Merle Sollenberger\’s Blog

This weekend we celebrate the anniversary of our country declaring independence from England in 1776.   Over the years since then the country has grown from the original colonies on the  East coast  to the states we have spanning the continent today.   We have grown from a handful of settlers to approximately 300 Million people.

There have been many changes and challenges over the years, but we still have  a great  nation that has many resources, people with talent,  creativity, and a strong work ethic.   We currently are faced with significant challenges, but I believe that we have the ability to rise to those challenges and succeed in  overcoming them.

We each need to do our part to be productive, not just seek sustenance from our government.   We need to share our resources with others in need, and challenge ourselves to be disciplined and not wasteful.   We need to have vision, to believe in ourselves, and take steps toward achieving our goals.

Thank you to all who serve our country in some productive way.   May you see fruit from your efforts and sense that your contribution is appreciated.

May God bless  our nation  as we bless the world!

Thank You,

Merle Sollenberger

Here are the numbers from my May 6, 2011 searches in the Lancaster County MLS:

                                Active Listings     UA Listings     Ratio         Prior year Ratio
May 6, 2011        3,440                             735         21.37%            31.51%
April 8, 2011      3,265                           730           22.36%             24.82%
March 7, 2011  3,161                           622           19.68%             21.56%
Feb 7, 2011         3,106                           549           17.67%             18.90%
Jan 19, 2011       3,150                           527           16.73%             14.89%
Nov 6, 2010         3,428                           601           17.53%             22.05%
Sep 6, 2010         3,496                           604           17.27%             26.80%
Jul 7, 2010             3,409                           582           17.07%             28.83%                  (keep in mind that this is useful
May 7, 2010        3,301                     1,040           31.51%             28.15%                 in watching trends emerge and
Mar 7, 2010          3,089                           666           21.56%             19.38%                 change in the market)
Jan 7, 2010           2,772                           413           14.89%             16.05%

The above table summarizes the ratios for the last two years, during which time there were some significant events.  

Some of the events include:

The homebuyer tax credit is no longer available to most buyers.
1. Gasoline prices have jumped dramatically
2. We’ve seen natural disasters have a major impact on large groups of people
3. We’ve watched major political changes occur in Arab countries
4. There have been significant wage concessions agreed to by teachers unions
5. The budget challenges facing Federal, State, and local governments are significant

One major influence on housing was the home buyer’s tax credit.   That credit began in 2009 and was extended into 2010 for homes purchased in the first quarter.   It was helpful with $8,000 to first time buyers and $6,500 to people who sold a home and bought another.   The ratio of under agreement homes to actively marketed homes went up significantly in the April 2010 through May 2010 time frame.   That was due to the tax credit.   Prior to that, the credit gave people incentive mostly in the May 2009 to October 2009 time period, but around November 2009 the credit was extended.   After the time period for purchases passed, we saw a marked decline in activity, and then a gradual resumption of activity until early 2010 when we saw declines in activity again.   Currently there is not a purchase tax credit available to most people who are purchasing a home.   Home owners are still able to claim their mortgage interest as a deduction, but the purchase credits have been virtually eliminated.    This affects the housing market because it affects buyer’s ability to purchase a home.   If buyers find they have a reduced ability to purchase, sellers find they have less people interested in the home they are selling.   It illustrates Supply and Demand principles.

Another factor that is influencing things is the unemployment rate.   People who are insecure in their jobs tend to not make home purchase decisions, staying where they live now.   There also may be a bit of thinking among buyers that prices are going to go down, so why not wait until they reach the bottom.   Over the last few months there has been good economic and housing news, but it usually is mixed with some negative news, leaving people confused about their expectation of the future.

Overall, there are homes selling in our local market.   People still have changes to their situations that require changes in their housing.   When we think about it, isn’t that the best reason to buy or sell a house, when our situation calls for it.   Otherwise we are using our homes as investments.   Homes are an investment, but they are an investment with many more things to consider than just the financial aspects.   The peace of mind of owning a home you can afford, one that you can take pride in and decorate to suit your tastes, and one that fits your family needs is a very special investment indeed.

