FHA Condo Approval Specialist: North Kingstown Rhode Island Condo Sales 2013

North Kingstown Rhode Island Condo Sales 2013

North Kingstown Rhode Island Condo Sales 2013

As we make our marketing push into our neighboring state of Rhode Island, we must be able to speak intelligently about the condominium market of the state.  As mentioned in the Rhode Island Real Estate article, Rhode Island has the second highest population density in the country.  This should lend well to condo unit sales.

North Kingstown Rhode Island Condo Data for 2013

North Kingstown has 33 condominium projects, 17 of them are 10 units are less.  2-unit condominiums are very common in Rhode Island.  There are 4 projects that are currently approved with FHA.  In these condominiums, 278 units are available for FHA financing; the remaining condominiums total 349 units.  Before FHA’s changes in 2011 there were 10 projects on FHA’s Approved Condominiums List.

Analysis of Data

We typically divide the listing data into those in FHA-approved condos and those that are in non-FHA projects.  However, because of an anomaly, listed units in one FHA-approved project were placed with the non-FHA condos.

Quidnessett Country Club is currently on the FHA Approved Condominiums List.  However, the units listed for sale in this project ranged from $514,900 to $695,000.  The FHA maximum loan amount in this area is $426,650.  In order to purchase the least expensive unit, the buyer would have to make a down payment of $88,000, or 17%.  Therefore, it is not likely that the FHA approval had anything to do with sales in this community.

In North Kingstown, condominium listings have a 63% chance of selling overall.  However, units listed in FHA-approved condominiums have nearly a 3:1 ratio of sold units to unsold units.  In non-FHA projects, units are only slightly more likely to sell than to not sell.  This is consistent with other towns and cities that we have examined.

The average and median marketing times are substantially better in the FHA-approved condos than in the non-FHA condos.  One can argue that higher-priced real estate does take longer to sell; there is a smaller buyer pool.

So, to take this one step further, we looked at the average and median marketing times for units in non-FHA communities whose prices fall in the FHA range.  The average for these units were 125 days and the median was 101 days.  This means that these units take a month longer to sell than those listed in FHA-approved communities.  Might this have to do with having a larger buyer pool?

The average sales price in FHA-approved condos closely resemble that of of the average list price.  However, the average sale price in non-FHA condos is much higher than the average list price.  This suggest that the higher-priced units are more likely to sell than the lower-priced units.

Further digging uncovered that the average list price of unsold units in non-FHA projects was $250,000, which supports the theory in the previous paragraph that the lower-priced units struggled to sell.  If these condominiums been on the FHA Approved Condominiums List, they may have had a better chance to sell.

Of the 15 listings that went unsold in non-FHA condominiums, 11 of them had list prices at or below $250,000.  This is FHA’s “sweet spot” and had they been approved with FHA, the increased number of available buyers might have impacted their potential to sell.

*NOTE: Quidnessett Country Club is currently on the FHA Approved Condominiums List.  However, the units listed for sale in this project ranged from $514,900 to $695,000.  The FHA maximum loan amount in this area is $426,650.  In order to purchase the least expensive unit, the buyer would have to make a down payment of $88,000, or 17%.  Therefore, it is not likely that the FHA approval had anything to do with sales in this community so we placed all listing data in the non-FHA category.

Doing so increased the numbers of sold units and sales prices of non-FHA condos and decreased the same in the FHA-approved projects.  We believe this to be a more accurate depiction of the condominium market in North Kingstown.

Related Articles:

Lincoln RI Condo Sales 2013

Southington CT Condo Sales 2013

Rocky Hill CT Condo Sales 2013

Manchester CT Condo Sales 2013

Middletown Condo Sales 2013

East Hartford Condo Sales 2013

Condominium Market Data for Ellington, CT

Condominium Market Data for Bristol, CT

2013 Q4 Market Data for Newington, CT

2013 Q4 Market Data for South Windsor, CT  

Top Photo Credit: (c) Can Stock Photo / badboo01

Lower Photo Credit: (c) Can Stock Photo / elenathewise

The Condominium Project Approval Team at ReadySetLoan is dedicated to helping condominium projects across the nation to obtain their approvals with FHA and the VA or become recertified with FHA.  We have assisted nearly 200 condominiums and we can help your association.

