Gatlinburg Real Estate Blog

It's That Time of Year Again, Time with The Smartest People I Know!

2012-01-27T18:57:00.000-05:00

Each year, I join a group of about 100 of the most tech savvy, top producing real estate agents in the entire world, the CyberStars. Allen Hainge created this group over 10 years ago to further the use of technology among real estate agents and the group has grown since then. At no other conference I attend will every participant have a laptop or tablet open and most of these people are top producers in the industry as well. Every year, we share ideas about how to serve our clients better and more efficiently. We discuss marketing, management, cost controls, legal and ethics issues and much more. My staff worries that I will come home to Gatlinburg and want to change everything that we are doing in our real estate practice because of what I have learned at this 3 day conference. Fortunately for them, I already like most of what we are doing so I don't anticipate many changes. With over 100 sales personally in 2011, we must be doing something right...

Options Are Only Optional the First Time You Choose Them

2012-01-20T05:00:00.000-05:00

I recently purchased a truck to replace my trusty vehicle that I have enjoyed since buying it new 10 years ago. With VERY few problems and a lot of miles racked up, I decided it was time to trade. In sizing up my options, I ended up with a replacement that I am quite happy with. Funny thing is that I have become quite spoiled. I considered another version of the same vehicle but because that particular truck didn't have a leather interior or heated seats, I decided it just wouldn't work.

The fact is that once you have an option, it is very hard to purchase your next vehicle without the same option or accessory. My reason for writing this here is that the same thing is true for homes. Once you are used to certain features, it is VERY unusual to settle for a home without the same options/amenities. People who vacation here expect their getaway home to be at LEAST as nice as the home they live in when they aren't on vacation. For this reason, people considering the purchase of a vacation rental property here should carefully consider what the second home already has and what can with a reasonable expense be added. The following options are now pretty well requirements to have a successful Smoky Mountain vacation rental:

Mountain view
Hot tub on the deck
Jetted tub indoors
Pool table
Video games
Wi-Fi internet access

While a Gatlinburg area rental property doesn't HAVE to have ALL of these amenities, it will rent best if it does. Failing to have any of these features will make the property a less attractive option and the rental market here is SO competitive. Let me know if I have missed any options that you look for when considering a vacation rental here in the Smokies...

December Gatlinburg Area Real Estate Sales are Lackluster

2012-01-18T22:02:00.000-05:00

After a phenomenal November, December's residential real estate sales count as recorded by the Great Smoky Mountain Association of Realtors was a little disappointing. Although I was hoping for a second consecutive positive monthly unit sales tally, (and maybe the beginning of a trend), December just didn't meet my loft expectations. Here is the latest (but not as promptly created as usual) table:

Go figure! After the best month in more than 4 years we have the worst December since 2008. This business could make a fellow lose his hair...

Gatlinburg Area Real Estate Prices Continue to Trend Lower

2011-12-27T04:00:00.000-05:00

Although our Smoky Mountain real estate market showed great volume in November, prices haven't yet risen. In fact, in November, we actually had the lowest average sales price in recent memory for our Gatlinburg area according to our Great Smoky Mountain Association of Realtors MLS database. The new low wasn't dramatic, as it was just below the average sales price that we saw in April of 2011. If December's sales volume is good, we will have four of the last six months showing positive comparisons to the values from a year ago. That is particularly noteworthy when you consider that during the first half of the year, five of the six months were in negative territory. Hopefully the improvement in volume will lead to higher prices but it hasn't started just yet. Here is a chart of the average sales prices for residential sales in our Gatlinburg area real estate market:

No bell will sound indicating that our Gatlinburg area real estate bear market has become more bullish. In fact, the only way you will recognize it is after the price rise has begun. If you want to capitalize on the excellent prices and loan rates that are currently available, please contact us!

Sometimes, Nature Strikes Back...

2011-12-24T21:19:00.000-05:00

For many years here in the Gatlinburg and Pigeon Forge areas, as well as the rest of Sevier County, real estate developers have carved a tremendous number of cabins ever deeper into the forests around these communities. Recently, I have witnessed the revenge that the wild side of Sevier County has exacted upon some of these developments. Bears in downtown Sevierville, trees crashing through roofs, and then the more subtle but potentially even more destructive attack of the insects...

