Southern Connecticut CT Home Value Index December 2016

New Haven Milford Home Price Values increase consistently since October  2015

Dec 7, 2016 –  The quantity of property value established over the preceding 5 years has created a significant foundation for stability and appreciation in Greater New Haven and Southern Connecticut, as noticed when observing  the 3rd Quarter (3Q)2016  FHFA All Transaction HPI.    Connecticut maintains a definitively underappreciated real estate inventory,  ending 3Q2016 with 75% of my metros in the bottom 5% of the one year FHFA-NHPI.

When evaluating 260 metro (>500,000 population radius) areas, we see Hartford ranked at 255/260, New Haven/Milford at 254/260, Bridgeport/Stamford at 247/260 . Bridgeport/Stamford leads the stabilization with 5 years all index appreciation of 4.24% with New Haven/Milford maintaining 0.17% 5 year appreciation. Connecticut maintains a contrarian appreciation rate compared to the majority of  USA National Metro House Price Indices.

The Carr New Haven Milford Metro Value Shelf©  entered new appreciation territory ending Sept 30, 2016 at 179.48.   3Q2016  surpassed the Entry Peak of 179.16  by improving 1.11 points from June 30, 2016, now  occupying >179  for the first time since Sept 2011.

While popular advertising says “It’s always the right time to buy real estate”,  the right time to buy is when there is a significant inventory supporting stabilized or appreciating  values. The Carr Value Shelf now holds over 63 months of transaction value in the New Haven Milford Connecticut Metro.

This data supports my previous reports of more transactions without price appreciation, affirming the Carr 173-178 HPI Value Shelf, first identified in 2014, beginning in 2012. Buying within 10% of a Technical Market Bottom has been a historically place to invest in real estate since conventional records were maintained.

Greater New Haven saw HPI values decline from the Great Dutch Tulip Recession of 2007, falling to a low of 172.7 in 2Q2011. A false recovery (3Q-4Q2011) developed,  however HPI 180.24 emerged as my principal resistance point ending 4Q2011.

The Carr New Haven Milford Metro Value Shelf© identifies the HPI range of 173-178, the 5 point variance this data-set has presented for the past 63 months, since 2Q2011 . Since March 30, 2015 the HPI value of 177 has been maintained, testing the upper limit of the Carr New Haven Milford Metro Value Shelf and revisiting 2Q2011 when I first identified this value in the All Transaction HPI . While this history does not provide “Home Value Assurance” the data demonstrates a significant amount of price stability, while reserving levels of national appreciation. The time is right to buy when rent own ratios, employment and commitment to a community are all positive. I remain confident Greater New Haven real estate values will prosper in the future for all the obvious reasons I have stated in previous commentary,  supported by recent commitments to the Metro by developers and investors.

The REALTOR.com 2017 National Housing Forecast (Nov. 30, 2016) places New Haven-Milford #84 with projected 2017 appreciation of  4.3%.. Hartford places at #88 and Bridgeport/Norwalk/Stamford at #99

http://www.fhfa.gov/DataTools/HPI/HPI_AT_metro.txt 

Third Quarter 2016 (3Q2016)
"New Haven-Milford, CT" 35300   2004    2       176.65  -1.13
"New Haven-Milford, CT" 35300   2004    3       186.31  -1.22
"New Haven-Milford, CT" 35300   2004    4       189.52  -1.24
"New Haven-Milford, CT" 35300   2005    1       194.29  -1.29
"New Haven-Milford, CT" 35300   2005    2       201.44  -1.33 
"New Haven-Milford, CT" 35300   2005    3       208.33  -1.36
"New Haven-Milford, CT" 35300   2005    4       212.63  -1.41
"New Haven-Milford, CT" 35300   2006    1       216.07  -1.46
"New Haven-Milford, CT" 35300   2006    2       217.47  -1.45
"New Haven-Milford, CT" 35300   2006    3       217.69  -1.45
"New Haven-Milford, CT" 35300   2006    4       219.13  -1.45
"New Haven-Milford, CT" 35300   2007    1       220.36  -1.48
"New Haven-Milford, CT" 35300   2007    2       219.74  -1.45
"New Haven-Milford, CT" 35300   2007    3       217.05  -1.43
"New Haven-Milford, CT" 35300   2007    4       215.62  -1.43
"New Haven-Milford, CT" 35300   2008    1       215.07  -1.4
"New Haven-Milford, CT" 35300   2008    2       208.75  -1.38
"New Haven-Milford, CT" 35300   2008    3       201.49  -1.36
"New Haven-Milford, CT" 35300   2008    4       200.57  -1.37
"New Haven-Milford, CT" 35300   2009    1       202.39  -1.31
"New Haven-Milford, CT" 35300   2009    2       195.18  -1.26
"New Haven-Milford, CT" 35300   2009    3       189.49  -1.26
"New Haven-Milford, CT" 35300   2009    4       189.81  -1.27
"New Haven-Milford, CT" 35300   2010    1       187.08  -1.27
"New Haven-Milford, CT" 35300   2010    2       185.84  -1.25
"New Haven-Milford, CT" 35300   2010    3       187.68  -1.25
"New Haven-Milford, CT" 35300   2010    4       187.07  -1.22
"New Haven-Milford, CT" 35300   2011    1       181.87  -1.24
"New Haven-Milford, CT" 35300   2011    2       178.19  -1.23 (ENTRY)
"New Haven-Milford, CT" 35300   2011    3       179.17  -1.22
"New Haven-Milford, CT" 35300   2011    4       180.09  -1.19
"New Haven-Milford, CT" 35300   2012    1       177.18  -1.19
"New Haven-Milford, CT" 35300   2012    2       174.93  -1.18
"New Haven-Milford, CT" 35300   2012    3       175.04  -1.18
"New Haven-Milford, CT" 35300   2012    4       175.30  -1.18 
"New Haven-Milford, CT" 35300   2013    1       175.37  -1.19
"New Haven-Milford, CT" 35300   2013    2       175.04  -1.2
"New Haven-Milford, CT" 35300   2013    3       175.09  -1.24
"New Haven-Milford, CT" 35300   2013    4       173.53  -1.33
"New Haven-Milford, CT" 35300   2014    1       172.51  -1.37 (LOW)
"New Haven-Milford, CT" 35300   2014    2       172.59  -1.33
"New Haven-Milford, CT" 35300   2014    3       173.51  -1.31
"New Haven-Milford, CT" 35300   2014    4       174.35  -1.31
"New Haven-Milford, CT" 35300   2015    1       177.04  -1.34 
"New Haven-Milford, CT" 35300   2015    2       177.14  -1.36
"New Haven-Milford, CT" 35300   2015    3       177.45  -1.41
"New Haven-Milford, CT" 35300   2015    4       177.39  -1.45
"New Haven-Milford, CT" 35300   2016    1       177.22  -1.49
"New Haven-Milford, CT" 35300   2016    2       178.39  -1.42 (EXIT)
"New Haven-Milford, CT" 35300   2016    3       179.48  -1.46 (NEW)

