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.

New Construction - Common Misconceptions

Everyone Loves New Construction!

Builder confidence is up! New single-family homes and condominiums are finally being built again and what’s better than having everything shiny and new, built with state-of-the art materials, energy efficient systems and appliances, and everything to fit the way you live, work, and play?

Given the choice, a lot of home buyers would prefer to purchase a new home than a house that someone else has lived in; especially buyers who don’t have the time, interest, or money for repairing or renovating a house that someone has lived in.

Whether you are a first-time buyer, moving-up, down-sizing/right-sizing, or someone who has bought and sold multiple times, if you have not purchased new construction before or you did it along time ago, you may have some misconceptions about buying new construction. Here are a few common misconceptions about new construction.

Expectations
The biggest misconception about new construction is that because it’s new, it will be perfect! New houses are built by people and we all know that people are never perfect. A new house can have defects just like a resale. While home buyers expect and even look for things to be wrong with an older house that has been lived in, they don’t expect any issues in new house. Realistic expectations are important when buying any house so remember, there is no such thing as perfect!

Selections and Upgrades
One of the most fun things about buying a new home is that you get to pick out flooring, cabinets, counter-tops, appliances, tile, fixtures, etc. and have everything color-coordinated, up-to-date and just the way you want it. With so many choices it’s easy to get carried away with making selections that are so trendy that you may grow tired of them in a short-time. And, it’s also easy to pay for extra for upgrades that you may not need and that really don’t add value.

While it’s nice to have everything done at the same time by the builder, sometimes waiting and getting things done later on your own can be a better and more cost effective choice. If you decide to buy upgrades, buy for own enjoyment and don’t expect that you will get your money back when you sell. What you sell for will depend on the market at the time and as soon as you move-in, your new home becomes used! Buy what you like, don’t over-personalize and don’t do anything because you think it will be a money-maker later especially if you are buying in a large development of similar homes.

Home Inspections
A lot of people have the misconception that they don’t need to do a home inspection when buying new construction because everything is new, under warranty, and you’ll do a final walk-through and prepare a punch-list of items that the builder will fix.

Having a home inspection is just as important for a new house as for a resale. Remember, new is not perfect and there may be items that weren’t installed or not connected properly, etc. A walk-through is not the same as a thorough inspection by a professional home inspector. Buying a home is a big investment; don’t be “penny-wise and pound foolish.” Also, make sure you know exactly what items are under warranty and for how long!

Non-Negotiable
That builders/developers don’t negotiate is another misconception about buying new construction. This is something that home buyers are led to believe by the on-site salesperson who represents the builder, and while most buyers would never accept that premise if they were buying a resale property, for some reason they believe it about new builds.

Builders are like every other seller and whether or not they will negotiate depends on a number of variables – the market, the size of the development, how far along the project is, how qualified you are, which items you want to negotiate about – price, terms, features, etc. Like every other seller, some builders are easier and friendlier and more financially stable than others; some are good business people and know when it pays to be flexible and others just dig in.

On-Site Sales
Another great thing about about buying new construction is that builders make it so easy to buy by building sales models and having an on-site agent/salesperson to help you.

The most important misconception that buyers have about new construction is that they cannot have or don't need a buyer agent/broker on their side. While the majority of home-buyers know that it makes sense to have their own buyer agent represent them and they want a professional whose fiduciary responsibility is to work on their behalf to get them the best deal, help them understand their options in the local market, help them do their due diligence, and negotiate on their behalf when they are buying a resale, many still think that when buying a new home it's OK to go directly to the on-site agent/salesperson and do whatever that seller's agent tells them to.

Unfortunately, too many buyers don't even think about getting their own representation until they've already been to the site, talked with the on-site seller's rep, given up a lot of personal and financial information, and decided to buy. And by then, it's too late!

Yes, you can have your own buyer agent and buying a new house does not take away your right to representation. The majority of new homes are listed on MLS (multiple listing service) just like resale listings, and the listings include an offer of cooperation and compensation to buyer agents. The builder will pay your agent's fee out of the proceeds of the sale, the same as any other seller!

