august 2014 greater boston real estate market trends report
DESCRIPTION
Here’s August 2014’s Monthly Indicators report from the Greater Boston Association of Realtors® Boston Real Estate Market Trends Lowest interest rates of the year continued to keep buyer demand high, but the ongoing shortage of homes for sale resulted in a drop of closed sales in August 2014. Prices continued to move up because demand for available homes to buy outpaced supply. With the end of summer and start of the school year, the number of new listings added to the market ticked down in August. Conditions remain favorable for sellers to enter the market with buyers still very active. • August single-family home sales – Down 6.9% over last year. • August Single-family median prices were UP 1.4% to $350,000 – 23 straight months of increases. • August condo sales Down 11.6% and median prices UP 1.4% ($325,000) • Inventory in August Down 6.5% to 23,057 and Condominiums Down 21.3% to 5,209 • SF listings added to the market in August Down 1.4% over last year. (6,233 from 6,319 in 2013) • Condo listings added to the market Down 14% over last year. (1,883 from 2,189 in 2013)TRANSCRIPT
Monthly Indicators A RESEARCH TOOL PROVIDED BY THE GREATER BOSTON ASSOCIATION OF REALTORS®
August 2014 Quick Facts
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10111213
Housing Affordability Index
Inventory of Homes for Sale
Click on desired metric to jump to that page.
Months Supply of Inventory
Days On Market Until Sale
Percent of Original List Price Received
City of Boston Overview
Pending Sales
New Listings
Data is refreshed regularly to capture changes in market activity so figures shown may be different than previously reported. Current as of September 16, 2014. All data from MLS PropertyInformation Network, Inc. Provided by Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing.
- 10.4%Year-Over-Year(YoY) Change inClosed Sales
Single-Family Only
Most local markets continue to recover from a soft patch earlier this year. The macro trend is still positive; the micro trend involves more moderate pinching up and down the month-to-month timeline. This is not uncommon in a balanced market, but it's been so long since we've seen one that we're watching it with perhaps too much trepidation. Metrics to watch include inventory and prices, but also days on market, months' supply and percent of list price received at sale. Declines in pending and closed sales activity may reflect strong decreases at lower price points and may not indicate softening demand.
New Listings in the Greater Boston region were down 3.9 percent for detached homes and 17.2 percent for condominiums. Closed Sales decreased 10.4 percent for detached homes and 16.3 percent for condominiums.
The Median Sales Price was up 3.7 percent to $539,000 for single-family properties and 3.4 percent to $429,966 for condominiums. Months Supply of Inventory increased 8.2 percent for single-family units but was down 11.4 percent for townhouse-condo units.
Sustained job growth, lower mortgage rates and a slow rise in the number of homes for sale appear to have unleashed at least some pent-up demand. Since housing demand relies heavily on an economy churning out good jobs, it's encouraging to see second quarter GDP growth revised upwards to a 4.2 percent annualized rate and stronger-than-expected job growth in recent months. Further improvements are still needed by way of wage growth and consumer confidence but recovery continues.
- 16.3%Year-Over-Year(YoY) Change inClosed Sales
Condominium Only
- 13.2%Year-Over-Year(YoY) Change inClosed SalesAll Properties
Single-Family Market Overview
Condominium Market Overview
Closed Sales
Median Sales Price
Single-Family Market Overview Key market metrics for the current month and year-to-date figures for Single-Family Homes Only.
Key Metrics Historical Sparklines Aug-2013 Aug-2014 + / – YTD 2013 YTD 2014 + / –
7,371 - 6.7%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 2
New Listings 1,029 989 - 3.9% 10,818 10,882 + 0.6%
Closed Sales 1,429 1,280 - 10.4% 7,901
$535,000 + 6.8%
48
84 82
63
-- -- --
2,770 2,685
2.1 + 8.2%
$539,000 + 3.7% $501,075
70
Housing Affordability Index
Inventory of Homes for Sale
Months Supply of Inventory 1.9
$520,000
Pending Sales
Median Sales Price
- 6.0%7,963887 853 - 3.8% 8,474
- 3.1% -- --
- 2.4% 87 83 - 5.2%
--
97.2% 98.1%
- 10.2%
+ 0.9%Percent of OriginalList Price Received
Days on Market Until Sale
97.9%
+ 14.5%
+ 0.2%
55
98.1%
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
Condominium Market Overview Key market metrics for the current month and year-to-date figures for Condominium Properties Only.
