Living West of Boston MA -- Wayland, Sudbury, Maynard, Stow...

Great Investment

2012-02-14T16:17:00.001-05:00

If you invest in a savings account, you'll make less than 1% and will have to pay income tax on the earnings. On the other hand, contribute something extra to your house payment on a regular basis and you'll essentially, earn at the mortgage interest rate which is certain to be more than you're earning in the bank.

Making additional principal contributions on your mortgage will save interest, retire debt and build equity. An extra $100 a month in the example shown will save thousands in interest and short the term of the mortgage as well.

Reducing your cost of housing is another way to improve the investment in your home. Becoming debt-free is a worthy goal that is achieved with discipline and good decisions. Suggestions like this are part of my commitment to help people be better homeowners when they buy, sell and all the years in between.

2011-2012 Cost vs. Value: Which Remodeling Projects Pay Off the Most?

2012-02-01T11:26:00.000-05:00

When thinking about remodeling it's helpful to have a realistic idea on ROI/return on investment. Additionally, it's important not to over-improve for the neighborhood and to understand that sometimes remodeling or updating won't bring you a direct return, but will make the difference whether or not your house sells especially if there are a lot of similar homes on the market.

Here is the link to the 2011-2012 Cost vs. Value report from Remodeling Magazine.

2011-2012 Cost vs. Value: Which Remodeling Projects Pay Off the Most?

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Acton MA Housing Market Report; Prices Rebound But Fewer Sales in 2011

2012-01-25T17:04:00.000-05:00

Acton MA Market Report - January 2012

5 Year Comparisons 2007 - 2011; December Sales and Current Market Conditions

Median and Average sale prices for single-family homes sold in 20011 rebounded to 2008 levels. The number of homes sold was also very close to 2009; fewer than in 2010 and 2011.

Days on market is an important factor when pricing a house to sell. Buyers always want to know how long a property has been on the market. They assume the longer it's been on the market the more motivated the seller must be and the less they will offer.

December Sales: There were 13 single-family closed sales in Acton during December 2011; there were 14 in September 2010; and median and average sale prices were also less. The median sale price was $635,000, up from $533,900 in December 2010. The average price was $563,173, also up from December 2010 when it ws $545,055.

Current Market: There are 57 single family homes for sale in Acton MA; last year there were 62 at this time. List prices range from $199,000 to $1,100,000. The median list price is $525,000; the average list price is $526,217. both higher than one year ago when the median was $517,400 and the average list price was $541,565.

Of the 57 single family homes on the market, 9 have offers accepted waiting for contingencies to clear; and there are 13 homes with sales pending; 5 are new construction with closing dates ranging from the end of February to the end of May.

Condominiums and Townhouses: There are 52 condominiums for sale. Prices range from $74,900 for apartment/garden style units to $609,800 for new detached single-family style homes with 4 bedrooms, 2.5 baths, and 2 car garages. There are also a variety of young and new attached townhouses in the 400s, some but not all are age-restricted/55+.

There were 8 closed sales during 2011. The median price was $204,000; the average was $246,008.

Source: MLSPIN (Multiple Listing Service Property Information Network)

Benefits of Written Agreement for Buyers

2012-01-16T14:19:00.000-05:00

Happy Homeowners in Sudbury

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Most consumers know that if they want to “hire” a real estate broker/agent to sell their home and represent their interests, they are going to sign a contract. Realtors® are not allowed to list a property without one. The contract clearly spells out the terms of the agreement including length of time, compensation, who the agent represents and each party’s responsibility.

While buyer agency is not a new concept - it has been legal in MA for almost two decades and a few years ago the law that governs agent-consumer relationships was updated to further ensure consumer protection - many buyers and some agents still don’t understand the benefits of a written Buyer Agency Agreement/contract.

Buyers often call me to ask for help finding a home and many tell me they have had disappointing experiences with "their buyer agent." When I ask if they had a contract with the agent, they answer is almost always “no”. Well, of course they are disappointed! How did the agent know what the buyer expected? And were the buyer(s)' expectations realistic?

The benefit of a contract is that both the buyer and the agent know what to expect and that each is accountable. The buyer knows which geographic areas the agent covers, they know how the agent is going to be compensated, and that the agent is legally obligated to act in their behalf.

Buying a home is a process that takes time, effort and tenacity; it's a long way from finding a house that suits your needs to getting to the closing table. Successful negotiations are based on trust, confidentiality, and mutual respect. Buyers, you are entitled to have a qualified buyer agent on your side to ensure you get the representation you deserve and a written agreement is the first step.

While any agent can call themselves a buyer's agent, an ABR, Accredited Buyer's Representative, has additional training and is a member of the Real Estate Buyer Agency Council, the network that provides ongoing education and resources for representing buyers.

Before you start looking for a house find a qualified buyer broker/agent who will listen to you and respect your needs; one who knows the market in the area, knows how to negotiate, has a network of resources - lenders, home inspectors, attorneys, movers, etc.; and who will educate you so you can make the best decisions about your new home. Real estate is about relationships, so make sure you have your own agent who knows and cares about your well-being.

Click here and check out "I am an ABR" on Facebook at Living West of Boston and get the latest real estate news and community information about about Wayland, Sudbury, Maynard, Stow and the beautiful towns west of Boston.

Sudbury MA Market Conditions - 2007 - 2011 Year End, December & Current

2012-01-12T16:04:00.004-05:00

Sudbury MA - Market Conditions Report - January 2012

Median: 2011 sale prices were - 4.97% from peak in 2007; and up 4.16% from low in 2009.

Average: 2011 sale prices were -7.92% from peak in 2007; and up 5% from low in 2009.

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Current – there are 95 single family homes for sale in Sudbury compared with 88 last year at this time. List prices range from $229,900 to $3,199,900. The median price is $799,000; the average is $944,924 – both lower than last year.

Closed Sales – the charts above shows a year to year comparison from 2007 to 2011. There were 181 single family homes sold in Sudbury during 2011; the median price for the year was $625,000; the average was $684,804.

December sale prices were similar; the median was $623,500; the average was $677,079, however the number of homes sold dropped substantially – 12 compared with 25 during December 2010.

Buyers pay attention to the data when deciding what they will pay. Sellers also need to adjust their expectation based on market data. More inventory means more competition and buyers will not make offers on homes they think are not priced correctly.

Condos/Townhouses: Anyone interested in moving to a condominium should do it this year as the number for sale has decreased substantially from last year at this time; there are only 11 units on the market compared with 25 last year and list prices are also higher; prices range from $495,500 to $695,000. The majority of condos/townhouses in Sudbury are new construction and as the developments get closer to completion, the supply is limited and prices will most likely continue to rise.

Data Source: MLSPIN (Multiple Listing Service Property Information Network.)

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Is There a Permit on File?

2012-01-10T13:40:00.001-05:00

During the housing boom, buyers would often forego home inspections and not take time to do their due diligence for fear of missing out on a property; while they were taking the time to be smart and careful someone else was getting their dream home (or so they thought)! These days, it’s just the opposite; buyers are taking their time and scrutinizing every detail; home inspectors are suggesting that buyers ask about permits; and in Massachusetts many attorneys are asking to see the permits for work done in addition to sellers’ disclosures, etc., and buyer agents have to be more careful too.

If you are a homeowner and you plan to have any work done, make sure the contractor pulls a permit and that the inspector from the town signs off after the work is done. It’s very easy to find out if one is needed; towns have the information about permits on their web sites or you can call the building inspector. Most people don’t think about it. They assume that their contractor will take care of everything and especially because most contractors include the cost of a permit in their quote, so of course everyone assumes contractors do their job.

Unfortunately, contractors often do not follow through with applying for the permit(s) and scheduling the inspection after. Whether it’s laziness or lack of time or they’re keeping the money you’re paying for the permit (hope that’s not it!) but the bottom line is that you are paying for the permit(s) and they are required for your protection, protection of the town, and the protection of future owners. When you sell your house, if a home inspector sees a problem and there is no permit on file, even though it’s not your fault, it raises suspicion that will ultimately cost you; buyers will question what else is wrong or missing and start looking for reasons to reduce the price! This has happened to many of my clients in the Wayland/Sudbury area who paid top dollar to reputable contractors who never followed through on the permit.

Advice to homeowners and sellers: ask the contractor when the inspector from the town will be coming by to sign off on the work done. If they can’t answer, make sure you follow up with the contractor. Or, you can call the inspector yourself then you know it will be done.

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Wayland Market Report - Fewer Single Family Sales in 2011; Condo Sales Improve!

2012-01-05T17:43:00.002-05:00

Single Family Homes: Good news for people who would like to live in Wayland. Inventory is up and the median list price is less than last year. There are 76 single family homes for sale in Wayland; 20 more than last year at this time.

List prices for single family homes in Wayland range from $179,900 to $18,800,000. At $627,000 the median list price is lower than last year at this time when it was $809,450. The average is $1,396,905, higher than last year when it was $1,099,993. Of the 76 single family homes for sale, 11 already have accepted offers and are being shown until contingencies clear. There are 13 properties with sales pending.

Closed Sales 2011 vs. 2010:
2011 – 123 closed sales
Median sale price - $560,000; average sale price - $616,096
Average time on market – 123 days

2010 – 133 closed sales
Median sale price - $565,000; average sale price - $629,815
Average time on market – 140 days
4^th Quarter Sales:
2011 – 18 closed sales
Median sale price – $555,750; average sale price - $580,906
Average time on market – 144 days

2010 – 29 closed sales
Median sale price - $548,000; average sale price - $652,164
Average time on the market – 157 days

December sales:
2011 – 7 sold; exactly the same number as 2010.

2011 Median price - $720,000; average price - $716,786
Average time on the market – 195 days

2010 Median price - $726,000; average price - $555,929
Average time on market – 114 days.

Condominiums/Townhouses: Condominium and townhouse sales improved dramatically in Wayland in 2011.

There were 41 closed sales compared with only 25 in 2010. The median sale price was higher at $559,000; in 2010 it was $585,319. And it took less time to sell; average time on the market in 2011 was 144 days; in 2010 it was 319 days.

There are currently 29 condo/townhouses for sale in Wayland including new construction at DeColores Drive near Commonwealth Road, Wayland Commons off Route 27, and The Field at Mainstone. Prices including resale and new units range from $329,900 to $1,100,000.

Luxury Homes Market: As in most towns in the area, the luxury homes market in Wayland still has the best opportunities for buyers. There 23 luxury homes for sale. Some of these properties have been on the market for several months; the average time on the market is 213 days. Winter is a great time to get a deal!

Click here to search complete MLS listings with addresses and maps; news and information and market reports for Wayland, Sudbury and the towns west of Boston. Visit and “like” www.facebook.com/livingwestofboston for the latest real estate news and community information. Data source: MLSPIN (Multiple Listing Service Property Information Network.

Sudbury Real Estate - Q3 Home Sales Up!

2011-10-28T15:27:00.001-04:00

For Sale: Inventory of single family homes on the market in Sudbury is the same as last year; there are 134 with list prices ranging from 150,000 to $3,199,900. However, both median and average list prices are lower than last year. The current median is $788,750; the average is $906,004; last year the median was $850,000; the average was $999,736. Current activity shows there are 17 single family properties with accepted offers and 13 have sales pending.

Luxury Homes: If you are looking for a luxury home west of Boston, Sudbury has lots of excellent values; there are 40 properties listed between $1 million and $3,199,900; 26 of them in $1,000,000 to $1,499,900 range. With the average time on the market at 209 days, many sellers are ready to considers offers seriously.

Rentals: There are also 13 rental properties available in Sudbury. Rents range from $1500 per month to $7500. Most rental properties require a 12 month lease with a first month, last month, and one month security deposit; and often the tenant is responsible for the leasing agent’s fee as well. In some cases this amount can be as much or more than a down payment on a mortgage and with interest rates still low, buying makes more sense for most people. People should consider long term and short term goals before deciding.

Closed Sales: There were 69 closed sales in Sudbury during the third quarter this year; up from 55 during Q3 in 2010. The median sale price for Q3 2011 was $655,000 a bit lower than last’s year median of $670,000; while the average at $737,660 was a bit higher than the Q3 2010 average of $714,861.
September sales were similar; 15 sales with a median price of $655,000 and an average price of $736,825 compared with 14 sales during September 2010 with a median sale price of $701,000 and an average sale price of $724,071.

Condos/Townhouses: For anyone looking for easy living, there are some excellent condominium/townhouse opportunities in Sudbury. There are 16 units available; most are new construction with prices starting at $499,900.

Find your next home here or search on Facebook at Living West of Boston (like us first.)

Wayland Real Estate Report - Third Quarter Home Sales Up!

2011-10-21T13:13:00.000-04:00

Sold in 6 Days!
Average time on market 126 Days!

Single Family Homes: Current list prices for single family homes in Wayland range from $94,900 to $18,800,000. At $629,000 the median list price is lower than last year at this time when it was $719,000. The average is $1,068,555, higher than last year when it was $946,248. The number of single family homes on the market is up approximately 11% from last year; there are 101 compared with 91. $500,000 to $599,000 is still the price range with the most homes; there are 15 homes for sale, so good opportunities for buyers.
Of the 101 single family homes for sale, 13 already have accepted offers and are being shown until contingencies clear. There are 8 properties with sales pending.

Closed Sales: There were 14 closed sales of single family homes in Wayland during September 2011; up from 10 during September 2011. Median and average sale prices were also up; the median sale price was $699,500, the average was $665,643. The median and average during September 2010 was $568,250; the average was $609,350.

Third quarter sales were also up in Wayland; there were 44 closed sales; last year there were 40. The median sale price was $633,740, the average was $662,052. The median sale price for third quarter 2010 was $502,113 and the average was $612,657.

Condominiums/Townhouses: Sales of condominiums and townhouses during September and the third quarter improved substantially over 2010. There were 7 sales in September 2011, up from 2 the previous year although prices were about the same – the median sale price was $449,800; the average was $549,757. There were 12 units sold during third quarter 2011, up from only 8 for the same period in 2010.

There are currently 40 condo/townhouses for sale in Wayland; 15 are new construction at DeColores Drive near Commonwealth Road, Wayland Commons off Route 27, and The Field at Mainstone. Prices including resale and new units range from $289,900 to $1,100,000.

Luxury Market: As in most towns in the area, the luxury homes market in Wayland still has the best opportunities for buyers. There 26 luxury homes available, some have been on the market for several months. Fall is a great time to get a deal!

Click here to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston. Or search on Facebook - "like" www.facebook.com/livingwestofboston for the latest real estate news and community information.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Stow MA Real Estate Report - More Homes for Sale in Stow!

2011-09-01T16:25:00.000-04:00

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Welcome to the Stow MA Real Estate Market Conditions Report for August 2011.

Good time for buyers who would like to live in Stow. Current inventory for single family homes is up from last year at this time - 61 for sale compared with 45. The median list price is $419,900; last year at this time the median list price $437,700. The average list price is $465,496, almost exactly the same as last year. Of the 61 active/unsold single-family home listings, 4 have offers accepted waiting for contingencies to clear.

