Condo Living - Are Your Ready?

Under Contact! End-Unit at Deer Hedge Run  - 3 Level Townhouse.
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A condominium is a shared form of property ownership that includes 1) a divided interest - the inside of an apartment, townhouse, part of a duplex, a unit in a mult-family, or detached home; 2) an undivided interest, i.e. roofs, exterior siding, recreational facilities, elevators, etc.; 3) and there can also be exclusive use areas, i.e. parking spaces, decks, balconies, garden areas.

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 are just too busy or not interested in working around the house, owning a condominium is a good option for you. 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!

SOLD - New Construction at The Regency in Stow
Attached and Detached Townhouses for Adults 55+

A lot of empty-nesters are ready for a change and have someone else take care of things, especially during the winter months! Wouldn't it be nice to just lock the door and go somewhere warm next winter without having to worry about who's going to shovel?

There are a variety condominium options for people over 55+/active seniors in Sudbury, Concord, Wayland, Hudson, Acton, and many of the nearby towns including resales and  new construction. Click here to see condominiums for sale.

Condo living 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, or is willing to volunteer to be on the Homeowners Association Board of Trustees (HOA), and won't mind trading some personal freedoms in return for convenience.

Buyers know that condominiums/homeowner associations have rules that govern the community. Any offer 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 and pools seem to be the biggest issues but there may also be rules about holiday decorations, gardening, decks, facility usage; bicycle and baby carriage storage, rental restrictions - some communities do not allow any rentals. Some associations restrict what vendors you can use to replace the windows and doors... Yes, units owners are often responsible for windows, doors; know what you will be responsible for.

Your 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!  

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It has been a pleasure representing condominium (including new construction) sellers and buyers in Sudbury and the nearby towns west of Boston for 25+years. If you are planning to buy or sell a condominium, I would be happy to help you. Call 508-596-3501.

Here are some of the condominiums my clients have bought and sold in the towns west of Boston:

 

Audubon Hill, Acton  - 55+

Oak Ridge Maynard

Ingham Lane West Concord

WestRidge Hudson

Springhouse Pond Sudbury

   

Deer Hedge Run Maynard

Regency at Stow

Time for a Condo?

Time for a Condo?

Owning a home can be a lot of work especially when you live in Massachusetts! Anyone who lived here during the winter of 2015 remembers the seemingly never-ending snow storm after snow storm! With a foot in some places last week and blizzard warnings for the next two days, here we go again! After the snow is done, there's fixing the roof, repairing the siding, landscaping - there's always something...

First-time buyers at Oak Ridge, Maynard

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. 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. You won’t mind trading some personal freedoms in return for convenience, right?

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

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 or rental 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.

"Active Adults" at their detached townhouse in Hudson

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!

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About the author: Marilyn Messenger, a licensed real estate broker, Certified Residential Specialist (CRS) and an Accredited Buyer Representative (ABR) associated with Andrew Mitchell in Concord, has sold dozens of condominiums and townhouses (new and resale units) in Sudbury, Wayland, Maynard, Concord, 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. Search for homes at www.MarilynMessenger.com 

Single-family condo at 9 Ingham Lane Concord - Sold for $895,100

Under Contract - Deer Hedge Run Townhouse Maynard

   

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Millennials Becoming Homeowners!

First-Time homeowners at their townhouse in Maynard

Housing wire magazine recently published and article entitled Realtor survey: Millennials are no longer a renter generation. Well, I guess it's a catchy headline but really what's the surprise? Millennials are smart, hard-working people and they want the same things every other generation wanted when they were establishing themselves as self-sufficient adults - financial security and a comfortable place to live where they can have a great quality of life that to enjoy now and in the future.

These happy home-owners (pictured above) closed in September on their first home, a townhouse at Oak Ridge in Maynard and they are so excited about their move. After renting a similar townhouse for a couple of years at Deer Hedge Run in Maynard, like a lot of smart Millennials, they decided it was time to pay their own mortgage instead of their landlord's. With rents going through the roof, and interest rates as low as they are going to be for a long time (the Fed has said they will start going up again by year-end) a lot of younger buyers are coming into the market and Maynard has some great opportunities for townhouses and single-family homes. See homes for sale at www.marilynmessenger.com.

While headlines are focusing on Millennials becoming home-owners, baby-boomers are a large segment of the housing market and they are moving to down-size/simplify, relocate, or change their lifestyles. I recently worked with a couple who owned a two-family house in the city. Tired of the congestion and of being a landlord, they wanted a smaller, more manageable single-family house and decided Maynard would be the place to move. They had friends in Maynard, love the open space and the thriving arts community; she is an artist. And like many boomers who may be eligible for retirement, he is still works in Cambridge and is finding the commuter rail service from west Concord an easy commute. They closed on a single-family in Maynard this past month and are happy with their choice.