Boring bees, termites, and other insects are a part of God's recycling plan that takes dead trees and converts them into mulch for the forest. Unfortunately, the rather unintelligent insects sometimes confuse purpose built structures (made from dead trees) with every day ordinary dead trees and the results can be disastrous. Consider the foreclosure home in Wears Valley we were just assigned that I viewed for the first time today:

Sadly, the exterior of this Sevierville (actually Wears Valley) cabin is covered with this damage which is caused by a boring bee or a similar insect. After the bee bores a perfectly round hole about a half inch in diameter it lays its eggs deep within the tunnel it has chewed out. The larvae hatch and eat their way back out but woodpeckers and other birds find the bugs tasty so they peck the wood apart to find their lunch. When a house is this severely damaged, it can be very expensive to repair as the wood siding or logs will have to be patched or replaced. The key to preventing this sort of damage is to keep the exterior of a log or log look home stained. The stain, if it is a good grade, will discourage the boring insects from attacking the wood. Unfortunately, a house that has a lot of exposure to the sun or that stays damp due to surrounding tree coverage will need to be re-stained about every 3-5 years, even if you are using Sikkens or another top grade brand. If you are using a "bargain" stain, plan on re-staining more often.

And the Foreclosures & Short Sales Keep Rolling On...

2011-12-21T13:47:00.000-05:00

Yesterday, I was asked by a reader of this Gatlinburg real estate blog how many of our Gatlinburg area's November residential sales were foreclosures or short sales. The answer is far, far too many, unfortunately. Out of 158 residential sales (the most in any single month since 2007!!) that were completed during the month by the members of our local board, the Great Smoky Mountain Association of Realtors, 60 were marked as foreclosures while another 15 sales were flagged as short sales.

On the other hand, we have to get these distressed properties sold before prices can make any real positive headway. Because banks are still adding a good number of new foreclosures to the market (we have been assigned several new properties this month), the supply tends to remain fairly constant. In fact, we have some very attractive properties coming to market soon, so watch this Gatlinburg real estate blog and our GatlinburgHomes.com website for all of the area's newest listings as they become available.

November Sales Best in over FOUR YEARS!!

2011-12-17T13:30:00.002-05:00

November was an even better month than we thought! With all of the dust now settled, members of the Great Smoky Mountain Association of Realtors combined for a very impressive 158 residential unit sales during November. To provide a little perspective, you have to go all the way back to October 2007 to find any month in which more homes were sold here in the Gatlinburg area. Here is the chart that I have maintained since way back in 2005:

As I've said for a long time, you have to have an increase in volume before prices will improve. While one month does not a trend make, this is VERY encouraging for our Gatlinburg area real estate market!! There won't be a headline in the paper that says, the real estate market is currently bottoming and prices appear set to increase. Likewise, we won't know until after mortgage loan rates start back up that we missed the bottom. If you have been considering making a purchase of Sevier County real estate, it looks like we are approaching the best time to make that move...

November Sales Are UP!!

2011-12-01T06:47:00.001-05:00

With a lot going on in my personal life, it has been a challenge to keep this blog current. Sadly, this is a challenge that I have failed at - Actually, embarrassingly so. However, now that I have moved into my new residence and most of the boxes are unpacked, it's time to get back to normal...

November's residential sales for our Gatlinburg area market were significantly better than those from a year ago. While still preliminary, we are already 5% above the final total from November 2010 and that is good news. I expect that residential sales as reported by our Great Smoky Mountain Association of Realtors will eventually top out at around 150 but the flash value of 139 still shows promise. For you who are graphically oriented, here is the latest table:

Look for more good news coming soon as the market does appear to be improving again. If you are looking for a great bargain on one of the Gatlinburg area homes that are being offered for sale, please contact us! If you have a home or other real estate to sell, we can probably help there too but it's still a very trying market for sellers.

Sorry, I've Been Away...

2011-10-29T14:38:00.000-05:00

Something I've almost NEVER done before is go a full month without a single post to this blog. Unfortunately, that has happened and were it not for today's post I wouldn't have filed a single message in October which sadly is nearly over now. I do have some pretty good excuses that I won't go into but the good news is that the clouds are clearing and I expect to be living a more nearly normal life very soon.

