STOWE AREA MARKET REPORTColdwell Banker Carlson Real Estate

Comprehensive Real Estate Market Analysis

Q1 2017 Market Report April 1, 2017

The winter season delivered with lots of snow and news of Vail Resorts acquiring Stowe Mountain Resort. However, the lead story in real estate continues to be low inventory; the lowest we’ve seen in many years. Ultimately, this has had the greatest impact on market conditions. Home sales in Stowe, and the rest of Lamoille County, were down for the first quarter as compared to Q1 of 2016. On the other hand, Stowe condominium sales were up significantly, many of which are located near the mountain. The obvious assumption is that this segment of the market was influenced by the Vail Resorts acquisition.

National reports show consumer confidence is extremely high, with many feeling this is a good time to purchase real estate. Locally, average and median prices were both up, 10% and 11% respectively over last year. However, for sales to increase inventory will need to be added to the market.

SNOW, VAIL AND LOW INVENTORY

STOWE RESIDENTIAL Q1

Median: $423,000

Average: $625,718

Units Sold: 11

Available Units: 53

Months Supply: 15

STOWE CONDO Q1

Median: $231,500

Average: $228,321

Units Sold: 14

Available Units: 56

Months Supply: 12

STOWE LAND Q1

Median: $80,000

Average: $80,000

Units Sold: 1

Available Units: 49

Months Supply: 147

73% OF SINGLE FAMILY HOMES IN STOWE SOLD UNDER $500,000

73%

9%

9%

9%

STOWE RESIDENTIAL SALES 1ST QTR 2017

Under $500,000 $500,000 to $1,000,000

$1,000,000 to $1,500,000 Over $1,500,000

The majority of Q1 residential home sales were under $500,000. That percentage increased from 52% last year to 73% this year, a total of 8 homes sold. We are seeing very few sales in the above $500,000.

There were only 2 homes that sold over $1 million. The 9% reflected in the over $1.5 million segment represents one sale. This home sold for $2,525,000, 24% below the listed price.

Currently 11 homes are pending, with list prices ranging from $229,900 to $1,250,000.

STOWE RESIDENTIAL SALESQ1 2017 Market Report April 1, 2017

In 2016 we reported that Q1 residential sales in Stowe had rebounded to the high previously seen in 2014, representing a total of 23 home sales. This year we are seeing a significant decline to only 11 sales. We believe this is due to the lack of inventory.

2017 1ST QUARTER SHOWS A TOTAL OF 11 SALES, WHICH IS A DECREASE OF 52%.

15 15

18

3

11

1415 15

24

18

23

11

0

5

10

15

20

25

30

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017

STOWERESIDENTIALUNITSSOLD

Q1 2017 Market Report April 1, 2017

FOR SALES UNDER $1.5M, THE SOLD TO LIST PRICE IS AN AVERAGE OF 5% BELOW ASKING PRICE.

We saw positive price gains in the the selling price compared to town assessment, properties should continue to trade above assessment.

IN RELATION TO TOWN ASSESSMENT WE SAW ALL PRICE POINTS MOVE INTO POSITIVE TERRITORY FOR Q1.

-6% -5%

-20%

5%

-1%

7%

-4%

7%

-3%

17% 10%

19%

6% 5%

38%

-7%

25% 19%

-6%

0% 0% 0% 0%

25%

-30% -20% -10% 0%

10% 20% 30% 40% 50%

2012 2013 2014 2015 2016 2017

STOWERESIDENTIAL1STQTRSELLINGPRICETOASSESSEDVALUE

Under$500,000 $500,000to$1,000,000 $1,000,000to$1,500,000 Over$1,500,000

Q1 2017 Market Report April 1, 2017

-3.5%

-7.7% -4%

-24% -25.0%

-20.0%

-15.0%

-10.0%

-5.0%

0.0%

Under $500,000 $500,000 to $1,000,000

$1,000,000 to $1,500,000

Over $1,500,000

STOWE RESIDENTIAL SOLD TO LIST PRICE 1ST QTR 2017

STOWE CONDO Q1Sold Price to Town Assessment

Under $500K: -5%$500K to $1M: 10%$1M to $1.5M: NA$1.5M + NA

56% increase in sales, combined with a 15% decrease in inventory, reduces the months of supply from 22 months in 2016 to 12 in 2017.

Since 2012 Stowe has typically seen a rise in condominium sales during the 1st quarter. The exception being last year at this time. During Q1, after the Vail acquisition was announced, we saw a number of multiple offer situations on high-end Mountain Road condos and others centered around the Toll House area.

Condominium average and median sales prices are affordable for many. For the 1st quarter of 2017 they are both around $230k. Again, many of these were located on the Mountain Road corridor, and near Stowe Mountain Resort.

