West End real estate analysis saw July saw listings down again and sales flat, compared to the previous month. The days on the market for condos that sold increased only 46. The average selling price is $505,874 , leaving March the highest for the year. 70% sold under $500,000, resulting in a challenging market for sellers in higher price ranges. A 4.6 month supply, equal to Mar’09. but over $1M the supply is 10 months. The list price to sale price ratio increased to 97% . There remains solid value in this neighbourhood and bottom end buyers seem to recognize this, as the number of sales remains consistant.
Listings – 245. 136 listed under $500,000, 65 listed between $500,000 and $1M , 27 listed between $1M & $2M. 17 listed over $2M 
. Priced from $185,000 to $5.7M
Supply 2009(months) - Nov 2.6, Oct 2.6, Sept 2.6. Aug 2.7 , Jul 2.1, Jun 2.2, May 5.2, Apr 3.2, Mar 4.5, Feb 8, Jan 9.7
Supply 2010 – Jan 2.8, Feb 6.3, Mar 4.3 , Apr 4, May 5.5, Jun 4.9, Jul 4.6
2008 Listings - Jan 168, Feb 172 , Apr 232 , May 241 , June 235, July 235, Aug 246, Sept 257, Oct 268, Nov 281, Dec 242
2009 Listings – Jan 253, Feb 274, Mar 254, Apr 228, May 201, Jun 185, Jul 164, Aug 169, Sept 171, Oct 157, Nov 130, Dec 158
2010 Listings – Jan 162, feb 217, Mar 258, Apr 276, May 290, Jun 268, Jul 245
2008 Sales – Jan 57, Feb 53, Mar 42, Apr 45, May 38, June 29, Jul 25, Aug 25, Sept 29, Oct 16, Nov 15, Dec 21
2009 Sales – Jan 26, Feb 34, Mar 56, Apr 73, May 88, Jun 84, Jul 75, Aug 62, Sept 65, Oct 64, Nov 50, Dec 39
2010 Sales - Jan 56, Feb 34, Mar 59, Apr 69, May 52, Jun 54, Jul 52
Sales - 52 eight sold under $300,000. 18 sold between $300,000 and $400,000. 10 sold between $400,000 and $500,000. 12 between $500K and $1M and 4 sold over $1M. One third had list price reductions.
Sales over $1M – Jun 10%, May 10%, April 10%, 18% in Mar, 10% in Jan, 7% in Nov, 14% in Sept.
Sales Under $500,000 - Sept and Oct 75%, Jan 60% ,Feb 65%, Apr 70%, May 73%, Jun 65%, Jul 70%
Least expensive - $198,000 for a 99 year leasehold one bedroom!
Most expensive –$2.6M in shangri-la
2008 Average Days on Market – July 51, Aug 57, Sept 65, Oct 45, Nov 48, Dec 53
2009 Average Days on Market – Jan 69, Feb 44, Mar 67, Apr 51, May 49, Jun 49, Jul 43, Aug 29, Sept 39, Oct 47, Nov 30, Dec 41
2010 Average Days on Market - Jan 28, feb 32, Mar 38 , Apr 28, May 32, Jun 36, Jul 46
2008 Average Sale Price – Jan $592,298. Aug $392,000 Sept $447,834, Oct $370,468, Nov $375,433, Dec $407,357
2009 Average Sale Price – Jan $447,226, Feb $477,545, Mar $443,480, Apr $521,593, May $482,585, Jun $482,017, Jul $449,000, Aug $497,000, Sept $695,432, Oct $616,500, Nov $568,000, Dec $544,000
2010 Average Sale Price - Jan $544,692, Feb $604,298, Mar$679,000 , Apr $589,422, May $564,965, Jun $673,511, Jul $505,874
2008 Average Selling Price $ pr sq ft - Dec $512, Nov $478, Oct $505 Sept $526, Jul $556, Jun $553, May $544, Jun $
2009 Average Selling Price $ pr sq ft – Jan $528, Feb $525, Mar $526, Apr $558, May $541, Jun $567, Jul $560, Aug $578, Sept $635, Oct $614, Nov $571, Dec $618
2010 Average Selling Price $psf – Jan $614, Feb $582, Mar$ 650, Apr $620, May $593, Jun $630, Jul $590
2008 List Price to Sale Price Ratio - Dec 93% ,Nov 93% , Oct 95%
2009 List Price to Sale Price Ratio – Jan 94%, Feb 94%, Mar 94%, Apr 96%, May 96%, Jun 97%, Jul 98%, Aug 98%, Sept 98%, Oct 98%, Nov 99%, Dec 98%
2010 List Price to Sale Price Ratio – Jan 98%, Feb 97%, Mar , Apr 97%, May 96%, June 96%, Jul 97%
above stats from rebgv and though deemed to be correct should not be relied upon without verification
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