The number of active listings in The Woodlands is down 20% from same period last year. In several list price ranges, we have more potential buyers than sellers. When a new listing enters the market in one of these price ranges that meets the buyer criteria for location and amenities, the home is under contract within one day! Often, we see muntiple offers.

The above chart is a slightly different view of our market's active listings from January to October 2011. A new listing entering the market becomes a member of the orange slice of the chart. The following month, this same listing moves from orange to blue until sold. What about the green slice?

To be a member of the green slice, a listing usually has an issue with price, location, and/or amenities(updates or upgrades). This listing begins in orange, moves to blue the following month, moves to green after usually 60-90 days, moves back to blue the following month. Depending upon market conditions, adjustments in price and/or amenities, this home will remain in blue until sold or repeat the blue-green-blue process again.

What is accomplished with the green slice? This is the real estate equivalent of pressing the REFRESH button on your internet browser!

To enter the green slice, the original listing must be terminated and re-listed in our MLS system to create a new number. This process places the old listing into the new listings category on HAR. A buyer with a home search created by their Realtor will see this listing as new the next morning.

When showing listings to buyers in The Woodlands, we always include in our packet of information on each listing a property archive report that will list the number of green slice re-listings. Do you think this fact is used in negotiating a price?

Visit the Market Reports tab on our web site for more information on The Woodlands real estate.