There are 3 single family homes with sales pending. Closed sales for the year through 7/31 were higher than last year - 47 up from 36. Median and the average sale prices were also higher - the median sale price was $507,800; the average was $472,488. The 2010 median sale price for the same period was $446,250; the average was $450,278.

July 2011 sales were slightly lower than July 2010 - 7 compared with 9. Median and average sales prices were higher than July 2010 but a bit lower than the median and average prices for the first 7 months of 2011.

Looking for easy living? There are 11 condomiums available in Stow; 4 townhouse style and 7 detached single family style with prices ranging $329,900 to $489,000.

Want to see what's on the market in Stow? Click here for complete MLS Listings.

Visit us at www.facebook.com/livingwestofboston to get market updates and community information about Stow, Sudbury, Maynard, Wayland, and Weston.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Wayland Real Estate Market - Good News for Buyers; Fewer Sales; Lower Prices

2011-08-30T09:02:00.001-04:00

Custom Cape - List Price: $830,000

Single Family Homes: Current list prices for single family homes in Wayland range from $124,900 to $18,800,000. At $618,950 the median list price is lower than last year at this time when it was $629,450. The average is $1,077,036, higher than last year when it was $930,526.

The number of single family homes on the market is up slightly from last year; there are 98 compared with 94. The price range with the most homes available is $500,000 to $599,000; there are 18, so good choices for buyers. Inventory levels and time on the market are very similar to last year at this time however, both vary by price range. Of the 98 single family homes for sale, 11 already have accepted offers and are being shown until contingencies clear. The number of single family homes sold in July was down from July 2010 – 11 vs. 17. However, the median and average sale prices were higher. The median sale price in July 2011 was $615,000; the average was $636,545. Last July the median was $470,000; the average was $599,994. Currently there are 13 homes with sales pending.

Year-to-date through 7/31 there were 73 closed sales; last year there were 81. Along with fewer homes sold, both median and average prices were less. The 2011 median was $534,000; average was $600,785. The 2010 median was $567,105; the average was $624,027.Fewer sales and lower prices are good news for buyers; and sellers who are serious are adjusting their list prices according; there have been 41 price adjustments on 36 single family properties in Wayland since July 1. The average adjustment was -9.66%.

Condomiums/Townhouses: The condominium and townhouse market has improved over last year. Both the number of closed sales and the median sale price are up. Y-T-D through July 31, 2011 there were 21 condos/townhouses sold. The median sale price was $531,900; the average was $544,179. During the same period in 2010 there were 16 sold; the median price was $487,500; the average was higher at $663,525. The average in 2011 was $544,179. There are currently 26 for sale with prices ranging from $299,000 to $1,100,000.

Luxury Market: As in most towns in the area, the luxury homes market in Wayland still has the best opportunities for buyers. There 26 luxury homes available, some have been on the market for a year or longer; Fall is a great time to get a deal!

Click here to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users, you can search without leaving FB at www.facebook.com/livingwestofboston and let us know what you think about Wayland.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Sudbury Housing Market - Single Family Closed Sales Steady Though July

2011-08-14T16:14:00.002-04:00

Happy Homeowners in Sudbury!

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The market for single family homes in Sudbury MA has remained steady with 97 closed sales between January 1, 2011 and July 31, 2011; almost exactly the same number sold during the same period in 2010. Median and average sale prices were also very close; the median sale price was $637,500; the average sale price was 699,243.

$610,000 - Sold in Sudbury;
the median price in July 2011

The number of new homeowners in Sudbury during the month of July was 23, also the same as last year. The median sale price in July 2011 was a bit lower at $610,000 than in 2010; the average price in July was $714,115.

Currently, there are 138 single family homes for sale in Sudbury; last year at this time there were 133 - the number of homes varies by price range and in some there are fewer than last year. 16 of 138 active listings have accepted offers with contingencies waiting to be fulfilled. Since August 1, thirteen single family homes came on the market; and 14 listings have had price adjustments avereging -5.03%. Additionally there are 19 homes in Sudbury with sales pending.

List prices range from $175,000 to $4,500,000. The median list price is $750,000; the average is $909,489 - both approx. 11% lower than last year. The average time on the market for active listings is 146 days; last year it was 164 days.

For anyone looking for easy living, there are some excellent condominium townhouse opportunities in Sudbury. Inventory is up and there have been substantial price reductions for some of the new construction for active adults.

Summer goes by quickly in New England and the Fall market is starting. People who want to move in October, November, December are putting their homes on the market in August and September. Buyers looking for good opportunities should start their searches now to get the best choices. Most homeowners do not want to have their houses on the market in the winter, so they are more motivated to sell at this time of year.

Click here to search for homes in Sudbury and get daily MLS updates. Search for homes on Facebook at www.facebook.com/livingwestofBoston.

10 Edgewood Road Hudson-Room for the whole Family- In Law/Guest Suite - $485,000

2011-07-23T13:04:00.002-04:00

Check out the interactive floor plan and video. Ask a question or schedule a showing.

Mini-resort! Maximum enjoyment for the whole family in this expanded Gambrel home beautifully sited on a .75 acre lot at the end of a cul de sac. 11 rooms include 4 bedrooms - 3 upstairs and one on the first floor currently being used for an exercise room, plus a suite w/a 5th bedroom, bath, kitchen & living area that's perfect for in-law, guests, workplace, or hobbies.

The flat backyard has an in-ground pool with a cabana bar, deck, bath, and outdoor outdoor shower. The updated eat-in granite/stainless kitchen & dining room open to a large ski lodge style great for entertaining or relaxing by the fire. Florida room, spacious loft/game room would be an awesome artist studio; flexible, multipurpose spaces throughout. Hardwood and pine floors, skylights, vaulted ceilings, recessed lighting, first floor laundry, lots of parking, and more!

Everything for the way you live, work, and play!

Location: Hudson MA is conveniently located approximately 30 miles west of Boston and approximately 16.5 miles northeast of Worcester. It is bordered by Bolton and Stow on the north, Marlborough on the south, Sudbury on the east, and Berlin on the west. Easy access to Routes 290, 495, and 117. '

More details and photo at http://www.10edgewood.com

Sudbury MA - Bright Spot in the Housing Market west of Boston

2011-06-30T10:54:00.001-04:00

Sudbury MA is one of the brighter spots in the housing market these days as sales and recent prices have increased over last year. Currently, there are 156 single family homes for sale. Of the 156, 38 (approx. 24%) already have accepted offers, however, there are still many excellent opportunities for home ownership, especially for buyers looking for luxury properties. There are also 21 properties with sales pending.
Despite the increase in recent sale prices, list prices in for single family homes in Sudbury are lower than last year at this time and range from $175,000 to $2,795,000. The median list price is $796,750 and the average list price is $912,003. Last year at this time list prices ranged from $199,000 to $3,195,000; the median price was $872,450 and the average was $1,008,617. Average time on the market is 153 days; last year it 171 days. As with the number of homes for sale, time on market varies by price range.

Between May 1 and June 15 there were 23 closed sales compared with 18 for the same period in 2010. The median sale price was$630,000 and the average was $699,728; both higher than last year when the median was 588,500 and the average was $647,333. While every house did not appreciate by the same amount, most sellers were happy to sell; and buyers who may have paid more than they may have last year where happy to beat the competition (yes, there were some bidding wars!) and were able to enjoy super low interest rates – a winning situation for all who wanted to move on!

For anyone looking for easy living, there are some excellent condominium/townhouse opportunities in Sudbury. Inventory is up and there have been substantial price reductions for some of the new construction for active adults.

Click here to search for homes in Sudbury and get daily MLS updates. Search for homes on Facebook at www.facebook.com/livingwestofBoston.

Get the latest market reports for Weston, Wayland, Sudbury, Maynard, and Stow at www.marilynmessenger.com.

Wayland Real Estate Market - Condo Market Active; Single Family Home Sales Flat

2011-06-23T16:53:00.000-04:00

Here's what's going on in the Wayland real estate market:

Single Family Homes: Current list prices for single family homes in Wayland range from $138,990 to $21,750,000. The median price is $762,450; the average is $1,125,077; both higher than last year at this time when the median list price was $647,000; and the average was $987,074. After a slow start, the number of single family homes for sale has increased to 114 up from 98 last month. The average time on the market for current listings is 158 days. Inventory levels and time on the market are very similar to last year at this time however, both vary by price range.

Of the 114 single family homes for sale, 14 already have accepted offers and are being shown until contingencies clear; and there are 22 homes with sales pending.The number of closed sales was up a bit from last year in May – there were 14 compared with 12. The median sale price in Wayland during May was $567,000; the average was $665,179, both higher than last year but not significantly.

Year-to-date through 6/15 there were 50 closed sales; last year there were 46. Sale prices were also similar. Overall the market in Wayland remains pretty flat and as a result many sellers are adjusting their list prices according; there have been 60 price adjustments on 51 single family properties in Wayland since May 1. The average adjustment was -7.91%.

Condomiums/Townhouses: The condominium and townhouse market in Wayland is more active than last year. There are 28 units for sale, only 2 less than last year; however, 5 of the 28 have accepted offers. There are 8 units with sales pending. The list average price per square foot for townhouses with sales pending is $250.

Luxury Market: As in most towns in the area, the luxury homes market in Wayland still has the best opportunities for buyers. There 33 luxury homes available, some have been on the market for a year or longer, so the choice is yours!

Click here to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users, you can search without leaving FB at www.facebook.com/livingwestofboston and let us know what you think about Wayland.

Is Condo Living Right For You? Read the Rules Before You Buy!

2011-06-03T14:48:00.001-04:00

“There are no exceptions to the rule that everybody likes to be an exception to the rule.” Charles Osgood

Prices for condominiums and townhouses have dropped significantly over the past couple of years and buyers are starting to find the Wayland, Sudbury, Maynard, and the towns west of Boston very attractive. Condominium living is exactly the right lifestyle for a lot of people. If you are a first time home buyer, you can generally get more living space for the same price as a single-family home, developments tend to be newer, and some offer amenities such as swimming pools, tennis courts, fitness centers. If you’re just too busy or not interested in working around the house, owning a condo may be for you; the exterior maintenance is taken care of by the homeowner association so you don’t have to be concerned about painting, landscaping, snow plowing, roof replacement, etc. – the benefits of home ownership without the work!

A lot of empty nesters also like the idea of simplifying and having someone else take care of things, especially after this past winter! Wouldn’t it be nice to just lock the door and go somewhere warm next winter without having to worry about anything? Sounds perfect if you’re someone who wants easy living; doesn’t mind having close neighbors; is ok with letting other people make decisions for you or is willing to volunteer to be on the Homeowners Association Board, and won’t mind trading some personal freedoms in return for convenience.

Buyers know that condominiums/homeowner associations have rules that govern the community and offers to purchase a condominium should include a contingency that says the offer is subject to satisfactory review/acceptance of all documents… Most HOA (Home Owner association) rules are pretty standard, and your attorney can tell you which ones you can expect to find in most places, however, communities can and do amend the rules over the years so rules can vary. Parking and pets seem to be the biggest issues but there may also be rules holiday decorations, gardening, decks, facility usage; bicycle and baby carriage storage, any selling restrictions – these days many developments will not allow investors … Some associations dictate what vendors you can use to replace the windows – yes, units owners are often responsible for windows, doors; know what you will be responsible for.

The lender will review the budget and send a questionnaire asking about the overall well being of the development – i.e. number of owner occupied units, if there are any pending lawsuits, special assessments; but as the buyer, it is really important for YOU to read the rules. Only you can know if you’ll be comfortable living by the rules that govern the condo development you’ll be sharing; and the best time to do that is before you make an offer. Once you accept the condominium rules (or not) you can move forward and enjoy the lifestyle that’s right for you!

About the author: Marilyn Messenger, CRS has sold dozens of condominiums and townhouses (new and resale units) in Sudbury, Wayland, Maynard, and the towns west of Boston since 1993. As a condominium/townhouse owner and former Board of Trustees Member of a 155 unit complex, she knows how first-hand about buying and selling condominiums and about condo living. Ask Marilyn at 508-596-3501 or marilynmessenger@realtor.com.

Sudbury (MA) Real Estate - Happy Buyers & Sellers in May!

2011-05-28T12:55:00.000-04:00

Lots of happy home buyers in Sudbury this month! Whether it was low interest rates, lower prices, pent-up demand from lack of inventory, or people realizing that there may never be a better time to buy, people who want to live in Sudbury stepped up and decided to make offers that sellers were willing to accept. After a challenging winter, homeowners who wanted to sell were finally able to put their houses on the market and inventory levels are close to what they were last year at this time; of the 151 homes currently listed for sale, 40 came on the market during May. Thirty-one of the 151 properties have accepted offers and are being shown for back-up waiting for contingencies to clear. There are also 22 sales pending.

List prices for active/unsold listings range from $174,900 to $2,795,000. The median list price is 799,450 and the average is $915,477. The median list price at this time last year was $869,000 and the average was $1,013,727. There have been 34 price adjustments on 31 properties so far in May.

So far, there have been 12 closed sales in May and 2 more are anticipated to close by month’s end bringing the total number of closed sales to 14 compared to eight last May. The median sale price for the 12 that have closed in May is 645,000; the average is $716,433; will see how much that last 2 sales affect these prices. There were 8 closed sales during May of 2010; the median sale price was$695,500; the average was $798,500.

Check out http://www.marilynmessenger.com/ to find what’s available in Sudbury; get daily MLS updates; and the latest news and information about real estate market conditions in Sudbury, Wayland, Weston, Maynard and Stow MA. Seach for homes on Facebook at www.facebook.com/livingwestofBoston.

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Spring Market in Wayland - More Sales; Lower Prices

2011-05-06T14:11:00.001-04:00

Welcome to the Real Estate Market Conditions report for Wayland MA for May 2011.

List prices for single family homes in Wayland range from $219,000 to $24,500,000. The median price is $732,000; the average is $732,000 - both higher than last year at this time but lower than last month. Although the number of homes for sale has increased to 98 from 79 last month, there are still fewer single-family homes than last year at this time when there were 105. Lower inventory is generally good for sellers since there is less competition. However, proper pricing is still crucial since buyers are still looking for a good deal.

Of the 98 single family homes for sale, 18 already have accepted offers and are being shown until contingencies clear. The average time on the market is 139 days; last year the average was 175 days. Some of the recently accepted offers happened within a just a few days and properties that are perceived as good values have had multiple offers. The message to buyers is: be prepared if you are serious. Additionally, there are 16 properties with sales pending.

The number of closed sales was up in April – there were 11 compared to 6 in March and 8 during April 2011. However, the median sale price of $424,500 and average sale price of $504,545 was less than in March when the median was $482,000 and the average was $509,500; and substantially less than April 2010 when the median price was $625,000 and the average was $617,201. As a result many sellers are adjusting their list prices according and during the past month there have been prices adjustments in Wayland. The average adjustment was -3.76%.

