Delphi (Olympia, WA)
Delphi (Olympia, WA) Real Estate News
Delphi / Black Hills WA current real estate market update
Francine Viola, Realtor, In Tune with your Real Estate Needs (Coldwell Banker Evergreen Olympic Realty)

Here is the Delphi / Black Hills WA current real estate market update as of January 2014(area 442 on the map below).

Delphi / Black Hills residents are in an area of homes on larger parcels of land.  Buyers can find their coveted horse properties here!  There are also some high end neighborhoods including Field of Dreams and Cougar Ridge.  This area also includes part of the Capitol State Forest.  Many residents in this area are in the Tumwater School District.


Thurston County Map 


Delphi / Black Hills (Area 442) This Year Last Year + / - / =
Average Sales Price in 2013: $275,180 $254,137 Good!
# of Homes Sold in 2013: 86 72 Good!
Absorption Rate (how long it takes the market to absorb the inventory): 2.5 months 3.7 months Seller's Market
# of Homes Currently Listed: 19 (down from 30 listings last quarter)
Current Listed Home Price Range: $68,600 to  $1,000,000


Average home prices for Delphi / Black Hills are up over 8% (!) from last year.  Thurston County overall has seen incremental home sales price increases (2.4% last year).  Thurston County's average home price is currently $225,006.

The number of homes sold for Delphi / Black Hills has also seen improvement.  This is a combination effect of sellers pricing appropriately for the market, fewer short sales that take months to close, and more buyers entering the market who are ready, willing and able to purchase.

The absorption rate has seen great improvement!  The average absorption rate for Thurston County is 5 months.

Market Timeline



The bottom has hit and we are moving passed the lowest point of the market.  This doesn't mean prices will skyrocket upward.  The market still has many months of recovery but the downward spiral has stopped.

Sellers still need to price appropriately with the market.  No matter if it's a "hot" seller's market or a slow buyer's market, sellers still need to price right according to the conditions of the market in order to have a successful sale.

Less inventory.  This is good for sellers as there is less for buyers to choose, and we have seen multiple offer situations with several buyers competing for the same property.

Overall, it's been a long time coming, but the market has improved enough for many sellers to consider their next move.



Buyers need to act - no more fence-sitting.  The luxury of waiting and watching the market are over for buyers.  With less inventory and more buyers entering the market, buyers may find themselves competing for a property.

Pay attention to where interest rates are heading.  Even though interest rates below 6% are considered very low, many buyers over the last five years have enjoyed rates at half that - 3% to 4%.  Lenders are predicting interest rates at 5% by the end of 2014.  Buyers will need to stay on top of where interest rates are heading.

Be prepared.  Buyers need to be prepared financially to purchase a property.  That means working with a quality local lender and getting pre-approved so that you are ready to make an offer when you find the right house.  Secondly, buyers need to be prepared that a seller may not agree to pay a buyer's closing costs.


See all the homes currently listed for sale in 442 Delphi / Black Hills.

If now is the time for your next move, contact me today!

Local statistics compiled by Francine Viola from NWMLS data. Statistics not compiled or published by  NWMLS (Northwest Multiple Listing Service).

Originally posted and written by Francine Viola at, her blog site where you can learn more about the Thurston County real estate market and get tips and advice for a smooth real estate transaction!

Click here to see the market updates for other areas of Thurston County.



Francine Viola, Realtor
In Tune with your Real Estate Needs


Serving Buyers and Sellers in Olympia, Tumwater, Lacey and DuPont, WA

Coldwell Banker Evergreen Olympic Realty, Inc.  |  Olympia, WA


Cell:      (360) 359-0689






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Mike Conner (City Realty, Inc. - Olympia, WA)
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Single Family Home
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3 Bedrooms
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Interior: 1248 sqft
Lot: 0.46 acre(s)
5305 Cedar Flats Rd. SW
Olympia, WA 98512

Mike Conner

Mike Conner

City Realty, Inc.
(360) 970-4408

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