Key Metrics Historical Sparklines Aug-2013 Aug-2014 + / – YTD 2013 YTD 2014 + / –
- 8.1%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 3
New Listings 868 719 - 17.2% 9,475 8,707
+ 0.9%
Pending Sales 752 715 - 4.9% 7,838 7,272 - 7.2%
Percent of OriginalList Price Received
99.7% 100.2% + 0.5% 99.0% 99.8%
--
Days on Market Until Sale 40 50 + 24.6% 54 54 - 0.4%
Months Supply of Inventory 1.4 1.2 - 11.4% -- --
- 5.4%
Inventory of Homes for Sale 1,768 1,312 - 25.8% -- -- --
Housing Affordability Index 105 103 - 2.1% 109 103
- 6.3%
Median Sales Price $416,000 $429,966 + 3.4% $402,000 $430,000 + 7.0%
Closed Sales 1,277 1,069 - 16.3% 7,226 6,768
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
Closed Sales A count of the actual sales that have closed in a given month.
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 919 + 22.4% 887 + 18.7%
Oct-2013 856 + 10.6% 764 + 7.5%
Nov-2013 791 - 11.4% 711 - 5.8%
Dec-2013 900 + 10.6% 790 + 3.1%
Jan-2014 570 - 4.5% 526 + 2.3%
Feb-2014 408 - 4.0% 422 - 3.0%
Mar-2014 547 - 11.2% 647 + 3.0%
Apr-2014 676 - 11.9% 818 + 1.6%
May-2014 994 - 9.4% 938 - 12.2%
Jun-2014 1,420 - 4.1% 1,211 - 2.9%
Jul-2014 1,476 - 0.9% 1,137 - 9.2%
Aug-2014 1,280 - 10.4% 1,069 - 16.3%
Total 10,837 - 2.7% 9,920 - 2.8%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 4
1,280 1,202
1,429
1,277 1,280
1,069
Single-Family Condominium
August
200
400
600
800
1,000
1,200
1,400
1,600
1,800
Jan-2003 Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical Closed Sales Activity Single-Family Condominium
-16.3% +6.2% +11.6%
2014 2013 2014 2013
7,389 6,659
7,901 7,226 7,371
6,768
Single-Family Condominium
Year to Date
-6.3% +8.5% +6.9%
2014 2013 2014 2013
-10.4% -6.7%
2012 2012 2012 2012
Median Sales Price Median price point for all closed sales, not accounting for seller concessions, in a given month.