As in most towns in the area, the luxury homes market still has the best opportunities for buyers. There 29 luxury homes available with only 2 offers accepted, so the choice is yours! Click here to check out the latest Luxury Housing report published by RE/MAX New England on May 3.

Visit http://www.marilynmessenger.com/ to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users, you can search without leaving FB at www.facebook.com/livingwestofboston and let us know what you think about Wayland.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

How's the Sudbury Real Estate Market?

2011-04-30T14:42:00.000-04:00

As in most places, the number of homes sold and median and average sale prices for single family homes in Sudbury during the first quarter of 2011 were down from the same period in 2010. There were 18 single family homes sold between 1/1 and 3/31/2011 compared with 22 in 2010. The 2011 first quarter median price was $556,000 and the average was $584,889. During Q1 2010 the median price was $646,250 and the average $710,000.

While that may sound discouraging for sellers and give buyers the idea that they can take their time and then make low offers, March and April have been substantially more active and there are 26 single family homes with offers accepted and 17 with sales pending. Sellers who priced their properties to position themselves in the marketplace as "good deals" or as Jordan's Furniture calls it "under-pricing", are getting offers pretty quickly. Others who want to use the price to show that their house is "better" are staying on longer.

Current list prices for single family homes range from $174,000 to $2,795,000; the median price is $849,900; last year at this time it was $876,750. The average list price is $965,531 compared with $1,020,914. The average time on the market is 168 days, last year at this time it was 176 days.

After this past winter, it's no wonder that a lot of people are thinking about owning a condominium. There are currently 25 luxury townhouses for sale in Sudbury with prices ranging from $459,900 to $699,000. Recent activity shows there are 5 with accepted offers and 4 with sales pending. First quarter sales for townhouses in Sudbury up slightly from first quarter last year; median and average prices were also higher.

If you are thinking about renting a property in Sudbury, there are only 5 available. Rents in Sudbury range from $1400 per month for a 2 bedroom, 1 bath unit, to $7,000 per month for an 18 room luxury home. When adding up the cost of a first, last, and one month security deposit plus the rental agent's fee, buying may be a better option.

Interest rates are still the lowest in decades, so it's a great time for buyers and sellers to make a move. Visit http://www.marilynmessenger.com/ for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move.

How's the Wayland Real Estate Market?

2011-04-29T13:26:00.000-04:00

List prices for single family homes in Wayland range from $179,000 to $24,500,000. The median price is $749,900; the average is $1,288,770 – both higher than last year at this time. Although 22 homes came on the market in March and 26 more so far in April, the number for single-family homes available remains low in Wayland with only 87 for sale compared with 104 one year ago. Of the 87, 14 already have accepted offers and are being shown until contingencies clear. The average time on the market is 171 days, a few days lower than last year. Additionally, there are 20 properties with sales pending.

Lower supply is generally good for sellers as there is less competition. However many buyers are still influenced by the national news and continue to believe that if they wait they will find a better house for a lower price and are not taking today’s low interest rates into consideration. When interest rates go up, and eventually they will, a lower sale price could end up costing more on a monthly basis. Also, houses in Wayland are so different from one another even when they are in the same neighborhood, the pros and cons of each property stands must be analyzed individually.

As in most places, first quarter sales for single family homes were down in Wayland; there were 15 compared with 19 for the same period in 2010. The median sale price was $480,000 and the average sale price was $525,000; both up but not significantly from last year. There were 6 closed sales during March, exactly the same number as in March 2010, however 2011 median and average sale prices were lower than last year. The median sale price was $466,000 and the average was $506,000.

Of course, the actual buying decisions for first quarter were made in the previous months during a most challenging winter which may be why condominium sales were up during first quarter. There were 10 closed sales compared with just 3 for the same period in 2010. At $539,900, the median price was also up substantially from $405,000 in 2010. Currently, there are 26 condominiums and luxury townhouses for sale in Wayland, Prices range from $249,000 to $985,000. The average time on the market is 126 days compared with 224 days last year.

Visit http://www.marilynmessenger.com/ to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users, you can search without leaving FB at www.facebook.com/livingwestofboston and let us know what you think about Wayland.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Wayland Open House Sunday 4/17 - 12:30 to 2:30

2011-04-15T14:24:00.000-04:00

163 Cochituate Road, Wayland - $469,000

Imagine how much you'll love living in this updated Cape in Wayland with everything for your comfort & convenience! 1806 square feet on 3 levels. All 3 bedrooms upstairs, 2 full baths, maple/stainless kitchen, fireplaces in the living room & family room, finished lower level. Central air-conditioning, replacement windows, lots of closets, neutral color palette.New money saving/easy care Prodigy siding & new GEOTECK composite deck. Lots of room to play in the flat yard abutting trees. Great commuter location to Waltham, Cambridge, Boston; handy to Mass Pike. 1-yr. home warranty. Come see!

Call 508-596-3501 or email: marilynmessenger@realtor.com
Visit: http://www.marilynmessenger.com/ for the latest market information and real estate news in Wayland, Sudbury, Maynard, Stow and Weston; and complete MLS home searches

Listing broker: Marilyn Messenger, RE/MAX Landmark Realtors, Wayland

RE/MAX Agents Outperform the Competition

2011-03-29T14:32:00.001-04:00

With so many real estate agents out there, how is a buyer or seller to know who will do the best job for them? Listen to what Margaret Kelly, CEO of RE/MAX says and contact me if you need help in Sudbury, Wayland, Maynard, Stow or west of Boston.

Buyer Agency - Written Agreements Benefit Buyers

2011-03-21T15:04:00.000-04:00

Most consumers know that if they want to have a real estate broker/agent sell their home and represent their interests, they must sign a contract. The listing contract clearly spells out the terms of the agreement including length of time, compensation and each party’s responsibility.

While buyer agency is not a new concept – it has been legal in MA for more than a decade and a half and a few years ago the law that governs agency relationships was updated to further ensure consumer protection, many buyers and some agents still don’t understand the benefits of a written Buyer Agency Agreement/contract.

Buyers often call me to ask for help finding a home and many tell me they have had disappointing experiences with "their buyer agent." When I ask if they had a contract with the agent, the answer is almost always the same: "we didn't have anything in writing..." Well, of course they are disappointed; how did the agent know what the buyer expect from each other? And were the buyer's expectations realistic?

The benefit of a contract is that both the buyer and the agent know what to expect and that each is accountable for what they say and do. The buyer knows which geographic areas the agent covers, they know how the agent is going to be compensated, and that the agent is legally obligated to act in the buyer’s best interest.

Buying a home is a process not an event - there is a lot more involved than finding a picture on the internet or going to open houses to "look." Successful negotiations are based on trust, confidentiality, and mutual respect. Buyers, you are entitled to have a qualified broker/agent on your side to ensure you get the representation you deserve and a written agreement is the first step.

While any agent can call themselves a buyer's agent, an ABR, Accredited Buyer's Representative has additional training and is part of a network that continues to provide education and new tools for representing buyers.

Before you start looking for a house find a qualified buyer agent/broker who will listen to you and respect your needs; one who knows the market in the area, knows how to negotiate, has a network of resources - lenders, home inspectors, attorneys, movers, etc.; and who will educate you so you can make the best decisions about your new home. Real estate is about relationships so make sure you have an agent who knows and cares about your well-being.

About the author: Marilyn Messenger is licensed broker, Certified Residential Specialist (CRS), and an Accredited Buyers Representative (ABR) associated with RE/MAX Landmark. She has been representing buyers and sellers in Wayland, Sudbury, Maynard, Stow, and the towns west of Boston since 1993. Visit http://www.marilynmessenger.com/ to search MLS and get the latest informaton about real estate and buying a home.

Wayland MA Housing Market - March Off to a Busy Start!

2011-03-18T15:59:00.000-04:00

Welcome to the Real Estate Market Conditions report for Wayland MA for March 2011.

The spring housing market is starting to bloom in Wayland! The phone is ringing and sellers are preparing to put their homes on the market. Even with more snow than we’d like to see still around, 18 new listings for single family homes have come on the market since March 1 and 4 had accepted offers in just a few days! There are also 18 properties with sales pending and there are still a couple of weeks of March to go. So while the average time on the market for single family homes in Wayland is 223 days, the message to sellers is: if you price your home correctly it will sell quickly, but spring market is short window so don’t wait for the competition to go on the market.

With just 65 for single family homes for sale compared with 85 last year at this time, buyers are hungry for new opportunities. They are ready to buy and they are not waiting for Sunday open houses! Serious buyers are pre-approved and their buyer agents are setting up viewings right away. Low interest rates, a super convenient location with lots of open space, and sought-after schools - Wayland High School ranked #8 for 2010 out of 161 public high schools in Massachusetts (by Boston Magazine), Wayland is the town where people moving out from Cambridge and Boston want to be and they recognize a good value when they see one. Unlike many towns in the area, closed sales for February were up from last year and they were also up from the previous month.

List prices in Wayland range from $179,000 to $4,795,000; the median price is $799,000; the average is $1,128,858. While median and average prices are helpful information, the market value of any property depends on the supply and demand which can vary greatly for each price range. It is important to understand your specific market when determining the list price that will attract the highest number of buyers; or if you are a buyer trying to determine what you are willing to pay.

The condominium/townhouse market is also busy. After this winter, homeowners who said they would never live in a condo are calling to look at them; and as with single family homes there are fewer for sale, 22 compared with 29 last year at this time. Condos and townhouses are selling faster too; the average time on the market has dropped to 140 days from 259 days. There are 6 sales pending and 3 with accepted offers waiting for contingencies to clear. Prices range from $259,000 to $985,000 for luxury townhouses.

Visit www.marilynmessenger.com to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users, you can search for homes without leaving FB at www.facebook.com/livingwestofboston and let us know what you think about Wayland.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Is This a Good Time to Sell Your House?

2011-03-08T15:22:00.003-05:00

Recently I was chatting with a woman who was complaining about the cold saying that her friends and relatives in Florida keep telling her she should move there. Sounds like a good idea to a lot of us in Massachusetts as we look at the endless piles of snow… So I mentioned I’m a real estate broker and that my Realtor friends in Florida send me information about some fabulous opportunities especially in Naples and Fort Myers where she would be going. We talked about what a great house she could buy for so much less money than here :) and then she said: “but it’s such a bad time to sell, nothing is selling!”

Really? While hardly a day goes by without a headline about “the housing market”, as if there is one big market when really there no such thing; all real estate is local and whether houses are selling or not depends on supply and demand which varies greatly around the country. In New England it varies from town to town and within the town it can vary by price point. While the supply in places like Florida and Nevada is still high, right now the supply of homes for sale in the towns west of Boston is really low. Compared with last year at this time the number of single family homes for sale in Sudbury has dropped by 18%; 21% in Maynard; and 30% Wayland! Of course, no one can tell you exactly what the demand is, however, based on 2010 absorption rates and the increased number of calls from buyers since Thanksgiving, I would say buyers are hungry for new listings to come on the market.

Everyone wants to sell high and buy low! Well, if you’re selling in Massachusetts and moving to a state like Florida that still has a large supply of homes for sale you can actually to do that! When I explained that to her and told her about some recent single family home sales in town, she kind of got it but was still focused on selling for less than she could have a few years ago. I suggested that she think about where she wants to be rather than what could have been; and, more importantly that she could be with her family and not have to go through another winter like this.

Bottom line: whether it’s a good time to sell depends on you and where you want to go. Since most home sellers become buyers, selling is just a means to an end; one more step (albeit a big one!) in the buying process. If you are moving to a less expensive town or state, down-sizing within the same market, or even if you are looking to move up within the same town then it’s a good time to sell. Today’s low interest rates are another factor on your side. If you really are ready to make a move because that is what makes sense for your life, don’t let the naysayers deter you and don’t wait for everyone else to go on the market. Get the facts from a real estate professional and then you decide if it’s a good time to sell based on your market, not headlines!

Wayland Home Sales Update - Fewer Homes on Market

2011-02-17T11:24:00.000-05:00

Welcome to the Real Estate Market Conditions report for Wayland Massachusetts for February 2011.

The number of single family homes on the market in Wayland remains low at just 57 for sale; last year at this time there were 61. Current activity shows that 4 of the properties already have accepted offers and are being shown until contingencies clear. Additionally, there are 11 single family properties with sales pending.

List prices in Wayland range from $179,000 to $4,795,000. The median list price is $769,000; last year at this time it was $660,000. The average list price is $1,068,291 compared with $1,079,514 last year. The average time on the market for current listings is 242 days; last year it was 262.

There were 2 single family closed sales in Wayland during January; one sold for $544,900 and one sold for $1,135,000. There were 12 closed sales during January 2010; the median sale price was $515,000; the average was $532,283.

While median and average prices are helpful information, the market value of any property depends on the supply and demand which can vary greatly for each price range. It is important to understand your specific market when determining the list price that will attract the highest number of buyers; or if you are a buyer trying to determine what you are willing to pay.

For anyone looking for easy living, there are still excellent opportunities in Wayland, however, fewer than last year at this time. There are 20 townhouse style condominiums with prices ranging from $399,000 to $985,000; last year there were 27 for sale. Of the 20 active listings there are 2 condominiums with offers accepted waiting for contingencies to clear. There are 7 townhouses with sales pending, up from 4 last month.

Visit http://www.marilynmessenger.com/ to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users - "like" and search without leaving FB at www.facebook.com/livingwestofboston.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Buying or Selling a Home – What’s Your Recipe?

2011-02-08T16:38:00.003-05:00

Recipe for success!

The other day I was at Brett’s Luggage and Gifts in Sudbury and a woman came in and asked if they sell recipe boxes. They did not but the manager suggested that she try The Paper Store or Duck Soup. I thought for a minute that it was kind of quaint that someone is still using a recipe box and then went about my business. But for some reason, later on that day I started thinking about recipes and real estate, and how people go about buying and selling a home.

What's the connection? Well, recipes aren’t just for food! The word recipe is defined as a list of ingredients and instructions for making something; a “method” of doing something or a combination of circumstances likely to bring something about. We’ve all heard that “hard work is the recipe for success” or “sounds like a recipe for disaster” A recipe is a process, a set of instructions, a way, formula, steps, procedure, or technique.

In sports they call it a “game plan”; in business it’s a “business plan”; home sellers want to know about my “marketing plan”… there are recipes or plans for everything! If you were going to have a dinner party, would you just start cooking or would you ask: who’s coming/who will be helping; what do the guests like/do they have special dietary needs; where will the party be, when/what time do you want people to show up; why are you having the party/is it a special occasion or just a casual get-together; and finally, but most important: how will it be paid for?

The recipe for buying or selling a home starts with asking these same questions: who, what, where, when, why, and how. Buying or selling a home is a process and it’s all about you; answering these questions is the first step in your recipe for success!

Remax Fit to Sell Program - Main Selling Rooms

2011-02-07T11:31:00.000-05:00

Stow MA Market Update - More Homes Sold in 2010; December Sale Prices Up

2011-01-26T14:44:00.000-05:00

Happy New Year and welcome to the first Stow MA Real Estate Market Conditions Report for 2011.