BUT, some new construction seller agents will often include a note on the MLS that buyers do not see that stipulates "buyer agent MUST be present at the first showing." There's the catch! They know that buyers drive around and will often stop at a model home "just to look" and the next thing they decide to buy. On-site agents do not want buyers to have a buyer agent on their side; the seller's agent want to control the buying so they can maximize profits for the builder (and themselves!) I have had buyers tell me that they were told that they could not have a buyer agent because they came to the site without their agent.

Take away
If you already have an agreement with a buyer agent to represent you, make sure you do not go to any new construction sites without your agent.

If you are thinking about buying new construction and do not have a buyer agent, get one before you visit any new construction sites and before you talk with anyone on-site. That way when you decide to buy, you will have a agent on your side! By the way, make sure your agent knows the area and has experience as a buyer agent for new construction.

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About the author: Marilyn Messenger is a licensed broker, Certified Residential Specialist, and Accredited Buyer Representative, associated with Andrew Mitchell and Company in Concord MA. She has been representing new construction home-buyers in Sudbury, Wayland, Maynard, Stow, and the towns west of Boston since 1993. Her clients have purchased new single-family homes, luxury properties and condominiums from both local and national builders. Her experience experience on a local Planning Board, Zoning Board, and board member of an HOA has been especially helpful to her new construction clients. Visit www.marilynmessenger.com for more.

Wayland Home Sales Up 38.6%!

SOLD - 32 Pequot Road Wayland -WaylandHomeSales.com

Current 2/13/2016:  There are currently 23 single-family homes for sale in Wayland. Last year at this time there were 30. List prices for current listings in Wayland range from $269,900 to $6,900,000. The median list price of $1,549,900 is higher than last year at this time when the median list price was $1,187,000. See homes for sale in Wayland.

Y-T-D Pending Sales as of 2/13/2016: 23 single family homes have pending sales including 11 that have accepted offers and are waiting for contingencies to clear. The median list price for sales pending was $739,000. Actual sale prices will be available in approximately 60 days when the sales close.

December Closed Sales: There were 16 closed sales in December, up from 10 in December 2014. The median sale price of $618,000; up 9.6% from December 2014.

2015 Closed Sales: There were 183 closed sales of single-family houses in Wayland during 2015; up 38.6% from 2014. The median sale price for the year was $705,000; up 3.1% from the 2014. 206 single-family houses were 252 listed in 2015 compared with 206 in 2014. 

Price Adjustments/Expired Listings: Even in the most active market properties that are not priced correctly will not sell and prices must be adjusted/reduced. There were 198 price adjustments on 112 single-family properties in Wayland during 2015; the average adjustment was -8.2%.

Expired Listings: There were 33 homes that were listed for sale and expired/did not sell during their listing contract period. These “expired listings” were on the market for an average of 226 days. Some of them came back on the market and are either still active or have been sold.

Condominiums (including garden-apartments and townhouses): Currently, there are 12 condominium units for sale in Wayland. Prices range from $459,000 for a townhouse at Stoneridge Village, to $1,179,000 for a 12 room luxury townhouse at The Field at Mainstone. New construction townhouses at Craftsman Village start at $759,900.

Buyers, you are entitled to have your own buyer agent/broker represented you when you buy new construction. You do not need to work with the builder’s agent, however, your agent must accompany you to the first showing, even if it is “just to look” or get information. If you are looking for easy living see condominiums for sale in Wayland and the nearby towns west of Boston.

                                                      



Five Miles Astride the River: The Story of Wayland from Pelham Island Pictures on Vimeo.

