An Update from Mel CokerLake Murray Waterfront LotsI've just finished a detailed analysis of Lake Murray waterfront lots closed during the past 5 years and current sales activity. Buying a lot on Lake Murray is still a very viable option to enjoy lake living. One of my clients bought a lake lot last year and started building their dream Lake Murray home just this past week with my recommended builder.
For my analysis, the "average" Lake Murray lot is: less than 1.5 acres, has a minimum of 100 feet of water frontage. Also, my base year for minimum price is 2004 at $75,000. The average minimum price has been adjusted each each for the previous year price change percentage. I've even tracked average discount from final list price for sales prices.
(For average prices and number of sales, percentage changes are from previous year; average days on market includes 25% adjustment for expireds and withdrawns)2004
Number of sales: 44
DOWN 12.0%
Average price: $183,813
UP 22.6%
Avg. DOM: 381
Avg. discount from final list price: 5.87%
2005
Number of sales: 85
UP 93.2%
Average price: $204,994
UP 11.5%
Avg. DOM: 276
Avg. discount from final list price: 5.26%
2006
Number of sales: 79
DOWN 7.1%
Average price: $217,391
UP 6.0%
Avg. DOM: 215
Avg. discount from final list price: 6.0%
2007
Number of sales: 61
DOWN 22.8%
Average price: $246,145
UP 13.2%
Avg. DOM: 168
Avg. discount from final list price: 5.1%
2008
Number of sales: 30
DOWN 50.8%
Average price: $276,096
UP 12.2%
Avg. DOM: 262
Avg. discount from final list price: 10.1%
2009 (thru June 30)
Number of sales: 13
DOWN 13.3%
Average price: $251,262
DOWN 9.0%
Avg. DOM: 422
Avg. discount from final list price: 10.8%
Currently, there are 184 lots for sale on Lake Murray (meeting my criteria above) with an average sales price of $336,502. The average days on market is 434 days. Obviously, the asking price for many lots is way too high based on the much higher price compared to actual closings over the last several years, a very high DOM and the large number of lots for sale.
Other important highlights:
- the number of lots closed annually has decreased the past 3 years and is on pace to decrease again in 2009.
- average closed prices in 2009 are showing the possible first ever price decrease on Lake Murray
- there is enough current inventory at Lake Murray to last app. 7 years at the current sales pace
NOW may be the time to BUY your Lake Murray lot! When you're ready to BUY or SELL a Lake Murray lot, be sure to contact Mel Coker. I am a lake resident and I know Lake Murray!
Buy a lot, get on Lake Murray.
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