Here is what's going on in Stow: Currently, there are 42 single family homes for sale in Stow MA; last year at this time there were 32. List prices for single family homes in Stow range from $199,000 to $699,900; with prices for new construction starting at $549,900.

The median list price is less than it was last year at this time - $438,350 compared with $591,400 last year; and the average is also less: $460,941 compared with $541,621 last year. Average time on the market is 222 days. There are 4 single family homes with sales pending.

There were 54 single family homes sold in Stow during 2010; up from 50 in 2009. Both median and average sale prices were lower in 2010; the median was $446,250; the average was $451,194. The 2009 median sale price was $470,000; the average was $494,166. December 2010 ended on a more positive note with the median sale price of $611,000 and the average sale price of $564,250; while the number of homes sold was the same at 4.

Lower list prices and historically low interest rates make this a great time to move to Stow! Visit http://www.marilynmessenger.com/ to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users - "like" and search without leaving FB at www.facebook.com/livingwestofboston.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Wayland Real Estate Market Report - 2010 Home Sales Up

2011-01-09T11:31:00.000-05:00

Happy New Year and welcome to the first 2011 real estate market conditions report for Wayland MA.

Although, up from 50 last year at this time, the number of single family homes on the market in Wayland remains low at just 55 for sale. $900,000 to $999,999 is the price range with the highest increase in inventory - there are 8 homes for sale up from 3 last year at this time; so good opportunities for buyers in that range. Current activity shows that 2 of the properties already have accepted offers and are being shown until contingencies clear. Additionally, there are 10 single family properties with sales pending.

The average time on the market for current listings is 254 days; last year it was 299. However, buyers consider homes that have been on the market for more than six months either to be over-priced or stale or both; those who have been looking for a while are ready to jump on new offerings that are fresh and priced realistically. Anyone thinking about selling, this is a good time to get your house on the market while there is little competition.

List prices in Wayland range from $179,000 to $4,795,000. The median list price is $784,000; last year at this time it was $677,450. The average list price is $1,099,023 compared with $1,203,864 last year.

The number of single family homes sold in Wayland for all of 2010 was approximately 4% higher than in 2009. There were 133 compared to 129. Sale prices ranged from $135,000 to $3,910,000. Both median and average sale prices were also higher. The median was $565,000, up $30,000 from the 2009 median. The average was $629,815, up from $585,245 in 2009. Sales of luxury homes almost doubled in 2010 - there were 11 homes sold for over 1 million dollars compared with six in 2009. Luxury home buyers saw good values and made their move.

On a monthly basis, December sales were lower than last year; 7 compared to 12; the median sale prices was higher at $625,000; the average sale prices was $555,929, just under $4,000 less than the average in December 2009.

While median and average prices are helpful information, the market value of any property depends on the supply and demand which can vary greatly for each price range. It is important to understand your specific market when determining the list price that will attract the highest number of buyers; or if you are a buyer trying to determine what you are willing to pay.

For anyone looking for easy living, there are still excellent opportunities in Wayland, however, fewer than last year at this time. There are 23 condominiums, including duplex and townhouse styles with prices ranging from $399,000 to $985,000. Of the 23 active listings there are 2 condominiums with offers accepted waiting for contingencies to clear. There are 4 condos with sales pending. Closed sales of condominiums in Wayland were also up in 2010 - 25 compared to 21 in 2009; and both median and average sale prices were also up. The 2010 median price was $485,000; the average was $639,980.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

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Manners Matter - Home Buying Etiquette

2011-01-05T17:02:00.006-05:00

It is often surprising how easy it is for people who are generally considerate and well-mannered to forget their manners when they are looking for a house. Sure, it’s not something people do every day; it’s a big purchase and at least a little scary for most people. Sometimes, when there’s more than one person involved they may not agree, the kids are cranky from driving around, and everyone is concerned about making the right decision. All of these stress factors can cause people to act in ways they never would otherwise.

Here are a few things to keep in mind as you begin the home buying process:

1. Information. Houses belong to someone even when they are on the market. Owners want know who is asking about their home - wouldn’t you? When you contact a real estate agent or call an office be prepared to give some basic information – name, address, phone number, and whether or not you are pre-approved for a mortgage.

2. Get pre-approved for a mortgage. Don’t be offended if an agent won’t show you a house if you are not pre-approved for a mortgage. Instead, ask who you can contact to get it done. Without a recent pre-approval, you run the risk of either falling in love with home you don’t quality to purchase or worse, you might miss out on your dream home because you thought it was out of your price range.

3. Open houses. Please sign-in and give correct information. If you are under contract with a buyer agent, make sure you write that on the sign-in sheet. If you don’t want the agent at house to contact you just write please do not contact next to your information – we respect your request.

4. Plan ahead. Houses are shown by appointment. If someone is living there, they need some notice to pick up and get out – very few people can keep their house ready for visitors with a moment’s notice – can you? Even new construction is shown by appointment – there might be workers at the house, etc.

Also, it is not realistic to call an agent or an office from in front of a house and expect an agent come right out to meet you. Imagine calling your lawyer, dentist, hair-dresser, plumber, mechanic, financial planner, or anyone else expecting on the spot service!

6. Invest an hour. Set up a meeting with an agent at their office (or other convenient location) so you can talk about your needs and get to know each other. Buying a home is a big investment and can take several months – don’t you owe it to yourself to invest an hour upfront?

7. If you bring the kids. For their safety and the safety of the home and the owners belongings, keep your children by your side at all times, especially in new construction where things are unfinished and may be dangerous. And please don’t let them play with the home-owners’ kids toys - wouldn't you feel aweful if they broke something!

8. Respect property. Of course you need to look inside closets and cabinets, etc. Dresser drawers, medicine cabinets, and all personal belongings are off limits. But please don't sit on someone’s bed or use the master bath – sellers know they give up some privacy when their homes are on the market but put yourself in their shoes!

9. Loyalty matters. If you are under contract with a real estate agent, always contact that agent when you need information. People can get really impatient sometimes or they don’t want to “bother” their agent so they start calling offices or listing agents demanding information or make an appointment pretending that they are going to be clients.

Call your agent – he/she will call you back. If your agent doesn’t return calls and give you the information you need then find another agent. If you can’t stop yourself from calling an office or listing agent directly, make sure that you disclose that you are working with an agent right away and that you would appreciate some information.

10. Golden Rule/Common Sense – as with everything else, treat others the way you would like to be treated and the home-buying process will be efficient and the transaction will be a lot easier. If you’re not sure what the protocol is, just ask – we’re here to help!

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Stow MA - Fewer Home Sales & Lower Prices in November

2010-12-27T11:22:00.001-05:00

Welcome to the Stow MA Real Estate Market Conditions Report for December 2010.

Here is what's going on in Stow: list prices for single family homes in Stow range from $199,000 to $719,500. The median list price is less than it was last year at this time - $411,950 compared with $599,900 last year; and the average is also less: $454,378 compared with $545,772 last year. Currently, there are 38 single family homes for sale in Stow MA. Last year at this time there were 35 listings. Average time on the market is 220 days.There is one property with an accepted offer and there are 4 sales pending.

Year to date sales as of 12/20 are up slightly over the same period for 2009; 57 compared with 54. The median sale price so far this year is $447,500; the average is $457,254; both lower than in 2009 when the median was $470,000 and the average was $497,783.

Both the number of closed sales and the median and average sale price during the month of November were less than in November 2009. There were 3 closed sales; the median sale price was $560,000 and the average was $658,667. There were 5 sales during November 2009; the median sale price was $572,000 and the average was $565,000.

Lower list prices and historically low interest rates make this a great time to move to Stow! And with Visit www.marilynmessenger.com to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users - "like" and search without leaving FB at www.facebook.com/livingwestofboston

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Search for homes; or ask a question/contact Marilyn for personal service.

Maynard MA - Home Sales Decline in November; More Opportunities for Buyers

2010-12-23T11:41:00.000-05:00

Welcome to the Maynard MA Real Estate Market Conditions report for December 2010.

There are currently 37 single-family homes on the market in Maynard up from 31 one year ago. The average time on the market is 152 days, up 42% from last year at this time. Some sellers have taken the increased inventory into account and have adjusted their list prices accordingly to position their properties more competitively in current market. There have been 10 price reductions on 9 properties during the past month; the average adjustment was -4.13%.

Of the 37 active listings, 6 have accepted offers and are being shown until contingencies are cleared. There are no single family homes with sales pending at this time.

Prices for single family homes in Maynard range from $175,000 to $649,900. The median list price is $299,900; the average is $321,183. Year-to-date, as of 12/20 there have been 92 closed sales in Maynard, ther were 91 for the same period in 2009. Median and average sale prices were up; the median for 2010 Y-T-D is 301,000; the average is $306,430. The 2009 median for the same period was $280,000; the average was $281,000.

As in September and October, there were fewer closed sales in Maynard during November 2010 than during November 2009 - 7 compared with 11. The median sale price was $322,900 and the average was $306,486.

For anyone looking for easy living, the number of condominiums/townhouses in Maynard has also increased from this time last year. There are 17 available of which 4 already have accepted offers waiting for contingencies to clear.

Prices range from $124,900 for apartment style condos to $320,000 for new townhouses. Prices at the established townhouse developments of Apple Ridge, Oak Ridge, and Deer Hedge Run start at $200,000 for a short-sale listing at Oak Ridge. Others start at $224,000 for a 3-level unit at Deer Hedge that can use updating. At the peak these townhouses were selling up to the $320s so they are an excellent value in the $200s.

Maynard offers more affordable housing options for buyers than the surrounding towns of Sudbury, Acton, Concord, and Stow, and the town has lots of activities and amenities including an active downtown with a variety of specialty shops and restaurants, a movie theatre, live arts, music, and theatre. Outdoor activities include hiking, fishing, tennis, canoeing, and golf. There are lots parks, and an outdoor walking track.

Increased inventory and the lowest mortgage interest rates in decades make this a great time for anyone who would like to enjoy home ownership and all that Maynard has to offer.

Facebook users - search for homes without leaving FB - "like" and click the home search tab at www.facebook.com/livingwestofboston.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Sudbury MA Real Estate Market Report - YTD Sales Up!

2010-12-22T10:56:00.000-05:00

Welcome to the Sudbury MA real estate market conditions report for December 2010.

Overall there are 94 single family homes for sale in Sudbury; exactly the same number as last year at this time, however, a breakdown by price range shows that inventory has increased in some and decreased in others. The price range with the largest increase of homes available is $500,000 to $599,999 - there are 10 compared with 3 year ago.

The range with the highest number homes for sale continues to be the $1 million to $1,500,000 - there are 16 luxury homes in this price range; last year there were 24; however, the $900,000 to $999,999 has increased to 11 from 6 last year. This is due to downward price adjustments for home that were not positioned competitively for the market.

Recent activity shows there are 3 properties with accepted offers that are still considered "active" listings and are being shown for backup offers until contingencies are met. There are 17 with sales pending; up from 12 last month.

Current list prices for single family homes range from $174,000 to $4,500,000; the median price is $912,000; last year at this time it was $957,449.50. The average list price is $1,067,929 compared with $1,152,940. The average time on the market is 217 days down from 247 days last year. As with inventory, time on the market varies by price range.

There were 7 closed sales during November 2010 compared with 13 during November 2009. The median sale price was lower - $480,000 vs. $513,000. The average sale price was higher - $590,624 vs. $582,365.

Year to date, as of December 15, there have been 176 single family homes sold in Sudbury; up from 160 for the same period in 2009. Additionally, 11 of the sales pending are anticipated to close by year end, bringing the total number of homes sold in Sudbury for 2010 to 187. There were 165 in 2008; and 220 in 2007 at the peak of the market.

As of 12/15/10, median and average sale prices in were also higher for the year. The 2010 median was $633,750; the average was $698,779.

Looking for easy living? There are currently 21 luxury townhouses for sale in Sudbury. Most are new construction and age restricted/adult only developments however there is some new construction that are not age restricted.

Interest rates are still the lowest in decades, so it's a great time for buyers and sellers to make a move. Visit http://www.marilynmessenger.com/ for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move.

To get market information for any other town or to ask a question e-mail marilynmessenger@realtor.com. Facebook users, you can now search for homes without leaving FB; just visit and "like" www.facebook.com/livingwestofBoston.

5,365 Reasons to Stay on the Market During the Holidays!

2010-11-23T14:07:00.000-05:00

Having your house on the market during the holidays can be inconvenient and a lot of sellers assume that nothing will happen anyway.

Did you know that last year 65 single-family, condominiums, and multi-family homes in Wayland, Sudbury, Maynard, and Stow went under agreement between November 20, 2009 and January 05, 2010? There were 16 in Wayland, 25 in Sudbury, 11 in Maynard, and 13 in Stow! Statewide in Massachusetts, the total was 5,365! Here are some of the reasons why:

Less competition – a lot of people will take their homes off the market, so buyers will have fewer choices; make your home one of the choices.

Serious buyers – while there may be fewer buyers, the ones who are looking tend to be more serious. Everyone likes to look at houses in the Spring; it’s almost like entertainment for some. At this time of year people are busy and the daylight hours are shorter. People who are taking the time to look are serious.

Taxes - Many buyers want to close by year-end for tax purposes and it is still possible; they are ready to move, so you can get it done quickly and move on.

Things to celebrate – people get engaged over the holidays, get bonuses, etc. so they have good reasons to buy.

Job Relocation – this is when a lot of people who are coming to the area to start jobs in the new year come to buy – Massachusetts unemployment is down and companies are hiring again. If they have school children they can make their move during the school vacation get settled for second semester rather than starting in the middle.

Family and friends. People who are thinking about moving back to the area come “home” to visit family and friends and go out to look at houses while they’re here.

Sellers become buyers. If you’re buying another home, you can take advantage of opportunities to purchase from another serious seller, year-end tax breaks etc.

Momentum. Taking your home off the market breaks the marketing momentum. Someone who likes your house online may be waiting until they get their bonus, or job confirmation, holiday gift. If your house disappears from the market, they will buy something else.

Houses do sell over the holidays - 65 in just four towns last year!If your house is priced properly and you keep it on the market, yours may be one of them. Happy Holidays!

Date source: MLSPIN (Multiple Listing Service Property Information Network)

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You Have the Right to Remain Silent.. Anything You Say..."

2010-11-15T13:23:00.004-05:00

Anyone who has ever watched a crime show on TV can finish that sentence. We all know about Miranda rights when someone gets arrested. Hopefully, no one reading this blog will ever have to hear those words but there is a good chance that you or someone you know will at some point talk to a real estate agent or broker about buying or selling a home.

If you are like most people, you don’t think about “rights” or “relationships” when you contact a real estate agent; you just want information about a property or a town or about financing. The agent will ask questions about where you live, where you work, when you need to move, how much money you make, your source for financing, how much you want to spend on a property… all kinds of personal and financial information that you would want to have kept confidential; and certainly not shared when you want to win a negotiation.