Remember, Real Estate is Local but your life is regional, which is why my experience in the neighborhoods of Greater New Haven is valuable for people who are seeking a qualified, experienced fiduciary agent to provide experienced consultation, market interpretation and results driven transaction management. Buying or selling, you make the right move when you team with David Carr, MA, PSCS.

The Foundation of Your Success in Real Estate Since 1996, helping you make the right move when the time is right for you. Reach out to Mr. Carr at his Berkshire Hathaway Home Services office (203) 877-2704 or (203)627-4213  for more information. Copyright© December 7, 2016. Original material. All Rights Reserved. Call for reprint permission.

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FHFA ALL TRANSACTIONS INDEX   Ending 2Q2016—

“New Haven-Milford, CT”35300 2005 2 201.45 -1.33
“New Haven-Milford, CT” 35300 2005 3 208.36 -1.36
“New Haven-Milford, CT” 35300 2005 4 212.63 -1.41
“New Haven-Milford, CT” 35300 2006 1 216.09 -1.46
“New Haven-Milford, CT” 35300 2006 2 217.46 -1.46
“New Haven-Milford, CT” 35300 2006 3 217.68 -1.45
“New Haven-Milford, CT” 35300 2006 4 219.13 -1.46
“New Haven-Milford, CT” 35300 2007 1 220.34 -1.48
“New Haven-Milford, CT” 35300 2007 2 219.79 -1.45
“New Haven-Milford, CT” 35300 2007 3 217.04 -1.43
“New Haven-Milford, CT” 35300 2007 4 215.62 -1.43
“New Haven-Milford, CT” 35300 2008 1 215.05 -1.4
“New Haven-Milford, CT” 35300 2008 2 208.76 -1.38
“New Haven-Milford, CT” 35300 2008 3 201.54 -1.36
“New Haven-Milford, CT” 35300 2008 4 200.61 -1.37
“New Haven-Milford, CT” 35300 2009 1 202.41 -1.32
“New Haven-Milford, CT” 35300 2009 2 195.23 -1.26
“New Haven-Milford, CT” 35300 2009 3 189.57 -1.26
“New Haven-Milford, CT” 35300 2009 4 189.89 -1.27
“New Haven-Milford, CT” 35300 2010 1 187.13 -1.28
“New Haven-Milford, CT” 35300 2010 2 185.85 -1.26
“New Haven-Milford, CT” 35300 2010 3 187.73 -1.25
“New Haven-Milford, CT” 35300 2010 4 187.12 -1.22
“New Haven-Milford, CT” 35300 2011 1 181.89 -1.24
“New Haven-Milford, CT” 35300 2011 2 178.23 -1.23—FIRST CARR VALUE SHELF
“New Haven-Milford, CT” 35300 2011 3 179.2 -1.22
“New Haven-Milford, CT” 35300 2011 4 180.18 -1.2
“New Haven-Milford, CT” 35300 2012 1 177.2 -1.19
“New Haven-Milford, CT” 35300 2012 2 174.92 -1.19
“New Haven-Milford, CT” 35300 2012 3 175.1 -1.18
“New Haven-Milford, CT” 35300 2012 4 175.32 -1.18
“New Haven-Milford, CT” 35300 2013 1 175.5 -1.2
“New Haven-Milford, CT” 35300 2013 2 175.08 -1.2
“New Haven-Milford, CT” 35300 2013 3 175.24 -1.25
“New Haven-Milford, CT” 35300 2013 4 173.64 -1.34
“New Haven-Milford, CT” 35300 2014 1 172.7 -1.38—LOW
“New Haven-Milford, CT” 35300 2014 2 172.69 -1.34
“New Haven-Milford, CT” 35300 2014 3 173.8 -1.32
“New Haven-Milford, CT” 35300 2014 4 174.95 -1.33
“New Haven-Milford, CT” 35300 2015 1 177.05 -1.36                                                      “New Haven-Milford, CT” 35300 2015 2 177.34 -1.37
“New Haven-Milford, CT” 35300 2015 3 177.98 -1.44
“New Haven-Milford, CT” 35300 2015 4 177.46 -1.47
“New Haven-Milford, CT” 35300 2016 1 177.77 -1.51
“New Haven-Milford, CT” 35300 2016 2 178.53 -1.47–60 MONTH VALUE SHELF

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July 22, 2016 (CT) The Greater New Haven Milford Metro FHFA House Price Index rose 0.42 since 3Q2015, ending 1Q2016 at an adjusted value of 177.82.