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About the author: Marilyn Messenger, is a Certified Residential Specialist (CRS) and Accredited Buyer Representative (ABR), and licensed real estate broker is associated with Andrew Mitchell and Company. She has been selling residential properties in Wayland and towns west of Boston since 1993. Marilyn's knowledge and experience helps her clients accomplish their housing goals in the shortest amount of time with the least amount of stress. www.WaylandHomeSales.com

Wayland Real Estate - Pendings Sales Up in December

Here is an overview of the Wayland housing market including single-family homes and condominiums. The good news for buyers who would like to live in Wayland is that there are more houses for sale than there were last year at this time. More inventory combined with continued low mortgage interest rates make this a good time to be in the market.

Current 1/28/15): There are 30 single-family houses for sale in Wayland; last January there were 17. List prices range from $290,000 to $9,300,000. The median list price in Wayland is $1,309,000; last year on 1/28 it was $1,199,000. See homes for sale in Wayland.

December Pending Sales:  Good news for home sellers is that pending sales were up 100% from December 2013. 10 homes for sale went pending in Wayland during December 2014 compared with 5 during December 2013. Sale prices for these houses will be available in a month or two when they close.

December Closed Sales: Closed sales of single-family homes were down by 28.6% in Wayland over December 2013. There were 10 closed sales in Wayland during December 2014; and the median sale price of $564,000 was 10.3% less than the median sale price of $628,500 in December 2013.

2014 Closed Sales: There were 132 closed sales of single-family houses in Wayland during 2014; 26.7% less than in 2013. The median sale price for the year was $684,000; up 11.8% from the 2013 median sale price. 206 single-family houses were listed in 2014 compared with 236 in 2013.
 

Price Adjustments: In any market houses that are not priced correctly will not sell. There were 140 price changes/reductions on 80 single-family properties during 2014. Price is the most important part of marketing; it is how your house gets exposed to the right buyers.

Expired Listings: There were 35 single-family houses that did not sell during their listing contract period; these are called “expired listings.” Some of them were re-listed and sold, others were re-listed and still active, and others dropped out of the current market. There are various reasons that properties do not sell: incorrect pricing, inadequate or un-targeted marketing, mismanaged negotiations and communication. Bottom line is that these houses did not meet buyer expectations.

Condominiums/Townhouses: There are 15 condominium units for sale in Wayland; the same number as last year at this time. Prices range from $352,000 for a 2 bedroom, 2 bath, apartment-style in a mid-rise building to $1,225,000 for a 4,300 square foot luxury townhouse with 3 bedrooms and 4.5 baths on Hayfield Lane. The median list price for a townhouse in Wayland is $725,000. New construction townhouses at River Trail Place located at the Wayland Town Center start at $739,000. Click here for the full report for condominiums in Wayland.

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

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About the author: Marilyn Messenger, a Certified Residential Specialist and Accredited Buyer Representative associated with Andrew Mitchell and Company, has been representing home buyers and sellers in Wayland and the towns west of Boston including Sudbury, Concord, Maynard, Stow MA since 1993. Her clients appreciate her area knowledge, attention to detail, negotiation and communication skills. MORE...

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.

Sudbury MA - Housing Market Still "Hot" in September!

September Closed Sales: The Sudbury market was still "hot" in September; sales and

prices were both higher than in September 2012. There were 23 closed single-family home sales during September in Sudbury compared with 6 in September 2012. The median sale price was $675,000 was up from $566,000 in September 2012.

Year-to-date (through 9/30): Sales and prices for the first nine months of 2013 are up over the same period last year in Sudbury. YTD there have been 203 closed sales in Sudbury compared with 183 in 2012. The median sale price in 2013 was $675,800; it was $639,000 for the first nine months of 2012.
Current: As in most places, there are fewer homes on the market than last year at this time (10/16); there are 66 single-family homes for sale compared with 93 on 10/16/2012. List prices in Sudbury range from $409,00 to $3,495,000. See homes for sales at www.MarilynMessenger.com.
The current median list price in Sudbury is $952,000; last year on 10/16 the median list price in Sudbury was $795,000. As in Wayland, the price range with the most choices is one million to 1.499 million – there are 17 for sale. The average time on the market for these properties is 266 days; some of these sellers may be ready to make a deal; most people do not want to have their homes on the market during the winter months. Buyers, this is time to buy if you want to be in your new home for the holidays!