Now this is not legal advice (you need a lawyer for that), just a heads up for buyers and sellers that in Massachusetts whenever a consumer asks a real estate licensee to discuss a particular property, the licensee must disclose in writing whose interests the licensees represent, the buyer or the seller, or both. Without such a warning consumers can make tactical mistakes in negotiating the best possible deal, such as disclosing their bottom line price to a real estate licensee who is actually the seller's representative..."anything you say can and will be used agains you..." How about a seller asking for advice about pricing their property; what if that agent represents a buyer who may have an interest... who does that agent work for?

A recent investigation by Patrick-Murray Administration's Division of Professional Licensure shows real estate licensees regularly fail to disclose whose interests they represent. Investigators found 94 percent of licensees checked were not in compliance in Boston. Pairs of investigators from the Division of Professional Licensure, posing as consumers, visited 200 real estate offices throughout Massachusetts and found that in only 12 instances, or 6 percent of the time, real estate licensees properly disclosed to consumers whose interests they represent.

Have you contacted a real estate agent lately…did they provide the Mandatory Licensee-Consumer Relationship Disclosure form for you to sign?

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Market Reports - Weston, Wayland, Sudbury, Maynard, Stow

Wayland Real Estate Market - October Sales Up; Current Pendings Down

2010-11-09T12:29:00.000-05:00

Welcome to the real estate market conditions report for Wayland MA for November 2010.

Overall, there are more single family homes for sale in Wayland than there were one year ago - 85 compared to 79, however, a closer look shows that in many price ranges there are actually fewer available. The price range with the largest decrease is $600,000 to $699,900 - last year at this time there were 11 homes for sale; currently there are only 7. The range with the highest increase is $250,000 to $299,000 - there are 10 compared to only 1 last year. Many of the homes that range are either short sale or banked-owned properties.

Eight of the "active" listings have offers accepted and are being shown until contingencies have been met. Additionally, there are 7 single-family homes with sales pending; there were 16 sales pending one month ago. Pending sales indicate recent activity.

List prices in Wayland range from $179,000 to $4,795,000. The median list price is $719,000; last year at this time it was $639,000. The average list price is $956,309 compared with $1,059,493 last year. Average time on the market for current listings is 199 days; a year ago it was 210 days.

The number of closed sales during the month of October was up; 15 compared with 11 sales last year. The median sale price was $500,000 up from $472,500 last year; while the average of $488,850 was lower than during October 2009 when it was $532,986. Year-to-date, the number of single family homes sold sales was up over 2009 - 119 in 2010; 105 in 2009, and there was no significant change in median and average sale prices.

While median and average prices are helpful information, the market value of any property depends on the supply and demand which can vary greatly for each price range. It is important to understand your specific market when determining the list price that will attract the highest number of buyers; or if you are a buyer trying to determine what you are willing to pay.

For anyone looking for easy living, there are excellent opportunities in Wayland. There are 28 condominiums, including duplex and townhouse styles with prices ranging from $319,500 to $985,000. There are 3 condominiums with offers accepted; and 1 sale pending. There were 2 closed sales for condominiums during October.

Visit www.marilynmessenger.com to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA.

Data source: MLSPIN (Multiple Listing Service Property Information Network)

Stow MA - Housing Market Conditions - Great Time to Buy in Stow!

2010-10-15T13:10:00.001-04:00

Here is what's going on in Stow Massachusetts housing market:

List prices for single family homes in Stow range from $239,900 to $798,000. The median list price is less than it was last year at this time - $474,900 compared with $580,000 last year; and the average is also less: $495,190 compared with $583,169 last year. Currently, there are 50 single family homes for sale in Stow MA. Last year at this time there were 51 listings; however, inventory levels vary by price range. The price range with the largest increase of homes available in Stow is $350,000 to $399,999 - there are 10 for sale compared with only 3 last year at this time; good opportunities for first time buyers. Additionally, there are none listed over $800,000; last year there were six.

Current activity is slow; only one sale pending and no single family homes with accepted offers. Many sellers have recognized the lack of activity and there have been 43 price reductions on 28 properties during the past 3 months; the average reduction was -4.11%; only time will tell if that is enough.

Year to date sales as of 9/30 are up over the first nine months of 2009; 48 compared with 38; and the average time on the market was less - 147 days compared with 186 in 2009. The price range with the most sales was $500,000 to $599,900 - there were 9 sold in that range. The median sale price so far this year is $442,500; the average is $444,531; both lower than in 2009 when the median was $455,000 and the average was $486,814.

Sales and prices during the month of September were less. There were 5 sales; the median sale price was $373,000 and the average sale prices $379,300. There were 6 sales during September 2009; the median sale price was $381,000 and the average was $388,083.

Lower list prices and historically low interest rates make this a great time to move to Stow! And with the stock market providing flat or decreasing returns, real estate is a good opportunity for growth. Visit www.marilynmessenger.com where you'll find complete MLS listings with addresses and maps, along with local market information and news.

Fall is the most beatiful time of year in Stow MA; gorgeous colors and best apple picking anywhere! If you haven't been to Stow, come see what you're missing!

Source: MLSPIN

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Sudbury Housing Market Update - More Choices in Luxury Market

2010-10-09T10:23:00.000-04:00

Welcome to the Sudbury MA real estate market conditions report for October 2010.

Overall there are 143 single family homes for sale in Sudbury; there were 134 last year at this time. The range with the most homes for sale continues to be the $1 million to $1,500,000 - there are 30 homes in this price range; last year there were 28 - lots of good opportunities for luxury home buyers in Sudbury.

Recent activity shows there are 17 properties with accepted offers that are still considered "active" listings and are being shown for backup offers until contingencies are met. There are 20 with sales pending.

Current list prices for single family homes range from $184,900 to $4,500,000; the median price is $850,000; last year at this time it was $869,000. The average list price is $1,012,496 compared with $1,109,846. The average time on the market is 173 days; last year it was 191 days. As with inventory, time on the market varies by price ranges.

There were 14 closed sales during September 2010 compared with 15 during the previous September; the median sale price was $701,000, up from a year ago when the median was $665,000. The average sale prices was $724,071, up from $669,444 during September 2009; and the average time on the market was 185 days. Year to date, as of September 30, there have been 129 single family homes sold in Sudbury; up from 120 during the first nine months of 2009. Median and average prices were approximately 20K higher than for the same period last year.

Interest rates are the lowest in decades, so it's a great time for buyers and sellers to make a move.

Visit http://www.marilynmessenger.com/ for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move. To get market information for any other town or to ask a question e-mail marilynmessenger@realtor.com.

Buy or Rent, What’s Better for You?

2010-09-13T10:21:00.000-04:00

We’ve all heard the news reports about falling home sales and prices since the homebuyer tax credit expired. As a result, many financial “experts” are saying it’s better to rent than to buy. They say a house should no longer be considered as an investment but as a place to live; so renting may be better than becoming a homeowner. Are they right?

Well, renting makes more sense financially if you plan to live somewhere for a short period of time, if your circumstances are going to change in the near future, or if you don’t have the wherewithal to maintain a home. If you have poor credit, have experienced a recent foreclosure, bankruptcy, short sale, or you don’t have enough resources for a down-payment, renting is your only option. Keep in mind though, that the deposit for a rental, which includes the first and last month’s rent, one month security deposit, and sometimes the rental agent’s fee, can easily be used as a down-payment for a mortgage. FHA only requires 3.5% down, and interest rates are amazingly low; and even without the tax credit, there are still tax advantages that you should discuss with your accountant.

For most people the decision whether to rent or buy is much more than financial; it’s a quality of life decision. Most people are looking for a place to get settled and call home. They want a particular location, town, neighborhood, school system, commute, sense of belonging and connection to a community, ability to decorate to their liking; plant a garden, have a swing set in the yard, parking for guests, privacy, pets…everything that makes them feel comfortable, secure, and happy.

As with all real estate, the availability, type and cost of rental housing varies greatly according to location. For example, the majority of people moving to Wayland and Sudbury Massachusetts are families looking for single family houses. Currently in Wayland where home prices range from $179,000 to $4,795,000 and the median price is $629,450, there are only six rental properties available of which only three are single family houses. The rents are $1,650 for a one bedroom cottage; $2,800 for a 4 bedroom 2.5 bath on a busy road, and $15,000 for luxury property that is also listed for sale for $3,650,000.

In Sudbury MA, where prices range from $184,900 to $2,850,000 and the median price is $849,000, there are nine rental properties available; two are age restricted adults only townhouses, there is one 2 bedroom apartment, and there five single family houses with rents ranging from $3,500 to $10,000. If you are looking for a long-term living situation, know that most single family owners are only renting their properties until they think they can sell for a higher price. Then where will you be?

Only you can decide whether renting or owning is better, and the bottom line isn’t always financial; it’s about your overall lifestyle and well-being. Think about your long term needs and goals and do what will accomplish the things that are important to you. After all, where you live is about you, not the “experts”.

Sudbury Housing Market - 2010 Sales Up 14.7%

2010-08-23T15:13:00.000-04:00

Welcome to the Sudbury MA real estate market conditions report for August 2010.

Overall there are 139 single family homes for sale in Sudbury; there were 152 last year at this time. The price range with the largest decrease is $700,000 to $799,999 - there are 16 compared with 25 one year ago however the time on the market has increased from 104 days to 114 days. The range with the most homes for sale is the $1 million to $1,500,000 - there are 29 luxury homes in this price range but fewer than last year when there were 25.

Recent activity shows there are 12 properties with accepted offers that are still considered "active" listings and are being shown for backup offers until contingencies are met. There are 16 with sales pending.

Current list prices for single family homes range from $184,900 to $3,195,000; the median price is $849,000, exactly the same as last month and also the same as last year at this time. The average list price is $1,003,508; only a bit higher than in August 2009. Average time on the market is 160 days; last year it was 173 days. As with inventory, time on the market varies by price ranges.

There were 23 closed sales during July 2010 compared with 20 during the previous July; the median sale price was $639,000, up substantially from a year ago when the median was $481,750. The average sale prices was $735,635, up from $620,643 during July 2009; and the average time on the market was 135 days. Year to date as of August 8, 2010, there have been 101 single family homes sold in Sudbury; up 14.7% for the same period in 2009.

Interest rates are the lowest in decades, so it's a great time for buyers and sellers to make a move.

Click here for complete MLS listings
Ask a question or contact Marilyn for personal assistance

Search for Homes Without Leaving Facebook

2010-07-21T17:11:00.000-04:00

Search for homes without leaving Facebook:

"GREAT NEWS! They say what most people do 1st thing in the morning is log on to FB, and Real Estate is still one of the most talked about topics.....now you have a tab on my page to do all your Real Estate searches for any property available for sale! Check it out and spread the word!!!
** Click on SEARCH HOMES TAB **"

Sudbury Housing Market - Closed Sales Up!

2010-07-19T13:19:00.000-04:00

Welcome to the Sudbury MA real estate market conditions report for July 2010.

Overall there are 143 single family homes for sale in Sudbury; 3 less than there were last year at this time. $1,000,000 to $1,499,999 is still the range with the most houses - 33 up from 30 a year ago. The price ranges with the highest increase in inventory are $700,000 to $799,999 - there are 21, up from 11 last year; and there are 15 between $600,000 and $699,999 - compared with 6 last year. The range with the largest decline is $400,000 to $499,999 - only 3 compared with 10 at this time last year.

Recent activity shows there are 19 properties with accepted offers that are still considered "active" listings and are being shown for backup offers until contingencies are met. There are 17 with sales pending.

Current list prices for single family homes range from $199,000 to $3,195,000; the median price is $849,000, down from $879,000 last year. The average list price is $1,009,924, down from $1,118,234 last year at this time. Average time on the market is 171 days; last year it was 168 days. As with inventory, time on the market varies by price ranges.

As anticipated, June was a busy month for single family closed sales in Sudbury. There were 30 compared with 24 for the previous June. The median sales price during June 2010 was $622,500; up from $613,750 in June 2009. The average was $651,113; approximately $40,000 less than last June's average. The average time on the market was 100 days compared with 130 days for closed sales in June 2009.

There were also 5 condominium/townhome sales in June 2010 compared with only 2 during June 2009. The median sale price was $540,000; the average was $497,417.

Visit www.MarilynMessenger.com for complete MLS listings with addresses & maps; the latest market conditions reports for Sudbury, Wayland, Weston, Maynard and Stow MA; news and information to help you plan your next move.

*Data source: MLSPIN (Multiple Listing Property Information Network

Best Townhouse Rental - Deer Hedge Run, Maynard near Acton, Concord, Sudbury

2010-06-25T13:44:00.000-04:00

Cick photos and details Ask a question/request an appointment

Great location for commuting to Waltham, Cambridge or 495. Three finished levels plus a full basement at Deer Hedge Run, Maynard's best townhouse location near Acton, Concord, Sudbury. Maple kitchen with white appliances, open great room/living-dining combination, upper and lower decks. 2 large bedrooms; central air, lots of closests; finished 3rd level for office, playroom or private getaway. 2 parking spaces included.

37+ acre site with mature landscaping, heated pool, clubhouse, tennis, fitness room. No pets. No smokers. Move right in!

Maynard has lots to do - restaurants, movies, arts, recently built library, outdoor concerts, home made ice cream at Erickson's, seasonal farmers market, and more. If you haven't been to Maynard, come see what you're missing!

June Real Estate Update from Marilyn Messenger

2010-06-10T13:57:00.000-04:00

Here is a link to my "June Real Estate Update":

http://realtytimes.com/139/MarilynGMessenger

This Newsletter is full of interesting and useful information that I think you will enjoy whether you are a buyer, seller, homeowner, or renter.

This month's issue includes:

"Plenty of Reasons to Buy a Home Even After the Tax Credit";
"It's a Good Time For a Home Inspection";
"Appealing Your Property Tax Bill";
"Where is Real Estate Headed?";
"Is Your Home in Tip-Top Shape for Sale?";

Plus a roundup of May real estate activity as well as much more advice and information.

I hope you enjoy this monthly newsletter. If you have any comments, please e-mail them to me. Or, if you would like to see a certain topic covered in future months, let me know that too!

Surprise Drop in Mortgage Interest Rates Gives a Lift to Home Buyers - WSJ.com

2010-05-24T12:28:00.000-04:00

Surprise Drop in Mortgage Interest Rates Gives a Lift to Home Buyers - WSJ.com

For Sale - Wayland MA - 2 beds, 2 baths $275,000

2010-05-14T16:01:00.000-04:00

$275,000 Excellent opportunity in Wayland for contractor or handy end-user. Cape on pretty corner lot. 2 full baths, hardwood floors, fireplace. Updated furnace, hot water heater, and electric. Appliances included. Fenced yard with in-ground pool and cabana. Short sale needs lender approval. Cesspool - buyer responsible for Title V (passed in 2002, pumped annually). "As is" condition. Non-conforming lot.

Open House Sunday, 5/16, 1 - 2:30

Listing Broker: Marilyn Messenger, RE/MAX Landmark Wayland MA
Call 508-596-3501 for additional information.
Search for homes at http://www.marilynmessenger.com/.

Maynard Home Sales Market Report - April Sales & Prices Up!

