William Alexander, Realtor

10/26/2024

The listing is now fully live. Check it out and contact us to secure your booking today!

05/12/2024

Getting ready for the upcoming season…

https://www.instagram.com/p/C63_4snL2Do/?igsh=amM5dGhjZ3Yydmln

04/08/2024

This is the year that we're finally activating the Poconos property for public vacation rentals. Still finalizing administrative registrations and pricing with the authorities having jurisdiction. If you are interested in learning more, please reach out so that I can gage interest for this upcoming season.

Pinecrest Lake Golf Club - Pocono Pines, PA

01/14/2024

I think there are some instances where modular construction makes a lot of sense. I have a few development ideas where this method of project delivery could mitigate some of the risks of unsteady/unreliable local labor conditions. But as with many things these days, even the sectors poised to offer solutions to current challenges face challenges of their own.

Factory-built homes could help solve the housing affordability crisis, but the companies attempting to disrupt the construction industry are failing.

12/28/2023

Monday Market Metrics – Corolla, NC

As we saw last week, the average list price ($1,461,454) appears to have leveled out as we close out the year and is only nominally higher (around $20K) than where we began the year. There were certainly some zany highs, but listings in this market never averaged any lower than the initial starting point. Average sold ($1,023,663) and average initial list price of sold ($1,074,811), however, have been all over the place. With only one noted exception in our data set though, these averages stayed below the $1.5M mark throughout the year, even when average list prices shot appreciably above the $2M mark for two consecutive weeks back in May. Incidentally, it was during that same period that the closed values were starting to tumble in the opposite direction. It took us practically all year to get to this point, but once it became clear to sellers that buyers were only willing to go but so far, we began to see the listings come back down to more typical price points.

Source: Based on information from the Outer Banks Association of REALTORS® MLS for the period covered by the prior thirty (30) calendar days.

William Alexander ( #308369) is a licensed broker affiliated with the brokerage Keller Williams Outer Banks for real estate transactions in North Carolina. Broker Main Office: 252.256.9661
[email protected]
Each Keller Williams office is independently owned and operated.
Equal Housing Opportunity

12/28/2023

Monday Market Metrics – Pocono Pines, PA

One more midweek rundown for the calendar year. We close out the year with 39 active listings in Pocono Pines with an average list price of $578,217. The pace of sales remains fairly modest at six (6) properties having closed in the prior 30-day period with an average sold price of $672,100. Even in these challenging real estate markets, we are still seeing new listings come online and transactions eventually making their way to settlement. In this market, despite the elevated average sold price (compared to the average list price) 2/3rds of the properties that sold most recently did so at a discount from their original asking prices. Although the transaction volume is relatively low, I am encouraged by seeing deals happening across several price points: from the low $300s all the way up to $1.3M within the last 30 days. There are opportunities to be had at a variety of budget levels.

Source: Realtor(dot)com

William Alexander ( ) is a licensed salesperson affiliated with the brokerage Keller Williams Philadelphia for real estate transactions in the Commonwealth of Pennsylvania. Broker Main Office: 215.627.3500.
[email protected]
Each Keller Williams office is independently owned and operated.
Equal Housing Opportunity

12/20/2023

Monday Market Metrics – Corolla, NC

Nope, not even as an early birthday gift. We didn’t get a convergence this week. Even though the average sold ($1,135,043) and average initial list price of sold ($1,188,365) had been climbing steadily for more than 4 weeks, both figures shed over $100K in value. The average list price ($1,462,390) is also down some but only by a more modest $27K-ish. The rate of sales (24) over the past 30 days has been ticking up a bit which is a good sign of sustained activity for this market. On my most recent visit, I saw a couple more new construction housing starts in the Four-Wheel Drive area. I think this bodes well for continued activity and opportunity as we head into 2024.

Source: Based on information from the Outer Banks Association of REALTORS® MLS for the period covered by the prior thirty (30) calendar days.

