4478 Reasons to List Your House For Sale Over the Holidays

Holiday Season is a Great Time to Sell!

The holiday season is such a hectic time for people. Getting together with family and friends, traveling, shopping, decorating, company parties, charity events... 

So why would a home-seller keep their house on the market and even more, why would anyone list their house for sale during this busy time? A lot of real estate agents (who don't work over the holidays) will tell you that no one buys houses over the holidays anyway and you'll get more money if you wait until Spring like everyone else does, right?

Well actually, there are 4478 reasons why! That is the number of single-family and condominium home sellers in Middlesex County who accepted offers on their houses last year between Thanksgiving and January 2. That includes 6 in Sudbury, 14 in Wayland, 17 in Concord, and 8 in Maynard. In Weston, there were 14, 10 in Hudson, and in Acton there were 14.

Sale prices for the properties that accepted offers during the holidays ranged from $160,000 for a condominium in Acton to $5,345,000 for a luxury estate in Weston; and all prices ranges in between. 

So why do houses sell over the holidays? Because:

• Buyers have time to look; unused vacation days; companies give their employees extra time for shopping.
• Holiday/year-end bonuses.
• Pay-raises.
• Motivated buyers who missed out or were out-bid in the Spring, Summer and Fall markets.
• New jobs - companies hire for the new year. Relocating buyers need to make decisions soon.
• People get engaged, married, combine households and need more space.
• Visiting family brings out the nesting instinct.
• Down-payment holiday gifts - click here to out how your family can give money tax-free.
• Good deals; buyers are seeing price reductions from sellers who are ready to move.
• People are in the mood to shop and there's nothing better than buying a house!

As for selling for more money in the Spring, if you are selling your house you are most likely going to buy another place to live. If prices are higher in the Spring, then you will also pay more for your next house. You may sell for less at this time of year but you will also pay less. If your end-goal is to buy another house, then understand that selling is just a step n the process toward buying. You will be ready to act as soon as houses come on the market while other buyers are waiting to sell.

So if your house is currently on the market, hang in there; the inconvenience can be worth it. If you are planning to sell, do it now. You'll be ahead of the competition and be ready to move forward.

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If you are ready to buy or sell in Concord, Wayland, Sudbury, or any of the towns west of Boston - call Marilyn at 508-596-3501 or visit www.marilynmessenger.com to see homes for sale in Massachusetts.

7984 Reasons to Sell Your House Over the Holidays

Holiday Season is a Great Time to Sell!

The holiday season is such a hectic time for people. Getting together with family and friends, traveling, shopping, decorating, company parties, charity events... So why would a home-seller keep their house on the market and even more, why would anyone list their house for sale during this busy time? A lot of real estate agents (who don't work over the holidays) will tell you that no one buys houses over the holidays anyway and you'll get more money if you wait until Spring like everyone else does, right?

Well actually, there are 7984 reasons why! That is the number of single-family and condominium home sellers in Middlesex County who accepted offers on their houses last year between November 15 and January 15. That includes 22 in Sudbury, 12 in Wayland, 17 in Concord, and 18 in Maynard. In Weston, there were 16, 22 in Hudson, and in Acton there were 30!

Sale prices for the properties that accepted offers during the holidays ranged from $108,000 for a condominium in Acton to $5,500,000 for a luxury estate in Weston; and all prices ranges in between. 

So why do houses sell over the holidays? Because:

• Buyers have time to look; unused vacation days; companies give their employees extra time for shopping.
• Holiday/year-end bonuses.
• Pay-raises.
• Motivated buyers who missed out or were out-bid in the Spring, Summer and Fall markets.
• New jobs - companies hire for the new year. Relocating buyers need to make decisions soon.
• People get engaged, married, combine households and need more space.
• Visiting family brings out the nesting instinct.
• Down-payment holiday gifts - click here to out how your family can give money tax-free.
• Good deals; buyers are seeing price reductions from sellers who are ready to move.
• People are in the mood to shop and there's nothing better than buying a house!

As for selling for more money in the Spring, if you are selling your house you are most likely going to buy another place to live. If prices are higher in the Spring, then you will also pay more for your next house. You may sell for less at this time of year but you will also pay less. If your end-goal is to buy another house, then understand that selling is just a step n the process toward buying. You will be ready to act as soon as houses come on the market while other buyers are waiting to sell.

So if your house is currently on the market, hang in there; the inconvenience can be worth it. If you are planning to sell, do it now. You'll be ahead of the competition and be ready to move forward.
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If you are ready to buy or sell in Concord, Wayland, Sudbury, or any of the towns west of Boston - call Marilyn at 508-596-3501 or visit www.marilynmessenger.com to see homes for sale in Massachusetts.