2010-05-12T15:39:00.000-04:00

Find your next home here - complete MLS listings with addresses & maps.

Welcome to the Maynard MA Real Estate Market Conditions report for May 2010.

There are currently 43 single-family homes on the market in Maynard compared with 34 at this time last year; 7 of the 43 listings already have accepted offers waiting for contingencies to clear. There are also 16 homes with sales pending.

The median list price for a single family home in Maynard is $299,000, just about the same as last year at this time; the average list price is $315,146, approximately $3,000 less than last year; . The average list price for the homes with offers accepted is $335,000; the average list price for sales pending is $308,655.

The average time on the market for current listings is 100 days compared with 122 days on 5/12/2009.

Closed single family home sales in April 2010 were up from April 2009; 11 compared with 7. Median and average sale prices were also up. The median sale price was $364,900; the average was $350,221. The median sale price during April 2009 was $276,500; the average was $265,914.

For anyone looking for easy living, there are there are 19 condominiums/townhouses available in Maynard; last year at this time there were 25. Prices range from $99,900 for apartment style condos to $339,900 for new townhouses. Prices at the established townhouse developments of Apple Ridge, Oak Ridge, and Deer Hedge Run range from $245,000 to $279,900.

Year to date as of 5/11, both the number of single-family homes sold and sale prices were up over the same period in 2009. The median sale price was $295,000 and the average was $317,126; the 2009 median was $275,000 and the average was $266,674.

Maynard offers more affordable housing options for buyers than the surrounding towns of Sudbury, Acton, Concord, and Stow, and the town has lots of activities and amenities including an active downtown with a variety of specialty shops and restaurants, a movie theatre, live arts, music, and theatre.

Data Source - MLSPIN (Multiple Listing Service Property Information Network.)

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RE/MAX and the New HAFA Short Sale Plan

2010-05-12T11:13:00.000-04:00

Sudbury MA Real Estate - Sales Up; Prices Down; Few Homes on Market

2010-05-10T12:48:00.000-04:00

Welcome to the Sudbury MA real estate market conditions report for May 2010.

Although the overall supply of single family homes for sale in Sudbury is less than last year at this time – 140 homes compared with 149, there are some prices ranges that have increased inventory. The price-range with the largest increase is $700,000 to $799,999 – 21 homes on the market up from 14 last year at this time; next is one million to $1,499,000 – there are 36 compared with 30 on 5/10/09; so good opportunities for buyers in those price rangesl especially for luxury home buyers.

19 of the "active" listings have accepted offers and are being shown until contingencies are met. There are also 19 homes with sales pending. Four of the “accepted offers” were after the May 1 tax break deadline – so there is life in the Sudbury real estate market after the tax break expired.

Current list prices for single family homes range from $199,000 to $3,195,000. Both median and average list prices are down from last year at this time, and are also less than one month ago - the median is $874,000 vs. $885,000; the average is $1,000,014 vs. $1,000,445 last year. The average list price for homes with accepted offers is $808,226. The average list price for homes with sales pending is $781,821; note accepted offers are generally more recent than pending sales. The average days on the market is up – 160, last year it was 163 days.

April 2010 closed sales were up from April 2009 - there were 14 closed sales compared to 10 during April 2009. Median and average sale prices were lower; the April 2010 median was $597,250 and the average was $694,714; the April 2009 median was $832,000 and the average was $1,119,050. These decreases do not mean that every house value has dropped; it just means that there was higher demand in the lower price ranges that most likely as a result of the tax credit which had an $800,000 limit.

Year to date as of 4/30, there have been 38 closed sales, up from 32 for the first four months of 2009. The median sale price of $605,000 is up approximately $21,000; while the average sale price of $698,855 is down by approximately $21,000.

Visit http://www.marilynmessenger.com/ for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move. To get market information for any other town e-mail marilynmessenger@realtor.com.

Data Source: MLSPIN (Multiple Listing Service Property Information Network)

May Real Estate Update- News & Information for Buyers, Sellers, Renters

2010-05-01T14:34:00.000-04:00

Here is a link to my "May Real Estate Update":

http://realtytimes.com/138/MarilynGMessenger

This Newsletter is full of interesting and useful information that I think you will enjoy whether you are a buyer, seller, homeowner, or renter.

This month's issue includes:
"Five Key Areas to Pay Attention to When Buying a Home";
"Green Your Home with Cost-Saving Remodeling Tax Credits";
"Common Buyer Fears";
"Top 10 Tips for Staging a Home";
"Seniors Looking to Downsize, Seek Opportunities to Socialize in Urban Living Areas,";

Plus a roundup of April real estate activity as well as much more advice and information.

I hope you enjoy this monthly newsletter. If you have any comments, please e-mail them to me. Or, if you would like to see a certain topic covered in future months, let me know that too!

Marilyn Messenger Earns NAR Short Sales and Foreclosure Certification - Wayland, MA - AmericanTowns.com

2010-04-18T09:51:00.000-04:00

Marilyn Messenger Earns NAR Short Sales and Foreclosure Certification - Wayland, MA - AmericanTowns.com

Who Said "The More Things Change The More they Stay The Same"?

2010-04-16T15:17:00.000-04:00

The other day something reminded me that it was 17 years ago this week that I started in real estate. I’m not one for marking time or even celebrating birthdays and anniversaries, I’d rather focus on today, but whatever it was made me remember that first Patriots Day holiday when I thought real estate agents “had” to work on holidays. So, I put on my suit (my company didn’t allow women to wear pants) and went to my new office. Of course, I had no idea what I was supposed to do there…

I had always worked at companies that had state-of-the-art technology but quickly realized that real estate was not going to be that. Back then the MLS had just come on-line with print outs that agents could barely read and most were still using “the book”, no one in real estate was using email, fax machines were new, direct mail flyers were made by cutting and pasting and photocopying in black and white. Ads were photos of agents and their new listings with taglines touting how many millions they sold; everyone was #1! And, here’s the best part, people who wanted to buy or sell a house had to call an office...

As a brand new agent I didn’t have any listings, I certainly hadn’t sold millions, and I really couldn’t understand why Realtors advertised every time they sold a house – wasn’t that what they were supposed to do? My manager told me to make 100 calls a day, knock on doors, and tell all my friends and relatives so they would "hire" me - things that I just couldn’t see myself doing. So I decided to do the only things I could – learn everything I could; provide information – mail or fax listings to those people who called the office; be respectful and hope no one would know how “green” I was.

Flash forward to 2010: everything and everyone is on-line, we’re all “friends”, we text, and tweet, we “share”, we network, blog... Buyers and sellers have access to an overwhelming amount of information – listings are posted everywhere with maps, and market stats, neighborhood information, mortgage rates, and just about everyone is a real estate expert! Why would anyone need to call a real estate office? Now it’s not just new agents who are asking what should they do, it’s everyone; and not just in the real estate business – every business is changing…

I don’t know who first said “the more things change; the more they stay the same.” But as I thought about all of the changes during my real estate career I realized that while the methods of communication, giving and getting information, have changed for the better - easier, more accessibility, more transparency… human nature - excitement, fear, ego, lack of time; and how homes and neighborhoods feel have not changed.

While we embrace technology and new tools for communicating, more than ever the Realtor's job is to listen, understand, explain, negotiate, keep everyone calm and on track and help people to have a sense of humor about some of the crazy things they can’t control during a transaction. Relationships built on trust and respect and learning everything I can always have been, and continue to be my approach. The tools may change, but people are what matter and most know that honesty, integrity, and having someone on their side who really cares is still the bottom line. So let’s keep changing and staying the same!

Stow MA - Housing Market Conditions - Year to Date Home Sales Up

2010-04-16T12:07:00.000-04:00

Stow Massachusetts: Welcome to the real estate/housing market conditions report for Stow MA. Currently, there are 49 single family homes for sale in Stow MA. Four of the forty-nine already have accepted offers waiting for contingencies to clear. Last year at this time there were 44 listings. List prices in Stow range from $177,000 for a total rehab or tear-down, to $1,095,000 for an antique home on 10+ acres.

The price range with the most home for sale is $500,000 to $599,900; there are 12 houses for sale in that range so there are some excellent opportunities for move-up buyers to take advantage of the expanded home buyer tax credit which includes up to $6,500 for existing home owners. The median list price is up approximately $20,000 from last year at this time - $539,900 compared with $519,900 last year; and the average is down by about the same amount: $545,732 compared with $565,072 last year.

There are six single-family homes with sales pending. Year-to-date, there have 13 closed sales; last year there were 9 for the same period; there were 4 closed sales during the month of March compared with just one closed sale during March 2009.

Source: MLSPIN

Visit http://www.marilynmessenger.com/ for complete MLS listings with addresses & maps; the latest market conditions reports for Sudbury, Wayland, Weston, Maynard and Stow MA; news and information to help you plan your next move.

Maynard MA Real Estate/Housing Market - March Sales Up! Days on Market Down!

2010-04-12T13:19:00.000-04:00

Welcome to the Maynard MA Real Estate Market Conditions report.

There are currently 48 single-family homes on the market in Maynard compared with 37 at this time last year; 5 of the 48 listings already have accepted offers waiting for contingencies to clear. There are also 17 homes with sales pending.

The median list price for a single family home in Maynard is $289,950 and the average list price is $315,345; both down a bit from last year when the median list price was $299,900 and the average was $325,705. The average list price for the homes with offers accepted is $347,720; the average list price for sales pending is $326,571. Note – accepted offers generally reflect more recent activity than pending sales.

The average time on the market for current listings is 77 days; almost half of the time last year at this time when the average time on market was 150 days.

Closed single family home sales in March 2010 were up 375% from March 2009; 15 compared with 4. The median sale price was $286,000 and the average sale price was $315,125.

For anyone looking for easy living, there are there are 26 condominiums/townhouses available in Maynard; last year at this time there were 23. Prices range from $99,900 for apartment style condos to $339,900 for new townhouses. Prices at the established townhouse developments of Apple Ridge, Oak Ridge, and Deer Hedge Run range from $239,900 to $289,900.

Maynard offers more affordable options for buyers than the surrounding towns of Sudbury, Acton, Concord, and Stow. The extended home buyer tax credit, which now also includes $6,500 for many existing home owners who would like to move up, move down or move sideways to easier living or another location, should help more buyers and sellers take advantage of all that the town of Maynard has to offer. The purchase contract deadline is April 30; the deadline for closing is June 30, so not a lot of time left to take advantage.

To find out what homes are available in Maynard and the nearby towns west of Boston, visit http://http//www.marilynmessenger.com your on-line source for real estate listings, news and information or call Marilyn Messenger at 508-596-3501 for personal real estate services.

Sudbury MA Market Conditions - Closed Sales and Prices Up Substantially!

2010-04-07T13:25:00.001-04:00

Welcome to the Sudbury MA real estate market conditions report for April 2010.

The overall supply of single family homes for sale in Sudbury is slightly higher than last year at this time - 122 homes compared with 118; however, the only price range with more homes on the market is $1 million to $1,499,999 - there are 35 compared with 26 at this time last year; inventory is down is all other ranges. 22 of the "active" listings have accepted offers and are being shown until contingencies are met. There are also 12 homes with sales pending.

Current list prices for single family homes range from $219,999 to $3,195,000. Both the median and the average list price is down from last year at this time - the median is $882,200 vs. $905,000; the average is $1,032,393 vs. $1,146,136 last year. The average list price for homes with accepted offers is $749,900. The average list price for homes with sales pending is $555,223. The average days on the market is up - 196 compared with 177 days last year.

March 2010 closed sales were up substantially over March 2009 - there were 10 closed sales compared to just 4 in March 2009. Median and average sale prices were also up substantially; the March 2010 median sale price was $621,250 compared with $479,450 during March 2009; the average sale price during March 2010 was $701,450 compared with $493,225 during March 2009.

Whether you're a first time buyer, or a current homeowner thinking about moving up, moving down, or moving sideways to easier living, this is a great time to do it! Interest rates are still low, the $8,000 first time buyer credit has been extended; and, there is a $6,500 credit for many existing home owners. The deadline for a binding offer agreement is April 30 and the property must close June 30, so time is running out. Go to www.marilynmessenger.com or contact your tax accountant to find out if you qualify.

Data Source: MLSPIN (Multiple Listing Service Property Information Network)

Visit www.MarilynMessenger.com for complete MLS listings with addresses & maps; the latest market conditions reports for Sudbury, Wayland, Weston, Maynard and Stow MA; news and information to help you plan your next move.

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Sudbury MA - Fewer Homes in Most Price Ranges

2010-02-10T10:57:00.000-05:00

Welcome to the Sudbury MA Market conditions report for February 2010.

The overall supply of single family homes for sale in Sudbury remains low; only 96 homes, up slightly from last year at this time when there were 88. The increase is in two price ranges: $600,000 - $699,900 and $1,000,000 - $1,499,900; all other price ranges have fewer houses available.

Current list prices in Sudbury range from $174,000 for a tear-down to $3,195,000 for a thirteen room estate on private 5+ acres. Three-bedroom homes range from $289,900 to $699,900; four-bedrooms range from $369,500 to $1,999,900. Five-bedroom homes range start at $995,000 with the exception of an Antique home needing rehab that is listed for $299,900.

The median list price is $959,000, up from $939,450; the average is $1,112,842, down from $1,175,526.

Although year-to-date closed sales are down from one year ago, activity is picking up. 11 of the homes listed have accepted offers. And there are fourteen homes with sales pending.

Whether you're a first time buyer, or a current homeowner thinking about moving up, moving down, or moving sideways to easier living, this is a great time to do it! Interest rates are still low, the $8,000 first time buyer credit has been extended; and, there is a $6,500 credit for many existing home owners. The deadline for a Purchase and Sale agreement is April 30 and the property must close June 30. Go to www.marilynmessenger.com or contact your tax accountant to find out if you qualify.

Visit http://www.marilynmessenger.com/ for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move. To get market information for any other town e-mail marilynmessenger@realtor.com.

Data Source: MLSPIN (Multiple Listing Service Property Information Network)

Pending home, condo sales up in Jan. - The Boston Globe

2010-02-03T10:49:00.001-05:00

Pending home, condo sales up in Jan. - The Boston Globe

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Wayland panel considers compromise offer on plan for former Raytheon site - The Boston Globe

2010-01-31T13:40:00.001-05:00

Wayland panel considers compromise offer on plan for former Raytheon site - The Boston Globe

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Energy-efficient home improvements can bring you tax savings - The Boston Globe

2010-01-20T16:26:00.001-05:00

Energy-efficient home improvements can bring you tax savings - The Boston Globe

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Weston Real Estate - Luxury Home Prices Drop!

2010-01-15T12:46:00.000-05:00

Weston MA continues to offer lots of opportunities for luxury home buyers. The number of single family homes for sale in Weston is up from last year at this time; there are 71 homes available compared with 65 last year. Four of the homes for sale already have accepted offers with contingencies waiting to clear; and as there are 11 homes with sales pending.

