Sanibel Market Report (and Captiva Too!)
Our Exclusive Real Estate Research Tool for Sanibel and Captiva
These charts summarize all Sanibel real estate transactions in the Sanibel-Captiva MLS over the past 10 years.
Instructions: Use the filters above each chart to see data specific to Sanibel OR Captiva and Single Family OR Condos.
# of Sales Year-To-Date Comparison
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$ Volume Year-To-Date Comparison
This report provides a basis to compare this year's dollar volume to prior years. As a Year-To-Date comparison, it computes the dollar sum of transactions from the first of the year through the end of last month. It then compares this to the same period from the past 9 years.
Sanibel and Captiva real estate dollar volume is significantly up from the market low in 2009. Sales numbers continue to trend upwards.
Sales Per Month - Seasonality of Sales
Real estate sales are highly seasonal on Sanibel Island and Captiva Island. Late Spring and early Summer are our peak months for transaction volume. This correlates to when most visitors come to Sanibel and Captiva with transactions closing 45-60 days later.
Each year since 2009 has shown an overall improvement
Average Price - Past 10 Years
This chart shows both the average list and sales price summarized per year. This only includes data from SOLD properties. If buyers favor lower priced homes in a given year, the average price will drop EVEN IF the overall market improving.
The average sales price for Sanibel and Captiva have improved since the recent low in 2010.
Average Sales Price - Past 3 Years
This chart compares the average sales price trends for Sanibel and Captiva on a quarterly basis. Because our markets are relatively small, with few overall transactions, quarterly analysis can be greatly affected by a few unusual transactions. This can create wide swings from period to period.
I believe buyer interest in the lower priced properties has influenced the average sales price downward (especially for Captiva).
Average Price by Living Space
This chart shows sales price trends based on living square footage for the past 3 years for the Sanibel Market. Mouse over the chart to view number of transactions as some categories have very few transactions, thus outlier transactions may skew the chart.
Overall, recent prices have remained steady.
Average Price by Bedrooms
This chart shows sales price trends based on number of bedrooms for the past 3 years for the Sanibel Market. Mouse over the chart to view number of transactions as some categories have very few transactions, thus outlier transactions may skew the chart. This is especially true of 4+ bedroom condos.
Again, recent prices have remained steady.
Average Price per SqFt - Past 10 Years
This chart compares the average price per square foot paid for properties over the past 10 years. Separate values are given for Single Family Homes and Condos for the Sanibel and Captiva markets. Use the 'Location' filter to show more specific results.
Price per square foot seems to show modest increases from the recent lows.
Average Price per SqFt by Location
The purpose of this chart is to illustrate the relative prices paid for property based on island location. Clearly, Gulf front properties sell for more than mid-island properties. This chart tries to illustrate how great is the difference.
Pricing by island location seems to support that market prices have stabilized and may be increasing slightly.
Past 12 Months Sales Distribution by SqFt
Inventory by Price
This powerful report is one of my favorite market indicators. It shows an estimate of how many months of inventory exist per price segment of the market. I use a historical 12 month sales average to determine the rate of sales. This method is imperfect in our rapidly changing market, but does account for our highly seasonal sales pattern.
When inventory is in excess of 1 year, this indicates a Buyer's Market - meaning buyers have more negotiating strength than in a normal market.
When inventory is less than 6 months, this indicates a Seller's Market - meaning sellers have more negotiating strength than in a normal market.
Pricing Strength (Discount from Original List Price)
This chart shows the average price reduction made by sellers plus the average discount from the final list price to the sales price. The goal is to show the relative pricing strength sellers have in the market over the past 10 years.
2012 shows a significant change in pricing discounts as compared to prior years. I believe this is due to sellers initially pricing their properties more appropriately for today's market and thus are requiring less discounting to make a sale.
Average Price: Original, Reduced and Sales Price
This chart is similar to the chart above in that it is illustrating pricing strength; however, this chart is comparing average in dollars for Original List Price, Final List Price, and Sold Price for closed transactions.
2012 shows seller's are pricing their properties closer to actual sales prices than 2011.
Average Days on Market
This chart illustrates the average days on market for properties that sell each quarter over the past 3 years. Due to the Sanibel Market and Captiva Market being small with relatively few transactions, the quarterly results can be skewed easily by outlier transactions, thus making the chart have wild swings from quarter to quarter.
Discounting some of the wild swings, average days on market are still increasing for Sanibel and Captiva as inventory long on the market continues to be sold.
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