Even though I didn't write about it at the time, lots of things have been happening with Gatlinburg area real estate. September turned out to be a very good month for the members of the Great Smoky Mountain Association of Realtors, far surpassing my expectations for the month. In fact, 149 residential units were reported sold by the MLS, the best number by far for all of 2011. During September, the average sales price reported was $151,362 which did not set a new low. That statistic wasn't however much above the many year low average sale price which was set in the month of April 2011 at a paltry $150,779. The following chart may illustrate some insights I have regarding our Gatlinburg area real estate market:

Although October isn't quite over, it appears that the average sale price for the month will be in the $154,000 - $155,000 range so maybe prices are finally making a bottom. Stay tuned, I'm back at work!

"High Hopes" Really Satisfies!

2011-09-27T18:28:00.003-05:00

Every once in a while we list a property that just "does it" and this Gatlinburg cabin we recently listed certainly qualifies! With a great (but quiet) Gatlinburg location just outside of the "Zoo" but only 5 minutes away from the center of town, "High Hopes 2" is an excellent getaway cabin for couples or small families. From the huge romantic jetted tub to the high ceilings, this vacation home will appeal to everyone. If the wonderfully convenient location isn't enough, the view will cause your jaw to drop and that's not all. Privacy is another feature this home provides and it still doesn't end there. This cabin has been perfectly maintained so the lucky new owner won't have to budget for postponed repairs or upgrades - It literally is perfect just like it stands. At only $185,000 you won't regret this purchase. If you want to see more pictures of "High Hopes 2", please follow this link.

The New, Must-Have Chalet/Cabin Feature

2011-09-16T05:00:00.000-05:00

The history of the overnight vacation rental industry in the Gatlinburg area goes all the way back to shortly after the Great Smoky Mountain National Park was created in 19??. Chalets came on in a big way beginning in the late 60's and early '70's and development of our area has continued exponentially ever since. Along the way, the "bar" has been raised several times with regard to features that these chalets (and then cabins) have needed to have to rent well.

Several years ago, jetted bath tubs became popular and not much later, hot tubs were the standard. Try renting a house today that doesn't have a hot tub and you will fully understand - In general, it can't be done. Pool tables came into vogue beginning a few years later, and once again, it is difficult to rent a home without a pool table. More recently, arcade style games have become more commonplace and now to own a successful rental property, you will want a cabin or chalet that has all of these features.

The latest must-have feature however is wi-fi internet access which is kind of odd. Although most of our guests come to the Smokies to get away from it all, Gatlinburg area vacationers now often require internet access. Unwilling (or unable) to leave their communication lines at home, visitors now routinely ask for a property that has internet service available. Since many people now travel with their laptop or other portable computing device, wi-fi internet access is now becoming the standard. It is my estimate that only about half of the cabins and chalets in the Gatlinburg/Pigeon Forge/Sevierville area have internet access but I expect this to change very quickly. With the advent of the new cell phone mi-fi networks, I expect that most all Smoky Mountain vacation rental properties will be sporting wi-fi availability before long.

Sadly, We Don't Sell Every Listing...

2011-09-15T06:42:00.000-05:00

It happened again this week, another seller whose Gatlinburg real estate didn't sell. It is a very attractive home in a good location between Gatlinburg and Pigeon Forge. The property has been meticulously maintained and showed very well. To maintain the seller's privacy I won't display a photo but trust me, this is a very nice home. Nobody in our Gatlinburg area real estate market sold more homes than I did last year (I personally had 143 sales in 2010) but still, this home didn't sell. The reason is quite simple - It was all about the price which was seriously wrong. Referred to me by a friend who is an officer at a local bank, I tried to explain to the clients that as attractive as their home was, it simply wouldn't sell for the price that they had in mind. Unfortunately, they wouldn't listen to me and now are upset that we had very little activity and no offers. When I first toured the property and told them what it was worth in our challenging Gatlinburg real estate market, they refused to believe me. As a courtesy, I agreed to list and market their home despite knowing that it was priced significantly too high. For my effort and investment I now have an unhappy non-seller who still owns their over-priced home. I on the other hand am out marketing dollars, staff time, and personal effort. As salt in the wound the sellers now have a very ungrateful attitude and have actually been more than a little rude. That is what always happens with over-priced listings. Everyone comes away disappointed and nobody is better off. You would think I would eventually learn...

If on the other hand you are interested in selling your property at a reasonable price in this market, please contact us!! We have had an excellent 2011 and look forward to hearing from you.