Who's Buying Houses in Stow?

Stow is one of the most beautiful towns west of Boston and the video above shows three properties that my buyer clients including first-time buyers, move-up buyers, and active adults/55+ purchased over the summer.

So what did they buy in Stow? The first home shown, a classic 4 bedroom colonial-style, was purchased by first-time buyers who wanted quiet and privacy and land. They were happy to trade off granite counters and stainless steel appliances for a quiet location and a gorgeous acre lot!
The house needs some updating but the purchase price was under-budget and they are willing and able to do some work to have a place they can call home for many years to come!

The second photo is a new development for seniors/55+ that includes attached and detached townhouses with first-floors master suites, full basements, and 2 car-garages. The buyers are moving to Stow to be closer to their grandchildren in Concord. They are happy to have their own buyer agent helping navigate the buying process and help them get to know the area. More about buyer agency for new construction...

The third house is nicely updated expanded split-level home also on an acre lot with a gorgeous backyard. These move-up buyers who sold their townhouse in Maynard were willing to trade a neighborhood location for a more main road to get the amount of interior space and outdoor area they want for entertaining fiends and family!

Homes for Sale in Stow: There are 19 single-family houses for sale in Stow; last year there were 24 for sale. List prices in Stow range from $349,000 to $1,200,000. Lower inventory is putting upward pressure on prices in Stow but there are still some good values available. The median list price for a single-family home is currently $699,000; last year it was $582,400.

The median home sale price for a single-family home in Stow has gone up 14.91% since 2013!  See the most recent market report for Stow. 

With it's abundant apple orchards, farm stands, and golf courses, Stow is a very popular place for people to visit in the Fall. If you've been in your house for 5 or more years and are thinking about selling traffic will be peaking soon so let's talk - 508-596-3501.

Perfect Fall Day in Stow  - October 2016!

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About the author: Marilyn Messenger, a licensed broker, Certified Residential Specialist, Accredited Buyer Representative, Certified Luxury Homes Specialist and Million Dollar Guild Member associated with Andrew Mitchell and Company, has been representing buyers and sellers  in Stow, Maynard, Concord, Sudbury, Wayland & west of Boston since 1993.

Condominium Market in Maynard Getting Stronger

18-5 Deer Path - Under Agreement

After many years of slow sales, the market for condominiums, and especially townhouses in Maynard has improved substantially this year! Year-to-date, there have been 14 condos, including 2 apartment style and 12 townhouses, sold compared with 9 for the same period in 2015. Sale prices for townhouses in Maynard YTD range from $145,000 for apartment style condominiums to $399,900 for new construction townhouses.

Current listings: There are currently 10 condominiums for sale in Maynard; five are higher priced new construction townhouses. The other five are in the established townhouse communities of Deer Hedge Run, Oak Ridge, and Apple Ridge. See condominiums for sale in Maynard and nearby towns.

Under Contract (Accepted Offers and Sales Pending): There are 7 condominiums with offers accepted waiting for contingencies and 9 sales pending. Several of the townhouses that are under contract had accepted offers within just a few days. Demand is strong from first time buyers and down-sizers. Condominiums can be a great way to own a home without having to be concerned about exterior maintenance and townhouses often have more space and amenities than single family homes for the same price.

Coming Soon: Deer Hedge Run townhouse with 2100+ square feet of living space spread over 4 finished levels that include a finished loft with fireplace, and a full finished walkout lower-level with a slider, laundry room, and full bath with a stall shower. The open floor offers flexibility for entertaining and everyday living. Beautiful yard and private wooded views. And, just a few steps to the pool, tennis courts, fitness room, and community guest parking. Call 508-596-3501 for details.
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About the author: Marilyn Messenger, a real estate broker, Certified Residential Specialist, and Accredited Buyer Representative associated with Andrew Mitchell and Company in Concord,  has been selling townhouses in Maynard, Sudbury, Concord, Wayland, and the towns west of Boston since 1993. As a townhouse owner and resident and former board of trustees member, she knows first-hand about condominium living. Contact Marilyn if you are thinking about buying or selling a condominium.

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Condominiums – Easy Living, Parking, Pets, and Pools

Had Enough?

It's been a tough winter and a lot of homeowners, especially empty-nesters have had enough and are ready to consider condominium living. Empty-nesters have a variety of choices since most of the communities that have been built and that are currently under construction are "active adult" communities that cater to the over 55 home-owner. You not only get an easier lifestyle but also the opportunity for the features you don't have in your current home.