The Financial Services Inquiry Commission Report that was published a few months ago.   In reading it, it has been very interesting learning more about the practices of many participants in the housing, financing, and mortgage investment markets over the last 10 years.   There were some very risky practices that many different participants engaged in, and now the reaction to that is in some ways almost as dramatic and unnecessary.   However, in spite of that, people still have their housing needs change, and they look to move for appropriate reasons.

If you know someone who is thinking of buying or selling, please recommend they call me.   I’ll also be happy to contact them if that is appropriate.               By the way, I’m never too busy to take great care of clients you refer to me.

Prepared by:     J. Merle Sollenberger, GRI, CRS, Associate Broker, Realtor ®
Prudential Homesale Services Group
150 North Pointe Boulevard, Lancaster, PA 17601
717-560-9100    
Website:       http://www.msollenberger.com/      
Email:           msollenberger@topproducer.com
Licensed in PA
Feel free to visit me on Facebook.com, LinkedIn.com, or Twitter.com.

It has been a while since I prepared this report.   It is easy to get busy and put it off, and then another month slips by.    Wanting to resume this communication, I prepared it again for your information.

Here are the numbers from my February 7, 2011 searches in the Lancaster County MLS:

                                Active Listings     UA Listings     Ratio         Prior year Ratio
Feb 7, 2011         3,106                           549           17.67%             18.90%
Jan 19, 2011       3,150                           527           16.73%             14.89%
Dec 6, 2010         3,321                           582          17.52%             15.28%
Nov 6, 2010       3,428                           601           17.53%             22.05%
Oct 7, 2010           3,470                           586           16.88%             26.34%
Sep 6, 2010         3,496                           604           17.27%             26.80%
Aug 5, 2010         3,475                           608           17.49%             28.20%
Jul 7, 2010             3,409                           582           17.07%             28.83%                               (keep in mind that this is useful
May 7, 2010        3,301                     1,040           31.51%             28.15%                               in watching trends emerge and
Mar 7, 2010          3,089                           666           21.56%             19.38%                               change in the market)
Jan 7, 2010           2,772                           413           14.89%             16.05%

The above table summarizes the ratios for the last two years, during which time there were some significant events.

One major influence was the home buyer™s tax credit.   That credit began in 2009 and was extended into 2010 for homes purchased in the first quarter.  It was helpful to buyers, $8,000 to first time buyers and $6,500 to people who sold a home and bought another.  You can see on the above table that the ratio of under agreement homes to actively marketed homes went up significantly in the April 2010 through May 2010 time frame.  That was due to the tax credit.   Prior to that, the credit gave people incentive mostly in the May 2009 to October 2009 time period, but around November 2009 the credit was extended.  After the time period for purchases passed, we saw a marked decline in activity, and then a gradual resumption of activity.

Currently there is not a purchase tax credit available to most people who are purchasing a home.   Home owners are still able to claim their mortgage interest as a deduction, but the purchase credits have been virtually eliminated.    This affects the housing market because it affects buyer™s ability to purchase a home.   If buyers find they have a reduced ability to purchase, sellers find they have less people interested in the home they are selling.   It illustrates Supply and Demand principles.

Another factor that is influencing things is the unemployment rate.  People who are insecure in their jobs tend to not make home purchase decisions, staying where they live now.  There also may be a bit of thinking among buyers that prices are going to go down, so why not wait until they reach the bottom.   Over the last few months there has been good economic and housing news, but it usually is mixed with some negative news, leaving people confused about their expectation of the future.  

Overall, there are homes selling in our local market.  People still have changes to their situations that require changes in their housing.  When we think about it, isn™t that the best reason to buy or sell a house, when our situation calls for it.  Otherwise we are using our homes as investments.   Homes are an investment, but they are an investment with many more things to consider than just the financial aspects.   The peace of mind of owning a home you can afford, one that you can take pride in and decorate to suit your tastes, and one that fits your family needs is a very special investment indeed.