August Residential Sales Results

2011-09-07T20:22:00.000-05:00

In the month of August, the roughly 550 active members of the Great Smoky Mountain Association of Realtors combined for a total of 128 residential units sold. This isn't terrible, but is about 12% below the total for August 2010. For the second month in a row, the 2011 totals are exactly equivalent to the disastrous levels of 2008 - This is not a trend we want to see continue! Fortunately, the feel of this market is better than it was at this point in 2008. In that dreadful year, this was about the time that everything began to fall off the tracks. We actually expect a stronger second half of the year but only time will tell. For those of you who prefer your information in chart form, here it is:

Bright Lights, Bold Colors, Big City, AND Priced to Sell!

2011-09-05T08:03:00.000-05:00

Built in 2006, this 4 bedroom (plus an office), 3 bath all brick home on over an acre lot (all usable) with a cul-de-sac location in one of Sevierville's most desired neighborhoods has it all. Nearly 3,500 square feet of finished living area features tall ceilings and lots of windows for an open and airy feel, hardwood and tile floors, a total of 4 car garage space with dual driveways (to ensure easy access, one for the main level and the other serves the lower level), theater room, a kitchenette downstairs for a mother in law or a young adult still at home, professionally and lushly landscaped with automated irrigation system, screened-in porch area, dual hi-efficiency HVAC units, and much, much more. Excellent (but reasonable) restrictions but with only a $50 per year HOA fee, utility water, underground utilities, natural gas, and high speed cable internet make this a great neighborhood. We like this super convenient location SO much (10 minutes to downtown Sevierville or the airport, the same time to the center of Pigeon Forge, and less than 20 minutes to downtown Gatlinburg) that we have already contracted to buy another home just a little more than a stone's throw away. My wife (who has never before stayed put this long) wants to move so we have priced the property well under appraisal or the cost of new construction at only $334,900. Lots more photos below but to view this property personally please contact Jeff Schoenfield, Owner/Agent, to schedule your personal showing at 865-436-0444 or by email at Jeff@GatlinburgHomes.com!

The private, cul-de-sac location gives you plenty of space to avoid that crowded feeling that smaller lots often produce.

The 14 foot tall ceilings in the great room add to the extremely open and functional floor plan.

Looking back towards the front door entrance from the eat-in kitchen area.

The kitchen has a wealth of cabinet space AND a large pantry too!

The kitchen features this eat-in area and a small bar area too.

Some of the tall cabinets - Note the high ceiling here too!

The dining area also benefits from the tall ceilings and large windows.

The front door with double side lights and a palladium style window above.

The screened in porch is one of my wife's favorite getaway spots!

The view from the screened-in porch showing the large and open backyard. Not visible in this photo but visible from the home is Bluff Mountain.

My wife's office would also make an excellent bedroom if that is your wish.

The guest bath has a full shower/bath tub and is well positioned just off the great room and between the 2nd and 3rd bedrooms.

The huge master bedroom features this tray ceiling and a huge window overlooking the back yard.

Another view of the master bedroom...

A final view of the huge master bedroom...

Dual vanities and an absolutely huge jetted tub are two of the master bath's highlights!

That's the built for two jetted tub my wife loves...

My office isn't usually this neat...

The media room downstairs features a projector, large screen, and surround sound too!

The other side of the media room featuring the motorized projection screen.

The exercise room downstairs that I sadly never spend any time in...

Perfect for a mother-in-law or a pesky teenager, this mini-kitchen serves the media room nicely too.

Gatlinburg Real Estate Market is Hot!!

2011-08-25T02:00:00.000-05:00

No, I'm not talking about the weather, it has finally begun to cool a little. I'm talking about the residential rental market here in Sevier County. With fewer people able to qualify for mortgage loans and sadly others who have been foreclosed upon, the rental market is actually going well. In fact, I have had a hard time locating quality homes for people looking to rent - most reasonably priced attractive homes are already rented. What this means is that rents will start to go up and that is definitely good news for property values. All of the homes that I personally own are rented and there are fewer residential rental properties being advertised online. Even the number of "For Rent" signs that I see as I travel around the county is down. If you are looking to purchase single family residential investment property now is the time - From Gatlinburg to Pigeon Forge and Sevierville starter home / rental property prices are already starting to go up!

FAIL: Spray-On Concrete Landscaping??

