1

5
2
1

1
5
0
8

1
4
9
3

1
4
5
1

1
4
2
0

1
3
9
3

1
4
2
6

1
4
4
7

1
4
0
7

1
3
6
1

1
2
8
7

1
2
3
1

1
1
9
6

1
1
9
8

1
1
8
3

1
1
2
6

1
1
0
4

1
0
8
9

1
1
1
4

1
1
6
7

1
1
9
0

1
1
2
6

1
0
3
4

9
5
2

9
7
9

9
9
7

1
0
0
4

1
0
0
6

9
7
1

9
8
5

1
0
6
2

1
1
0
4

1
1
4
3

1
1
1
3

1
1
3
0

1
1
0
8

0
200
400
600
800
1000
1200
1400
1600
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean City Active Listing Volume
Ocean City
There are currently 1108 properties for sale in
Ocean City, which is up by 16% from this point
last year. Due to the market improvement we
have seen a considerable number of Sellers
are returning in an effort to try and capitalize on
it. This is good news for Buyers as inventory
had gotten limited in several segments of the
market.

Search All Ocean City Listings
Ocean Pines
There are currently 262 properties for sale in
Ocean Pines, which is up considerably from
this point in 2013. This is a good thing for
Buyers as inventory was low this time last year.
As with Ocean City, Sellers are returning to the
OP market due to the improvement it has seen
over the past couple of years. The pace of
new listings is starting to slow down and sales
activity is up so I would anticipate that this
value will start to decrease next month.
Search All Ocean Pines Listings
2
6
8

2
5
6

2
4
6

2
3
2

2
1
4

1
8
9

1
7
2

1
8
8

1
9
2

1
9
2

1
8
8

1
7
9

1
8
6

1
8
5

1
9
1

1
8
4

1
6
8

1
4
8

1
4
1

1
4
3

1
5
5

1
4
6

1
8
5

2
0
5

1
7
5
2
0
7

1
9
0

1
9
5

1
7
7

1
7
1

1
6
7

1
6
9

2
1
0

2
2
9

2
5
1

2
5
7

2
6
2

0
50
100
150
200
250
300
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean Pines Active Listing Volume
Ocean City
This value has seen some improvement over
the past few months and the average listing
price for the year in Ocean City is currently
$346,000. This is a 3% decrease from the
2013 value through this point of $356,000.
This value is being impacted by the makeup of
the current inventory more than anything else.
There have been considerably more new sub
$100,000 listings this year and considerably
less new listings north of $500,000.
3
8
2

3
8
0

3
8
1

3
7
3

3
7
4

3
6
6

3
6
4

3
6
8

3
6
9

3
7
7

3
6
8

3
7
6

3
7
3

3
6
5

3
6
2

3
6
2

3
6
2

3
5
4

3
5
1

3
5
1

3
5
0

3
5
3

3
4
3

3
4
1

3
4
9

3
5
1

3
5
3

3
4
6

3
3
9

3
4
0

3
4
7

3
4
8

3
3
2

3
4
9

3
5
1

3
4
8

250
300
350
400
450
500
550
A
11
S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean City Active Listing Prices
Ocean Pines
The average listing price for the year in Ocean
Pines is $328,000, which is up by 2% over the
2013 value of $323,000. This is a positive sign
considering the pricing has been up over last
year for the past 5-6 months. Buyers are
accepting these prices based off of the high
sales activity and sold to list price ratios in the
Ocean Pines market.
3
3
2

3
3
4

3
3
0

3
3
5

3
3
6

3
2
7

3
2
1

3
1
0

3
0
8

3
1
0

3
1
7

3
2
5

3
2
0

3
2
9

3
2
0

3
2
2

3
1
6

3
2
0

3
1
6

3
1
5

3
2
1

3
3
6

3
3
0

3
2
0

3
2
5

3
2
5

3
2
7

3
2
0

3
0
9

3
1
5

3
2
0

3
3
2

3
3
8

3
4
8

3
3
9

3
3
3

3
3
1

200
250
300
350
400
450
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean Pines Active Listing Prices
Active Listing Prices
Active Listing Volume


















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Ocean City and Ocean Pines Market Report

Nicholas A. Bobenko
Direct: 443-614-9179
Email: ocnick55@gmail.com
Web: DwellinOC.com
8
1

7
6

6
5

4
9

6
0
7
0

3
6

6
0

9
9

7
2

9
9

9
2

9
2

8
6

9
1

7
2

8
9

6
7

4
3

5
5

8
2

8
4

1
2
0

9
1

9
6

7
7

9
4

8
8

6
7

5
7

4
1

5
4

6
8

8
7

1
1
3

1
1
5

7
9

0
20
40
60
80
100
120
140
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean City Sold Listing Volume
Ocean City
79 properties went to settlement in Ocean City
during July, which was off slightly from July of
last year. Part of this demand was absorbed in
the high sales volume we saw in May and
June. For the year a total of 940 Ocean City
properties have gone to settlement,
representing a 3% decrease from 2013.
August is off to a great start and all signs point
towards strong activity through the Fall.
View Ocean City’s Sold Listings
Ocean Pines
A total of 273 properties have gone to
settlement thus far in 2014, which is up slightly
over the 270 properties that went to settlement
through this point in 2013. This is another
positive sign considering that 2013 was a great
year for Ocean Pines when compared to the
previous two years.


