Listing Insights: 114-33539 Holland Avenue | Market Analysis & Performance Report

Listing Insights: 114-33539 Holland Avenue Active

Your comprehensive market performance and strategic analysis for this Central Abbotsford ground-level condo. This report analyzes current market positioning, competitive landscape, and optimization opportunities based on real-time market data and buyer activity patterns.

Current Performance Snapshot:

$510,000 Current Price
74 Days On Market
400 Views Total Interest
107 Agents Unique Views
4 Active Comparable Listings
Ground Level Separate Entrance
Two En-suites Added Privacy
Rentals Allowed Investment Opportunity
Central Location Shops, Restaurants, UFV
Pet Friendly Cats Allowed

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Market Position Analysis

Following the strategic price adjustment from $525,000 to $510,000, your property is now positioned competitively within the current Abbotsford apartment market. The unique ground-level access with separate entrance provides differentiation from standard apartment offerings.

6-Month Abbotsford Market Trends

Detailed Market Analysis: Abbotsford Apartments

Month Benchmark Price Change Avg Sale Price
March 2025 $443,700 - $460,887
April 2025 $439,000 -1.1% $445,863
May 2025 $435,000 -0.9% $446,494
June 2025 $441,600 +1.5% $438,880
July 2025 $424,400 -3.9% $472,611
August 2025 $421,800 -0.6% $424,567

6-month trend: Benchmark prices down 4.9% | Your pricing at $510,000 maintains premium for unique features

Benchmark Movement

Apartment benchmark prices declined 4.9% from March ($443,700) to August ($421,800). Your pricing at $510,000 reflects market realities while maintaining premium for unique features.

Aug 2025: $421,800 benchmark
Sales Activity

Monthly sales volume averaging 49-78 units in recent months. Market showing selective buyer behavior with extended decision timelines typical in current conditions.

August: 49 sales vs 130 new listings
Inventory Levels

Active listings remain elevated at 383 units (August), creating buyer's market conditions. Strategic positioning and patience essential for success.

Buyer selectivity increased 34%
Your Competitive Edge

Ground-level separate entrance provides townhouse-style appeal rare in apartment market. Quality tenant relationship adds investor appeal beyond typical offerings.

4 comparable active listings identified

Activity & Engagement Metrics

Online Performance

Strong digital engagement with 400 total views across platforms. Agent interest significant with 107 unique agents viewing, indicating broad market awareness.

Showing Activity

Recent showing pattern indicates buyer interest but extended decision timelines. September and August showings demonstrate continued market engagement despite seasonal factors.

Geographic Reach

Listing exposure capturing both local Abbotsford agents and regional Fraser Valley professionals, maximizing potential buyer pool coverage.

Tenant Cooperation

Excellent tenant relationships facilitate showing access. This operational advantage supports consistent marketing execution during extended market exposure.

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Strategic Recommendations & Next Steps - 114 Holland Avenue

Strategic Recommendations & Next Steps

Data-driven insights and actionable strategies for optimizing your listing performance

Pricing Strategy Consideration

Strategic Option: Reduce to $500,000

Current Situation: 74 days on market at $510,000 following reduction from $525,000. Market showing continued buyer selectivity.

Potential Benefits

  • Round number psychology - $500K is cleaner search filter
  • Competitive separation - Stand out from comparable listings
  • Urgency generation - Fresh pricing triggers agent notifications
  • Market positioning - Closer to benchmark while maintaining premium

Strategic Risks

  • Signal concern - Two reductions may suggest desperation
  • Feature undervaluation - Unique ground-level access worth premium
  • Market conditions - Lower price may not accelerate sale if inventory high
  • Opportunity cost - Right buyer may pay current asking

Recommendation: Monitor showing activity for 2-3 weeks at $510K. If activity remains limited, $500K becomes compelling as a strategic listing reset—re-listing at the new price to restart Days on Market and position the property as exceptional value for its unique features.

Immediate Action Items

Maintain Current Pricing

$510,000 reflects market realities post-adjustment. Monitor comparable sales closely for any further market shifts requiring tactical pricing response.

Enhance Unique Features

Emphasize ground-level access and separate entrance in all marketing. This townhouse-style appeal differentiates from standard apartment inventory.

Target Investor Market

Highlight stable rental income and cooperative tenant. Current rental market strength provides compelling investment narrative.

Flexible Showing Strategy

Accommodate buyer timing preferences. Extended decision cycles require patience and accessibility for serious prospects.

Market Positioning Strategy

Competitive Advantages

Ground-Level Accessibility: Rare in apartment market, appeals to buyers with mobility considerations or those preferring main-floor living.

Separate Entrance: Provides townhouse-style privacy and independence uncommon in apartment/condo developments.

Investment Ready: Quality tenant in place with demonstrated cooperation during showing process provides immediate rental income.

Pet-Friendly Building: Accommodates cat ownership, expanding potential buyer pool in pet-owning demographics.

Addressing Market Challenges

Current market conditions favor buyers with extended inventory levels and selective purchasing behavior. Your property's unique features provide differentiation, but realistic expectations about timing remain important.

The 74 days on market reflects broader market conditions rather than property-specific issues. Comparable properties in similar price ranges experiencing similar market exposure timelines.

Timing & Market Outlook

Short-Term Expectations (3-6 months)

Market stabilization expected at current price levels with continued buyer selectivity. Your property's unique features will attract the right buyer willing to pay for distinctive characteristics.

Seasonal Considerations

Fall market traditionally slower, but serious buyers remain active. Spring market may provide renewed activity surge, supporting current patient approach.

Long-Term Market Fundamentals

Central Abbotsford location, UFV proximity, and transit access support long-term value proposition. Current market adjustment creates buying opportunities that support future appreciation.

Bottom Line: Your property is well-positioned with unique features that justify premium pricing. Market conditions require patience, but the combination of location, features, and investment appeal will attract the right buyer at the right time.

Frequently Asked Questions

Should I reduce the price to $500,000?

A $500K price point offers strategic advantages including round-number psychology and competitive separation. Monitor current activity for 2-3 weeks before deciding. This positioning could generate urgency while maintaining value for unique features.

How does 74 days on market affect buyer perception?

Current market conditions show similar timelines for comparable properties. Extended exposure reflects market selectivity rather than property issues. Unique features require patient marketing to right buyer.

What makes our property different from competition?

Ground-level separate entrance provides townhouse-style appeal rare in apartment market. Quality tenant relationship adds immediate investment value. Pet-friendly building expands buyer pool.

Is the spring market worth waiting for?

Spring typically brings renewed activity, but serious buyers remain active year-round. Current pricing positions property well for immediate sale or spring market surge. Consider $500K reduction if current activity insufficient.

How can we improve showing conversion?

Maintain flexible scheduling and emphasize unique features during showings. Current tenant cooperation facilitates access. Focus on serious, pre-qualified prospects for efficiency.

What market conditions should trigger strategy changes?

Monitor comparable sales and new listing inventory levels. Significant benchmark price movements or increased sales velocity would indicate strategy reassessment timing. Consider $500K if showing activity remains limited.

Ready to Discuss Strategy?

This analysis provides the foundation for informed decision-making. Let's review these insights and adjust our approach based on your priorities and market developments.

Call Katie: 604-855-8228 Send Email

Report generated on September 12, 2025 | Market data sourced from Fraser Valley Real Estate Board

This analysis serves as guidance for strategic decision-making. Market conditions change regularly and should be monitored for optimal timing.

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