Prices in Weston range from $599,000 to $24,500,000; At $1,695,000 the median list price in Weston is less than it was year at this time when it was $1,950,000; the average is $2,584,584; also lower than last year at this time when it was $2,683,872. The price range with the most homes for sale in Weston continues to be $1,000,000 to $1,499,000; there are 21 compared with 7 last year at this time.

There were 7 closed sales during December 2009; there were 4 in December 2008. The median sale price was $1,300,000, down from $1,342,4501 previous December; the average was $1,571,857, up from $1,230,075 during December 2008, and the average time it took to sell a house was up substantially - 348 days compared with 76 in December 2008.

There were 99 homes sold in Weston for the year 2009, only one more than during 2008. The median price was down by 5.8%; and the average dropped 10.6%.

To find out what homes are available in Weston call 508-596-3501 or search MLS listings, get daily listing updates, news and information at http://www.marilynmessenger.com/ 24/7.

2009 Home Sales Up in Wayland MA!

2010-01-14T15:24:00.000-05:00

Overall sales and prices were up for residential real estate in Wayland MA during 2009. There were 128 single-family homes sold compared with 116 in 2008; the median sale price was $535,000, up from $505,000 in 2008; the average sale price was up only slightly - $585,245; the average sale price in 2008 was $582,581. And, it took less time to sell - the average time on the market during 2009 was 125 days compared with 137 days in 2008.

There were 12 single-family homes sold during December 2009; exactly the same number as during December 2008; however, the median sale price was higher in December 2009 - $531,000 compared with $500,000 in December 2008. The average sale price was also up; $559,042 compared with $521,717.

Currently there are 50 single family homes for sale compared with 63 last year at this time. Of the 50, 5 already have accepted offers and are still active for backup offers only. List prices in Wayland range from $179,000 to $5,795,000. The median list price is $675,000, last year at this time it was $689,000. The average list price is $1,183,726 up from $1,050,712 last year. Average time on the market for current listings is 274 days; a year ago the average was 205 days. There are 10 houses with sales pending.

For anyone looking for easy living, there are excellent opportunities in Wayland. There are 25 condominiums on the market compared with 17 at this time last year. Prices range from $539,900 to $1,150,000; the median price is $539,900 and the average is $617,104; both approx. $15K less than last year. Note: interest rates are low and the expanded home buyer tax credit includes $6,500 for most current home owners (restrictions apply) and it's not just for move -up buyers; you can move down or move sideways as long as the price of the new property does not exceed $800,000.

To find out about opportunities in Wayland call 508-596-3501 or visit http://www.marilynmessenger.com/ for complete MLS home searches, daily listing alerts, news and information to help plan your move.

Source: MLSPIN

The Extended Home Buyer Tax Credit: Not Just for First Time Buyers

2010-01-06T15:44:00.000-05:00

Many current homeowners are not aware that the new tax credit that has been extended is not just for first-time buyers. The new credit includes a $6,500 credit that will benefit many current homeowners and could certainly make moving up or moving down easier. It should also make it easier for current homeowners to sell their homes as more people can afford to buy. Click on the link below to see the details. Remember, the deadline for a signed Purchase and Sale agreement is April 30, 2010 and the sale must close by July 1, 2010 - don't miss this opportunity.

The Extended Home Buyer Tax Credit: The Basics for REALTORS, Homebuyers, and Home owners from the National Association of REALTORS.

Find your next home at www.marilynmessenger.com or call me anytime at 508-596-3501

Wayside Inn prepares for expansion - The Boston Globe

2010-01-02T11:36:00.001-05:00

Wayside Inn prepares for expansion - The Boston Globe

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Stow MA Real Estate - Prices Edge Up As Inventory Declines

2009-12-27T12:03:00.000-05:00

There are currently 33 single family homes for sale in Stow MA. Four of the 33 already have accepted offers waiting for contingencies to clear. Last year at this time there were 39 listings. Both median and average list prices are up from last year at this time. The median is $599,900 compared with $498,900 last year; the average is $544,758 compared with $539,955.

List prices for single-family homes in Stow range from $157,500 to $1,095,000; 3 bedroom homes start at $208,026; 4 bedroom homes start at $399,000; and new homes with 1,900 square feet start at $539,900.

Currently, there are two homes with sales pending. Year to date (through 11/30), there have been 50 closed sales; the median sale price was $470,000; the average was $494,666. There were 5 closed sales during November 2009; exactly the same number of sales during November 2008. The median sale price was $572,000; the average was $565,000; both higher than the previous November median price of $555,000; and average $530,000.

Low interest rates are good for buyers, however, fewer choices give sellers a bit of an edge and will eventually put upward pressure on price. For now, I would say were still a ways from being a balanced market since most buyers look at more than one town and are likely to find areas where there are more homes available. In any case, don't believe the headlines - all real estate is local and especially in Massachusetts conditions can vary greatly from town to town, and often it's right down to the particular price range.

To find out about available homes in Stow MA, visit www.marilynmessenger.com where you'll find complete MLS listings with addresses and maps, along with local market information and news.

Source: MLSPIN

Sudbury Real Estate (MA) - Sales Up in November!

2009-12-23T12:59:00.000-05:00

Here's what's going on in the Sudbury MA real estate market. Overall single family inventory is up from last year at this time - 98 current listings compared with 88 last year; however, the increase is primarily in two prices ranges: 1 million to $1,499,900 – 24 up from 17 last year; and 350K to $399,900 – there are 6, last year there was one. The number of homes for sale in other prices is the same or less than last year at this time.Prices for single family homes In Sudbury range from $189,000 to $3,298,000.

The median list price is a bit lower than last year at this time - $904,250 compared with $909,450; the average list price is also lower - $1,127,364,364 compared with $1,135,613; time on the market has increased; 244 compared with 205.

Recent activity shows there are 11 single-family homes with accepted offers and 9 with sales pending. There were 13 closed sales in November; exactly the same as in October, and more than twice as many as in November 2008 when there were only 6; however, both the median and average sale price was lower – the median was $547,500, down 6.3% for November 2008; the average was $582,365 down 5.7 from the previous November.

Interest rates are low and with the extended homebuyer tax credit now including many existing home owners who would like to move up or are ready to down-size, the phones are already ringing! Visit http://www.marilynmessenger.com/ for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move. To get market information for any other town e-mail marilynmessenger@realtor.com.

Data Source: MLSPIN (Multiple Listing Service Property Information Network)

Wayland Real Estate Market - Inventory & Sale Prices Continue to Decline

2009-11-23T10:58:00.000-05:00

Inventory continues to decline Wayland MA. Currently there are 73 single family homes for sale compared with 93 last month; and 104 last year at this time. Current prices in Wayland range from $159,000 to $5,795,000. The median list price is $649,000 down from $689,000 last year at this time; the average list price is $1,045,913 up from $957,938 last year. Average time on the market for current listings is 192 days; a year ago the average was 154 days.

Two bedroom homes (there are only 2 on the market) in Wayland start at $319,000; there are 16 three-bedroom homes starting at $329,000; there are 41 with four bedrooms starting at $369,900; and there are 16 five bedroom homes.

Recent activity includes 16 single family homes with sales pending and 9 have accepted offers with contingencies waiting to clear.

There were 10 sales during October; one less that in October 2008. Both median and average sale prices were lower: the median was $425,250; the average was $493,775 compared with the October 2008 median sale price of $451,000 the average of $525,364. On the plus side, it took less than half as long for homes to sell - the average time on the market for closed sales in October 2009 was 78 days compared 169 for the previous year.

For anyone looking for easy living in Wayland there are 24 condominiums on the market compared with only 16 last year at this time. Condominium prices range from $294,000 to $1,150,000 and average time on the market is 246 days. Year-to-date, there have been 21 closed sales. The median sale price was $435,000; the average sale price was $481,000 and it took an average of 197 days to sell. Condominium buyers certainly have some good opportunities Wayland - don't be afraid to make an offer - a good buyer agent will negotiate on your behalf.

To find out about opportunities in Wayland call 508-596-3501 or visit www.marilynmessenger.com for complete MLS home searches, daily listing alerts, news and information to help plan your move.

Source: MLSPIN

Stow MA Real Estate - Prices Edge Up As Inventory Declines

2009-11-14T16:19:00.000-05:00

There are currently 43 single family homes for sale in Stow. Seven of the 43 already have accepted offers waiting for contingencies to clear. Last year at this time there were 46 listings. Both median and average list prices are up from last year at this time. The median is $599,900 compared with $509,000 last year; the average is $581,128 compared with $556,951.

Current list prices for single-family homes in Stow range from $218,975 to $1,095,000; 3 bedroom homes start at $218,975; 4 bedroom homes start at $299,000; and new homes with 1,900 square feet start at $539,900.

Year to date, there have been 45 closed sales; the median sale price was $460,000; the average was $486,296. The price range with the most sales was $600,000 to $699,900 - there were 10 sold. There were 7 closed sales during September 2009. The median sale price was $470,000; the average was $483,479.

Low interest rates are good for buyers, however, fewer choices give sellers a bit of an edge and will eventually put upward pressure on price. For now, I would say were still a ways from being a balanced market since most buyers look at more than one town and are likely to find areas where there are more homes available. In any case, don't believe the headlines - all real estate is local and especially in Massachusetts conditions can vary greatly from town to town, and often it's right down to the particular price range.

To find out about available homes in Stow MA, visit www.marilynmessenger.com where you'll find complete MLS listings with addresses and maps, along with local market information and news.

Source: MLSPIN

Trick or Treat in Downtown Maynard

2009-10-30T12:09:00.003-04:00

Trick or treaters had a great time in downtown Maynard last evening - check out these photos from my photographer friend Dave Griffin:

David+Griffin+Photography+%C2%BB+Maynard+Downtown+Trick+or+Treat

Maynard is conveniently located approximately 22 miles NW of Boston, next to Concord, Sudbury, Acton, and Stow. A small town with a population of ust over 10,500 people, Maynard offers a diverse housing stock with some of the most affordable prices in the area; an active downtown; open space; and easy access to Routes 2 and 117. If you haven't been to Maynard lately, come see what you're missing! If you're thinking about moving check our http://www.marilynmessenger.com/ where you'll find MLS listings, news and information about Maynard and the towns west of Boston.

Local housing numbers show market on the mend - Daily Business Update - The Boston Globe

2009-10-28T14:20:00.001-04:00

Local housing numbers show market on the mend - Daily Business Update - The Boston Globe

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Sudbury (MA) Real Estate - Local Real Estate Market Information for Buyers & Sellers

2009-10-18T12:06:00.001-04:00

Sudbury (MA) Real Estate - Local Real Estate Market Information for Buyers & Sellers

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Marilyn Messenger's Real Estate Update

2009-10-13T12:42:00.000-04:00

Here is the link to my Real Estate Update Newsletter: Marilyn Messenger's Real Estate Update.

This Newsletter is full of interesting and useful information that I think you will enjoy whether you are a buyer, seller, homeowner, or renter.

This month's issue includes: "Home Buyer's Tax Credit Changes Possible";
"Don't Let An Over-priced Home Be a Humbling Lesson";
"Job-hunting Strategies For Trailing Spouses"; "Home Staging Helps Bring Top Dollar Sale";
"How to Stay on Top of Mortgage Payments During a Short-Term Financial Crisis";

Plus a roundup of September real estate activity as well as much more advice and information.

I hope you enjoy this monthly newsletter. If you have any comments, please e-mail them to me. Or, if you would like to see a certain topic covered in future months, let me know that too!

Is Condo Living For You?

2009-10-11T11:05:00.001-04:00

Is Condo Living For You?

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September Real Estate Market Update Newsletter

2009-09-29T14:47:00.000-04:00

Here is the link to my September Real Estate Update newsletter. This month'"Sellers: Know Your Buyer Market";

"Major Campaign To Extend $8,000 Home Buyer Tax Credit Underway";
"Real Estate Investment 101";
"New Disclosures Help Mortgage Consumers Know Risk";
"Making Small Homes Have Big Appeal To Buyers";

Plus a roundup of August real estate activity as well as much more advice and information.

I hope you enjoy this monthly newsletter. If you have any comments, please e-mail them to me. Or, if you would like to see a certain topic covered in future months, let me know that too! If you would like to subscribe send me your name and email address.

White House considers extending tax credit for first-time home buyers - The Boston Globe

2009-09-17T11:21:00.003-04:00

White House considers extending tax credit for first-time home buyers - The Boston Globe

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136 Newbridge Road, Sudbury, MA | Powered by Postlets

2009-09-10T16:14:00.002-04:00

Just Listed! 136 Newbridge Road, Sudbury, MA | Powered by Postlets

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Open House, Sunday 9/13 1 to 3 P.M. - stop by, tell a friend.

For Sale: 2BR/1.5BA Townhouse in Maynard, MA, $240,000

2009-09-09T10:43:00.001-04:00

For Sale: 2BR/1.5BA Townhouse in Maynard, MA, $240,000

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LinkedIn tips - The Boston Globe

2009-09-06T12:11:00.001-04:00

LinkedIn tips - The Boston Globe

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Real Estate CyberTips | September 2009

2009-09-04T11:48:00.001-04:00

Real Estate CyberTips | September 2009

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Mortgage rates near record lows - The Boston Globe

2009-09-04T10:27:00.001-04:00

Mortgage rates near record lows - The Boston Globe

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New England Housing Market on the Rise?

2009-08-24T15:59:00.001-04:00

New England Housing Market on the Rise?

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Sudbury MA - Opportunities Abound in Luxury Market

2009-08-24T12:37:00.002-04:00

News for buyers continues to be better than for sellers in Sudbury MA. Overall inventory is up from last year at this time - 136 current listings compared with 115 last year; the median list price is the same; the average list price is slightly higher; and the average number of days on the market is just about the same. However the $900K to $999,900 has fewer homes available – only 5 compared with 11 last year at this time. Recent activity shows there are 16 single-family homes with accepted offers and 16 with sales pending.

Current prices for single-family houses in Sudbury range from $259,900 to $3,700,000. The median list price is $879,400; the list average price is $1,117,545. Opportunities abound in the luxury home market with 44 homes for sale between one million and two million dollars. The number of closed sales for July was down from July 2008 as were median and average sale prices; 20 sold vs. 32 in June 2008; the June 2009 median sale price was $481,750 vs. $640,750; the average was also down - $620,643 from $755,727. The average time on the market was 147 days – just about the same as July 2008.

Given the increase in the number of homes on the market and the decrease in the number of homes sold, sellers need to rethink their pricing strategies if they want to move on. If not, perhaps they should consider going off the market so that serious sellers and buyers can get together. Correct pricing is crucial; all the pretty pictures and videos in the world will not attract buyers if the home is not priced correctly. Lowering the price after the fact will only net less money and add even more frustration to the process.

Interest rates are low and there are lots of great choices for buyers! Visit www.MarilynMessenger.com for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move. To get market information for any other town e-mail marilynmessenger@realtor.com.

