. 5/3.5 in Stonegate at $816,000:  The price on this home has dropped from $979,000.  This home is on a nearly 10,000 Sqft. lot and is priced to SELL.  If your top price is around $800,000, you will not do better.  For info, call (530) 219-1000.

Incredible Aspen Home at $1,199,000:  This listing (by Whitcombe & Co.) is a rare opportunity for someone to own one of the largest and best located homes in Aspen and Davis in general.  For info, call (530) 219-1000.

Solar Home In North Davis:  At $389,950 and with 1460 square feet, this listing (by Whitcombe & Co.) is a 2/1 condo in an A+ location in North Davis, complete with a fully functional active solar system.  For info, call (530) 219-1000.

Rare Halfplex In Aspen at $409,000:  This 2/1 halfplex (listed by Whitcombe & Co.) is in an A+ location in Aspen, has new tile and carpet, and a large back yard.  These units are loved by all, and come on the market only rarely.  For info, call (530) 219-1000.

Income property:  A 12-unit apartment complex on near the Core Area presents a great opportunity for someone who can afford it.  This is excellent cash flow for a Davis investment property.  For info, call (530) 219-1000.