View Ocean Pines’ Sold Listings
2
5
2
8

2
4

2
2

2
6

1
6

1
6

1
2

1
4

2
3

2
8

2
8

2
0

2
5

1
5

2
2

1
8

1
7

1
0

1
0

2
6

2
5

4
2

3
8

2
2

3
3

2
5

2
2

2
7

1
7

1
4

1
2

2
5

2
5
2
8

2
8

1
7

0
5
10
15
20
25
30
35
40
45
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean Pines Sold Listing Volume
Ocean City
The average sold price for the year in Ocean
City is $289,000, which is virtually unchanged
from the 2013 value through this point of
$291,000. This is a great sign considering
sales activity below $250,000 is up by 44%
over 2013, while sales activity for properties
above $500,000 is down by 34% from last
year. The decrease in activity above the 500k
mark is largely attributed to a lack of good
inventory in that segment of the market.
3
0
9

2
8
0

2
6
5

2
8
3

3
6
0

3
0
4

2
6
0

3
1
8

3
1
0

2
7
7

2
9
9

2
7
0

2
5
9

2
8
2

3
1
1

2
8
2

2
8
4

3
0
0

2
8
1

2
9
3

2
7
5

2
7
9
3
1
6

2
9
4

3
0
6

3
3
8

3
0
6

3
0
7

3
0
7

2
6
6

2
7
5

2
6
0

2
6
3

2
9
5

2
9
3

2
6
3
2
9
8

100
200
300
400
500
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean City Sold Listing Prices
Avg. Price
Med. Price
Ocean Pines
The average sold listing price for the year in
Ocean Pines is $240,000, which is off slightly
from the $244,000 value through this point in
2013. There has been an inordinate number of
older “tear down” properties selling in Ocean
Pines this year, which has had an impact on
these values.
2
4
3

2
0
8

2
7
7

2
2
9

2
3
4

1
9
7

2
9
4

2
1
4

2
7
0

2
5
9

2
2
2

2
2
1

2
2
5

1
9
9

2
6
2

2
4
2

2
9
0

2
5
7

2
5
1

2
3
7

2
2
0

2
1
7
2
3
6

2
7
5

2
4
7

2
6
0

2
4
6

2
7
0

2
1
8

1
9
8

2
9
3

1
8
7

2
1
7

2
6
0

2
6
9

2
3
1

2
3
3

150
200
250
300
350
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean Pines Sold Listing Prices
Avg. Price
Med. Price
3 per. Mov. Avg. (Avg. Price)
Sold Listing Prices
Sold Listing Volume
Recently Sold Listings Sold Listing Updates
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sold over the most recent 90 day period, broken down by area.
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Ocean City and Ocean Pines Market Report

Nicholas A. Bobenko
Direct: 443-614-9179
Email: ocnick55@gmail.com
Web: DwellinOC.com
2
6
3

2
4
8

2
2
5

2
4
1
2
6
3

2
3
6

2
2
4

2
3
1

2
4
5

2
3
2

2
3
6

2
3
8

2
2
8

2
3
3

2
4
6

2
3
5

2
3
9

2
4
7

2
5
5

2
3
9

2
4
7

2
5
1

2
5
6

2
6
0

2
7
2

2
6
7

2
6
1

2
7
3

2
6
5

2
3
2

2
4
0

2
3
1

2
3
4

2
4
8

2
5
8

2
3
8

2
4
2

100
150
200
250
300
350
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean City Sold Price/Sq. Ft. Ocean City
The average sold price per square foot in
Ocean City thus far in 2014 is $249, which is
up slightly from the 2013 value through this
point of $248. This is another good indicator of
price stabilization.
Ocean Pines
The average sold price per square foot for the
year in Ocean Pines is $146, representing a
6% increase over the 2013 value through this
point of $138. 1
4
6