If you know someone who is thinking of buying or selling, please recommend they call me.   I™ll also be happy to contact them if that is appropriate.

By the way, I™m never too busy to take great care of clients you refer to me.  

Prepared by:     J. Merle Sollenberger, GRI, CRS, Associate Broker,
Realtor ®Prudential Homesale Services Group
150 North Pointe Boulevard, Lancaster, PA 17601717-560-9100
        www.msollenberger.com
        msollenberger@topproducer.com
Licensed in PA                                         Feel free to visit me on Facebook.com, LinkedIn.com, or Twitter.com.

Here are the numbers from my September 6, 2010 searches in the Lancaster County MLS:

                                Active Listings     UA Listings     Ratio         Prior year Ratio
Sep 6, 2010         3,496                           604           17.27%             26.80%
Aug 5, 2010         3,475                           608           17.49%             28.20%
Jul 7, 2010             3,409                           582           17.07%             28.83%                               (keep in mind that this is useful
May 7, 2010       3,301                     1,040           31.51%             28.15%                               in watching trends emerge and
Mar 7, 2010         3,089                           666           21.56%             19.38%                               change in the market)
Jan 7, 2010           2,772                           413           14.89%             16.05%

Once again we see numbers that remind us of the challenges of the economy and real estate market.   Last September the ratio was 26.8%, which means that for every 100 homes that were active on the market, there was an additional 26 or 27 homes under agreement.   This year there are approximately 17 homes under agreement for every 100 on the market.  Last year there was a tax credit promoted for home purchasers.  This year that tax credit time frame expired in the Spring.

Our office production numbers indicates that there are many people buying homes right now.   For August 2010, the report was that we had $20,780,000 in property go under agreement.  For August 2009 that amount was $20,900,000 and in 2008 it was $10,600,000.   I can’t think of more convincing evidence that we are seeing good  market activity.

Recently Prudential Homesale Services Group produced several advertisements that highlight the low interest rates.  Some people will see these and think of them simply as our self-serving marketing and promotion.  The reality of the economy and current interest rate environment points to now being a great time to buy.

Right after the 1987 Stock Market crash an economics professor I had in college said “in every expansion are the seeds for a contraction, and in every contraction are the seeds for an expansion.”  At some time, the economy will be robust again, and interest rates will be higher.  That will increase the costs of home ownership.   Also, when the economy is more robust, house prices will likely increase.   Buying now can enable you to invest for the future.

If you know someone who is thinking of buying or selling, please recommend they call me.   I’ll also be happy to contact them if that is appropriate.               By the way, I’m never too busy to take great care of clients you refer to me.

Prepared by:     J. Merle Sollenberger, GRI, CRS, Associate Broker, Realtor ®
Prudential Homesale Services Group
150 North Pointe Boulevard, Lancaster, PA 17601
717-560-9100         http://www.msollenberger.com/               msollenberger@topproducer.com

Licensed in PA                                         Feel free to visit me on Facebook.com, LinkedIn.com, or Twitter.com.

Here are the numbers from my August 5, 2010 searches in the Lancaster County MLS:
                                Active Listings     UA Listings     Ratio         Prior year Ratio
Aug 5, 2010         3,475                           608           17.49%             28.20%
Jul 7, 2010             3,409                           582           17.07%             28.83%
Jun 4, 2010           3,310                           830           25.08%             28.62%
May 7, 2010       3,301                     1,040           31.51%             28.15%
Apr, 7, 2010       3,344                           830           24.82%             22.44%                               (keep in mind that this is useful
Mar 7, 2010         3,089                           666           21.56%             19.38%                               in watching trends emerge and
Feb 6, 2010         2,931                           554           18.90%             16.37%                               change in the market)
Jan 7, 2010           2,772                           413           14.89%             16.05%

In reviewing the numbers  appears the market has lost some strength and activity in the last two months.   Showing activity has been lower lately for me and for other agents as well.   But, there are still people looking at homes and making purchase choices.   They are doing this because of changes in their life that require moving.   These changes are related to job changes, families growing or shrinking, and other motivations.   The people that are buying are happy with the interest rates they are finding in the market.   The lower rates help keep their monthly payments lower or enables them to purchase more home.   It may be less active right now than other years, but the hot summer will soon be over, children will be back to school, and summer vacations will be memories.