Condominiums are also attractive to first time home buyers. They tend to offer more appropriate living space than 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 condominium at any stage of life may be a good option for you. For the most part, exterior maintenance is taken care of by the homeowner association so you don't have to be concerned about exterior painting, landscaping, snow plowing, roof replacement, etc. - the benefits of home ownership without a lot of the work!

A condominium is a form of home-ownership that can include a variety of home-styles including attached townhouses, detached single-family homes, apartment-style, duplex, or one floor in a multifamily house. Whatever the style of condominium, there will be a Homeowner Association that will govern the according to the master deed and rules and regulations of the entity.

Most homeowner associations (HOAs) 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, pets, and swimming pools seem to be the biggest issues but there may also be rules holiday decorations, gardening, decks, facility usage; bicycle and baby carriage storage, rental restrictions - some communities do not allow any rentals.

Unit-owners are most often responsible for windows and doors and you may be required to take care of some outdoor areas including landscaping, deck maintenance and snow clearing of exclusive use areas – those are areas that are part of the common property but are considered to be part of a unit. Inside the unit, homeowners are responsible for plumbing, electrical, etc. unless these items service more than one condominium unit. While there is certainly less maintenance than living in a single-family home, it is not like living in an apartment where you call the landlord if something goes wrong.

If you are financing your purchase with a mortgage, your lender will review the budget and send a questionnaire asking about the financial condition of the development - i.e. number of owner occupied units, if there are any pending lawsuits, special assessments. 

As the buyer, it is really important for you to read the rules and understand what your responsibilities will be – the ads for “maintenance free” may not be 100% accurate. 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. 

Living in a condominium is a great lifestyle 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 of Trustees, and won't mind trading some personal freedoms in return for convenience.

Once you accept the condominium rules and understand your responsibilities you can move forward and enjoy the lifestyle that's right for you! Check out condominiums for sale.

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Marilyn Messenger has been representing condominium (including new construction) sellers and buyers in Sudbury and the nearby towns west of Boston for 21 years. She served on the Board of Trustees at Deer HedgeRun in Maynard for 2 years and understands how Homeowner Associations function.  MORE...

Sudbury Real Estate Market Update - Sale Prices Up in May!

Sudbury MA - Sale Pending

Overall, the Sudbury market is similar to many of the desirable suburbs that are commutable
distances from Boston, Cambridge, and Waltham.

There are fewer single-family homes for sale that last year at this time. The number of closed sales both in May and year-to-date through May 31 is also less than in 2013 for the same time periods. Median sale prices are for closed sales were higher higher, and the luxury properties market is thriving again as is the 55+ condominium market.

Lower supply meant to increased competition among buyers and it was not unusual to see houses have accepted offers within a day or two; many receiving multiple offers/bidding wars. I am starting to see some closed sales with sale prices above asking. Keep in mind, it generally takes about 60 days to close from the time of an offer; the buying decisions for these houses were made a couple of months ago at the peak of the Spring market.

As busy as the market has been, there were still very single-family home sellers who had to reduce their list prices because their houses were not selling.

Here is the link to more details on my Trulia blog. Contact me at 508-596-3501 to discuss how the market effects your decision to buy or sell a house in Sudbury. Search for homes or request a market valuation for your home at www.marilynmesenger.com.
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Wayland Sudbury Home Prices Up 20%!

Great news for home sellers in Wayland and Sudbury! The real estate market is back!

Year to date, the median sale price for single-family houses is up 20% over last year. Meanwhile, the number of homes for sale remains historically low making this a great time to put your house on the market if your ready to move.

There are currently 30 single-family properties for sale in Wayland. 8 properties already have accepted offers and are being shown for backup. In Sudbury there are 44 single-family homes for sale and 14 properties have accepted offers. Buyers are moving quickly on houses that are priced and marketed correctly and there is definitely a pent-up demand.

Prices for single-family houses in Wayland range from $325,000 for a 2 bedroom, 1 bath ranch-style home on a fairly busy road, to $9,300,000 for a 23 room luxury estate on 12+ acres of land. The median list price in Wayland is $1,220,000. The prices range with the most opportunities is $1,000,000 to $1,499,999; there are 10 properties for sale.

Prices in Sudbury range from $429,000 for a 3 bedroom, 1 bath ranch-style home on a side street, to $3,495,000 for 13 hilltop estate on 7+ acres with it's own 3 par mini golf course for practice. The median price in Sudbury is $950,000. As in Wayland, the price range with the most opportunities is $1,000,000 to $1,499,999. Many of the luxury homes in Sudbury have been on the market for a year or longer; some of these sellers may be ready to negotiate. See homes for sale.