Greater New Haven saw HPI values decline from the Great Dutch Tulip Recession of 2007, falling to a low of 178.27 in 2Q2011. A false recovery offered brief hope, however HPI 180.24 emerged as my significant resistance point ending 4Q2011.

The Carr New Haven Milford Metro Value Shelf© identifies the HPI range of 173-178, the 5 point variance this data-set has presented for the past 60 months, since 2Q2011 . Since March 30, 2015 the HPI value of 177 has been maintained, testing the upper limit of the Carr New Haven Milford Metro Value Shelf . Local reports indicate some prices have declined a bit in 2016 while the number of actual transaction have increased, which is actually a positive long term projection. I can discuss individualized evaluations of your (style/price/location) market.

The current 2012-2016 Carr Defined Value Shelf© is intriguing as it mirrors the region’s recovery from the 1989-1991 S&L Crisis, a two year property value correction followed by the 1991-1997 Carr New Haven Milford Metro Value Shelf in New England. While a Value Shelf and Equity Bank formation does not assure us of future prices, it demonstrates an investment in stated values over a period of time.

On July 7, 2016 the five most undervalued metros in the United States were New Haven, Detroit, Hartford, Providence, RI, and Cleveland, OH. as reported by Kim Slowey on June 10, 2016 in Construction Dive, a building trade resource based in Washington, D.C.

Experts at Fitch Ratings U.S. RMBS group determined the list for Forbes by labeling markets overvalued when home price growth outpaces the local economy, and labeling them undervalued when housing prices are blow what the local economy can handle. Fitch Ratings group said that while inventory is a consideration in overvalued markets like San Francisco, with ever-rising rents and home prices, the increase in incomes is “what’s driving a lot of the demand.”

Connecticut has an exciting mixture of amenities and challenges that must be managed properly to ensure prosperity for the seventh generation, 120 years from today. Connecticut has excellent climate, easy proximity to New York City, while being close to Providence and Boston. Good rail, highways, harbors, navigable rivers, air service, multiple world class universities, hospitals, shopping, farming, artisan manufacturing, theater, indoor and outdoor recreational opportunities can be found throughout one of the smallest states in the nation. Connecticut has a rich national history as one of the thirteen colonies integral in the creation of the United States. New Haven was the first planned city in the country. The proud history of local manufacturing has created an extensive, impressive registry of national companies that have called Connecticut home, including many of the Fortune 500.

Since 2011, USA housing values have mostly recovered, in some places attaining new, bubble like highs, leaving Connecticut values in the bottom 5% of the national recovery Ending 2Q2016

It seems to me Core Logic, a dependable data and analytics company I have referenced and referred for many years, has stopped presenting their CLHPI value index, offering a general market prediction with less historical values. In March 2016, the Combined Single Family and Distressed State Level CLHPI predicted a 5.3% year over year increase for Connecticut, good news indeed . The June 2015 Core Logic House Price Index (CLHPI) placed Connecticut 20% below July 2006 Great Dutch Tulip Recession 2007 peak prices. In October 2015 CLHPI placed Connecticut in the national top ten for year over year appreciation in 2016, as the tide raises all ships.

The April 2016 Freddie Mac Multi Indicator Market Index (MIMI) reported the New Haven Metro Market as “weak and improving” with a ranking of 74.2, predicting an annual increase 6% .This is an improvement from October 2015 when the MIMI reported New Haven Metro Market at 73.5. which is 6.5 points under the target range of 80-120, and a similar position to July 2009.

http://public.tableau.com/shared/X9QF4WHCG?:toolbar=no&:display_count=yes

Looking at New Haven County Single Family Residential Inventory, we see the 2012-2016 Carr Value Shelf is supported by a static prices, with an inventory of 2607 CTMLS Listed residential (down from 3450 in October 2015) properties in the 150-500k range. On July 23, 2016 I see a median Selling Price per square foot of $146.79 based on 2271 closed properties with 1764 median sq-ft in the past 6 months. The improved absorption rate of 6.89 is the existing inventory of this market (2607) divided the monthly transactions (378).

All around Greater New Haven we see new residential, commercial and academic construction displaying evidence of long term confidence in our neighborhoods. Another interesting regional value is our weather. While it may get cold, we have been blessed not be subjected to the extreme weather many parts of the country have endured. As climate change continue to impact our lives, we anticipate our location will continue to deliver a most desirable temperature range supported by sustainable, well managed water resources, wood stoves and snow-blowers.

Renting continues to be >20% more expense than buying over seven years in various projections. Ownership traditionally requires the buyer brings 3% of the purchase for down payment and closing costs. Incentives can be identified by knowledgeable professionals delivered 100% financing.

Remember, Real Estate is Local but your life is regional, which is why my experience in the neighborhoods of Greater New Haven is valuable for people like you who are seeking a qualified, experienced fiduciary agent who will provide consultation, market interpretation and results driven transaction management. Buying or selling, you make the right move when you hire me.

