If you look at the VLS listings and just do a search on all, the number they have listed runs between 400 and 450 most of the time. VLS has about 60% to 65% of all listings according to all information I can find. That would say MLS (outside realtors) have between 300 and 350. That comes to a max of at most 800. Add the FSBO and you may get to 900. Take the number up to 1000 as the outside most resales on the market available homes for sale out of 35000 and it gets you to something less then 3%. National average during normal times is about 8% and right now probably a lot higher. So anything less then 5% on the resale market in TV is very low by comparison.
I don't know how to evaluate this, but if you could look at the reasons for selling I am sure many are because people die, need to move to assisted living, go to live with children for in home care, or are moving up or down within TV I am sure the number would drop even more.
Bottom line is that this is a unique market and turnover is low when compared to almost anywhere else in the country. So even though you may believe the numbers seems like a lot of homes, for the size of this market it is very low.
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