1
3
8

1
5
5

1
4
3

1
3
9

1
4
2
1
6
2

1
3
9

1
3
6

1
5
2

1
3
6

1
3
9

1
4
6

1
3
0

1
4
0

1
3
8

1
5
5

1
4
2

1
2
3

1
5
6

1
2
6

1
3
2

1
3
4
1
5
4

1
3
0

1
4
5

1
4
4

1
4
5

1
3
7

1
2
1

1
7
0

1
4
6

1
3
8

1
5
2

1
3
9

1
5
0

1
4
8

50
100
150
200
250
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean Pines Sold Price/Sq. Ft.
Ocean City
The absorption rate in Ocean City stands at 14
months, which is a 3 month increase over July
of last year. As I mentioned earlier, with the
market continuing to improve many Sellers are
returning in an effort to capitalize on this. With
the large amount of new inventory coming on
the market it is a reassuring sign that this value
has remained flat for the past 3 months. This
value should start to decrease again next
month based on the high buyer activity levels
we are currently experiencing.
18 18 18 18 18 18 18 18
19
18 18
17 17
16 16
15
14
13 13 13
14
14.5
15
12
11 11 11
12 12 12 12
13
14
15
14 14 14
0
5
10
15
20
25
30
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean City Absorption Rates
Ocean Pines
The absorption rate in Ocean Pines currently
stands at 11 months and is up considerably
from July of last year. Again, this is not
necessarily a bad thing as inventory was quite
low and limited this time last year. The surge
of new inventory has provided much needed
options for Buyers in several segments of the
market.
13
12.5
12
11
10
8 8
9 9
8.5 8.5
8 8 8
9 9
8
7 7 7
8
7
8
6
7 7 7 7 7
8
7 7
8
9
10
11 11
0
2
4
6
8
10
12
14
J
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A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean Pines Absorption Rates
Absorption Rates
Sold Price/Sq. Ft.
Foreclosures and Short Sales Distressed Listing Updates
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in Ocean City, Ocean Pines, Berlin and West Ocean City.
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Ocean City and Ocean Pines Market Report

Nicholas A. Bobenko
Direct: 443-614-9179
Email: ocnick55@gmail.com
Web: DwellinOC.com
9
3
%

9
3
%

9
2
%

9
2
%

9
3
%

9
2
%

9
3
%

9
3
%

9
3
%

9
3
%

9
3
%

9
3
%

9
4
%

9
2
%
9
4
%

9
3
%
9
5
%

9
4
%

9
3
%

9
4
%

9
3
%

9
4
%

9
4
%

9
4
%

9
5
%

9
5
%

9
5
%

9
5
%

9
4
%

9
5
%

9
4
%

9
4
%

9
4
%

9
5
%

9
5
%

9
5
%

9
4
%

80%
85%
90%
95%
100%
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean City Sold to List Price Ratio
Ocean City
Property in Ocean City that went to settlement
in July sold on average at 94% of the listing
price. I would point out that this is very much
an average and some Sellers are more
motivated and in a better position to negotiate
than others.
Ocean Pines
Ocean Pines properties that went to settlement
during July sold on average at 96% of the
listing price. While this value has seen
considerable improvement it still leaves plenty
of room to negotiate and get a good deal.
9
5
%

9
5
%

9
4
%

9
3
%

9
4
%

9
3
%
9
5
%

9
1
%
9
3
%

9
4
%

9
5
%

9
4
%

9
5
%

9
5
%

9
3
%
9
5
%

9
4
%

9
4
%

9
5
%

9
5
%

9
5
%

9
5
%

9
5
%

9
6
%

9
6
%

9
5
%

9
6
%

9
5
%

9
6
%

9
5
%

9
4
%

9
8
%

9
6
%

9
6
%

9
7
%

9
7
%

9
6
%

80%
85%
90%
95%
100%
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean Pines Sold to List Price Ratio
Ocean City
Properties that went to settlement in Ocean
City during July averaged 206 days on market.
Being a second home market this value is hard
to get a handle on. Since a majority of the OC
listings are second homes and no
inconvenience to list most new listings start out
overpriced. Once the prices are adjusted the
properties move into the “real market”, start to
get shown more and subsequently sell. This is
what leads to these values being up and down.
1
7
7

2
3
6

2
9
6

2
2
5

2
4
2

2
8
2

2
4
1

2
4
7

2
5
9

2
3
9

2
5
7

2
4
1

2
6
0

2
1
5

2
4
9

1
1
7

1
5
3

1
0
3

8
1

1
4
5

1
4
5

1
2
6

1
4
4
1
9
4

1
6
0

1
0
4

1
1
1

1
6
9

1
4
1

1
3
4

1
9
8

1
9
5
2
4
4

1
4
5

1
5
6

1
4
3

2
0
5

0
100
200
300
400
500
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean City Avg. Days on Market
Ocean Pines
Properties that went to settlement in Ocean
Pines during July averaged 101 days on the
market. A similar situation as referenced
above occurs in Ocean Pines, though to a
slightly lesser extent as there are more primary
residences in Ocean Pines.
1
3
7