Condominiums (townhouses and garden-apartment style): There were 5 closed sales of condominiums in Sudbury during September; all were new construction. The median sale price was $707,000.

Current: If you’re ready for easy living, there are 13 units for sale in Sudbury compared with 14 last year at this time. Prices range from $219,900 to $849,000; the median price is $714,900. The majority of townhouses for sale in Sudbury are new construction. Tip for buyers: you are entitled to have your own buyer agent/broker represent you when you buy new construction, you do not have to go directly to the builder’s agent. In order to have a agent working on your behalf, you must have your agent accompany you to your first visit to the site even if it’s just drive through to look around. Call 508-596-3501 to find out more. 

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Want to know more? Call me at 508-596-3501 or
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Sudbury Housing Market Update - Prices Rise as Inventory Shrinks

Sudbury Real Estate - Local Housing Market Update



Click here for the latest report from the Greater Boston Association of Realtors. including data for condominiums in Sudbury.
 

Single-Family Homes: Both the number of single-family homes sold and the median sale price during February were higher in Sudbury than in previous years. Year to date (as of 2/28) there have been 25 closed sales for single-family homes in Sudbury - a 47.1% increase over the same period last year.

Current 4/2/13 - The number of homes for sale has dropped by 40% since last year - there are 84 single-family homes for sale and of those, 18 already have accepted offers. Last year on 4/2 there

were 141 for sale. Current list prices range from $269,900 to $3,495,000.The median list price is $889,000 compared with $769,000 last year.

Overall, there is a 4 month supply of single-family homes for sale compared with 8 months last year. Supply varies by price. Luxury property buyers still have many excellent options in Sudbury. There are currently 23 estate homes for sale between $1,000,000 and $1,499,999 and only 2 have - this is an almost 9 month supply. There are 8 listings between 1.5 million and $999,999.

Condominiums (townhouse and garden apartment style) - Contrary to the single-family market, the supply of condominiums has increased by 100% - there are 32 for sale compared with 16 last year, however, of the 32, 14 already have accepted offers. The increase is mostly due to the new construction townhouses at Landham Crossing, Mahoney Farms, and Grouse Hill. There are also 3 resale townhouses at Springhouse Pond, 2 of which have accepted offers and are being shown for backup. List prices for condos in Sudbury range from $230,000 for an apartment-style at Northwoods, to $825,000. The median price is $687,450.

While condo living is easier and really tempting after all the snow this winter, it is different than owning your own single-family home. There are many things to consider. If you are considering a condo, including new construction, know that you are entitled to have your own buyer agent /broker represent you. If you want someone on your side, and who wouldn't, contact me before you visit the site; visiting the site first could cost you.

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Get the latest market reports for Wayland, Sudbury, Maynard, Stow and Acton MA at www.marilynmessenger.com or call 508-596-3501 if you are looking for a knowledgeable, experienced, educated and caring real estate broker and buyer agent to help you buy or sell a home.

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Acton (MA)Real Estate - Home Sales and Prices Up in May 2012

Single Family Homes: There are currently 94 single family homes for sale in Acton MA; last year there were 123 at this time. List prices range from $180,500 to $1,099,888. The median list price is $574,950 – 50K less than last year at this time; the average list price is $567,167, last year it was $573,517.

The Acton residential real estate market is very active. Of the 94 single family homes on the market, 25 already have offers accepted waiting for contingencies to clear, so the actual number of single family homes for sale is very low. Additionally, 35 single family homes went pending during May compared to 21 in May 2011.

May Closed Sales: Closed sales and sale prices for single-family homes in Acton were up substantially in May. There were 20 sold compared with just 8 during May 2011. The median sale price was $511,250; up from $432,000. The average was $518,320, up from $475,625. Based on the limited supply of homes on the market, buyers can expect competition and prices for homes increase. However, the market generally slows down during the summer so buyers who want to live in Acton should stay in the market and be prepared to step up if they find a home that suits their needs.