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 $502,500 + 15.5% $410,000 + 9.3%
Oct-2013 $474,000 + 9.0% $416,750 + 13.8%
Nov-2013 $480,000 + 6.7% $410,500 + 8.0%
Dec-2013 $500,000 + 6.4% $420,400 + 10.5%
Jan-2014 $488,288 + 13.6% $420,500 + 13.9%
Feb-2014 $476,950 + 10.9% $400,018 + 14.3%
Mar-2014 $500,000 + 16.3% $435,000 + 7.4%
Apr-2014 $525,000 + 9.4% $420,000 + 8.4%
May-2014 $535,500 + 7.1% $434,500 + 6.0%
Jun-2014 $576,000 + 5.7% $450,000 + 7.1%
Jul-2014 $550,450 + 3.3% $430,000 + 7.4%
Aug-2014 $539,000 + 3.7% $429,966 + 3.4%
Median $522,000 + 7.6% $425,000 + 7.9%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 5
$493,750
$380,000
$520,000
$416,000
$539,000
$429,966
Single-Family Condominium
August
$250,000
$300,000
$350,000
$400,000
$450,000
$500,000
$550,000
$600,000
Jan-2003 Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical Median Sales Price Single-Family Condominium
+3.4% +9.5% +5.3%
2014 2013 2014 2013
$469,000
$380,000
$501,075
$402,000
$535,000
$430,000
Single-Family Condominium
Year to Date
+7.0% +5.8% +6.8%
2014 2013 2014 2013
+3.7% +6.8%
2012 2012 2012 2012
Housing Affordability Index
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 88 - 18.8% 108 - 14.2%
Oct-2013 94 - 13.4% 106 - 17.0%
Nov-2013 98 - 6.9% 114 - 8.1%
Dec-2013 90 - 11.6% 107 - 14.8%
Jan-2014 87 - 22.9% 101 - 23.1%
Feb-2014 90 - 18.1% 108 - 20.5%
Mar-2014 86 - 21.5% 99 - 15.0%
Apr-2014 82 - 18.4% 102 - 17.6%
May-2014 82 - 11.3% 102 - 10.4%
Jun-2014 76 - 5.1% 98 - 6.4%
Jul-2014 80 - 3.7% 102 - 7.3%
Aug-2014 82 - 2.4% 103 - 2.1%
Average 86 -12.8% 104 -13.1%
This index measures housing affordability for the region. An index of 120 means the median household income was 120% of what is necessary to qualify for the median-priced home under prevailing interest rates. A higher number means greater affordability.
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 6
94
122
84
105
82
103
Single-Family Condominium
August
50
60
70
80
90
100
110
120
130
140
Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical Housing Affordability Index Single-Family Condominium
-2.1% -14.0% -10.6%
99
122
87
109
83
103
Single-Family Condominium
Year to Date
-5.4% -11.0% -11.9%
2014 2013 2014 2013 2014 2013 2014 2013
-2.4% -5.2%
2012 2012 2012 2012
Inventory of Homes for Sale The number of properties available for sale in active status at the end of a given month.
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 3,018 - 19.9% 1,988 - 21.4%
Oct-2013 2,917 - 16.2% 1,921 - 17.3%
Nov-2013 2,475 - 17.1% 1,618 - 19.4%
Dec-2013 1,922 - 16.4% 1,304 - 14.5%
Jan-2014 1,907 - 16.9% 1,306 - 17.6%
Feb-2014 2,045 - 14.9% 1,382 - 18.8%
Mar-2014 2,246 - 5.6% 1,460 - 15.9%
Apr-2014 2,675 - 3.6% 1,636 - 17.5%
May-2014 3,089 + 1.4% 1,783 - 14.3%
Jun-2014 3,093 + 1.7% 1,706 - 16.4%
Jul-2014 2,944 + 2.3% 1,577 - 16.0%
Aug-2014 2,685 - 3.1% 1,312 - 25.8%
Average 2,585 - 9.1% 1,583 - 18.0%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 7
3,603
2,425 2,770
1,768
2,685
1,312
Single-Family Condominium
August
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
Jan-2003 Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical Inventory of Homes for Sale Single-Family Condominium
-25.8% -27.1% -23.1%
2014 2013 2014 2013
-3.1%
2012 2012
Months Supply of Inventory The inventory of homes for sale at the end of a given month, divided by the average monthly pending sales from the last 12 months.
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 3.3 - 34.5% 2.2 - 33.8%
Oct-2013 3.4 - 24.2% 2.5 - 23.1%
Nov-2013 3.1 - 6.4% 2.3 - 14.4%
Dec-2013 2.1 - 24.4% 1.7 - 17.1%
Jan-2014 3.3 - 13.0% 2.5 - 19.5%
Feb-2014 5.0 - 11.4% 3.3 - 16.3%
Mar-2014 4.1 + 6.3% 2.3 - 18.4%
Apr-2014 4.0 + 9.4% 2.0 - 18.8%
May-2014 3.1 + 11.9% 1.9 - 2.4%
Jun-2014 2.2 + 6.0% 1.4 - 13.9%
Jul-2014 2.0 + 3.2% 1.4 - 7.5%
Aug-2014 2.1 + 8.2% 1.2 - 11.4%
Average 2.8 - 13.5% 1.8 - 22.7%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 8
2.8
2.0 1.9
1.4
2.1
1.2
Single-Family Condominium
August
0
2
4
6
8
10
12
14
16
Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical Months Supply of Inventory Single-Family Condominium
-11.4% -31.4% -31.1%
2014 2013 2014 2013
+8.2%
2012 2012
Days on Market Until Sale Average number of days between when a property is listed and when an offer is accepted in a given month.