2011-08-24T10:16:00.000-05:00

When building a home in the Tennessee Smoky Mountains, one of the first considerations is also one of the very most important. That question is: How "buildable" is this particular lot or property? My latest Gatlinburg foreclosure assignment is a large (4 bedroom, 2 bath) log-look chalet here in one of Gatlinburg's most popular locations, Chalet Village. Although it is on a VERY steep lot, the home is quite attractive except that it has an extremely curious feature - Spray-On Concrete Landscaping. Hopefully this idea won't catch on but it was probably an engineer who came up with this. Somebody said "We've got to do something to retain this steep mountain-side bank. Grass won't stay, even hydro-seed won't work here... I know, let's spray concrete on the dirt to build a shell that will hold the bank in place."

Like so many ideas that might sound good on paper (but I'm not sure that this one ever did!), this didn't work so well in practice. In fact, it didn't work aesthetically or functionally. In working with Gatlinburg area real estate for 15 years, I can't say that I've seen it all but I have seen most of it by now. This is one idea I would rather not see again. After all, nothing says woodsy or nature like: "Spray-On Concrete Landscaping"...

Actually, except for the steep drive and large retaining walls, this really isn't a bad property. It even has a Great Smoky Mountain National Park view. Here are some more pictures of the better parts of this property:

We don't have a price on the Gatlinburg Spray-On Concrete Landscaping home yet but if this is what you've been looking for, it will be a remarkable value!!

Cooler Weather is Coming - Thank God!

2011-08-24T09:38:00.000-05:00

We don't have hurricanes in Gatlinburg, nor did we feel the Northern Virginia earthquake here (at least nobody that I know of did), and in modern history there has only been one confirmed tornado spotted in Sevier County and it was visible only on radar and didn't touch down. We even have generally mild climate but this summer has been HOT until the last few days. With cooling temperatures, my favorite season of all, autumn, can't be that far off. Coincidentally, October is usually a pretty good month for selling Smoky Mountain real estate - Come on October!!

Bear's Back, but Good News: He/She's NOT a Smoker!!

2011-08-10T15:27:00.000-05:00

Our Gatlinburg real estate office is only 1/2 a mile from the main Parkway (US Highway 441) that goes through the center of town. It is also apparently becoming a favorite spot for our local black bears to visit. Unfortunately, black bears become less and less fearful of people and more interested in getting into garbage than foraging for wild berries or nuts. That isn't good because they can become a threat to people if a mother bear believes her cub is at risk. This cub (yes, I did put words in his/her mouth - see below) was looking for some easy to score food but apparently isn't yet addicted to nicotine...

"These smell interesting and don't seem like as much of a challenge as that big dumpster."

"Which non bear-proof container should I try today??"

"Doesn't take much to knock one of these over. Wonder what the prize inside is?"

"A little tougher than my normal plastic can but there's the lid!"

"Is the coast clear??"

"Not nearly as tasty as what I had in mind..."

And then he walked away, without as much as lighting up. Smart bear...

Gatlinburg Residential July Sales and Average Sales Price are Both Up!!

2011-08-04T08:38:00.000-05:00

Always nice to have some good news to share. During the month of July, 2011 Gatlinburg area residential unit sales were the second best of the year with 126 homes sold as reported by our Great Smoky Mountain Association of Realtors Multiple Listing Service or MLS. In fact, once all of the dust settles, it may be that we will surpass March's 134 units which has been the best tally during 2011. Further good news is that for the first time since January, 2011 we should surpass the total number of sales for the same month during 2010 which was 127. Regardless, it was a better month for local real estate sales, at least compared to the last couple of months. Additionally, the average sales price was up a little at $159,576 when compared to June's average sales price of only $153,014. Here is our chart comparing monthly residential sales as reported by our MLS over the last several years:

Gatlinburg Office Space Available for Lease (Owner/Agent)

2011-07-02T18:31:00.000-05:00

We have a vacant 1,000 square foot space available for lease in our Gatlinburg commercial building at 510 Ski Mountain Rd, just one half of a mile from the Parkway in downtown Gatlinburg. Priced very attractively at only $1,000 per month, this space would be excellent for any office or professional use. Free parking, all city utilities, and high speed cable internet are all available. For more information, please contact Jeff Schoenfield at 865-436-0444 or email me at Jeff@GatlinburgHomes.com.

A Smoky Mountain Black Bear at our Real Estate Office!

