Real Estate Roundup - April 2025

In this episode of Clarksville Insider, we break down the April 2025 real estate numbers for Montgomery County—no fluff, just the facts. Host Josh Atkins shares MLS data on home sales, listings, days on market, price trends, and more, with comparisons to last month and April 2024. Whether you're buying, selling, or just watching the market, this quick roundup gives you a clear snapshot of where Clarksville real estate stands right now.

Transcript

Well, hello and welcome to Clarksville Insider, your inside track to all things Clarksville. And today,  today only,  well,  until next month. But today we are talking about  real estate. We are into the real estate roundup. what I really want to, okay, who's doing that?  Who's starting? Okay.  Um, so we're into the real estate roundup and essentially what it is. Nothing fancy, nothing wild, no crazy predictions.  At least not on this episode. We may get to that at some point. Today we are just looking at the numbers. If you're a numbers person and you're like, don't give me the fluff, don't give me the Hollywood, just give me what's going on. Well, here it is. This is for you. It's like you ordered it,  I'm delivering it. 30 minutes or less or your pizza's free. And man, I wish I had a pizza right now that'd be make it a better episode, at least for me. Maybe for you too. But here's what we're going to do. And here's what we did last month and what we're going to continue to do in the future. As a real estate professional, I have access to the multiple listing service, the MLS. And what I'm going to do is I'm pulling up  last month's activity. So this is the month of April 2025. And  what I'm going to do is I'm going to look at the numbers. I'm going to give you stuff like homes that have sold in the last 30 days. How many? How many days on market are we averaging? Like how  long are houses sitting before they go under contract? And then  I may even throw back to last month, because now we got some data. Now we're moving forward. We are that snowball pushing forward. But we're also going to be looking at a year ago, because it's almost like in any science experiment. Maybe you're a science person. In any experiment, you need to look at something to compare it to. And if I just go, OK, this is how many active listings we have. And that's a new one we're going to be adding here. Got some new ones here from last month. Well, I don't know. How many do we have last time? I don't know. OK, well, what does it mean? I don't know. OK, I try to limit the amount of I don't knows in a sentence to maybe one or two.  And  this allows us to compare it to, OK,  in 2024, a year ago, What was going on? And this is Montgomery County. So yes, Corksville insider. We're going to expand it a little bit and we're getting the whole county. So here's how I'm setting up the search. I did Montgomery County homes sold April 1st. To May 1st. And I hit search. So all lumped in here are new constructions, existing homes, all of those things. So there's. There's not a lot of trends when we can really get into it. Maybe at some point we will, but this is only a 15, 20 minute show. But at some point we may go deep diving into it. So here are the numbers.  This is what everybody tunes in for. All right, just give it to me. Give it to me. Stop talking.  So here's what we got. Real estate,  roundup,  and  OK, I don't know if that's like a key word somewhere where it pops in, but I'll figure it out. So here's where we're starting with. We are starting with active listings currently on the market  right now. And I may give you, I won't do this every time, but I'll give you a chance. Just each time I'm going to breathe, I'm going to inhale, take a breath, and then I'm going to tell you the number. think about, so right now active listings on the market on the MLS Montgomery County. How many you think? Well, we have 1426. 1426. Now. Again, there's nothing really to compare to since we don't have last month numbers because I didn't think to do this. But now we're going to start adding the active listings and you can't go back and search that. So we're starting fresh. 1426. And seems like a lot, right? Now active under contract. These are not included in those numbers. Active under contract, which means those are moving towards a closing. 811 active under contract right now. Currently under contract. So that means people are buying, people are selling. All right. Now, expired or canceled. This isn't active now. Now we're going back to the 30 day stretch. Homes that expired or canceled in the last 30 days. What do you think? Like a hundred, 30, a thousand, 344. 344. Now, I do have some data on this one because it is a time stamped item. Last month it was 402 expired or canceled. And March of 2024 it was 226 so it's up from a year ago but down from last month. And a lot of those might be homes that  are expiring and then they just re up. They keep it on the market and they just add it so the days on market stays up there. See there's all these  little things you gotta watch out for with this realtors. Keep an eye on it when you're looking at stuff like that. So expired or canceled 344. Now here's our numbers here. Homes sold in the last 30 days, three zero days. 416. Remember last month, 342. So we are up. We are trending in the up direction. Now a year ago, April. Right now 416, a year ago, 465. So down from a year ago, but up from last month. See how numbers can really not be twisted, but be used in such a way to show you what you want to see. And so I could look at that and go, hey, they're up from last month. Awesome. Everyone should buy a house right now and please use me. You got to be weary of that kind of thing. And you're looking at this because also you're like, OK, well, year ago, we're down. So we're up, but we're down. So you take it all in, you gotta look at everything in its present condition versus all of the things before it. So that's home sold in the last 30 days, 416, 416, a year ago, 465. Average days on market, 54. That's up, 49 last month if you remember. So we're up an extra five days on average. A year ago on average, 41. or up 13 days. As you can see, homes are sitting a little bit longer. You've probably seen it if you just like to look on Zillow for fun or anything like that. You'll see, this sounds like it's been on the market a little longer. Well, that's because on average they have been. 54 days in April, average days on market. Sale to list price. Remember, this one is what did it list for when it first hit the market and what did it sell for? What is the average? How close to that number do we get? Last month was 99.3 % which means pretty close from list price to sale price. It was pretty close to the list price. This month 99.0. 99.0  and so pretty close.  And let's look at a year ago. You think a little lower, a little higher.  