We may be in the holiday season, but folks are still buying and selling homes in Livermore.
The pace of home sales has cooled a little since last Spring, but the average asking price for single-family detached houses in Livermore has gone up to more than $1.15 million.
The median price is $807,450 – a fairly significant difference.
In part that’s because a handful of properties at the top price points are lingering a little longer on the market.
As of Monday, there were 97 detached Livermore homes offered for sale on the Multiple Listing Service, which Realtors use to find properties for sale, ranging in price from $499,000 to $7.9 million.
Country properties account for both the top and the bottom of that range, varying from land with modest dwellings “off the grid” far out on Mines Road to Wine Country estates with large, elegant homes surrounded by vineyards.
A little over one-quarter of the detached houses for sale – 27 to be exact – are listed between the median and the average home prices for Livermore.
They range in size from 1244 sq.ft. to 2616 sq.ft., are on lots between 2,135 sq.ft. and 20,930 sq.ft., have two, three, four or five bedrooms, and have been on the market an average of 44 days – about twice as long as most homes stayed on the market last Spring, but still well below historic norms.
Looking just at homes in this market, the average is just under 2000 sq.ft. and priced at $929,000.
So what about the individual homes?
The least expensive of these 27 “mid-priced homes” is a 3-bedroom, 2-bath single-story home on a 7,000 sq.ft. lot in Sunset West.
The house is boasts a step-down living room with fireplace, a formal dining room and an updated kitchen with hardwood floors, maple cabinets and granite countertops. There’s paved RV and a low-maintenance backyard.
Priced just a few dollars higher – at $819,950 – is another single-story 3/2 with similar features in the Summerset neighborhood. That home has two fireplaces, an indoor laundry room and a brand new roof.
A 4-bedroom home on a larger lot in Autumn Valley is offered for sale at $829,000. This home, built in 1992, has high ceilings and newer appliances.
Most of the homes in this price range have average size lots – 5,000-10,000 sq.ft. But a few have lots between one-third and a half acre.
Three newer 4-bedroom two-story homes are on lots less than 3,100 sq. ft. These homes are located on Barney Common and Riverstone Common and are priced at $834,747, $874,500 and $999,999. The brand new home on Barney Common is 1,783 sq.ft., while the Riverstone Common homes – built in 2004 are 2,035 sq.ft. and 2616 sq.ft.
Other new homes on the list include four two-story, 4-bedroom, 3-bath homes on Linden Street Two are 1,786 sq.ft. priced at $929,000 and two are 1,888 sq.ft. priced at $959,000.
A new single-story on Wayland Loop, the former Sonoma School site, is priced at $975,000, reduced from $1,035,000. The three-bedroom home has lots of upgrades.
This list also includes two homes built in the early 1900s.
One is a small 1906 house on over 15,000 sq.ft. on Arroyo Road priced at $850,000. This 2-bedroom, 1-bath house (the smallest on the list) has been updated so that it feels like a contemporary home.
The second is a Craftsman-style bungalow built in 1910 on a half-acre with a wood-framed retail building and two small structures that once served as housing. The structures are in need of some repairs, but the property might be used for multiple purposes. Priced at $950,000.
Three properties on the list are priced over $1 million.
They include a custom single-story home in Granada Woods on a quarter-acre lot. From the brand new front entry door to custom tile and refinished hardwood floors, a gourmet kitchen, leased solar system and radiant-heat floors in the master bath, this house has been updated extensively.
The large yard features a two-car garage with built in cabinets, multiple citrus trees, rose bushes and a new storage shed. Priced at $1,029,000.
Next is a large home on a third-acre lot in Shadowbrook priced at $1,079,950. This two-story home has four bedrooms and two and half bathrooms. A permitted family room has been added on.
The most expensive home in this category, priced just under the median price mark for Livermore detached homes, is an updated Redwood model home in Sunset East. This flexible single-story floorplan has five bedrooms and two baths. The house is on a 7,707 sq.ft. lot and the asking price is $1,150,000.
Interest rates on 30-year fixed mortgages are hovering just below 5 percent this week, but are expected to go up after the Federal Reserve raises its rates later this month. While that won’t affect home prices directly, it could well affect affordability.
The good news is the Federal Housing Finance Agency has announced higher limits on conventional mortgages for high-cost areas such as ours.
Starting in 2019, the new ceiling will be $726,525, up from $679,650 this year. This could make financing easier, especially for buyers with 20 percent or higher downpayments.
If you are thinking about buying or selling a home in this median-to-average price range – or higher or lower – contact your local Realtor today.
Cher Wollard is a Realtor with Berkshire Hathaway HomeServices Drysdale Properties in Livermore.