Reach out to Mr. Carr at his office, (203) 627-4213, for more information. Copyright© July 23,  2016. Original material. All Rights Reserved. Call for reprint permission.

.FHFA All-Transactions Indexes (Estimated using Sales Prices and Appraisal Data)Metropolitan Statistical Areas and Divisions (Not Seasonally Adjusted) as of July 19, 2016……

 

"New Haven-Milford, CT" 35300   1995    1       100     0
"New Haven-Milford, CT" 35300   1995    2       100.89  -0.78
"New Haven-Milford, CT" 35300   1995    3       103.68  -0.72
"New Haven-Milford, CT" 35300   1995    4       103.78  -0.75
"New Haven-Milford, CT" 35300   1996    1       104.5   -0.74
"New Haven-Milford, CT" 35300   1996    2       103.04  -0.75
"New Haven-Milford, CT" 35300   1996    3       101.35  -0.77
"New Haven-Milford, CT" 35300   1996    4       102.11  -0.79
"New Haven-Milford, CT" 35300   1997    1       102.4   -0.79
"New Haven-Milford, CT" 35300   1997    2       102.3   -0.75
"New Haven-Milford, CT" 35300   1997    3       103.62  -0.74
"New Haven-Milford, CT" 35300   1997    4       105.48  -0.74
"New Haven-Milford, CT" 35300   1998    1       107.96  -0.72
"New Haven-Milford, CT" 35300   1998    2       108.06  -0.71
"New Haven-Milford, CT" 35300   1998    3       109.45  -0.73
"New Haven-Milford, CT" 35300   1998    4       111.37  -0.73
"New Haven-Milford, CT" 35300   1999    1       112.01  -0.75
"New Haven-Milford, CT" 35300   1999    2       113.22  -0.76
"New Haven-Milford, CT" 35300   1999    3       114.46  -0.79
"New Haven-Milford, CT" 35300   1999    4       116.24  -0.83
"New Haven-Milford, CT" 35300   2000    1       117.46  -0.84
"New Haven-Milford, CT" 35300   2000    2       120.4   -0.81
"New Haven-Milford, CT" 35300   2000    3       123.4   -0.82
"New Haven-Milford, CT" 35300   2000    4       125.3   -0.84
"New Haven-Milford, CT" 35300   2001    1       128.43  -0.83
"New Haven-Milford, CT" 35300   2001    2       131.18  -0.83
"New Haven-Milford, CT" 35300   2001    3       135.14  -0.86
"New Haven-Milford, CT" 35300   2001    4       137.55  -0.87
"New Haven-Milford, CT" 35300   2002    1       140.28  -0.89
"New Haven-Milford, CT" 35300   2002    2       144.53  -0.92
"New Haven-Milford, CT" 35300   2002    3       148.64  -0.94
"New Haven-Milford, CT" 35300   2002    4       152.06  -0.95
"New Haven-Milford, CT" 35300   2003    1       154.65  -0.97
"New Haven-Milford, CT" 35300   2003    2       157.56  -0.98
"New Haven-Milford, CT" 35300   2003    3       162.08  -1.01
"New Haven-Milford, CT" 35300   2003    4       167.84  -1.08
"New Haven-Milford, CT" 35300   2004    1       171.29  -1.11
"New Haven-Milford, CT" 35300   2004    2       176.64  -1.14
"New Haven-Milford, CT" 35300   2004    3       186.32  -1.23
"New Haven-Milford, CT" 35300   2004    4       189.57  -1.24
"New Haven-Milford, CT" 35300   2005    1       194.29  -1.29
"New Haven-Milford, CT" 35300   2005    2       201.44  -1.33
"New Haven-Milford, CT" 35300   2005    3       208.34  -1.36
"New Haven-Milford, CT" 35300   2005    4       212.69  -1.41
"New Haven-Milford, CT" 35300   2006    1       216.08  -1.47
"New Haven-Milford, CT" 35300   2006    2       217.45  -1.46
"New Haven-Milford, CT" 35300   2006    3       217.76  -1.45
"New Haven-Milford, CT" 35300   2006    4       219.22  -1.46
"New Haven-Milford, CT" 35300   2007    1       220.38  -1.48
"New Haven-Milford, CT" 35300   2007    2       219.82  -1.45
"New Haven-Milford, CT" 35300   2007    3       217.05  -1.43
"New Haven-Milford, CT" 35300   2007    4       215.61  -1.43
"New Haven-Milford, CT" 35300   2008    1       215.08  -1.4
"New Haven-Milford, CT" 35300   2008    2       208.71  -1.38
"New Haven-Milford, CT" 35300   2008    3       201.59  -1.36
"New Haven-Milford, CT" 35300   2008    4       200.63  -1.37
"New Haven-Milford, CT" 35300   2009    1       202.47  -1.32
"New Haven-Milford, CT" 35300   2009    2       195.25  -1.26
"New Haven-Milford, CT" 35300   2009    3       189.53  -1.26
"New Haven-Milford, CT" 35300   2009    4       189.95  -1.27
"New Haven-Milford, CT" 35300   2010    1       187.16  -1.28
"New Haven-Milford, CT" 35300   2010    2       185.96  -1.26
"New Haven-Milford, CT" 35300   2010    3       187.83  -1.25
"New Haven-Milford, CT" 35300   2010    4       187.19  -1.23
"New Haven-Milford, CT" 35300   2011    1       182.04  -1.24
"New Haven-Milford, CT" 35300   2011    2       178.27  -1.24  PEAK 
"New Haven-Milford, CT" 35300   2011    3       179.26  -1.22
"New Haven-Milford, CT" 35300   2011    4       180.24  -1.2
"New Haven-Milford, CT" 35300   2012    1       177.29  -1.19
"New Haven-Milford, CT" 35300   2012    2       174.97  -1.19
"New Haven-Milford, CT" 35300   2012    3       175.12  -1.18
"New Haven-Milford, CT" 35300   2012    4       175.47  -1.18
"New Haven-Milford, CT" 35300   2013    1       175.6   -1.2
"New Haven-Milford, CT" 35300   2013    2       175.35  -1.21
"New Haven-Milford, CT" 35300   2013    3       175.38  -1.26
"New Haven-Milford, CT" 35300   2013    4       173.8   -1.35
"New Haven-Milford, CT" 35300   2014    1       172.91  -1.39   LOW
"New Haven-Milford, CT" 35300   2014    2       172.99  -1.35
"New Haven-Milford, CT" 35300   2014    3       174.19  -1.33
"New Haven-Milford, CT" 35300   2014    4       175.02  -1.34
"New Haven-Milford, CT" 35300   2015    1       177.43  -1.37
"New Haven-Milford, CT" 35300   2015    2       177.58  -1.38
"New Haven-Milford, CT" 35300   2015    3       178.44  -1.46
"New Haven-Milford, CT" 35300   2015    4       177.72  -1.49
"New Haven-Milford, CT" 35300   2016    1       177.82  -1.56