The Stowe condo inventory mimicked the residential market with a 15% decrease. However the two differ when it comes to sales prices, the highest sales price for a condominium in Q1 was $320,000.

56% JUMP IN CONDO SALES LIKELY DUE TO VAIL PURCHASE OF STOWE.

4 41 0

93

11

0 0

1414 15 1512

56

051015202530354045505560

Under$200,000

$200,000to$400,000

$400,000to$600,000

Over$600,000 Total

STOWECONDOMINIUMSOLD1STQTR2017

Sold2016 Sold2017 OnMarketSimilar to Stowe homes, there are currently 12 condominiums pending, the highest price of which is a Stowe Mountain Cabin, listed for $3,300,000.

STOWE CONDOMINIUM SALES

Q1 2017 Market Report April 1, 2017

STOWE LAND Q1

Only one land sale recorded in the MLS for the 1st Qtr of 2017. An increase in inventory and only one sale creates 147 months of supply.

Buyers are finding it still more advantageous to invest in pre-existing homes and condominiums, rather than building. That may very well be reflected in the number of sales dropping from a total of 5 last year in the 1st

quarter, to 1 this year. As we move through the spring and summer, that could very well change. There are currently 6 parcels of land pending.

LAND IS DOWN IN EVERY CATEGORY EXCEPT INVENTORY, WHICH IS UP 9%.

20

35

1 0 0 1

30

16

3

49

0

5

10

15

20

25

30

35

40

45

50

55

Under$250,000 $250,000to$500,000

Over$500,000 Total

STOWELANDSOLD- 1STQTR2017

Sold2016 Sold2017 OnMarket

STOWE LAND SALESQ1 2017 Market Report April 1, 2017

LAMOILLE COUNTY RESIDENTIAL Q1

Median: $216,000

Average: $299,792

Units Sold: 31

Available Units: 189

Months Supply: 18

LAMOILLE COUNTYLAND Q1

Median: $63,500

Average: $85,950

Units Sold: 10

Available Units: 169

Months Supply: 51

*Above stats are for Lamoille County excluding Stowe.

41 HOMES CURRENTLY UNDER CONTRACT IN LAMOILLE.

In the rest of Lamoille County, a lack of inventory is a similar theme, even though the drop of 7% was much less than in Stowe. Overall there is much more inventory available to choose from north of Stowe, causing some buyers to expand their search into this area.

Home sales were down slightly as well; but similar to Stowe, the median price was up 11%. The average on the other hand was up 45%, due to 2 high priced sales, one selling for $820,000 in Hyde Park, and one for $1,550,000 in Morristown. Most of the other sales were under $500,000. There are currently 41 homes pending, ranging up to $700,000.

As for land parcels, sales were up by 11%, with inventory dropping 12%. This is 9 more land sales than Stowe had, likely due to the fact that the median price is much lower in the rest of the Lamoille County towns. The median and average prices did increase though, by as much as 27% and 30% respectively. There are currently 20 land parcels pending, north of Stowe.

LAMOILLE COUNTY SALES(Excluding Stowe)

Q1 2017 Market Report April 1, 2017

20 161 3

40

14 8 4 5

31

6958

34 28

189

Under$200,000 $200,000to$300,000

$300,000to$400,000

Over$400,000 Total

LAMOILLECOUNTYRESIDENTIALSOLD1STQTR2017(EXCLUDINGSTOWE)

Sold2016 Sold2017 OnMarket

WATERBURY RESIDENTIAL Q1

Median: $335,000

Average: $375,876

Units Sold: 11

Available Units: 31

Months Supply: 9

WATURBURY HAD A 67% INCREASE IN AVERAGE RESIDENTIAL SALE PRICE AS

COMPARED TO Q1 IN 2016.

Waterbury had 11 residential homes sales in Q1, the same as Stowe. Typically a tighter market, Waterbury saw an increase in sales despite the amount of inventory dropping by 31%, to a total of 31 homes for sale. The Q1 sales prices in that area ranged from as little as $48,500, up to $760,000. The median and average sales were up significantly, largely due to a few sales well over $420,000. There are 14 pending home sales in Waterbury.

There were no land sales in Waterbury for the 1st

quarter. Waterbury did see the inventory increased by 41%.

WATERBURY SALESQ1 2017 Market Report April 1, 2017

3 3 1 0

72 3 2 4

11

3 3

13 12

31

05101520253035

Under$200,000 $200,000to$300,000

$300,000to$400,000

Over$400,000 Total

WATERBURYRESIDENTIALSOLD1STQTR2017

Sold2016 Sold2017 OnMarket