Another record year for the Nantucket real estate market – approx. $1.16bn in total volume. The next closest year was 2005 when the total volume was approx. $1.12bn, so very similar. However, there were big differences.
2018: 473 transactions, $2.45mm average sale price, $1.60mm mean sale price.
2005: 629 transactions, $1.78mm average sale price, $1.19mm mean sale price.
Glorious supply and demand.
The financial effects of the “Airbnb taxes” are yet to be seen. On one hand it could be a major stream of revenue for government, but on the other hand, will it weaken demand thereby decreasing the amount of commerce and making the total size of the revenue pie smaller? Classic example of bigger piece of a smaller pie or smaller piece of a bigger pie.
I recently went to a highly hyped auction at 46 Easton Street last Friday – amazing, waterfront property worth in the 8 figures in my opinion. To put the quality of the property in perspective, although it is basically irrelevant because anyone can ask anything for their property, one of the abutting properties is currently on the market for $37.5m. Absolute auctions can definitely work. There are no “ifs”, “ands” or “buts” with absolute auctions – the highest bidder wins. For this reason, they create a buzz and get people excited. On the other hand, reserve auctions are typically dull and anti-climatic. You don’t know if there is going to be a winning bidder and no matter how much marketing and advertising is done, they don’t create the buzz an absolute auction does. This was a reserve auction. Guess what happened? Only two bidders registered (from what I could tell) and only one of those bidders actually bid, but not enough to meet the reserve. Basically worst outcome for the Seller – they used the auction process to get the property sold, but put the reserve too high and didn’t get it sold. Now the property is not sold and the market is confused if they are a serious seller or not and the property has a failed auction on its history.
$1.1bn closed YTD…
While visiting the picturesque, charming town of Grasmere in the Lake District of England, I was amazed at the similarities to Nantucket:
-land council to protect open spaces giving way to stunning vistas and hiking trails throughout
-historic, well preserved village
-vibrant town with great restaurants and shops
-strict zoning and architecture boards (extremely hard to get a “new build” permit issued)
-outdoors oriented lifestyle with bodies of water being focal points
-strong sense of community and friendly people
-accessible, but takes an extra leg of travel than surrounding towns
-strong real estate market
Naturally, I asked around about the real estate market and basically got the same answer over and over, if the overall market dips, Grasmere dips last and the least and if the overall market rises, Grasmere rises first and the most.
Just like Nantucket, coupling a limited supply with a rising demand makes for a fundamentally strong market.
Much of the time, when a Seller overprices their property it can work to a Buyer’s advantage. Simply what happens is, the overpriced property hits the market. Buyers that were looking for that type of property see it as soon as possible. They look at it and either dismiss it because they think it is overpriced or they make an offer of what they think it is worth, which the Seller inevitably rejects because it is too “low”. Then, the buyers that initially dismissed it or made offers either buy another property or become disinterested. So, all of sudden, the Seller has dramatically reduced the Buyer pool, aka reduced the demand, which reduces the value and the Seller then needs to lower the price below what they could have originally fetched to spark fresh demand. So, as a Buyer, sometimes you think, “Seller, please overprice.”
$882m closed YTD and at least $191m in the pipe…
What’s the opposite of an inedible hotdog (arguably an oxymoron term) – the Limestone lettuce salad from Le Languedoc, the whole roasted Peking duck from The Nautilus, Nathaniel’s 60 Second Steak from the pearl, Huevos Rancheros from Blacked Eyed Susan’s, roasted red and gold beets from dune, The LoLa Burger from LoLa 41, any sushi roll from Sushi by Yoshi, any pizza from Pi Pizzeria, and the list goes on. I’m still a spring chicken, but Nantucket real estate seems to be the soundest investment there is. Couple an amazing lifestyle investment with a historically strong financial investment that shows no signs of changing (keep in mind, Nantucket real estate has a finite, and eventually diminishing, supply, and consistently rising demand and one of the lowest real estate tax rates in the country) and it should prove to be a wise investment.
If you want jumbo shrimp, Cru has delicious ones, but if you really want a dog, try sandbar’s sand dog or Pete’s water dogs at Nantucket Pharmacy or …
$785m closed YTD.
$245m in pipeline.
Amazing the amount of weight a name holds. Whether it be a street name or someone’s name or whatever name. Whether it earns credentials from being the best at whatever and/or just catchy or … – a name can go far. Elon Musk. If his name was Bill Roberts, who knows if Tesla would be alive. Hulbert Ave., Worth Ave., 5th Ave. Scallop – that’s a catchy word…
Opening day Wednesday.
$685m closed. $285m in pipeline.
Whilst ordering Eggs Benedict, my dad asked the waiter, “Do you cut the English Muffin or hand pull it apart?”. Details differentiate – I tend to think Nantucketers – seasonal and year-round – hand pull apart their English Muffins . Nantucket is extraordinary in so many ways, including implementing win-win solutions to questions/situations that arise. Rarely anything happens on the Rock without a strong, healthy debate and thorough questioning. For example, the Town plans to grade the cobblestones and sidewalks on Main Street, so folks want to know how the Town is going to do it – what the process will be, what the sub-surface will be, what tools will be used, etc. Should they be set in sand or asphalt? As one put it in so many words, the cobblestones have been around a lot longer than we and have maintained better than all other surfaces, so let’s do it properly. It’s awesome that debate and questioning is happening. The result of these debates and questions is, Nantucket is consistently ahead of the curve. For instance, we have a new hospital, school, police, fire, water, sewer all while maintaining one of the lowest property tax rates on the most valuable property in the world.
YTD volume: $610m. Strong.
The market continues to show undoubtable strength. Makes sense – equity markets are at all time highs, interest rates are still low, rental market is strong, sun is shining, fishing is on fire and the island is as amazing as ever. Seems like it is going to blow through the $1b benchmark, especially because there is still great inventory. YTD closed volume is $580m, there’s at least $300m in pending deals and we are just entering what are traditionally our two biggest months – September and October.
To potentially add to demand, I heard a rumor there might be a direct flight to the Rock from Chicago next year…
Real estate brokerage has beautiful jargon with well-known phrases. Maybe some of these phrases stick with us because they involve such a big asset with a lot on the line – “Buyer’s Remorse”, “Cold Feet” – but, regardless, they do.
A lesser known phrase is “Seller’s Remorse”. Except, on Nantucket. We constantly deal with “Seller’s Remorse”, which you can’t say about many places. People simply don’t want to get boxed out of the market and/or give up such a high performing asset. I think, if Seller’s Remorse > Buyer’s Remorse, then Strong Market and there’s far more Seller’s Remorse going on in this market.
The building boom continues on Island, which has its pluses and minuses. The main plus is it fuels the local economy (and I get to see the cutting edge house/landscape designs, materials, craftmanship, etc. :-). The main minus is the disturbance it causes the surrounding area.
There used to be an unwritten rule to pare back exterior construction in the denser districts of Nantucket, like the Residential Old Historic (ROH) district, June 15 – Labor Day; it was common courtesy. Now, there are exterior sites going full bore all over these areas. I understand people want their homes done and there were lost work hours due to weather this past winter/spring so there were delays, but, regardless, they are missing this season anyways. Should there be a Town ordinance regarding exterior construction June 15 – Labor Day? debatable; I like small government, free markets and by no means depriving someone from making a living. Should there be common courtesy? Always.
The market continues to be strong.
Year to Date:
2018 – Volume: $517mm; Median Price: $1.465mm; Average Price: $2.199mm.
2017 – Volume: $478mm, Median Price: $1.268mm; Average Price: $1.967mm.