2011-07-01T05:36:00.000-05:00

Yep, that's right. One of the tenants in our Gatlinburg office building had a garbage can that wasn't bear proof, or even bear resistant for that matter. There's a very good reason why bear proof containers are required by law in the city, and here is the evidence:

Just who the very foolish woman in the photos is I'm not sure. Come to think of it, I'm not exactly sure which of my employees took these pictures but I hope it was from the relative safety of their locked car!!

June 2011 is Over, Thank Goodness!!!

2011-06-30T18:56:00.005-05:00

Hate to say it, but "Good Riddance June!!", at least as far as the Gatlinburg real estate business is concerned. June started out pretty good for our office but several transactions have been delayed and others have disappeared, at least for now. The old saying seems to be coming true again: "In order to get a bank loan, you first must prove that you don't really need it!"... People who have in the past borrowed money with no problem have had nothing but problems borrowing in our current environment. Once again, cash is king!

For other agencies in the Gatlinburg real estate market, June wasn't such an easy month either. In fact, among all of the active agents in our market, a total of only 95 residential units have been reported as sold (although this number will certainly increase as agencies get around to reporting their June sales). This compares negatively with last month in which there are now 124 residential sales being reported and with June 2010 in which 135 home sales were recorded by area agencies according to the MLS. For those of you who love abuse, here is the table showing June's performance compared with other months and years:

For a clearer PDF version of the above table, please click here. For a clearer understanding of the values within our market please contact us!

Easy Walk to Downtown Gatlinburg from this Honeymoon Log Cabin!!

2011-06-30T16:11:00.003-05:00

We just received an excellent price on this bank foreclosure this afternoon and the bank has listed the property for the super price of only $~~81,900~~ NOW REDUCED TO $75900!! Not only can you easily walk to the Parkway (the main road through Gatlinburg), you can crawl to the Gatlinburg Trolley stop that is literally next door to the cabin. This honeymoon cabin is also within an easy walk of several restaurants, including Gatlinburg's renowned Peddler restaurant or KFC if you prefer. If you don't believe me about how convenient this Gatlinburg getaway cabin is, check out this Google map! For the full MLS brief of this affordable getaway cabin, please click here.

Smoky Mountain Real Estate Supply Decreasing?

2011-06-16T08:09:00.001-05:00

A couple of years ago when our market's sales volume bottomed out, our months of supply value was actually THREE YEARS! Now that our Gatlinburg area real estate market has picked up somewhat, the values have changed. Based upon the 847 residential (home, cabin, condo, and mobile home listings) units that local members of our Great Smoky Mountain Association of Realtors MLS reported as sold for the period November 1, 2010 to May 31, 2011, and our board's supply of 3274 active residential listings currently on the market, I calculate our overall current residential supply at 1.93 years. Although still very high, this is significantly below the value that we saw previously and will hopefully continue to come down. Keep in mind that a 6 MONTH supply is considered by most analysts to be a balanced market so we still have almost 4 times the normal supply that you would expect in a balanced market.

Two factors have combined to cause the improvement in the years of supply calculation. The number of sales have increased from the abysmally low values from 2008-2009 and the number of homes on the market has also decreased. The combination results in a 1/3 reduction in the current supply of homes available on the market today. This number is very important as it is a measure of the market's leaning either in favor of buyers or in favor of sellers as it was during the peak boom period years of 2004-2007. Our predominantly second home market has certainly come through a rough patch but things to look to be improving all be it slowly. Kind of like the economy as a whole...

Banks as Gatlinburg Area Real Estate Principals #2

2011-06-03T20:46:00.001-05:00

In last week's Mountain Press Newspaper, 17 out of the 36 recorded real estate transactions (this is ALL sales including fsbo and builder direct units) involved a bank either foreclosing or acting as the seller of the property. Today's newspaper reports a total of 48 transactions with 20 of those featuring a bank or other lender acting as a principal (not merely making a loan but actually being the buyer or seller of the property). For those of you keeping score at home, this week's performance is better in two respects. Obviously 48 sales is 33% more than last week's 36 transactions and because only 20 of this past week's 48 sales involved banks that percentage is down (which is certainly a good thing). These bank totals don't however include short sales so the actual number of distressed sales is probably a little higher. Hopefully better times are ahead as is possibly indicated by last month's increase in our market's average sale price.