 Recently, I learned of some industries seeing a surge in orders, increasing hours that employees are working, and showing profitability in their financial reports.   This is good news for our economy and for employment.   Someone said that “in every expansion of the economy are the seeds for a contraction, and in every contraction are the seeds for an expansion.”  

We have a  chart prepared by our Homesale Lending people that illustrates interest rate levels over the past almost 40 years.   With the low levels of rates and the quantity of available homes, now is a great time to buy.   The currently low rates help both buyers and sellers accomplish their objectives of finding a different home.       To view the chart, please click on this link: history repeat itself – interest rates.pdf

Many of us in the Real Estate industry believe that rates will not continue to stay at these low levels indefinitely, and when rates rise they will not likely go back down to the current levels anytime soon.   What that indicates for the environment in the real estate market is not clear to me, but if it is harder for buyers to purchase, that makes it harder for sellers to sell.

If you know someone who is thinking of buying or selling, please recommend they call me.   I’ll also be happy to contact them if that is appropriate.               By the way, I’m never too busy to take great care of clients you refer to me.

Prepared by:
J. Merle Sollenberger, GRI, CRS, Associate Broker, Realtor ®
Prudential Homesale Services Group
150 North Pointe Boulevard
Lancaster, PA 17601

717-560-9100
http://www.msollenberger.com
msollenberger@topproducer.com

Licensed in PA

Feel free to visit me on Facebook.com, LinkedIn.com, or Twitter.com.

Here are the numbers from my July 7, 2010 searches in the Lancaster County MLS:

                                Active Listings     UA Listings     Ratio         Prior year Ratio
Jul 7, 2010           3,409                           582           17.07%            28.83%
Jun 4, 2010           3,310                           830           25.08%             28.62%
May 7, 2010       3,301                     1,040           31.51%             28.15%
Apr, 7, 2010       3,344                           830           24.82%             22.44%                               (keep in mind that this is useful
Mar 7, 2010         3,089                           666           21.56%            19.38%                               in watching trends emerge and
Feb 6, 2010         2,931                           554           18.90%             16.37%                               change in the market)
Jan 7, 2010         2,772                           413           14.89%             16.05%

The July 2010 issue of the Lancaster County Association of Realtors ® publication House Calls reports that Pending Home sales in May 2010 dropped to 280 from 461 a year ago- a 39.2 percent decrease.   The Days on Market is also creeping down slightly.     House Calls also reports that 60% of the homes and condos sold in May were on the market for 60 days or fewer.  

The following table illustrates the trend for the number of properties going under agreement over the last 6 months and compares that to the same period in 2009.

(Number of listings that went UA in the Lancaster County FLEX MLS.)

Month   2009       2010       % change
Jan             277           310           +11.9%
Feb           309           339           +9.7%
Mar           422           518           +22.7%
Apr           477           648           +35.8%
May         461           284           -38.4%
Jun             459           327           -28.7%

This table shows a 38.4% decrease in number of properties going under agreement in May 2010 and a 28.7% decrease for June 2010.   This is likely due to the ending of the $8,000 tax credit for purchases on or before April 30, 2010.   With this information, it appears that we will see a reduction in the number of settlements in July and August 2010.

Interest rates are near historical lows and there is a great selection of homes on the market, making now a great time for buyers to purchase a home. (Selling a home is still better in Lancaster County than you might think considering all of the bad national news.)   Waiting and purchasing after interest rates increase will increase the monthly payment buyers will need to pay each month, and the accumulation of that extra amount over the life of the mortgage can add up to a significant amount.   Current rates can be below 5% in some situations.   Check with Doug Shand at my office, or see http://www.homesalelending.com/ for more information.