FHFA All-Transactions Indexes (Estimated using Sales Prices and Appraisal Data)Metropolitan Statistical Areas and Divisions (Not Seasonally Adjusted) as of July 19, 2016…………………..

"Bridgeport-Stamford-Norwalk,    1995    1       100     0
"Bridgeport-Stamford-Norwalk,    1995    2       101.73  -0.71
"Bridgeport-Stamford-Norwalk,    1995    3       103.77  -0.64
"Bridgeport-Stamford-Norwalk,    1995    4       104.72  -0.71
"Bridgeport-Stamford-Norwalk,    1996    1       106.3   -0.68
"Bridgeport-Stamford-Norwalk,    1996    2       104.63  -0.72
"Bridgeport-Stamford-Norwalk,    1996    3       105.02  -0.73
"Bridgeport-Stamford-Norwalk,    1996    4       104.78  -0.74
"Bridgeport-Stamford-Norwalk,    1997    1       106.48  -0.75
"Bridgeport-Stamford-Norwalk,    1997    2       107.56  -0.72
"Bridgeport-Stamford-Norwalk,    1997    3       107.98  -0.72
"Bridgeport-Stamford-Norwalk,    1997    4       109.3   -0.71
"Bridgeport-Stamford-Norwalk,    1998    1       112.25  -0.68
"Bridgeport-Stamford-Norwalk,    1998    2       112.93  -0.68
"Bridgeport-Stamford-Norwalk,    1998    3       114.95  -0.7
"Bridgeport-Stamford-Norwalk,    1998    4       116.55  -0.69
"Bridgeport-Stamford-Norwalk,    1999    1       119.37  -0.73
"Bridgeport-Stamford-Norwalk,    1999    2       121.7   -0.76
"Bridgeport-Stamford-Norwalk,    1999    3       125     -0.81
"Bridgeport-Stamford-Norwalk,    1999    4       125.5   -0.85
"Bridgeport-Stamford-Norwalk,    2000    1       130.9   -0.88
"Bridgeport-Stamford-Norwalk     2000    2       135.02  -0.86
"Bridgeport-Stamford-Norwalk,    2000    3       138.85  -0.86
"Bridgeport-Stamford-Norwalk,    2000    4       140.43  -0.87
"Bridgeport-Stamford-Norwalk,    2001    1       144.48  -0.86
"Bridgeport-Stamford-Norwalk,    2001    2       148.05  -0.87
"Bridgeport-Stamford-Norwalk,    2001    3       151.94  -0.9
"Bridgeport-Stamford-Norwalk,    2001    4       154.48  -0.9
"Bridgeport-Stamford-Norwalk,    2002    1       158.13  -0.92
"Bridgeport-Stamford-Norwalk,    2002    2       163.18  -0.96
"Bridgeport-Stamford-Norwalk,    2002    3       167.61  -0.97
"Bridgeport-Stamford-Norwalk,    2002    4       171.22  -0.98
"Bridgeport-Stamford-Norwalk,    2003    1       173.09  -1
"Bridgeport-Stamford-Norwalk,    2003    2       175.8   -1.01
"Bridgeport-Stamford-Norwalk,    2003    3       179.82  -1.03
"Bridgeport-Stamford-Norwalk,    2003    4       186.73  -1.12
"Bridgeport-Stamford-Norwalk,    2004    1       189.58  -1.14
"Bridgeport-Stamford-Norwalk,    2004    2       196.05  -1.17
"Bridgeport-Stamford-Norwalk,    2004    3       208.25  -1.3
"Bridgeport-Stamford-Norwalk,    2004    4       211.8   -1.32
"Bridgeport-Stamford-Norwalk,    2005    1       217.6   -1.38
