Lake Norman Real Estate Market Reports

Mooresville Home Sales are HOT!

I had a friend ask me if I would do a sales analysis of Mooresville’s 28115 zip code because this area is not a part of my Lake Norman market reports.  I said sure!  Just to clarify, area 28115 is almost entirely the Town of Mooresville and is east of I-77.  Almost all of the portion of Mooresville on the Lake Norman side of I-77,  which has zip code 28117,  is considered Mooresville but is actually in Iredell County and does not receive any services like sewer, water etc. from The Town of Mooresville.  The Town of Mooresville even has a separate school system.  Confusing? Yep!

First, I took a look at their total annual sales comparing 2016 to 2015:

Town of Mooresville Market Report 2016 vs 2015

*All date is from the Charlotte Multiple Listing service

So, as you can see, Mooresville’s number of homes sold in 2016 was 14% higher than 2015, the average sales price was 8% higher than 2015 but the days on the market was just about identical.

Next, let’s take a look at the past 6 months in more detail:

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Lake Norman Real Estate Market Reports

Lake Norman Real Estate’s December 2011 Hot Sheet in Not So Hot!

Lake Norman Hot Sheet Home Sales


Want the very latest insight into our Lake Norman real estate market? So do I which is why, every month, I do a snapshot analysis of the middle two weeks of the month to get a sense of where our Lake Norman real estate market is at this very moment…an almost live insight into the heartbeat of the Lake Norman housing market.  These Hot Sheet reports serve as pretty good predictors of our short-term Lake Norman real estate market.

After 5 relatively strong months over the summer and early fall, our Lake Norman housing market has experienced a slowdown since November, once again underscoring the erratic nature of today’s real estate market.  The most significant aspect of today’s Lake Norman numbers is the continued decline in the number of active listings for sale.  At only 837 homes for sale in all of area 13 (Lake Norman), the trend of double digit declines continues.  In December of 2008 we had 1400+ homes for sale in Lake Norman.

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lake norman real estate

Lake Norman Foreclosures, Shortsales, Green Homes: Search here!

Lake Norman’s Charlotte Multiple Listing Service made a exciting announcement this week and YOU are going to benefit the most!

They are officially expanding the currently allowable search parameters for consumers to include the following criteria:

Special Conditions:

  • Bankruptcy
  • Estate
  • In Foreclosure Process
  • Subject to Court Approval
  • REO (Real Estate owned or Lender Owned)
  • HUD
  • VA
  • Short Sale/Subject to Lender Approval
  • Relocation

And, for the growing emphasis on “Green” housing, they are also adding the following criteria:

Green Certifications:

  • LEED home
  • Energy Star
  • Environments for Living
  • EarthCraft House
  • NC Healthy Built Homes
  • NAHB( National Association of Home Builders) National Green Building Standard

Energy Efficiency Rating:

  • HERS (Home Energy Rating) Index

Every real estate website has a choice of what they will offer to their readers.  In keeping with my Lake Norman Real Estate’s effort to provide as much data on our Lake Norman housing market as possible, you will be able to search for all of the above criteria starting today, September 20th which is the first day it is available!

Don’t forget that you can search sales data by clicking on the “Research” button on each listing as well.

Progress is exciting!


Lake Norman Real Estate’s How Green Is Your Home

Lake Norman Relocation and Resource Guide

lake norman real estate

How are Lake Norman’s Crescent Communities Faring in 2010?

Entrance to The Point, Luxury Waterfront Lake Norman Community

 On June 10th, 2009 we got some stunning news regarding our Lake Norman real estate market.  Mega developer Crescent Resources LLC announced that they had filed for Chapter 11.  Crescent Resources, a joint venture between Duke Energy and Morgan Stanley Real Estate Fund, has been responsible for creating and developing Lake Norman’s most prestigious and popular communities including The Point, The Peninsula, The Harbour at The Pointe, The Farms, Sailview,Northview Harbour and their latest venture Falls Cove.

It wasn’t until July 15th 2010 that Crescent Communities broke their silence and sent out a news alert to Realtors announcing that they had emerged from their Chapter 11 Bankruptcy on June 9, 2010, touting their still developing communities of  The Point and The Farms and announcing some interesting changes and news regarding their struggling, newest venture, Falls Cove located north of Mooresville. Continue reading

lake norman real estate

Lake Norman Real Estate Predictions for 2010

Lake Norman's Crystal Ball

 Truthfully,  2009 was a pretty easy year to predict real estate trends in our Lake Norman area. (See my 2009 predictions).  Prices came down, foreclosures and short sales dominated our market, new construction ground to a screeching halt putting many of our local builders out of business, and lenders made everyones’  lives extremely difficult. Yes, it was a tough year for home sellers and home buyers.

However, looking forward in 2010 I am not seeing a lot of black and white but rather a medium shade of grey.

For our Lake Norman real estate market 2010 will be a turning point.  The question is, how bumpy will the road be, how far down the road will we hit the turn, and will it be a gentle, hardly discernible curve or a pronounced change in direction? 