William Alexander ( #308369) is a licensed broker affiliated with the brokerage Keller Williams Outer Banks for real estate transactions in North Carolina. Broker Main Office: 252.256.9661
[email protected]
Each Keller Williams office is independently owned and operated.
Equal Housing Opportunity

12/20/2023

Monday Market Metrics – Pocono Pines, PA

This is either the last or second to last one of these for the year. There are 38 active listings in Pocono Pines with an average list price of $585,986. A few of the lower priced properties went under contract which left more expensive listings to remain and bump up the average by nearly $10K. That still would have kept us in the neighborhood of the figures we’ve been seeing over the past few weeks. We are well outside of that neighborhood this week when looking at the cohort of five properties which sold in the prior 30-day period. All but one transacted at or above last week’s average, and the inclusion of the $1M+ listing was enough to send the average ($746,000) hurtling into the upper atmosphere. This became the local high for this year’s data set. In this market, we’ve been as low as 14 active listings; so, 38 properties still represents a decent supply heading into the winter

Source: Realtor(dot)com

William Alexander ( ) is a licensed salesperson affiliated with the brokerage Keller Williams Philadelphia for real estate transactions in the Commonwealth of Pennsylvania. Broker Main Office: 215.627.3500.
[email protected]
Each Keller Williams office is independently owned and operated.
Equal Housing Opportunity

12/15/2023

On the way back home, I noticed that they’re adding more Air Up stations at Corolla Park. Fantastic!

12/15/2023

On my 2 AM walking tour, I noticed that Corolla Cantina had this outdoor patio area built during the off-season. Looking forward to returning when they open in the spring.

12/12/2023

Monday Market Metrics – Corolla, NC

It hasn’t quite happened here yet, but it’s looking like we might see a convergence right around the $1.5M mark amongst our key 3 metrics in Corolla. For several weeks, the average list price ($1,490,036) has shown signs of leveling off following a longer period of steady declines week after week. On the average sold ($1,242,309) and average initial list price of sold ( $1,314,875) side of things, the story was a bit less predictable and better characterized by vicissitudes. It was hard to know if things would continue in any given direction at any given time. However, this week, we can clearly see the trend line has been heading upwards. And it appears we might meet the list price average as we prepare to close out the year. If that turns out to be the case, we will find ourselves almost exactly where we were to start the year.

With the exception of one special week to begin the year, the average value of what actually sold has not exceeded or even come close to the corresponding average asking price in this market. And yet, we never got to a point where there were no deals being done. It certainly has not been the frenzy of ’21 (and perhaps ’22 to a lesser extent), but there has been steady deal flow. There were 26 closed transactions in the previous 30-day period, up four additional units from what we observed last week. Homes are hanging on the market a bit longer, but I attribute this at least in part to higher interest rates shrinking the pool of buyers and alleviating some of the pressure to propose a curtailed diligence period. Buyers have earned the luxury of taking their time.

Source: Based on information from the Outer Banks Association of REALTORS® MLS for the period covered by the prior thirty (30) calendar days.

William Alexander ( #308369) is a licensed broker affiliated with the brokerage Keller Williams Outer Banks for real estate transactions in North Carolina. Broker Main Office: 252.256.9661
[email protected]
Each Keller Williams office is independently owned and operated.
Equal Housing Opportunity

12/12/2023

Monday Market Metrics – Pocono Pines, PA

This is what I like to see. This is roughly (at least) the seventh time in this market that there was essentially parity between the average list price ($576,314) and the average sold price ($580,313) for properties having sold in the prior 30-day period. To me, it reflects that there is an appropriate balance between the prices at which properties are being offered and the willingness of buyers in the market to transact at that point. It’s not a novel concept. Like, I didn’t unearth some hidden micro-economic phenomenon. But as we’ve seen so often over the past couple of years, there have been some wild swings and movements in real estate markets across the country.

In this market, we started the year with list prices hovering around $525K on average. And we are closing out the year with prices currently hovering around $575 on average. There was a wild period in the middle of the year where things ran up to a local high of $734K, and we stayed up there for several weeks. It was wild. We saw similar things in other markets as well. The interesting thing here though was that buyers were NOT in for that roller coaster- at least not initially. We had a couple of weeks where a very expensive property sold when not much else was being bought, and that caused a couple of localized spikes on the sold side. But by and large, buyers in this market were able to somewhat temper those high expectations of sellers. As proof of that, I took the average of all of the Average Sold Price data we collected this year. That figure is $517,979. I read that as buyers generally wanting to transact at prices that reflected the more moderate way the year started in Pocono Pines. I think it still allows for a healthy level of appreciation. List prices are nearly 10% higher (9.5 and some change) than they were to start the year. (This is as opposed to the nearly 40% jump were things to have remained at or near the mid-year peak).

Source: Realtor(dot)com

William Alexander ( ) is a licensed salesperson affiliated with the brokerage Keller Williams Philadelphia for real estate transactions in the Commonwealth of Pennsylvania. Broker Main Office: 215.627.3500.
[email protected]
Each Keller Williams office is independently owned and operated.
Equal Housing Opportunity