Concord MA - Median Home Prices Up for 2017

Concord MA - Single-family Median Prices - 5 years

As in most towns and cities in Massachusetts and throughout the U.S, the residential real estate market in Concord is setting new records for median home prices!

Here is the latest market data for Concord:

Homes for Sale 7/7/2017: There are 88 single-family properties for sale in Concord; last year at the same time there were 97. List prices on in Concord range from $483,880 to $8,950,000; the median list price is $1,477,450. The median list price last year in Concord was $1,398,000. Luxury home buyers have a variety of options in Concord and with the time on the market in excess of 6 months in many cases, some of these home sellers may be ready to negotiate.  See all of the properties for sale in Concord.



Condominiums for Sale: Concord offers a variety of condo styles including garden-apartment, townhouses, new construction, duplexes, and detached single-family homes; some are age restricted for seniors over 55. There are currently 9 condominiums units for sale in Concord; last year at this time there were 16. Prices ranges for condominiums in Concord range from $318,000 to $$1,099,000; the median list price is $465,000, last year it was $874,500.

Pending Sales: There are currently 52 single-family homes with sales pending and three that have accepted offers and are being shown until contingencies are met.

June Closed Sales: There were 20 closed sales in June 2017, down from 33 in June 2016. Not surprising, the median sale price of $1,399,475 was higher than in June 2016 when it was $1,249,900.



Check out the latest reports as of 6-30-2017 from MLSPIN: including data year-over-year, and five year comparisons for single-family homes. Please contact me for additional information about condominiums. Remember, every home and every client is different so it is important to understand the similarities and differences when you are planning to sell, buy or both.|
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Want to know more? Call me at 508-596-3501 or
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Click here for the latest market reports for Sudbury, Wayland, Maynard, and Stow.

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About the author: Marilyn Messenger is Certified Residential Specialist, Accredited Buyer Representative, a Certified Luxury Homes Marketing Specialist and Million Dollar Guild member associated with Andrew Mitchell and Company in Concord MA. She has been representing buyers and sellers in the towns west of Boston since 1993. Click here to see what her clients say.

Sales Tax Holiday Weekend; So What's a Tax Stamp?

Everyone knows this weekend is the Massachusetts sales tax holiday! Who doesn’t love a tax

holiday? We hear a lot of news about federal income tax, state income tax, property taxes, capital gains tax, tax loop-holes, proposals for new taxes on everything from gasoline to computer services…taxes are always being talked about.

The tax we never hear about is called a “tax stamp”. A what? It’s the tax the state of Massachusetts collects when you sell a house. When I talk with people who are planning to sell their home about what their selling expenses will be, they are almost always surprised (and not in a good way) to hear they have to pay the state when they sell.

How much is it? $4.56 per thousand and unlike federal gain taxes that are only on the “gain” and there are standard exemptions (check with you accountant), tax stamps are paid on the total sale price whether you have a gain or not.

Example: You sell your house $550,000. The tax would be 550 x $4.56 = $3,058.00. This is the amount that will show up on the as a deduction on the sellers side of HUD settlement statement and paid at closing (before you get the proceeds.)

So that's what a "tax stamp" is! Enjoy the sales tax holiday even if you're planning to sell!
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Marilyn Messenger has been selling residential real estate  in the Wayland/Sudbury area for 20 years. Visit www.MarilynMessenger.com or call 508-596-3501 for answers to your home selling and/or buying. questions.

Mobile Office - Favorite Apps

As a REALTOR, my clients expect me to be able to provide services from wherever I am to wherever they are. The days of telling people to wait until I get back to “the office” or telling them they need to scan, print or fax documents, are so yesterday. They don’t have scanners, printers or fax machines when they’re at home or on vacation and that’s when real estate happens!

If you run a business then like it or not these electronic devices are becoming your office too.

Here are a few apps that will run and sink multiple devices (smartphone, IPad/tablet, laptop, desktop) and store everything in the Cloud so you can access you files from anywhere. Using them enables me to provide great service while keeping my business organized and productive and I know they will help you with your business too. BTW, they’re free!

1.       Evernote: take notes, record voice notes, keep client files organizes, share documents and PDFs that anyone can open, take photos. You email directly to your files (Evernote calls them notebooks).

2.       Stitch: helps you mark up and edit photos and PDFs – the other day I emailed a PDF to a mortgage underwriter to show her where the town inspector signed off on a permit. The scanned copy that I was sent was not clear and the recipient could not see where he signed. I used stitch to draw a red circle around the signature and we were all set. No printing or scanning…

3.       Docusign Ink: my clients think it’s great to be able to create their signature with their finger or stylus right on the IPad. I can also circulate docs for email signatures. No need for printers or scanners. The documents are clear. The signatures are legal and secure.

4.       IBooks – View a PDF as a presentation.

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Marilyn Messenger, a Certified Residential Specialist serving Concord, Wayland, Sudbury and the suburbs west of Boston, has been combining cutting-edge technology with personal service to the make the home-buying and selling process easier and convenient for 20 years. Visit www.marilynmessenger.com for more. Connect with Marilyn’s Real Estate profile on Google+.

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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.)