 

ReadySetLoan is an active member of the Connecticut and New England chapters of the Community Associations Institute (CAI) and is a frequent contributor to Common Interest Magazine as an expert in FHA/VA condominium project approvals.

 

Please contact us with any questions regarding FHA or VA condominium project approvals.  You can email me at askeric@readysetloan.com or call me at 404-433-4565. I will be happy to answer any of your questions.

 


FHA/VA Condo Approval Specialist

404-433-4565 Cell Phone

860-644-3772 Fax Phone

eric.boucher@readysetloan.com
ready set loan condo team

 

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Comment balloon 8 commentsReadySetLoan Condo Approval Team • September 30 2014 05:07AM

Comments

Eric, this is great info for condo buyers in N. Kingstown...I can tell you that all my condo buyers are looking for 1 level at a max of $200k which does not exist!  It is a wake up call for condo buyers...they are downsizing and older...many of the newer condos have NO elevators like the Sawmill complex which is a huge negative.  Yes, buying into a FHA approved complex is better but so few care anymore I find.

Posted by Ginny Gorman, Homes for Sale in North Kingstown RI and beyond (RI Real Estate Services ~ 401-529-7849~ RI Waterfront Real Estate) about 4 years ago

Eric you have loads of great information here on the North Kingstown Condo Market.  I did not think RI had and condo's in the $500,000 to 700,000 price range, but then again North Kingstown is and excellent town to live in.

Posted by George Souto, Your Connecticut Mortgage Expert (George Souto NMLS #65149 FHA, CHFA, VA Mortgages) about 4 years ago

Eric Boucher That population density for Rhode Island makes for a great market for condos I suppose. I guess if turnover is low the POAs feel no great pressure to get FHA approval. Too bad because it would be a benefit Sellers and Buyers who qualify.

Posted by Wayne Johnson, San Antonio REALTOR, San Antonio Homes For Sale (Coldwell Banker D'Ann Harper REALTORS®) about 4 years ago

Eric

Outstanding and informative 2013 condo sales and real estate market report for North Kingstown Rhode Island.

Good luck and success.

Lou Ludwig 

Posted by Lou Ludwig, Designations Earned CRB, CRS, CIPS, GRI, SRES, TRC (Ludwig & Associates) about 4 years ago

Hi Ginny - I find that to be true in Rhode Island as well.  Around 700 communities were on FHA's approved condos list at one time; now there are about 80.

Hi George - Westerly and the shore towns are very expensive as well.

Hi Wayne - there do appear to be quite a few condominiums in the state.  My master condos list has around 760 condominiums in the 16 towns in which I have done research.  This doesn't include Providence, East Providence and the eastern section of the state.

Thank you very much Lou!

Posted by ReadySetLoan Condo Approval Team, The FHA/VA Condo Project Approval Specialists (ReadySetLoan Condo Team LLC) about 4 years ago

Good morning Eric. You are turning into a RI condo maven. I would thing that the higher end condos wouldn't be a good fit for FHA loans, as everyone that I have done has been with a conventional mortgage.

Posted by Joe Petrowsky, Your Mortgage Consultant for Life (Mortgage Consultant, Right Trac Financial Group, Inc. NMLS # 2709) about 4 years ago

Eric, you are the condo KING, and the GO TO person with any questions on condos/associations. 

Posted by Joan Cox, Denver Real Estate - Selling One Home at a Time (Metro Brokers - House to Home, Inc. - Denver Real Estate - 720-231-6373) about 4 years ago

HI Joe - yes, once the price point gets too high, the FHA mortgage insurance becomes absurd.

Thank you Joan!  I enjoy fielding questions.

Posted by ReadySetLoan Condo Approval Team, The FHA/VA Condo Project Approval Specialists (ReadySetLoan Condo Team LLC) about 4 years ago

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