1
2
1

1
9
0

1
2
6

1
3
8

3
0
5

2
2
3

1
3
6

2
1
5

1
5
0

1
1
9

1
6
9

1
5
5

2
3
3

9
4

4
0

1
8
4

8
9

1
6
3

1
7
3

1
5
6

1
6
7

1
2
3

9
2

1
6
4

1
0
9

1
1
8

1
2
9

8
9

1
2
8

1
5
7

9
7

1
4
3

1
5
6

1
5
0

8
4

1
0
1

0
50
100
150
200
250
300
350
J
11
A S O N D J F M A M J J
12
A S O N D J F M A M J J
13
A S O N D J F M A M J J
14
Ocean Pines Avg. Days on Market
Average Days on Market
Sold to List Price Ratios
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Ocean City and Ocean Pines Market Report

Nicholas A. Bobenko
Direct: 443-614-9179
Email: ocnick55@gmail.com
Web: DwellinOC.com
1
0
1

7
1

7
1

7
7

5
7

4
7

6
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Ocean City Under Contract Listing Volume
Ocean City
112 properties went under contract in Ocean
City during July, which is a 17% increase in
activity over July of last year. This is a trend
that will continue with 33 Ocean City properties
already under contract through the first week of
August.

View Ocean City’s Under Contract Listings
Ocean Pines
35 properties went under contract in Ocean
Pines in July, which was the same activity level
as July of last year. This August is on pace to
beat out August of 2013 with 8 properties
already under contract through the first few
days of the month. All signs indicate that this
trend will also continue into the Fall.

View Ocean Pines’ Under Contract Listings
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Ocean Pines Under Contract Listing Volume
Ocean City
The average price of properties that have gone
under contract in Ocean City thus far in 2014 is
$282,000, which is down from the 2013 value
through this point of $306,000. This illustrates
the points I made earlier and is not price
depreciation. Considerably more properties in
the lower price ranges are selling this year
compared to last year, coupled with the fact
that less properties north of $500,000 are
selling due to a lack of good options.
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Ocean City Under Contract Listing Prices
Ocean Pines
The average price of properties that have gone
under contract in Ocean Pines thus far in 2014
is $256,000, which is up considerably from the
2013 value through this point of $151,000.
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Ocean Pines Under Contract Listing Prices
Under Contract Listing Prices
Under Contract Listing Volume
Useful Buying Information Buyer Action Plan
View a series of articles and videos that we have put together which
explain and outline the various phases of buying real estate.
View the plan and steps that we take to ensure our Buyer clients get
the best deal possible through a relaxed and stress free transaction.
Ocean City and Ocean Pines Market Report

Nicholas A. Bobenko
Direct: 443-614-9179
Email: ocnick55@gmail.com
Web: DwellinOC.com

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Ocean City New Listing Volume
Ocean City
110 new properties were listed in Ocean City
during July, bringing the total for the year to
1631. This is up by 2% from the 1592
properties that were listed through this point in
2013. This is not necessarily a bad thing as
good inventory has gotten limited in several
segments of the Ocean City market.

View Ocean City’s New Listings
Ocean Pines
51 new properties were listed in Ocean Pines
during July, which was down slightly from July
of last year. Thus far in 2014 a total of 471
new listings have come on the market in
Ocean Pines, representing a 23% increase
over 2013. As I previously mentioned, the OP
market has seen great activity thus far in 2014
and a considerable number of Sellers are
entering the market in and effort to try and
capitalize on it.
View Ocean Pines New Listings
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Ocean Pines New Listing Volume
Ocean City
The average new listing price for the year in
Ocean City is $332,000, which is off slightly
from the 2013 value of $335,000. Considering
we are seeing more new listings in the lower
price ranges and less new listings in the higher
price ranges compared to last year this is
another encouraging sign for the market.
Based off of the high activity levels the market
is currently experiencing Buyers are accepting
these prices and should keep this value
moving in a positive direction.
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Ocean City New Listing Prices
Ocean Pines
The average new listing price for the year thus
far in Ocean Pines is $323,000, which is a 6%
increase over the 2013 value through this point
of $305,000. Due to the solid activity levels the
Ocean Pines market is experiencing it appears
that Buyers are accepting these prices and is a
trend that will continue.
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Ocean Pines New Listing Prices
New Listing Prices
New Listing Volume
Just Listed Properties Search ALL Listings
Search all of the available area listings based on your specifications
through the MLS, which is the same database we utilize.
View new listings and price adjustments that have become available
over the most recent 7 day period, broken down by area.
Ocean City and Ocean Pines Market Report

Nicholas A. Bobenko
Direct: 443-614-9179
Email: ocnick55@gmail.com
Web: DwellinOC.com