If you know someone who is thinking of buying or selling, please recommend they call me.   I’ll also be happy to contact them if that is appropriate.               By the way, I’m never too busy to take great care of clients you refer to me.

Prepared by:     J. Merle Sollenberger, GRI, CRS, Associate Broker, Realtor ®
Prudential Homesale Services Group
150 North Pointe Boulevard, Lancaster, PA 17601
717-560-9100
Website:   http://www.msollenberger.com/    
Email:           msollenberger@topproducer.com
Licensed in PA

Feel free to visit me on Facebook.com, LinkedIn.com, or Twitter.com.

Here are the numbers from my June 4, 2010 searches in the Lancaster County MLS:
                          Active Listings     UA Listings     Ratio         Prior year Ratio
Jun 4, 2010           3,310                           830           25.08%             28.62%
May 7, 2010         3,301                     1,040           31.51%            28.15%
Apr, 7, 2010       3,344                           830           24.82%             22.44%                               (keep in mind that this is useful
Mar 7, 2010         3,089                           666           21.56%             19.38%                               in watching trends emerge and
Feb 6, 2010          2,931                           554           18.90%             16.37%                               change in the market)
Jan 7, 2010           2,772                           413           14.89%            16.05%

In the June 2010 issue of the Lancaster County Association of Realtors ® publication House Calls it is reported that Pending Home sales in April 2010 rose to 648 from 484 a year ago- a 33.9 percent increase.   The March 2010 sales were 24% higher than March 2009.   The UA/A ratio moving from 31.51% in May 2010 to 25.08% in June 2010 points to a reversal in the trend.

Well, it seems the tax credit expiring April 30 has taken away the urgency that buyers may have felt, things got quieter in the market.  You can see from the following table that leading up to that date there was a significant increase in the number of homes going UA this year over last year.  These figures show an even more significant decline in the number of homes going under agreement in May 2010.

The following table illustrates the trend over the last 5 months and compares that to the same period in 2009.
(Number of listings that went UA in the Lancaster County FLEX MLS.)

Month   2009       2010        % change
Jan             277           310           +11.9%
Feb           309           339           +9.7%
Mar           422           518           +22.7%
Apr           477           648           +35.8%
May         461           284           -38.4%

This table shows a 38.4% decrease in number of properties going under agreement in May 2010.   With that it appears that we will see a reduction in the number of settlements in July and August 2010.  You may see news reports highlighting the increase in sales recently.   That is likely based on settled units.  It remains to be seen how the market will be in the near future.

Interest rates are near historical lows and there is a great selection of homes on the market, making now a great time for buyers to purchase a home.   Waiting and purchasing after interest rates increase will increase the monthly payment buyers will need to pay each month, and the accumulation of that extra amount over the life of the mortgage can add up to a significant amount.

If you know someone who is thinking of buying or selling, please recommend they call me.   I’ll also be happy to contact them if that is appropriate.              By the way, I’m never too busy to take great care of clients you refer to me.

Prepared by:     J. Merle Sollenberger, GRI, CRS, Associate Broker, Realtor ®
Prudential Homesale Services Group
150 North Pointe Boulevard, Lancaster, PA 17601
717-560-9100         http://www.msollenberger.com/               msollenberger@topproducer.com
Licensed in PA

Feel free to visit me on Facebook.com, LinkedIn.com, or Twitter.com.

