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Friday, January 09, 2015

Home Buying: Tips for Negotiating Success!

Congratulations, you finally found the house you've been searching for! The next step is to have your buyer agent submit an offer on your behalf and unless it meets the price and terms that the seller is looking for, you will most likely have to negotiate. In the current where there are so few homes for sale, even if you offer full price, etc., you may still end up having to negotiate.

Here are a few tips to help you negotiate a successful outcome and get the house you want:
  1. Stay focused on the end result; don't get hung-up on the process.
  2. Getting the house is what is important, not "how" the seller negotiates. Don't take a seller's response personally; it's not about you.
  3. Offer what you can to keep the negotiations moving so you can to agreement; often it's the small gestures that matter.
  4. Be patient and stay positive. 
  5. Sometimes it take time. 
Negotiating is not something that most people do on a regular basis and buying a house is one of the most important and highest price items you will ever buy. Having a experienced buyer agent/broker, who knows the local market and has good relationships with other local agents, on your side to represent you through the negotiation process will help make the process a lot less stressful and increase your odds of success. Remember, success means getting the house for the best price and terms you can in the real estate market you are in.


"There were multiple offers on the house we ended up buying [and on our house when we sold it]… Marilyn was invaluable in helping us to navigate through those negotiations." – Julie in Sudbury

There were multiple offers on the house we ended up buying and on our house when we sold it, and Marilyn was invaluable in helping us to navigate through those negotiations. - See more at:
There were multiple offers on the house we ended up buying and on our house when we sold it, and Marilyn was invaluable in helping us to navigate through those negotiations. - See more at:

Thursday, December 18, 2014

Sudbury MA - Pending Sales and Prices Higher in November

Good news for home-sellers in Sudbury! Pending sales and prices in November were up over last year. The number of closed sales was the same as last November, but sale prices were higher. And, year-to-date through November 30, there were fewer homes sold, however, sale prices were higher!

Check out the latest Sudbury Market Report. If you are thinking of selling or buying a house in Sudbury, winter is the best time to make a deal and get moving; less competition and more serious buyers. And, if you are planning to buy another house, you will get a better deal if you buy now. If you end up waiting to buy, you'll be a step ahead of your competition who still need to sell.

Sold in 3 Days! These happy clients sold their house in the Pine Lakes andpurchased this beautiful house on Wayside Hills in Sudbury!

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Wednesday, December 10, 2014

Homebuying: Tax Free Down-Payment Gifts!

Holiday time is when people get together with family and friends, to exchange gifts  and talk about their new year plans which often include buying a house. It’s also year-end and a good time to think about estate planning and how parents, grandparents, aunts and uncles can start to pass along/gifting their estates while reducing inheritance taxes and getting to see their family enjoy the benefits of their gifts. What could be a better gift than tax-free help with a down-payment on a home?
The following information was provided by loan officer Scott King:

Gifts are involved in approximately 25% of all of the mortgage loans that are transacted. Gifts from family members and relatives are allowed under IRS and lending guidelines but lenders do not report the parties involved to the IRS.

Under current IRS guidelines (please consult your accountant for tax advice and ramifications) each parent or relative can give up to $14,000 to each child or relative every year. That would mean that a mother and father can each give $14,000 a year to each son, daughter, and/or grandchild that would amount to $28,000 a year in total. If both sets of parents want to help with the down-payment on a house; each of the parents can give each borrower a gift of $14,000 per year. That would add up to $56,000 for both of you! That is a significant amount of tax-free money to help you buy a home for your family! Of course, a gift can also be less than $14,000, so give what you can.

NOTE: That amount is per calendar year and not based on every twelve months. That would mean that they could give $56,000 (or more) in December 2014 and an additional $56,000 (or more) in January 2015. There are only 3 weeks left in 2014, so don’t wait! If you haven’t had the discussion yet, time to call your mom and dad!

For most types of mortgage loans, you will need to have 5% of the amount of the down-payment on your own, however, there are exceptions. To find out the exceptions and details about how gift money can be applied to your down-payment, you can contact Scott King at If you want to see what houses are for sale and learn about having your own buyer agent on your side, visit

Wednesday, October 22, 2014

Sudbury Home Sales and Price Up in Q3

Sudbury Market Report

Sudbury Real Estate - Local Housing Market Update October 2014

Current Inventory: There are 86 single-family houses for sale in Sudbury; up from 70 last year on 10/20.  Current list prices in Sudbury range from $299,000 to $2,499,900. The median list price is $749,500; last year at this time it was $941,450. The average price in Sudbury is $852,109; last year it was $1,057,317. Click here to see homes for sale in Sudbury.

More homes for sale along with lower prices and mortgage interest rates (which dropped last week) should make things a bit easier for home buyers including sellers who will buy another home after they sell.

Sudbury MA - Sale Pending
Sudbury - Under Contract in 3 Days!

Pending Sales:  More sales went pending during September 2014 than during the previous September. The median list price for sales pending was $739,000. Actual sale prices for these houses will be available after closing in the next month or two.

September Closed Sales:
There were fewer closed sales in Sudbury during September 2014 with lower median and average sale prices than during September 2013. MORE...

Price Adjustments: In any market houses that are not priced correctly will not sell. There were 42 price changes/reductions on 38 single-family properties in Sudbury during the past month ending on 10/20.

Third Quarter 2014:  Sales and prices were up over last year for the third quarter in Sudbury. There were 97 single-family homes sold. The median sale price was $739,000; the average sale price was $769,066 MORE..

Condominiums/Townhouses: There are 14 townhouse condominium units for sale in Sudbury. Prices range from $365,000 to $838,000; the median list price for a townhouse in Sudbury is $674,168. The majority of the condominium townhouses that are for sale in Sudbury are in active adult/over 55/senior age restricted communities including the new townhomes at Dudley Brook Preserve off of Tall Pines Drive, and Mahoney Farms at 30 Nobscot Road.

New Construction: Buyers are entitled (and you deserve) to have your own buyer agent represent you when you purchase new construction. However, your agent/broker MUST accompany you to the sales office the first time you visit. As tempting as it is to just pop in and look around, if you do that, you will have to buy from the agent at the office and as nice as that agent may be, remember they work for the builder and not you! Having your own agent on your side will help you get the best deal.
Want to know more? Call me at 508-596-3501 or
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Saturday, September 20, 2014

The Story of 42 Great Lake Drive, Sudbury MA

On a freezing cold day in December 2003, a very smart young couple called to see the house for sale at 42 Great Lake Drive in Sudbury. Back then, it was a four-room cottage with a tiny bath, lots of knotty-pine paneling and a refrigerator on the back porch. They loved the corner lot and the location in Sudbury and had the vision to see what they could do to make this their home. 

Ten years and 3 kids later, they are ready to move on and this beautifully renovated and expanded Colonial is ready for new owners who they hope will be as happy as they have been! 

Click the photo to see what they've done and please share with your friends. Everything has been done; all they need to do is move in! 

Beautiful Colonial with everything you'll want in your new home in Sudbury!

For additional information or to schedule an appointment contact Marilyn Messenger or see all of the homes in Sudbury at

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