Tracking the West Cleveland market as 2015 comes to a close

I love my numbers, being an engineer by nature highlights this fact. Can't go past a good graph and not try to analyze what the data says and gauging where it's heading.

As a Realtor it's my job to keep up with the market and get an understanding where it has been, where it's going and what is ahead. Also as an active investor try identify where there is an opportunity.

Forewarning. I am a Realtor that advertises in the following zip codes on Zillow: 44144, 44111 and 44109. I live in the city of Lakewood, OH Zipcode 44107. Majority of my sales this year have been in these 4 zip codes and for that reason I will only be focusing on these four submarkets/zipcodes

Anyone who has thought about investing or has investments has more than likely seen @James Wise Cleveland super map (see below). Even I first used it when I moved to Cleveland to decide where I should start investing and I advise all my clients to check it out when looking at Cleveland as an investment opportunity. I also work with @James Wise.

I'll break that map down now to the Zipcodes. The think blackout is of the Cuyahoga county, where Cleveland proper falls into play. 

Now comes the fun stuff. If I geek out or anyone can't follow along OR wants more info, always feel free to message me or hit me up Twitter

The following data has been extracted from the NEOH MLS. It was taken on a monthly basis for the last two years, dating jan 2014 to Dec 2015 (Currently I write this Dec 22, so data is not fully completed as 9 days remain in the year) 

Blue columns are the AVERAGE LIST PRICE, Green line is the AVERAGE SALE PRICE.

Zipcode 44107. Lakewood OH

Recapping the 2015 year as... mostly FLAT with some mood swings for the better. There was some good active in Q2 and Q3 of 2015. Did get some high listing prices in 4 out of the 12 months. Prices are hovering around the $150000 price point. My number crunching here tells me, March 2016 will be a good month, breaking the $150000 price point. 

Zipcode 44144. Brooklyn OH

Recapping the year of 2015...Drumroll.... Prices have increased. You can see a nice steady climb in the SALE price from the start of the year to date. Prices were on Average $60000 in Jan 2015 and Nov 2015 the hit $80000. Pretty good year city of Brooklyn. My spider senses here tell me keep an eye out, if you see anything you like remember negotiations here critical. Some months there were big variance between LIST and SALE, other months it was tight. 

Zipcode 44111. I like to call it that area under Lakewood, OH and above Kamm's Corner. 

If 2015 is going to be like 2014...this area slightly higher but with very little wiggle room. List and Sale prices are very close here. Properties retain their value, still looking at under $80000 currently but I could see this being temporary come Q2 and Q3 of 2016 the warm weather will bring home prices over $80000 and stay there. 

Last Zipcode 44109. Clark Fulton with Old Brooklyn

This probably is the biggest mover and shaker zip code. The zip code still offers homes under $60000, the cheapest of all four zip codes I've talked about. There was a nice spike in Q3, which has held it's bullish run through Q4. This zip code is probably going to be the highlight of 2016, still under valued in my opinion when you look at the surround zip codes. The gap between LIST and SALE price was very marginal in Q4. 

This wraps up the year of 2015 in the West side of Cleveland. How did you far in your investments? I again am going off the data supplied by the MLS and based off my professional opinion. I invite others to join in the conversation and discuss their thoughts on the data presented.