Sudbury and Wayland also have some excellent choices for condominiums including new townhouses. If you are thinking about buying new construction, remember, the real estate agent at the site is working in the best interest of the developer. If you want a buyers agent to work on your behalf, do not visit the site without your agent as you will lose your right to representation. Contact me for additional information about buying new construction.

See the full market updates at http://www.marilynmessenger.com and contact me if you're thinking about selling, buying or both.

Wayland - Home Sales Double in July!

Current (8/29): There are 75 family homes for sale in Wayland last year at this time, there were 98. List prices range from $199,900 to $14,900,000. The median list price is $899,000. Last year at this time the median list price was $618,950. Click to see all of the homes for sale in Wayland.

This is good news for people who are ready to sell; less competition generally leads to quicker sales and potentially higher prices. Buyers are ready for new listings to come on the market in Wayland.

Closed Sales July 2012: there were 22 closed sales of single family homes in Wayland during July 2012, double the number of sales in July 2011. The median sale price was $584,175, 5% less than the July 2011 median of $610,000.

Pending Sales:  Pending sales for single family homes in Wayland were also higher than in July 2011. 28 compared with 10. Only 19 new listings came on the market in July 2012 compared with 29 in July 2011.

Y-T-D through July 31, 2012: Closed sales were up by 50% in Wayland for the first seven months of 2012; there were 110 up from 73 for the same period in 2011. The 2012 median sale price was $552,500 was 3.5% higher than last year for the same period.

Condominiums: Sales of condominiums, including garden style and townhouses, also doubled in July; there were 4 closed sales. Sales for the first seven months were up by 71.4% - 36 sold compared with 21 the previous year. However, median sale prices were lower both for the month of July and for the first 7 months of 2012 compared with the same period in 2011.

Click here for the latest report from the Greater Boston Real Estate Board.

Find your next home here.
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Sudbury (MA) Real Estate 3/1/201 - Spring Comes Early to Sudbury!

Mild weather, low interest rates, pent up demand, lower prices... the spring residential real estate market has started early in Sudbury.  Although the number of single family homes for sale is substantially higher than last year at this time 114 up from 82, 32 of the active listings already have accepted offers! Additionally there are 17 properties with sales pending. The average time on the market for active listings is 178 days compared with 249 last year; however, as with inventory, time on market varies by price range.

Current list prices in Sudbury range from $229,900 for a 3 bedroom, 1 bath bank-owned home; up to $3,199,999 for a property located in the Wayside Inn area, described in MLS as “a palatial mansion” on 10+ acres that includes a museum with room for 70 cars. Both median and average prices in Sudbury are lower than they were last year. The median list is $777,000, last year it was $872,500; the average is $905,436, last year it was $1,057,914. There have been 30 price reductions on 27 single family homes since the first of the year.

Although the overall market is active for this time of year, for the luxury home sellers, no so much. There are 33 properties listed for over $1,000,000 in Sudbury, many of which have been on the market for over a year and some for as long as 2 years or more. In addition to the high number of luxury properties available, foreclosures and short sales* in Sudbury and as well as in Wayland, Weston have reduced values and provided excellent opportunities, especially for cash buyers.

Year to date (as of 2/29) there have been 16 closed sales in Sudbury, up from 12 last year. As with current listings, median and average sale prices were lower than last year. The median sale price was $475,000; the average was $616,000. The average sale price to original list price ratio was 89%; the average sale price to final list price ratio as 96%. These ratios are important because many sellers assume that they will get less money if they ask less when actually the opposite is true. Price is based on supply and demand; properties that are priced correctly attract more buyers, therefore increasing demand and increasing the price.

The condominium/townhouse market, which consists of mostly new construction in Sudbury, is also very active. However, unlike the single family market, the number of units for sale is substantially less than last year, only 12 compared with 26; and of the 12, 4 already have accepted offers. So it’s no surprise that list prices are up. The median list for a condominium in Sudbury is $634,500 and the average is $624,116.  

Check out what's for sale in the Sudbury area at www.MarilynMessenger.com.

* A short sale can be an alternative to foreclosure for a distressed homeowner. If you or someone you know needs help, Contact Marilyn for a confidential chat.

Marilyn Messenger is Short Sale certified and a member of the Luxury Homes Marketing Institute with a successful track record of closing short sales (only approx. 25% of short sales close, not every Realtor has the know-how and tanacity to get the job done.)

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

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.