99. point two. We are just ripping through these  99s. They are hovering, staying steady. That's about the steadiest thing on here is the sale price to list price. So when you start to think, man, prices are falling, they're coming down. Well, data says  they're not. Not in the sense that they're just tumbling down like a snowball. But they're still hovering around that thing. So even when you're thinking about offers on the sale price, purchase price, buy side, sell side, 99.0 last month 99.2 stay in there average sale price last month 335,000 This month Last month, I mean March this this is these are the new numbers April 350,000 so on average homes went up 15,000 a year ago 344 for April. So up from there, up from last month, I'd like to see the next few months to really establish some sort of trend before I start making any type of predictions or assessments, but it is moving up. The numbers are going up. Now that tends to happen when we have sunshine and green on the trees, but at the same time, I'm interested to see what May looks like. Because a year ago it was 344, now last month,  350,000 average sale price. Average price per square foot. Some of you are price per square foot people, which is fine. A year ago, a month ago, mean, we'll get to the year ago. A month ago, it was 188. April 187. One year ago,  185. So just chilling in the 180s. Mid to high,  180s. So 188 in March, 187. So it's right in that range. Probably going to be staying there for a while. Now, how about average square footage of sold homes  in Montgomery County? So the homes that sold, what was the average square footage of those homes? March, last episode, 1,822, 1822, last month in March. In April, 2025, we have 1,904. So we are up. up from 1822 to 1904. So square footage expanded a little bit on the homes that are being bought. But you look at a year ago, 1882, 1,882. So it was higher than March, but lower than April a year ago. Again, see how all the numbers just kind of move and shake and rattle and roll? As you're looking at them, depending on the time frame that you really want to see. So that's why we expand it little bit. We look at a couple different points on there. So last month, April 2025,  1904, the  average square footage of homes that sold in Montgomery County. Average list to close. They were adding some new ones here. I'm trying to get some more data points just for the sake of looking at them and because I like numbers and how they interact and move around. Average list. to close. So how long from when it listed to when it closed? How long did someone wait? Well, average in April of 2025 was 70 days. So practical application of that, if you just take it for what it is and you don't try to extrapolate and expand and just get wild with it, 70 days. So you're like, OK, we want to move out on this date. We want to close on this date. OK, well, then move 70 days earlier in the calendar. That's when you need to list your house. If you're thinking about it, if you're getting all your timelines together, about 70 days, little over two months. So be thinking about it. It's going to take longer than you think.  Lots  to do along that range. So be thinking about that. 70 days, just on average. That could be quicker,  depending on all kinds of things. But right now, we're just looking at averages. Average contract to close. When you get the contract, when you go under contract, how long do you got to wait? How long is the process? How long are they going to be looking at  all my bank account stuff? How long are they going to be moving through this inspection process? All of that. Average contract to close. 42 days a little over a month Montgomery County April 2025 42 days 42 days so a little over a month is when you can expect or hope or plead with the universe Can we get this thing closed? You're probably looking at 42 days or somewhere close to it around there now a year ago You're saying hey are things slowing down at all? Well guess what? Not really.  They were 41 days a year ago, April 2024. So it's not even like,  you're looking at all the things, even  the new administration, you're looking at all the factors that go into it. The economy, the up, the down, the back and forth, the in and out, and what you've got here, average contract to close, it takes  on average, even a year ago. a one day difference. People still buying, people still selling. May not be like that in other counties, other states. But right here in Montgomery County, that's what we're looking at. 42 days average contract close. Now, what I'm going to do is I'm going to do a hyper fast recap. I'm just going to go from the top of the spreadsheet to the bottom of the spreadsheet. And at some point, maybe I'll share the spreadsheet because maybe you like spreadsheets and everything. And so I can get that out to you. But for now, I'm just going to read April, 2025. I'm just going to write down this column, recap, and then we'll wrap. Active listings. So these are all April, 2025. Active listings, 1,426. Active under contract, 811. Expired or canceled in the last 30 days, 344. Home sold in the last 30 days. 416. Average days on market, 54. Average sale price to list price, 99.0. Average sale price, 350,000. Average price per square foot of homes sold, $187. Average square footage of sold homes, 1,904. Average list to close days, 70. Average contract close, 42. So that's our April real estate  roundup and okay.  That's our real estate roundup. And essentially what we're doing is we're just trying to look at the numbers. I'm not trying to  sway, steer, influence, because you get that everywhere else. Even on the news, things that you trust, even on the podcasts that you listen to that you really like, you're going to get. So here's what this means. And we can get to that. I may have an opinion episode and bring people on or whatever. Here, I'm just trying to give you the numbers so you're a little bit more informed than maybe someone else who doesn't listen. And you could start a sentence with, well, actually,  everybody loves getting actually'd. Well, you can do it to somebody else. Well, active under contract,  811. Well, actually, average sale price in Montgomery County in April, 350,000. Boom. Mic drop. You got some opportunities to at least expand your understanding of where you live or if you're thinking about moving here or needing to and maybe you're going to get stationed here in the military these are the trends that you can track every month we're going to look at it we're going to look at the movement see what we got so in the meantime appreciate you checking out appreciate you checking us out me out on Clarksville Insider now you can see and I may share some info and those kind of things and give you some give you some more info on the Instagram account. It's just Clarksville insider. You can email me Clarksville insider at gmail.com if you got questions Or maybe you want to see a certain episode you've got suggestions for a guest or maybe you got questions about this the roundup Hey, could you look at these subdivisions? Could you track?  Different things along the way could you look back and I'm like, yeah, let's do it. Let's really get into it I'd love to expand a little bit beyond this  So if you got any suggestions for what you'd like to see connect with me on email connect with me on Instagram, that's usually where I'm at.  And  just appreciate you signing on  and listening and we'll catch you next time and as always thanks for listening and I will see you around.