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 57 - 36.1% 49 - 42.0%
Oct-2013 59 - 33.7% 47 - 43.9%
Nov-2013 65 - 27.2% 51 - 33.6%
Dec-2013 70 - 28.0% 55 - 34.1%
Jan-2014 79 - 27.4% 63 - 28.9%
Feb-2014 89 - 19.8% 78 - 17.9%
Mar-2014 83 - 22.9% 65 - 8.4%
Apr-2014 82 - 12.3% 57 - 10.7%
May-2014 58 - 22.4% 49 - 5.0%
Jun-2014 54 - 3.8% 45 + 4.4%
Jul-2014 52 + 11.1% 49 + 28.2%
Aug-2014 55 + 14.5% 50 + 24.6%
Total 63 - 17.5% 51 - 13.7%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 9
88
76
48 40
55 50
Single-Family Condominium
August
30
50
70
90
110
130
150
170
Jan-2003 Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical Days on Market Until Sale Single-Family Condominium
+24.6% -47.1% -45.0%
101
88
70
54 63
54
Single-Family Condominium
Year to Date
-0.4% -38.9% -30.6%
2014 2013 2014 2013 2014 2013 2014 2013
+14.5% -10.2%
2012 2012 2012 2012
Percent of Original List Price Received
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 97.3% + 3.0% 99.0% + 2.6%
Oct-2013 97.2% + 3.0% 98.8% + 3.1%
Nov-2013 96.3% + 1.7% 98.9% + 2.8%
Dec-2013 95.9% + 1.8% 98.0% + 1.9%
Jan-2014 95.8% + 2.1% 97.4% + 1.6%
Feb-2014 96.1% + 2.0% 98.1% + 1.5%
Mar-2014 97.0% + 1.9% 98.8% + 1.3%
Apr-2014 98.0% + 1.4% 99.7% + 0.9%
May-2014 98.7% + 0.9% 100.9% + 1.4%
Jun-2014 99.2% + 0.7% 100.9% + 1.2%
Jul-2014 98.5% + 0.5% 100.1% + 0.2%
Aug-2014 98.1% + 0.2% 100.2% + 0.5%
Average 97.6% + 1.3% 99.5% + 1.4%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 10
Percentage found when dividing a property’s sales price by its original list price, then taking the average for all properties sold in a given month, not accounting for seller concessions.
94.8% 96.3% 97.9% 99.7% 98.1% 100.2%
Single-Family Condominium
August
89%
91%
93%
95%
97%
99%
101%
103%
105%
Jan-2003 Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical Percent of Original List Price Received Single-Family Condominium
+0.5% +3.5% +3.3%
94.3% 95.7% 97.2% 99.0% 98.1% 99.8%
Single-Family Condominium
Year to Date
+0.9% +3.4% +3.0%
2014 2013 2014 2013 2014 2013 2014 2013
+0.2% +0.9%
2012 2012 2012 2012
Pending Sales A count of the properties in UAG status between the first and last day in a given month, regardless of current status (based on Off Market Date).