Prepared by:     J. Merle Sollenberger, GRI, CRS, Associate Broker, Realtor ®
Prudential Homesale Services Group
150 North Point Boulevard, Lancaster, PA 17601
717-560-9100
My website:   www.msollenberger.com
My email: msollenberger@topproducer.com
Licensed in PA   – AB066078

Here are the numbers from my May 7, 2010 searches in the Lancaster County MLS:

——-Active Listings- – -UA Listings- – - – Ratio- – - -Prior year Ratio
5/7/10- – -3,301 – - – - -1,040- – - – - – 31.51%- – - – - – 28.15%  
4/7/10- – -3,344 – - – - – - 830- – - – - – 24.82%- – - – - – 22.44%  
3/7/10- – -3,089 – - – - – - 666- – - – - – 21.56%- – - – - – 19.38%  
2/6/10- – -2,931 – - – - – - 554- – - – - – 18.90%- – - – - – 16.37%  
1/710- – - 2,772 – - – - – - 413- – - – - – 14.89%- – - – - – 16.05%  
12/7/09- -2,873 – - – - – - 439- – - – - – 15.28%- – - – - – 18.19%  
11/4/09- -2,907 – - – - – - 641- – - – - – 22.05%- – - – - – 20.43%  

(keep in mind that this is useful in watching trends emerge and change in the market)

With everything going on I did not get to prepare and distribute an April 2010 Market Report.   In 2009 things were much slower, so I am pleased with the higher level of activity in 2010.

Looking at the month to month trends last year and this year we see a stronger improvement in the UA/A ratio from April to May 2010 than we did in 2009.   Some of that may be due to the tax credit incentive that expired on April 30, 2010.   It will be interesting to see what happens in May 2010 now that the credit has expired.

In studying the above table, we can observe that several monthly ratios are stronger than those months were last year.   Some were weaker than the prior year, but overall since September 2009 we™ve enjoyed a more robust market than the prior year.   There are still concerns in the economy about unemployment and other issues, but they are easing a bit in some ways.   The fiscal uncertainty in the European economy is currently weighing on world financial markets.   Greece, Spain and other countries are dealing with significant challenges in their financial systems, and the implications of that are felt throughout the world.
 
The breakdown of the ratio for each of the price ranges is:
——————–March 2010 Ratio—May 2010 Ratio
Up to – - – - -$50k- -30.59%- – - – 34.29%
$50K- -to- -$100K- -25.00%- – - – 39.02%
$100K-to- -$150K- -34.98%- – - – 52.01%
$150K-to- -$200K- -28.65%- – - – 40.20%
$200K-to- -$250K- -21.68%- – - – 31.12%
$250K-to- -$300K- -15.20%- – - – 20.33%
$300K-to- -$400K- – -7.65%- – - -17.36%
$400K-to- -$500K- – -7.75%- – - -16.18%
$500K-and above- – -4.62%- – - – -5.02%

With these numbers we can see again that strength lies mostly in the ranges from $100,000 to $250,000.   The higher price range properties have improved significantly.   For the ratios in the $300,000 to $500,000 ranges to change this much there have been many that went under agreement since March.

In the May 2010 issue of the Lancaster County Association of Realtors ® publication House Calls it is reported that Pending Home sales rose to 522 from 422 a year ago- a 24.2 percent increase.   House Calls also reports that the number of new listings increased over the prior year, and settled homes also increased 10.1% over the prior year for the March period.

Interest rates are still low which creates a favorable environment for buyers, thereby assisting sellers.   The government has stopped buying mortgage backed securities.   They were doing that to support the mortgage market liquidity, but stopped recently to let them market act more naturally.   Even so, we have not seen a significant increase in interest rates.   When the economy gets more active again, we will likely see rates move higher.

If you know someone who is thinking of buying or selling, please recommend they call me.   I™ll also be happy to contact them if that is appropriate.

By the way, I™m never to busy to take care of clients you refer to me.

Thank You,

Merle Sollenberger

Feel free to visit me on Facebook.com, LinkedIn.com, or Twitter.com.

