Town-by-Town Sales Data for 2013

Last week we published some charts showing the direction of the overall single-family market in Hartford County for 2013. The quick summary was that sales activity has been increasing nicely for two years, but median prices have been stuck in a protracted valley.

The data tells a variety of different stories when we zoom in to the individual towns. Before we get there though, a quick disclaimer. It’s difficult to take too strong a position about any single data point without looking more deeply into what is happening in the town. We’re going from 7,000+ data points on the year at the County level down to a small percentage of that number for most towns. With that, here is the table showing each town.

2013 Year End Single-Family Stats by Town

The results are incredibly varied:

  • East Granby saw the deal count increase 44% and the median sales price rise by 9%.
  • The towns with the 2nd through 8th largest increases in deal count had median prices either remain virtually unchanged or decrease.
  • Avon and Granby both exactly matched 2012 in terms of deal count, and both saw the median price rises.
  • Simsbury remained basically unchanged in each metric.
  • Only five towns had their number of successful closings decrease in 2013.
  • Hartland, Marlborough and Farmington were the only three towns with negative deal count growth and negative median price change.

The markets in each town have their own story to tell. In order to understand what’s happening, the mix of homes that sold, and the level of distress in the market, must both be considered. One could imagine that the multiple towns with large increases in deal count but falling median prices were highly impacted by distressed sales.

We have a model that lets us more easily visualize the numbers for each town, organizing the raw sales data into various charts and tables. I doubt we’ll post the charts, there are far too many, so please feel free to reach out to us if you have specific questions about what is going on in a particular town. We are happy to share.

Hartford County Revaluation Schedule

Last week we gave an overview of the 2011 City of Hartford revaluation. Here’s the revaluation schedule for the rest of the towns in the County.

55 Elm Street in Downtown Hartford2010: none

2011: East Hartford, Enfield, Hartford, Manchester, Marlborough, Newington, Plainville, Southington, West Hartford

2012: Berlin, Bristol, East Windsor, Farmington, Glastonbury, Granby, New Britain, Simsbury, South Windsor

2013: Avon, Burlington, Canton, East Granby, Rocky Hill, Suffield, Wethersfield, Windsor, Windsor Locks

2014: Bloomfield

The process is basically the same everywhere. Towns review all the properties to make sure they have the correct stats – beds, baths, size, etc. Next they gather information on sales and feed all the data into the computer. A value is assigned to each property and the owners are notified – generally in the fall of the revaluation year.

West Hartford has an FAQ document on the part of their website related to the 2011 revaluation. Here is their answer to one important question that homeowners often have.

What will happen to my assessment if I improve my property?

While property improvements generally increase the value to your property, they may or may not change the assessment to your property. For example, while replacing a roof covering, a furnace, a water heater or updating your electrical main should have a positive effect on your market value they are not likely to increase your assessment. Landscaping your property should increase its curb appeal and could also increase its value, but would not increase your assessment. There are also improvements that would increase your market value and correspondingly your assessment. Some of these changes include adding central air conditioning, finishing off a basement, building an addition, and possibly remodeling a kitchen or bath(s).

Even after property owners receive their initial letter, they have an opportunity to challenge the new valuation. It usually begins with an informal hearing, which is basically just a meeting in which the owner can present their case. We always advise bringing data to support your argument. If the informal hearing doesn’t produce the desired outcome, then there is a more formal appeals process. This can vary by town, so be sure to check with your assessor to find out the exact process.