Year-to-date Sales: There were 55 single-family closed sales in Acton between January 1 and May 31 2012 up from 46 during the same period in 2011. The median sale price was $497,500, higher than May 2011 of $453,750. The May 2012 average price was $497,784; the average price in May 2011 was $521,014.

Condominiums and Townhouses: The supply of condominiums and townhouses in Acton has declined from last year at this time; there are 63 for sale compared with 76 last year. Prices range from $85,000 to $680,000. The median price is $289,800; last year it was $261,950. The average is $331,474; last year it was $268,625.

Acton has good selection of new construction attached and detached townhomes. Buyers can have their own buyer agent representing them but remember, the buyer agent must accompany the buyer to the site the first time they visit the site. If you’re interested in new construction, find a buyer agent first. While the agent on-site will be very friendly and helpful, remember, that person’s job is to act in the best interest of the builder, not you! A buyer agent who knows new construction and who knows how to negotiate can save you money.

Closed sales: Condominium sales are down from last year. There were 28 closed sales of condominiums and townhouses from 1/1 – 5/31/2012; there were 32 for the same period in 2011. The median price was $183,600; the average was $231,182; both lower than last year.

Source: MLSPIN (Multiple Listing Service Property Information Network)

Acton MA Real Estate Update - Active Start to Spring Market!

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Single Family Homes: There are currently 76 single family homes for sale in Acton MA; last year there were 65 at this time. List prices range from $199,000 to $1,395,000. The median list price is $577,900; the average list price is $594,776, both higher than one year ago when the median was $549,900 and the average list price was $568,882.

The market is Acton is very active. Of the 76 single family homes on the market, 27 already have offers accepted waiting for contingencies to clear. There are also 23 homes with sales pending. The average list price for sales pending is $500,781. The average list price for properties with accepted offers is 516,534 – offers accepted are the most recent activity. We will know the actual sale prices when the properties close.

The average list price for these homes is lower than the average list prices for current listings that do not have accepted offers (unsold listings) and also lower than the average sale price in Acton for 2011. So here the million dollar question: is high activity due to lower list prices and will it continue as sellers ask more? In theory, price is based on supply and demand and if high activity continues and supply declines, then prices should go up; or will buyers step aside again? Stay tuned for next month’s report.

Year-to-date Sales: There were 14 single-family closed sales in Acton between January 1 and March 15; there were 15 during the same period in 2011; and median and average sale prices were both lower. The median sale price was $452,250, down from $553,000 in 2011. The average price was $503,130, also less than for the same period in 2011 when it was $561,560.

Condominiums and Townhouses: The supply of condominiums and townhouses in Acton has declined substantially from last year at this time; there are 46 for sale compared with 65 last year. So it’s no surprise that list prices are higher than last year. Prices range from $85,000 to $750,000. The median price is $272,400; last year it was $229,700. The average is $316,030; last year it was $278,158.

Acton has good selection of new construction attached and detached townhomes, and yes, buyers can have their own buyer agent representing them, however, the agent must accompany the buyer to the site the first time they visit. If you’re interested in new construction, find a buyer agent first. While the agent on-site will be very friendly and helpful, remember, that person’s job is to act in the best interest of the builder, not you!

Closed sales: There were 12 closed sales of condominiums/townhouses from 1/1 – 3/15/2012; exactly the same number as for the same period in 2011. The median price was $163,600; the average was $167,655; both lower than last year.

Source: MLSPIN (Multiple Listing Service Property Information Network)

Visit www.marilynmessenger.com for the latest market reports for Acton, Maynard, Sudbury, Wayland, and Stow. "Like" us on Facebook at Living West of Boston.

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.)

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

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)

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

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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Wayland Real Estate Report - Third Quarter Home Sales Up!

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!


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