Regional Market Analysis – February 2012

Market Update – February, 2012

Welcome to our Market Analysis of East Tennessee Real Estate for February, 2012 which looks at and reports on the East Tennessee Real Estate Market. I will be sending this report and updating the Blog routinely with information that I think may be useful to you as another tool to help in your ongoing real estate plans and management.

Market Regions

If this is your first review of this report, our market region is broken up into three components, a north region, an east region and a west region. The east and west regions are divided by the Tennessee River.

The North region generally takes in all of Roane County as well as some of south Anderson and a portion of Loudon County.

The West region encompasses all of Rhea County, areas of North Hamilton, Eastern Bledsoe and East Cumberland Counties.

The East region covers all of Meigs County as well as parts of North Hamilton (on the east side of the river) and Western McMinn County.


The market for our region showed improvement over January and while this is seasonally a slow month, the upward move from January was a sign that the trend continues from last year of improving sales. Buyers continue to return to the market in our region, we think due in part to the fact that this area continues to demonstrate its ability to hold its own as compared to the national market stand point; and with interest rates at historic lows, the value here is just compounded. We also believe that the foreclosure and short sale market here will continue to retract through the middle part of 2012 and should be at what has historically been a low range by late 2012

At the end of the month, the rate for a 30 year fixed conventional loan in the 3.9 %, a near historical low rate.  In addition to the continued low interest rates, buyers are also seeing the inventory levels of properties in all price ranges continuing to slowly decline. Educated buyers are taking note of the trends and are increasingly ready to buy when they find the property they want and there is still a negotiating mind set on the part of sellers.

While mortgage lenders and banks have continued to make some progress on relaxing the tight requirements that are needed to qualify for a loan, there is still a long way to go for these institutions to return to reasonable requirements for lending. In our opinion, the financial institutions need to continue to take prudent steps to facilitate the flow of money to qualified borrowers.

The sale of raw land remains flat. Land sales as a component of the total sales was 14% in February. The same is true for the total sales volume which was at a low point in February. The best buying opportunities can still be found in the price ranges under $200,000.00 but the entire price range in the region show that sellers understand they are competing in a market with still high levels of inventory and are pricing their property accordingly. A buyer looking for a land or residential purchase has a great selection at prices that will not be this low for years to come.

If you are in the buying mode and you are looking at East Tennessee, my advice is the time to be making decisions is now. This region is always a good value but with interest rates where they are and with still higher than normal inventory available the time could not be better. If you are in the selling mode and located in East Tennessee, our recommendation would be to seriously consider getting your property on the market.

Some Statistics:

The total number of closings for the month was 49, down from 27, last month and the total sales dollars were $ 4,840,055.00, up 53% from last months total $ 3,159,150.00. The unit average cost (which is the average of all closings) was at $ 98,776.00 which was a decrease of 14.6% over last months $ 117,005.00.  In addition, the raw land component of the total number of closings was 14%.

While the overall market indicators have improved, there remains a higher than normal level of inventory on the market and that continues to be felt. The average days on market when considering all properties is still in the 200+ days range, and that is well above the 170 day target we like to see. The under $ 200,000.00 range of residential properties is still the market leader accounting for 92% of the residential market closings. We have seen signs of the upper end properties starting to fill in and we expect that trend to continue into the end of the year.

For more information or to discuss how we can assist you with your real estate needs, please contact one of our Real Estate Professionals or you can email us at and we would be happy to answer your questions

Market Details

For the month of February, residential activity in all of the price ranges and areas shows signs of improvements. The land/residential market percentage showed a strengthening of land sales component and the upper end residential properties are starting to show signs of improving.

Total Closings:

If we look at the closing data over time we can see a steady increase in the number of properties being closed in our market area. We expect that the average closed sales cout to be about 65 by te end of this year.

Total Sales:

The total sales volume for the region has been moving up over the course of 2011. With this trend continuing into this year, the total monthly sales would be approaching $ 8,000,000.00 in total sales volume by years.

Average Sales:

The average sales price is important because it shows trending in home and property value over time. As mentioned in our summary, the slip back in January will be a temporary decline and we are still expecting the trend to continue to move higher through the end of the year.


If you would like a detailed analysis about our market regions performance you may contact us at and request additional information.

About gvenice

I have over 25 years of electrical engineering and business management experience. I previously owned and managed a multi million dollar engineering firm. My work took me all over the globe, managing the construction of manufacturing plants where I built a reputation of providing superior service, getting projects done on time and within or under budget. My dedication to the fine details and logical approach to accomplishing tasks provide a huge benefit to my Real Estate clients. After selling my business and retiring to this area, I found a new passion in the Real Estate business and I bring to this business the same level of professional skill and conduct that has made mr successful in the past. My global exposure and extensive travel are also an asset when dealing with a customer base that is located worldwide. An avid boater, I have a thourough understanding of the waterways of East Tennessee and the intricacies involved in dealing with the TVA and the Army Corps of Engineers.
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