"Bridgeport-Stamford-Norwalk,    2005    2       226.36  -1.43
"Bridgeport-Stamford-Norwalk,    2005    3       232.01  -1.44
"Bridgeport-Stamford-Norwalk,    2005    4       236.58  -1.52
"Bridgeport-Stamford-Norwalk,    2006    1       240.61  -1.58
"Bridgeport-Stamford-Norwalk,    2006    2       241.46  -1.55
"Bridgeport-Stamford-Norwalk,    2006    3       239.08  -1.53
"Bridgeport-Stamford-Norwalk,    2006    4       239.12  -1.52
"Bridgeport-Stamford-Norwalk,    2007    1       239.62  -1.53
"Bridgeport-Stamford-Norwalk,    2007    2       237.88  -1.49
"Bridgeport-Stamford-Norwalk,    2007    3       236.04  -1.48
"Bridgeport-Stamford-Norwalk,    2007    4       233.96  -1.46
"Bridgeport-Stamford-Norwalk,    2008    1       233.66  -1.42
"Bridgeport-Stamford-Norwalk,    2008    2       227.42  -1.4
"Bridgeport-Stamford-Norwalk,    2008    3       219.82  -1.38
"Bridgeport-Stamford-Norwalk,    2008    4       217.38  -1.38
"Bridgeport-Stamford-Norwalk,    2009    1       218.54  -1.31
"Bridgeport-Stamford-Norwalk,    2009    2       210.03  -1.25
"Bridgeport-Stamford-Norwalk,    2009    3       203.66  -1.24
"Bridgeport-Stamford-Norwalk,    2009    4       202.1   -1.23
"Bridgeport-Stamford-Norwalk,    2010    1       199.4   -1.23
"Bridgeport-Stamford-Norwalk,    2010    2       196.61  -1.21
"Bridgeport-Stamford-Norwalk,    2010    3       199.47  -1.2
"Bridgeport-Stamford-Norwalk,    2010    4       200.21  -1.19
"Bridgeport-Stamford-Norwalk,    2011    1       195.32  -1.21
"Bridgeport-Stamford-Norwalk,    2011    2       191.79  -1.2       "Bridgeport-Stamford-Norwalk,    2011    3       193.15  -1.18
"Bridgeport-Stamford-Norwalk,    2011    4       194.55  -1.17
"Bridgeport-Stamford-Norwalk,    2012    1       191.15  -1.16
"Bridgeport-Stamford-Norwalk,    2012    2       190.39  -1.17
"Bridgeport-Stamford-Norwalk,    2012    3       191.05  -1.16
"Bridgeport-Stamford-Norwalk,    2012    4       191.2   -1.17
"Bridgeport-Stamford-Norwalk,    2013    1       190.69  -1.19
"Bridgeport-Stamford-Norwalk,    2013    2       189.84  -1.2        LOW
"Bridgeport-Stamford-Norwalk,    2013    3       191.1   -1.28
"Bridgeport-Stamford-Norwalk,    2013    4       190.4   -1.37
"Bridgeport-Stamford-Norwalk,    2014    1       189.91  -1.45
"Bridgeport-Stamford-Norwalk,    2014    2       194.11  -1.37
"Bridgeport-Stamford-Norwalk,    2014    3       195.81  -1.37
"Bridgeport-Stamford-Norwalk,    2014    4       195.79  -1.38     BREAK
"Bridgeport-Stamford-Norwalk,    2015    1       197.5   -1.37
"Bridgeport-Stamford-Norwalk,    2015    2       198.84  -1.43
"Bridgeport-Stamford-Norwalk,    2015    3       199.92  -1.52
"Bridgeport-Stamford-Norwalk,    2015    4       198.68  -1.58
"Bridgeport-Stamford-Norwalk,    2016    1       199.06  -1.64