Things are happening!   Over the weekend the weather was beautiful, and Monday I received several calls from buyers that I had not heard from for a while.   Other agents are seeing activity as well.Here are the numbers from my March 7, 2010 searches in the Lancaster County MLS:

                                Active Listings     UA Listings     Ratio         Prior year Ratio

Mar 7, 2010         3,089                           666           21.56%             19.38%
Feb 6, 2010         2,931                           554           18.90%             16.37%                               (keep in mind that this is useful
Jan 7, 2010           2,772                           413           14.89%             16.05%                               in watching trends emerge and
Dec 7, 2009         2,873                           439           15.28%             18.19%                               change in the market)
Nov 4, 2009       2,907                           641           22.05%             20.43%

In studying the above table, we can observe that February 2010 and March 2010 ratios are stronger than those months were last year.  December 2009 and January 2010 were weaker than the prior year, but overall since September 2009 we’ve enjoyed a more robust market than the prior year.   There are still concerns in the economy about unemployment and other issues, but they are easing a bit and it seems like the overall picture is improving.  People are moving because something is changing in their life, and moving to a different home is appropriate.  They are doing this because of their needs, not because of how the market is.

The breakdown of the ratio for each of the price ranges is:
                                                                                                            # Active                         # UA           Ratio
                                             Up to     $50,000                       85                                   26               30.59%
$50,001                     to                 $100,000                 244                                 61               25.00%
$100,001                 to                 $150,000                 426                                 149           34.98%
$150,001                 to                 $200,000                 747                                 214           28.65%
$200,001                 to                 $250,000                 489                                 106           21.68%
$250,001                 to                 $300,000                 421                                 64               15.20%
$300,001                 to                 $400,000                 353                                 27               7.65%
$400,001                 to                 $500,000                 129                                 10               7.75%
$500,001                 and above                                       195                                 9                   4.62%

With these numbers we can see that strength lies mostly in the ranges from $100,000 to $250,000.  The higher price range properties are languishing on the market longer.

The Lancaster County Association of Realtors ® publication House Calls reports in the March 2010 issue that pending home sales rose to 315 in January 2010, a 12.9% increase over the 279 in January 2009.   House Calls also reports that the number of new listings increased 25.9%, and settled homes were up 4.2% over January 2009.   Together these numbers point to an improvement in the environment for people selling a home.  Interest rates are still low which creates a favorable environment for buyers.

If you know someone who is thinking of buying or selling, please recommend they call me.   I’ll also be happy to contact them if that is appropriate.

By the way, I’m never to busy to take care of clients you refer to me.

Prepared by:     J. Merle Sollenberger, GRI, CRS, Associate Broker, Realtor ®
Prudential Homesale Services Group
150 North Point Boulevard, Lancaster, PA 17601
717-560-9100         http://www.msollenberger.com/               msollenberger@topproducer.com

Licensed in PA

Feel free to visit me on Facebook.com, LinkedIn.com, or Twitter.com.

Here are the numbers from my February 6, 2010 searches in the Lancaster County MLS:                                 Active Listings     UA Listings     Ratio         Prior year Ratio
Feb 6, 2010          2,931                           554           18.90%             16.37%
Jan 7, 2010           2,772                           413           14.89%             16.05%                               (keep in mind that this is useful
Dec 7, 2009          2,873                           439           15.28%             18.19%                               in watching trends emerge and
Nov 4, 2009       2,907                           641           22.05%             20.43%                               change in the market)
Oct 6, 2009           2,882                           759           26.34%            22.65%
Sep 8, 2009          2,884                           773           26.80%            24.12%The Lancaster County Association of Realtors publication, House Calls, reports in the February 2010 issue that Government Housing Incentives help spur the Market.   This is referring to the $8,000 first-time home buyer tax credit, and the $6,500 seller/buyer tax credit.  These credits were extended to include sales that go under agreement before April 30, 2010 and settle before July 1, 2010.House Calls also reports in the February 2010 issue that home sales for 2009 were 1.8 percent lower in 2009 than they were in 2008, but up 23.8% in the 4^th quarter of 2009 compared to the same period in 2008.   House Calls also reports that the amount of time that homes are on the market is shortening, especially late in 2009.