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 832 - 2.2% 781 + 6.7%
Oct-2013 934 + 7.6% 813 + 2.9%
Nov-2013 693 + 1.9% 629 + 6.3%
Dec-2013 467 - 6.8% 414 - 9.8%
Jan-2014 502 - 19.3% 598 - 8.8%
Feb-2014 647 - 7.6% 711 - 0.1%
Mar-2014 1,045 - 10.1% 998 - 14.1%
Apr-2014 1,246 - 9.6% 1,169 - 7.7%
May-2014 1,385 - 6.0% 1,083 - 13.8%
Jun-2014 1,295 + 1.3% 1,107 + 1.8%
Jul-2014 990 + 1.9% 891 - 5.9%
Aug-2014 853 - 3.8% 715 - 4.9%
Total 10,889 - 4.3% 9,909 - 4.8%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 11
769 729
887
752
853
715
Single-Family Condominium
August
200
400
600
800
1,000
1,200
1,400
1,600
Jan-2003 Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical Pending Sales Activity Single-Family Condominium
-4.9% +3.2% +15.3%
7,881 7,217
8,474 7,838 7,963
7,272
Single-Family Condominium
Year to Date
-7.2% +8.6% +7.5%
2014 2013 2014 2013 2014 2013 2014 2013
-3.8% -6.0%
2012 2012 2012 2012
New Listings A count of the properties that have been newly listed on the market in a given month.
Single-FamilyYoY
ChangeCondominium
YoYChange
Sep-2013 1,454 + 6.2% 1,253 + 11.0%
Oct-2013 1,220 + 18.9% 1,010 + 17.2%
Nov-2013 650 + 4.3% 553 + 0.2%
Dec-2013 396 + 13.1% 362 + 17.9%
Jan-2014 728 - 16.3% 741 - 17.8%
Feb-2014 928 - 5.7% 888 - 6.5%
Mar-2014 1,450 + 8.0% 1,215 - 9.5%
Apr-2014 1,876 - 5.9% 1,489 - 10.4%
May-2014 2,049 + 3.4% 1,412 - 7.8%
Jun-2014 1,669 + 11.0% 1,249 + 2.0%
Jul-2014 1,193 + 7.1% 994 - 0.1%
Aug-2014 989 - 3.9% 719 - 17.2%
Total 14,602 + 2.9% 11,885 - 3.6%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 12
972
776
1,029
868
989
719
Single-Family Condominium
August
0
250
500
750
1,000
1,250
1,500
1,750
2,000
2,250
2,500
2,750
Jan-2003 Jan-2004 Jan-2005 Jan-2006 Jan-2007 Jan-2008 Jan-2009 Jan-2010 Jan-2011 Jan-2012 Jan-2013 Jan-2014
Historical New Listing Activity Single-Family Condominium
-17.2% +11.9% +5.9%
10,871
9,355
10,818
9,475
10,882
8,707
Single-Family Condominium
Year to Date
-8.1% +1.3% -0.5%
2014 2013 2014 2013 2014 2013 2014 2013
-3.9% +0.6%
2012 2012 2012 2012
City of Boston – Market Overview Key market metrics for the current month and year-to-date figures for the City of Boston.
Key Metrics Historical Sparklines Aug-2013 Aug-2014 + / – YTD 2013 YTD 2014 + / –
- 8.7%
All data from MLS Property Information Network, Inc. Provided by the Greater Boston Association of REALTORS® and the Massachusetts Association of REALTORS®. Powered by 10K Research and Marketing. | Click for Cover Page | 13
New Listings 436 381 - 12.6% 5,255 4,800
+ 0.8%
Pending Sales 385 359 - 6.8% 4,274 3,929 - 8.1%
Percent of OriginalList Price Received
99.6% 99.7% + 0.0% 98.8% 99.6%
--
Days on Market Until Sale 36 42 + 16.9% 47 49 + 4.4%
Months Supply of Inventory 1.3 1.2 - 3.4% -- --
- 5.2%
Inventory of Homes for Sale 911 708 - 22.3% -- -- --
Housing Affordability Index 84 82 - 2.4% 87 83
- 6.7%
Median Sales Price $449,000 $450,000 + 0.2% $432,750 $470,000 + 8.6%
Closed Sales 721 580 - 19.6% 3,933 3,669
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014
8-2011 8-2012 8-2013 8-2014