FHFA All-Transactions Indexes (Estimated using Sales Prices and Appraisal Data)….Metropolitan Statistical Areas and Divisions (Not Seasonally Adjusted)as of July 19, 2016……………

"Hartford-West-East Hartford      1995    1       100     0
"Hartford-West-East Hartford      1995    2       100.74  -0.57
"Hartford-West East Hartford,     1995    3       103.19  -0.54
"Hartford-West-East Hartford,     1995    4       102.54  -0.56
"Hartford-West-East Hartford,     1996    1       103.93  -0.54
"Hartford-West East Hartford,     1996    2       102.53  -0.56
"Hartford-West East Hartford,     1996    3       100.52  -0.57
"Hartford-West East Hartford,     1996    4       101.31  -0.58
"Hartford-West East Hartford,     1997    1       101.34  -0.6
"Hartford-West East Hartford,     1997    2       101.59  -0.57
"Hartford-West-East Hartford,     1997    3       103.37  -0.55
"Hartford-West-East Hartford,     1997    4       103.63  -0.55
"Hartford-West-East Hartford,     1998    1       106.38  -0.53
"Hartford-West-East Hartford,     1998    2       105.94  -0.53
"Hartford-West-East Hartford,     1998    3       107.71  -0.54
"Hartford-West-East Hartford,     1998    4       108.68  -0.53
"Hartford-West-East Hartford,     1999    1       109.96  -0.55
"Hartford-West-East Hartford,     1999    2       110.54  -0.56
"Hartford-West-East Hartford,     1999    3       112.89  -0.59
"Hartford-West-East Hartford,     1999    4       114.48  -0.61
"Hartford-West-East Hartford,     2000    1       115.66  -0.63
"Hartford-West-East Hartford,     2000    2       118.98  -0.6
"Hartford-West-East Hartford,     2000    3       120.91  -0.6
"Hartford-West-East Hartford,     2000    4       122.38  -0.61
"Hartford-West-East Hartford,     2001    1       125.12  -0.61
"Hartford-West-East Hartford,     2001    2       127.35  -0.61
"Hartford-West East Hartford,     2001    3       130.16  -0.63
"Hartford-West-East Hartford,     2001    4       132.24  -0.63
"Hartford-West-East Hartford,     2002    1       134.56  -0.64
"Hartford-West East Hartford,     2002    2       137.83  -0.66
"Hartford-West East Hartford,     2002    3       141.69  -0.67
"Hartford-West-East Hartford,    2002    4       144.11  -0.68
"Hartford-West-East Hartford,    2003    1       145.61  -0.69
"Hartford-West-East Hartford,    2003    2       148     -0.69
"Hartford-West-East Hartford,    2003    3       151.13  -0.71
"Hartford-West-East Hartford,    2003    4       156.18  -0.75
"Hartford-West-East Hartford,    2004    1       158.77  -0.77
"Hartford-West-East Hartford,    2004    2       163.36  -0.79
"Hartford-West-East Hartford,    2004    3       170.26  -0.84
"Hartford-West-East Hartford,    2004    4       174.31  -0.86
"Hartford-West-East Hartford,    2005    1       177.69  -0.88
"Hartfordrtford-East Hartford,    2005    2       182.52  -0.9
"Hartford-West-East Hartford,    2005    3       187.36  -0.92
"Hartford-West-East Hartford,    2005    4       190.75  -0.96
"Hartford-West-East Hartford,    2006    1       192.32  -0.98
"Hartford-West-East Hartford,    2006    2       193.96  -0.97
"Hartford-West-East Hartford,    2006    3       194.67  -0.97
"Hartford-West East Hartford,     2006    4       195.6   -0.98
"Hartford-West East Hartford,    2007    1       198.41  -1
"Hartford-West-East Hartford,    2007    2       196.27  -0.97
"Hartford-West-East Hartford,    2007    3       195.59  -0.97
"Hartford-West-East Hartford,    2007    4       195.83  -0.97
"Hartford-West-East Hartford,    2008    1       196.23  -0.96
"Hartford-West-East Hartford,    2008    2       193.12  -0.96
"Hartford-West-East Hartford,    2008    3       187.86  -0.95
"Hartford-West-East Hartford,    2008    4       186.72  -0.95
"Hartford-West-East Hartford,    2009    1       188.68  -0.92
"Hartford-West-East Hartford,    2009    2       184.03  -0.89
"Hartford-West-East Hartford,    2009    3       180.71  -0.9
"Hartford-West-East Hartford,    2009    4       180.66  -0.9
"Hartford-West-East Hartford,    2010    1       178.75  -0.9
"Hartford-West-East Hartford,    2010    2       177.02  -0.89
"Hartford-West-East Hartford,    2010    3       179.31  -0.88
"Hartford-West-East Hartford,    2010    4       179.69  -0.87
"Hartford-West-East Hartford,    2011    1       175.64  -0.89
"Hartford-West-East Hartford,    2011    2       173.3   -0.89
"Hartford-West-East Hartford,    2011    3       172.61  -0.87
"Hartford-West-East Hartford,    2011    4       174.36  -0.86
"Hartford-West-East Hartford,    2012    1       171.54  -0.86
"Hartford-West-East Hartford,    2012    2       169.68  -0.85     LOW-1
"Hartford-West-East Hartford,    2012    3       170.6   -0.85
"Hartford-West-East Hartford,    2012    4       171.48  -0.85
"Hartford-West-East Hartford,    2013    1       170.45  -0.86
"Hartford-West-East Hartford,    2013    2       170.23  -0.87
"Hartford-West-East Hartford,    2013    3       170.13  -0.9
"Hartford-West-East Hartford,    2013    4       169.26  -0.95
"Hartford-West-East Hartford,    2014    1       169.2   -0.99         "Hartford-West-East Hartford,    2014    2       169.86  -0.97
"Hartford-West-East Hartford,    2014    3       171.38  -0.96
"Hartford-West-East Hartford,    2014    4       171.64  -0.99
"Hartford-West-East Hartford,    2015    1       173.27  -0.99
"Hartford-West-East Hartford,    2015    2       173.56  -0.98
"Hartford-West-East Hartford,    2015    3       172.46  -1.03
"Hartford-West-East Hartford,    2015    4       172.18  -1.07
"Hartford-West-East Hartford,    2016    1       172.19  -1.11

..FHFA All-Transactions Indexes (Estimated using Sales Prices and Appraisal Data).Metropolitan Statistical Areas and Divisions (Not Seasonally Adjusted)as of July 19, 2016…………………….