The Big Picture:

To a certain degree, our Lake Norman housing market’s ability to begin to stabilize will depend on the national financial policy makers.  Our national financial uncertainly makes it extremely difficult to make solid predictions for our local market.  Here are some of the major issues that will play a significant role in our housing market this year:

  • At the end of march, the Federal Reserve will end its $1.25 Trillion program backing the mortgage market and helping to keep interest rates low.
  • FHA is currently working on legislation to tighten their underwriting standards although progress is being made to modify and soften their original requests.  This tightening was initiated by a need for capital reserves due to losses FHA has absorbed since the recession began.
  • Only a modest rebound in housing starts is expected.  Builders who have survived are still finding it nearly impossible to get loans for new projects and spec building is almost not existent.
  • The homebuyer tax credits will end April 30th – June 30th.
  • There is expected to be another wave of  resets of adjustable and interest only loans, especially on jumbo loans, which means sharply higher monthly payments for those homeowners.  This may trigger another wave of shortsales and/or foreclosures.


Our Lake Norman housing market is also going to be impacted significantly by regional economic components, especially jobs.

  • North Carolina’s population growth was the third highest in the US  according to the Charlotte Business Journal.  Lake Norman is still a destination for people throughout the US.  While many of my out-of-state buyers have had to delay their moves here, very few have actually canceled them.
  • Jobs play a huge role in our recovery.  The jobless rate in North Carolina started to lessen in November however unemployment rates in Mecklenburg and Iredell Counties remain higher than the state average.  North Carolina pundits seem very mixed in their economic vision of 2010 but they do seem to agree that unemployment has peaked and that we will see improvement by the end of 2010 if not sooner.  But everyone agrees that we must see job improvement before we see any significant change in our housing market.  

My Predictions:

  • Bargains will continue to drive the market.  More and more homebuyers who have been sitting on the fence will realized that these bargains, once gone, won’t necessarily be replaced so they will be more confident and motivated in 2010.
  • A year of  foreclosures and short sales.  Sellers who have been hoping to sell at a price that allows them to at least break even are going to run out of time. We will continue to see active listings slowly evolving into short sales or foreclosures.
  • Shadow Inventory?  One of the biggest questions I have is just how many Lake Norman homeowners are either waiting to sell until they see a turn in the market or have withdrawn their homes from the market (which accounts for our drop in inventory) while planning to bring them back on the market once they see signs of improvement.  If, just when our inventory of homes gets down to a good number (6-8 months of supply), a large number of sellers who have been waiting  jump into the market, then we will again face high levels of inventory and a second round of a buyers market.
  • A year of stabilization more than recovery is what most everyone is saying throughout the country.  Personally, I don’t think it will be an exciting year with significant changes but rather a slow, methodical road towards recovery.  2010 may hold some surprises but for the most part it will be a year of righting the ship and preparing to sail slowing forward in 2011.

I would love to hear your thoughts and predictions. Please leave a comment!

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Lake Norman Real Estate’s Friday Hot Sheet 10/23/09

October 23, 2009 Lake Norman Hot Sheet

Lake Norman Real Estate's October 2009 Hotsheet

 Some would argue that an analysis of any two-week  period in our Lake Norman  real estate market is simply too short a time time frame to be meaningful.  However, I have found that these monthly two-week reports, especially when put in context with the past 5 months, can actually provide us with a good pulse on trends in the Lake Norman housing market.

Today’s report is another great example of this

The above chart is a summary of today’s “Hot Sheet” from the Charlotte Multiple Listing Service for single family homes in all of Lake Norman (area 13).  These numbers represent a real time snapshot of the past two week’s activity.  As always, I have included the past 5 months so that you can put these numbers in perspective.


New listings , while low compared to most months, they did increase slightly compared to last month.  We still have 1434 active listings in Lake Norman as of today which is about even with last month.  One of the most important components of our Lake Norman housing recovery is a decline is inventory.  We are on track to sell about 70 properties in October which translates to about 20 months of supply or almost 4 times the inventory for a balanced housing market.

The number of properties that came back-on-the-market, most likely due to cancelled contracts, dropped significantly!  Despite the challenges of the current loan market, it looks as if Realtors and buyers are working better with the banks and perhaps buyers are more motivated to buy because they are purchasing a foreclosure or short sale.

The number of price changes also dropped significantly.   This is a bit surprising considering that prices are dropping around Lake Norman. We will have to watch this trend.

Pending home sales are significantly lower.  Since these are an indicator of future closed sales I predict our October sales will be about the same as September.

The number of closed sales in the past two weeks are back up when compared to last month but still below our summer highs.  

Contingent and Conditional sales remain steady.  Since these are properties that just went under contract, these may translate to a stronger November than last year.

What I have been observing lately with my own buyers is an increased willingness to consider buying this fall or winter rather than waiting for the “bottom” of the market.  This is because they are seeing true “bargains” and understanding that there are some great opportunities to get into a home they could not have afforded several years ago.  In the past two weeks I have negotiated a Lease/Purchase, two short sales and am working on a foreclosure.  This is the reality of our Lake Norman housing market right now.

 Learn More About Life in Lake Norman:

10 Things Lake Norman Waterfront Home Buyers Should Know BEFORE buying

Lake Norman Relocation Resources

60 Things You Should Know About Life in Lake Norman, Part 1