This area is known for its functionality- close proximity to stores, restaurants, theaters, and schools for families and individuals and a few retirees. Local schools are well known to be pleasant, very accessible and rated higher than average for test scores.
Single Family Real Estate Demographics
The main concentration of homes for sale in Red Cliffs was built starting about 1990 through 2007. About 77% of the homes are one level homes and 23% are 2-3 level homes. While the streets have a traditional grid design, many of them are not main through streets. This allows for some areas with less through traffic. Local amenities and modern conveniences within blocks provide resources others have to travel further to get to. A higher than normal presence of mature landscaping and green grass are features surrounding this areas homes and properties. The land has a gradual downward slope from the freeway, going west on down to Riverside Drive and Virgin River.
|SF vs CT||
81% Single Family, 19% Condo/Townhouse
MLS Solds since 2003: Single Family=1700; Condo/Townhouse=316
|Price Range SF||
Sold MLS Single Family Homes 6/2015-6/2017, 2 Year Breakdown: 150K-175K=53; 175K-200K=91; 200K-250K= 117; 250K-300K=50
Mostly 1990-2005 Year Built Homes
MLS Listed Homes: Starts 1972; 1975-1985=247; 1985-1995=1,269; 1995-2005=2,498; Ends 2006; 2006-2017=419
Predominant 3-4 Bedroom Homes
MLS Solds since 2003: 2 Bedrooms=130; 3 Bedrooms=1277; 4 Bedrooms=450; 5 Bedrooms=143; 6 Bedrooms=28; 7 Bedrooms=1
|Average Sq Ft||
Predominant 1100 to 2200 Square Feet
MLS Solds since 2003: 1000-1100 s.f.=98; 1100-1200 s.f.=170; 1200-1400 s.f.=318 ; 1400-1600 s.f.=455 ; 1600-2000 s.f.=605 ; 2000-2200 s.f.=177; 2200-2400 s.f.=48 ; 2400-2800 s.f.=119 ; 2800-3200 s.f.=54
|Amount of Solds||
363 Solds over two years time or an average of 15 homes per month
Two years worth of Redcliffs Sold MLS Single Family Home Listings 6/2015-6/2017
|Street Design||Grid with many sections not being through streets|
76.5% 1 Level Only, 23.5% 2-3 Levels
MLS Solds since 2003: 1-Level=1694; 2-3 Level=398
|Known For||Close to Stores & Town, Mature Landscaping, Schools|
This search is a custom configured search unique to Redcliffs and auto-populates ALL the listings for this area.
About 20% of all properties in Red Cliffs are Condos and the link above delves into those.
Newer single-family developments built by Ence Homes, but all built out so only resales are available. (Listed on the Highlighted Amenities Map below)
This is an all white to off-white Condo/Townhouse development that had 5 phases, most of which were built between 1993-1996, few were built between 1998-2000. HOA dues range from $160-$193.50 per month and include a club house, pool, exterior building insurance, yard maintenance, cable and sometimes water. The development contains some ponds with swans and is located just down from the mall. Seen as mostly an attractive self-contained development for retirees. (Listed on the Highlighted Amenities Map below)
Comprised of all single-family homes, it is a formally marked neighborhood in the MLS.
The following conveniences really add to Red Cliffs luster and not a few:
While on average about 15 single family homes per month are sold in Redcliffs, there are a certain number of homes that are also listed each month.
When the number of new listings exceeds the number that are sold, the 'inventory' of listings goes up. However, if the rate at which listings are selling is faster than the new listings coming onto the market, then we say that the 'inventory' is receding. At the rate that the inventory is growing or receding month over month, is what we refer to as the absorption rate. If no new listings come onto the market, how many months would it take to deplete the existing inventory at that current rate things are selling at? This is what we call the Absorption Rate or Months Inventory. The lower that number is, the greater the demand for that housing can become, and be in relation to former months.
The below numbers and graphs show the inventory levels on a month over month basis of new listings to sold listings.
Many variables influencing prices exist in a market so causation is difficult to determine. However, correlations OR some "assumptions" are made with regards to supply and demand. Basic demand and supply says that if supply goes up, demand goes down and prices too can follow. Conversely, if supply goes down, demand typically goes up and prices can as well.
The last 6 months of activity for the first half of 2017, reflects that prices could be worked on to go up with dwindling inventory levels.
|Active Listings||New Listings||Sold Listings||Months Inventory|
|Jun - 2017||5||9||21||0.24|
|May - 2017||9||12||15||0.60|
|Apr - 2017||18||12||10||1.80|
|Mar - 2017||8||14||23||0.35|
|Feb - 2017||15||16||11||1.36|
|Jan - 2017||18||15||9||2.00|
|Dec - 2016||13||10||14||0.93|
|Nov - 2016||18||12||14||1.29|
|Oct - 2016||15||13||10||1.50|
|Sep - 2016||13||14||15||0.87|
|Aug - 2016||13||9||19||0.68|
|Jul - 2016||20||13||16||1.25|
|Jun - 2016||16||19||15||1.07|
|May - 2016||16||15||28||0.57|
|Apr - 2016||28||17||12||2.33|
|Mar - 2016||32||11||14||2.29|
|Feb - 2016||32||17||8||4.00|
|Jan - 2016||27||15||8||3.38|
|Dec - 2015||21||10||15||1.40|
|Nov - 2015||19||9||12||1.58|
|Oct - 2015||27||11||7||3.86|
|Sep - 2015||19||23||13||1.46|
|Aug - 2015||15||12||19||0.79|
|Jul - 2015||22||10||9||2.44|