"Norwich-New London, CT"        1995    1       100     0
"Norwich-New London, CT"        1995    2       102.51  -1.41
"Norwich-New London, CT"        1995    3       104.97  -1.37
"Norwich-New London, CT"        1995    4       105.26  -1.47
"Norwich-New London, CT"        1996    1       107.35  -1.41
"Norwich-New London, CT"        1996    2       107.58  -1.46
"Norwich-New London, CT"        1996    3       103.78  -1.5
"Norwich-New London, CT"        1996    4       104.56  -1.51
"Norwich-New London, CT"        1997    1       105.4   -1.61
"Norwich-New London, CT"        1997    2       107.21  -1.5
"Norwich-New London, CT"        1997    3       108.43  -1.47
"Norwich-New London, CT"        1997    4       110.57  -1.46
"Norwich-New London, CT"        1998    1       109.98  -1.38
"Norwich-New London, CT"        1998    2       111.55  -1.37
"Norwich-New London, CT"        1998    3       110.76  -1.39
"Norwich-New London, CT"        1998    4       112.96  -1.37
"Norwich-New London, CT"        1999    1       113.38  -1.42
"Norwich-New London, CT"        1999    2       116.21  -1.46
"Norwich-New London, CT"        1999    3       117.04  -1.51
"Norwich-New London, CT"        1999    4       118.8   -1.56
"Norwich-New London, CT"        2000    1       121.3   -1.63
"Norwich-New London, CT"        2000    2       123.61  -1.55
"Norwich-New London, CT"        2000    3       124.42  -1.55
"Norwich-New London, CT"        2000    4       126.63  -1.58
"Norwich-New London, CT"        2001    1       130.51  -1.57
"Norwich-New London, CT"        2001    2       132.2   -1.56
"Norwich-New London, CT"        2001    3       136.01  -1.61
"Norwich-New London, CT"        2001    4       139.31  -1.62
"Norwich-New London, CT"        2002    1       142.48  -1.67
"Norwich-New London, CT"        2002    2       147.75  -1.74
"Norwich-New London, CT"        2002    3       151.07  -1.76
"Norwich-New London, CT"        2002    4       155.31  -1.79
"Norwich-New London, CT"        2003    1       157.58  -1.82
"Norwich-New London, CT"        2003    2       160.4   -1.84
"Norwich-New London, CT"        2003    3       164.6   -1.89
"Norwich-New London, CT"        2003    4       172.41  -2.04
"Norwich-New London, CT"        2004    1       174.76  -2.07
"Norwich-New London, CT"        2004    2       180.51  -2.13
"Norwich-New London, CT"        2004    3       191.39  -2.31
"Norwich-New London, CT"        2004    4       194.58  -2.33
"Norwich-New London, CT"        2005    1       202.97  -2.47
"Norwich-New London, CT"        2005    2       209.93  -2.53
"Norwich-New London, CT"        2005    3       214.71  -2.57
"Norwich-New London, CT"        2005    4       219.24  -2.67
"Norwich-New London, CT"        2006    1       221.79  -2.72
"Norwich-New London, CT"        2006    2       221.99  -2.71
"Norwich-New London, CT"        2006    3       223.39  -2.73
"Norwich-New London, CT"        2006    4       225.28  -2.77
"Norwich-New London, CT"        2007    1       224.5   -2.75
"Norwich-New London, CT"        2007    2       222.82  -2.69
"Norwich-New London, CT"        2007    3       221.71  -2.67
"Norwich-New London, CT"        2007    4       222.72  -2.73
"Norwich-New London, CT"        2008    1       221.32  -2.65
"Norwich-New London, CT"        2008    2       216.94  -2.66
"Norwich-New London, CT"        2008    3       211.37  -2.67
"Norwich-New London, CT"        2008    4       208.14  -2.62
"Norwich-New London, CT"        2009    1       209.11  -2.49
"Norwich-New London, CT"        2009    2       202.42  -2.41
"Norwich-New London, CT"        2009    3       196.84  -2.42
"Norwich-New London, CT"        2009    4       195.82  -2.4
"Norwich-New London, CT"        2010    1       195.07  -2.43
"Norwich-New London, CT"        2010    2       192.36  -2.39
"Norwich-New London, CT"        2010    3       193.58  -2.36
"Norwich-New London, CT"        2010    4       193.17  -2.33
"Norwich-New London, CT"        2011    1       187.7   -2.35
"Norwich-New London, CT"        2011    2       182.1   -2.38
"Norwich-New London, CT"        2011    3       182.85  -2.36
"Norwich-New London, CT"        2011    4       185.78  -2.3
"Norwich-New London, CT"        2012    1       181.87  -2.27
"Norwich-New London, CT"        2012    2       180.24  -2.27
"Norwich-New London, CT"        2012    3       178.21  -2.23
"Norwich-New London, CT"        2012    4       178.24  -2.23
"Norwich-New London, CT"        2013    1       175.98  -2.24
"Norwich-New London, CT"        2013    2       173.65  -2.26
"Norwich-New London, CT"        2013    3       174.52  -2.36
"Norwich-New London, CT"        2013    4       172.78  -2.48
"Norwich-New London, CT"        2014    1       171.64  -2.62   LOW
"Norwich-New London, CT"        2014    2       174.01  -2.63   SHELF 
"Norwich-New London, CT"        2014    3       175.76  -2.58   SHELF
"Norwich-New London, CT"        2014    4       176.61  -2.59  BREAKOUT
"Norwich-New London, CT"        2015    1       178.78  -2.64
"Norwich-New London, CT"        2015    2       178.79  -2.61
"Norwich-New London, CT"        2015    3       177.06  -2.77
"Norwich-New London, CT"        2015    4       177.75  -2.8
"Norwich-New London, CT"        2016    1       179.23  -2.97

Remember, Real Estate is Local but your life is regional, which is why my experience in the neighborhoods of Greater New Haven is valuable for people like you who are seeking a qualified, experienced fiduciary agent who will provide consultation, market interpretation and results driven transaction management. Buying or selling, you make the right move when you hire me.

Reach out to Mr. Carr at his Coldwell Banker office, (203) 627-4213, for more information. Copyright© July 23,  2016. Original material. All Rights Reserved. Call for reprint permission.