May is a traditionally busy month and this May was no exception. Homeowners like the sales prices in their neighborhoods and are entering the contest, while buyers are ready to act. Our traditional selling season runs May through October and this uptick in activity had me looking back at historical data. The activity in May translates to more sales in June. While August is surprisingly slow, likely because buyers are on vacation and families head back to school. Below is a look at how our market plays out through the seasons. You can click here to view the numbers.

• Sales price to list price remains consistent across the board. Keep in mind this ratio does not take into account price reductions and is not computed off the original list price. You know you've priced right when showing activity is high. Once priced right, your property will sell around 95% of the list price. 
• It's always a good market in Carmel. Historical data suggests that June is the month with the highest number of sales, but the market in Carmel is consistently strong year round. What changes in Carmel more than anything is days on market, the average length of time it takes a house to sell. This number rises noticeably during the winter months.
• The Carmel Valley market is seasonal. You may laugh, but we consider Carmel Valley's weather seasonal. Average highs range from 62 degrees in December to 80 in September. Homes also photograph much better in the spring with blooming flowers and green mountains. And, it is a primary home market, versus a vacation homebuyer market like Carmel-by-the-Sea. Families are preoccupied with the holidays and don't focus on real estate during these months. Therefore, the summer months have more sales and homes stay on the market considerably longer during the winter months.
• You'll see a spike of new listings in Carmel and Pebble Beach before the AT&T golf tournament in February and the Concours d'Elegance in August. Sellers tend to think the high tourist traffic will translate into sales but that doesn't seem to be the case. If anything, people go home and then start searching for real estate online. 
• There is much less inventory available in Carmel Valley. Carmel Valley inventory is consistently low while demand has increased. Carmel Valley Ranch, Bernardus and the numerous wineries have put Carmel Valley on the map, even for vacation home buyers. 
• The estate section of Pebble Beach does have the most expensive real estate, but not on a price per square foot basis. Overall, the average sales price is highest in Pebble Beach, but when you are looking at price per square foot, Carmel-by-the-Sea has them beat. The average price per square foot in the country club and estate sections of Pebble Beach is $851.52 versus Carmel-by-the-Sea and Carmel Point's average of  $1,283.17.