Data Source: MLSPIN 8/18/2009

Double Digit Sales Growth in New England

2009-08-24T12:26:00.001-04:00

Regional Spotlight: First-Time Homebuyers, Move-up Buyers and Investors Create Double Digit Sales Growth in New EnglandRead more:

http://rismedia.com/2009-08-23/regional-spotlight-first-time-homebuyers-move-up-buyers-and-investors-create-double-digit-sales-growth-in-new-england/#ixzz0P7PFkORQ

40 Millbrook Road, Wayland, MA | Powered by Postlets

2009-08-05T17:26:00.001-04:00

40 Millbrook Road, Wayland, MA | Powered by Postlets

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Mass. median home price rises above $300,000 - The Boston Globe

2009-07-29T09:46:00.001-04:00

Mass. median home price rises above $300,000 - The Boston Globe

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Stow MA Real Estate - Closed Sales Up in June!

2009-07-28T10:39:00.004-04:00

Here is what's going on in the Stow MA real estate market: There are fewer single-family homes on the market - 52 compared with 64 last year at this time; and both median and average list prices are up from last year at this time. The median is $619,900 compared with $599,900 last year; the average is $597,666 compared with $609,015. Current list prices for single-family homes in Stow range from $199,900 to $1,295,000; 3 bedroom homes range from $299,000 to $409,000; 4 bedroom homes start at $445,000; and new homes with 8 rooms, 4 bedrooms, and 2.5 baths start at $549,000.

There were 21 closed sales for the first half of 2009, seven of which closed during June compared with 21 closed sales during the first half of 2008, with only one closed sale during June. The median sale price y-t-d was approximately $90k less than last year, the average was only about 10k less; however, it is worth noting that time on the market decreased by 53% - only 181 days compared with 278 in 2008. Sellers who really wanted to move forward accepted the reality of the market and were able to achieve their goals.Lower prices and lower interest rates are both good for buyers, however, fewer choices give sellers a bit of an edge and will eventually put upward pressure on price.

For now, I would say were still a ways from being a balanced market since most buyers look at more than one town and are likely to MORE

Local housing market shows signs of moderation - Daily Business Update - The Boston Globe

2009-07-28T10:32:00.001-04:00

Local housing market shows signs of moderation - Daily Business Update - The Boston Globe

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Sudbury MA - Better News for Buyers than Sellers

2009-07-14T11:44:00.004-04:00

Welcome to the Sudbury MA real estate market update.

Better news for buyers than sellers in Sudbury. Overall inventory is up from last year at this time - 149 current listings compared with 125 last year; so it's not surprising that time on the market is up also - 170 days vs. 156 last year. However, there are fewer homes available - between $500K and $700K; and from $900K to $999,900. Recent activity shows there are 21 single-family homes with accepted offers and 20 with sales pending.

Current prices for single-family houses in Sudbury range from $269,900 to $3,700,000. The median list price is $895,000 up from $845,000 on 7/13/08; the list average price is $895,000 up from $1,049,552 last year. Two bedroom homes start at $199,000; three bedroom homes start at $269,900 and four bedroom homes start at $430,000. Opportunities abound in the luxury home market with 31 homes for sale between $1,000,000 and $1,499,999.The number of closed sales for June was down from June 2008 as were median and average sale prices; 23 sold vs. 33 in June 2008; the June 2009 median sale price was $612,500 vs. $685,000; the average MORE

Rich in history, Sudbury has continues to offer a unique quality of life for it's residents. Find out more at http://www.marilynmessenger.com/

2009-06-22T14:58:00.005-04:00

"Then followed that beautiful season...filled was the air with a dreamy and magical light; and the landscape Lay as if new-created in all the freshness of childhood." Henry Wadsworth Longfellow

Sudbury is located approximately 20 miles west of Boston. Visitors and residents enjoy this picture pretty New England town's rich history, natural beautify and quality of life.

Thinking about moving to Sudbury? Visit http://www.marilynmessenger.com/ to learn more about Sudbury, view all the homes on the market in Sudbury and the nearby towns of Wayland, Maynard, Stow, Acton, and find information to help plan your next move.

Wayland Real Estate: April and May Sale Prices Down; List Prices Up

2009-06-05T10:24:00.005-04:00

Welcome to the market conditions report for Wayland MA. The number of single family homes for sale in Wayland is up slightly from last year at this time - 103 compared to 99. The price range with the greatest increase is the $300,000 to $349,900 - 9 available compared to only 3 last year so there are some good opportunities for first time buyers who may not think they can afford Wayland. The price range with the largest decrease is $500,000 to $599,999 - 16 down from 25 last year.

Current prices in Wayland range from $199,000 to $6,500,000. The median list price is $649,000 up from $599,000; the average list price is $897,792 up... MORE

Visit MarilynMessenger.com for the most up to date market condition reports for Wayland, Sudbury, Weston, Maynard, and Stow MA. Complete MLS listings with addresses, maps, solds; news and information to help plan your next move.

Sudbury MA - Spring Market in Bloom!

2009-05-23T11:13:00.001-04:00

Spring-time in Sudbury (MA) is especially gorgeous; and the spring housing market is in full bloom! Recent activity shows there are 21 single-family homes with accepted offers and 22 with sales pending. Closed sales since April 1st are also up; as are median and averages sale prices. Although overall inventory is up from last year at this time, a closer look shows that the number of homes for sale in Sudbury compared with one year ago varies by price-range and in most ranges, there are fewer choices.

Current prices for single-family houses in Sudbury range from $269,900 to $3,700,000. The median list price is $879,900 up from $839,000 last year on this day; the list average price is $879,900 up from $839,000 last year. Three bedroom homes start at $269,900 and four bedroom homes start at $449,000; so there are opportunities for first time buyers.

There have been 15 closed sales since April 1st up from 11 for the same period in 2008. Both the median and average sale price is up from last year: the median sale price was $610,000; the average was $887,078. Last year the median for 4/1 – 5/20 was $590,000; the average was $625,000. Note that the average sale price is so much higher because there was one sale for $3,010,000. The median price is a more accurate indicator of the market in Sudbury. Of course, every house does not increase in value by the same amount; that is determined by location, condition, and size.

Visit www.MarilynMessenger.com for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move. To get market information for any other town e-mail marilynmessenger@realtor.com

Data source: MLSPIN (Multiple Listing Service Property Information Network.)

Young and unplugged - The Boston Globe

2009-04-25T14:34:00.001-04:00

Young and unplugged - The Boston Globe

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Sudbury (MA) Real Estate - Market Conditions Mixed

2009-04-23T10:34:00.000-04:00

Market conditions are mixed in Sudbury MA, as they are in many towns west of Boston. While the number of sales has fallen year-to-date, sale prices are up and there are substantial accepted offers and sales pending; and the level of inventory depends on the price range. Here are what the stats look like:

There were only 4 single-family closed sales in Sudbury during March 2009 compared with 6 in March 2008. The median sale price was $479,450; the average was $493,225 - both higher than last year, but still lower than most people would expect in Sudbury where there are so many higher priced homes for sale.

Year to date, the number of closed sales are down from the same period in 2008 - 25 compared with 31; the median sale price was higher - $643,000 up from $510,000; the average sale price was also higher - $731,372 up from $623,970. Activity is getting stronger – as of 4/20/09 there were 20 single-family homes with offers accepted, and 10 with sales pending.

Including the 20 homes with accepted offers, there are 134 single-family homes for sale; last year at this time there were 115. The median list price is $862,500; the average is $1,122,248; both up approximately 50K from last year. The gap between closed sale prices and list prices continues to widen despite the fact that inventory is up. Higher inventory generally means lower prices so it’s important for sellers to understand current market conditions in Sudbury and position their properties appropriately in they really plan to sell.

The price ranges with the largest increase from last year are: $1,000,000 to $1,499,999 -25 up from 16; 2 million to $2,4999,999 – 8 up from 1; and 700k to $799,999 – up 33% from 10 to 15. The price ranges with fewer single-family homes for sale are: 450K to $499,999 – 6 down from 10; 600K to $699,999 – 9 down from 14; 800k to $899,999 – 8 compared with 13 last year.

Visit www.MarilynMessenger.com for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move. Market information for any other town e-mail marilynmessenger@realtor.com

Data source: MLSPIN (Multiple Listing Service Property Information Network.)

2009 First Time Buyers Outlook from RE/MAX New England

2009-04-19T14:18:00.002-04:00

Click here to read the latest report from RE/MAX New England:

2009 New England First Time Buyers Outlook.

Whether or not you are a first time buyer, this report affects your property. First time buyers drive the market, they enable sellers to move on. As demand increases and supply falls, eventually prices will stabilize and rise again.

Get the lastest market condition reports for Sudbury, Maynard, Wayland, Weston, and Stow MA at www.marilynmessenger.com or contact me anytime for information about any town or property in Massachusetts.

2009-04-17T13:59:00.002-04:00

Lots of great (free) activities/events to commemorate our area's rich history over the Patriot's Day weekend. Click here for the calander of events. Have a great weekend!

Thinking about moving Sudbury, Maynard, Wayland, Stow, or the nearby towns west of Boston? Visit http://www.marilynmessenger.com to find out about available homes, market conditions, news and information to help you make the best real estate decisions.

Real Estate News - What's New About It?

2009-03-05T13:46:00.001-05:00

The Boston Globe reported more gloomy information about the real estate market in today and yesterday's newspaper. The article talked about January sales. Isn't "news" supposed to be what's going on today? Isn't that why they call it "news"?

While informaton about closed sales in January might be interesting, especially if the news is bad, what does it tell anyone on February 25? The real estate market is what your money can buy today - the houses sold in January aren't there anymore, so really who cares? You can't buy stock today at yesterday's prices... Further, the actual buying decisions were make at least a month or two prior, before the bailouts, etc.

In Sudbury MA, year-to-date, sales are up and both the median and average sales price are up from last year as well, not by much but they've certainly not fallen by 20%. And inventory is up only slighty - some price ranges have more inventory, but most have fewer homes for sale than last year at this time.

In Maynard MA there are only 29 single family homes for sale compared with 55 one year ago. Year-to-date sales are up. The townhouse market is also moving again - I put two under agreement in February, one of which has already closed. The number of townhouses available today is also substanitally less last year - only 22 compared with 37. Sellers are still not getting the prices they want but buyers are also having to pay more than they want.

The point is that supply and demand are what determines the market. What sold, or didn't sell, in January is not news! All real estate is local and in the towns west of Boston, it's not even the town, but the price-point within the town.The public needs to know what's going on today and should be careful about making assumptions based on outdated information. It's our job as professionals to make sure they know today's news!

Marilyn Messenger,CRS, ABR, GRI of RE/MAX Landmark is a market conditions reporter for Realty Times, Active Rain, and various other blogs and sites. The latest market information for Sudbury, Wayland, Weston, Maynard, and Stow MA can be found at www.marilynmessenger.com.

Sudbury MA Market Conditions - Who's Market Is It?

2009-02-13T11:34:00.003-05:00

We keep hearing "it's a buyer's market, thousands of homes for sale, plummeting prices" etc. Well, that's true in other places, and I'm even hearing about inventory being absorbed in Florida, California, Las Vegas...anyway, in Sudbury MA, whether it's a buyer's market or not so much really depends on the price-range.Overall, the number of single-family homes for sale is just about the same as last year at this time - there are 93; last year there were 92, not that many - the highest number of homes for sale that MORE

All real estate is local - get the latest market reports at marilynmessenger.com - complete MLS searches with addresses and maps, news and information to help you plan your next move.

Sudbury MA Real Estate - January 2009

2009-01-11T13:57:00.005-05:00

While 2008 home sales in Sudbury MA were down by 23% from 2007, there were 157 buyers in 2008 who now own a home in Sudbury. Did they buy at the bottom? Well, prices were lower than the previous year – the 2008 median sale price was $600,000 compared with $673,750; the average sale price in 2008 was $697,258 compared with $774,798. The price-range with the most sales was $500,000 to $599,900; there were 25 sales. The overall average time it took to sell a house was 161 days and varied by price-range.

Today’s market in Sudbury: There are currently 78 single family homes for sale; last year at this time there were 78; when I started in real estate in 1993 there were 180 homes for sale in Sudbury! The price range with the most is $1,000,000 to $1,499,900: 15; next is $700,000 to $799,900 – 12 compared with only 2 one year ago. The average time on the market for homes in the seven hundred range is 215 days – maybe some of these should be listed in the six hundred range… sellers need to adjust their thinking to the reality of the market. There are also nine homes with sales pending; and 4 that have accepted offers with contingencies waiting to clear.

Most of us have learned by now that we can’t time markets and that by the time the media reports that it’s a good time to do something, it’s too late for the average person and we’ll mostly likely be buying high again! If you need a home, you need it; it’s not a function of the market, but of your life. A home is not like any other financial vehicle or consumer item. “Home is where the heart is”; a place to live, spend time with the people we care about, curl up with a good book, watch a movie, collect our thoughts, getting away from the craziness… Here, in the U. S., it’s an integral part of our well-being. Even though some people made mistakes by taking risks they shouldn’t have or by not fully understanding what they were doing, over time, nothing compares with the accomplishment of home-ownership. It’s not only financial; it’s emotional and physical too; it’s where life happens! Let’s keep moving in 2009!

find your next home at www.marilynmessenger.com - buyers, you deserve to have an agent on your side too! Learn what a buyer broker/agent can do for you.

Attention Home Buyers - Great Time to Buy in Sudbury MA!

2008-12-08T13:15:00.001-05:00

It’s a great time to buy a home in Sudbury MA! There are 94 single-family homes for sale and both median and average sale prices have dropped during 2008. There were only 6 closed sales during November compared with 23 in November 2007, and 12 during October for both years. The median sale price was $547,500 –down 18.5% from Nov. 2007; the average sale price was $617,917 - a 17.5% drop from the previous year. Average time on the market is up to 201 days from 189. Year-to-date sales decreased 23% from 2007. Both median and average sale prices dropped by approximately 10%.

Overall, the number of homes for sale is the same as last year at this time. However, inventory levels vary by price-range: the ranges with the largest increases are: $700k to $799,900 – 13 for sale compared to 5 last year; $1,000,000 to $1,499,999 – 19 compared with only 8 last year; and over 2 million – there are 12 compared with 4 last year. The price-ranges with the largest decrease in inventory...MORE...

Complete MLS listings, information for home buyers - buyers deserve to have an agent on your side, learn about buyer agency.

Sudbury Real Estate Market Conditions - Activity Slower in August

2008-09-23T09:57:00.000-04:00

Welcome to the market conditions report for Sudbury MA. Here's what's going on: there are currently 114 active single-family home listings and of those 5 already have accepted offers waiting for contingencies to clear. Average time on the market for current listings is 171 days - last year at this time it was 157. Eleven homes have sales pending compared with 25 one month ago; not unusual since many buyers needed to be in their new homes to start the school year.

Overall, the number of homes for sale has decreased 114 compared with 130 last year at this time.... MORE

Rich in history and natural beauty Sudbury is a picture pretty New England town - click here for a tour.

Find your next home at http://www.marilynmessenger.com/ - complete MLS searches with addresses and maps, local market conditions for Sudbury, Maynard, Wayland, Weston and Hudson, real estate news and information.