Home-ownership is not about age. It is about making smart financial decisions and being comfortable in a place where you can do the things that are important to you. It's never too soon or too late to make that move!
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About the author: Marilyn Messenger is a licensed real estate broker, a Certified Residential Specialist and Accredited Buyer Representative associated with Andrew Mitchell and Company in Concord MA. She has been representing buyers and sellers in Maynard, Sudbury, Wayland, Concord, Stow, and the towns west of Boston since 1993. Click here to read what her clients say.

Hilltop Townhouse in Maynard | Short Sale $232,000

Hilltop Townhouse at Oak Ridge - 4 Finished Levels - Privacy, Views

If you have been looking for a great opportunity to buy a townhouse, check out this short sale listing at Oak Ridge in Maynard for a spacious 4-level townhouse with 2 bedrooms and 2.5 baths, central air-conditioning, fireplace, and parking for 2 cars, privacy, views, and a community pool that has just been listed for $232,000! It is an easy location for commuting on Route 117 to Waltham/Route 128 or west to Route 495 or the commuter rail in Acton, West Concord, or Lincoln. Minutes to Maynard center shops, restaurants, movies, arts, farmers’ market; parks, hiking trails, and of course, everyone’s summer favorite Erickson’s Ice Cream! Everything you need for comfort and convenience at an affordable price.

While it is always difficult for a homeowner to make the decision to go forward the short sale process, for many people it is their best option for being able to move on, and having these properties come to market can be a great opportunity for a buyer who is not on a tight deadline for moving. Other than time, patience, and some extra paperwork, buying a short sale is really no different than buying any other property. A qualified short sale buyer can have a mortgage and a home inspection contingency, although don’t expect a seller who is underwater to make repairs, and if it’s a condominium you will be able to your attorney review the condo documents and do your due diligence.

For additional information or to schedule an appointment for a viewing contact Marilyn Messenger.
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About the author: Marilyn Messenger, is a licensed real estate broker associated with Andrew Mitchell and Company, Concord and has been representing buyers and sellers in Wayland, Sudbury, and the towns west of Boston since 1993.

She is a certified short sale representative (SFR) and has a successful track record closing on short sale listings. Additionally, she holds the Certified Residential Specialist (CRS) and an Accredited Buyer Representative designations.
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"Marilyn handled the short sale of my home in Wayland, MA. She did a great job with our property & had it under agreement in the blink of an eye. As with all short sales, the bank makes it difficult for everyone involved. However, Marilyn kept the buyers and the sellers up to date at every turn and she even handled all signing of documents electronically which made life so much easier, especially seeing as I was living out of state. She also had to deal with both myself and my ex, we are very much estranged, and she was even able to navigate those difficult waters with ease. She faced many challenges in handling the sale of this property and she overcame each one easily and with great professionalism. I wouldn't hesitate to recommend Marilyn to anyone looking for a buyers or sellers agent!!" Kimberly Bellavance, Wayland   

Do You Like to Share? How About a Condo?

        

Would You Like To Share A Pool?

While living in a condominium is a great lifestyle for a lot of people who want the benefits of home-ownership without a lot of the work, it is important to understand that a condominium is a shared form of ownership. The condominium form of ownership can apply to an apartment-style, townhouse, duplex, or detached single-family home. Condominiums are also common for  business uses including office condos and even retail space. 

Regardless of the condo style you decide to buy, you need to be willing to go along with some rules and restrictions, and possibly having to pay for some amenities, repairs, or improvements that benefit the community but maybe not each individual owner. 

Here is a link to a recent blog post on LinkedIn that talks about some of the things you need to consider if you are thinking about buying a condominium or a single-family home in a community with a home-owner association (HOA).
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Contact Marilyn Messenger for additional information about condominiums and visit www.marilynmessenger.com to search for condominiums Wayland, Sudbury, Maynard, and the towns west of Boston.

Sudbury Home Sales and Price Up in Q3

Sudbury Market Report

Sudbury Real Estate - Local Housing Market Update October 2014

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

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

Sudbury - Under Contract in 3 Days!

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

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

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

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

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

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

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Sudbury Real Estate: March Home Sale Prices Up 14%

Great news for home sellers in Sudbury. Sale prices were up 14% for single-family homes. Inventory in Sudbury MA remains low; less competition makes this a good time to put your house on the market for sale. Check out the video for more.

Visit www.marilynmessenger.com for additional details about the Sudbury real estate market including condominium/townhouses. You can also view reports for Wayland, Concord, Maynard, and Stow MA.

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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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Sudbury MA - Home Sales and Prices Continue Upward!

Currently there are 161 single family homes for sale in Sudbury; last year at this time there were 157. Forty of the 161 active listings already have accepted offers and are being shown only for backup offers until contingencies have been fulfilled.
List prices in Sudbury range from $154,900 to $2,795,000. The good news for buyers, and for sellers who plan to either move up or down-size in Sudbury, is that median and average list prices are lower than last year at this time. The median is $729,900; the average is $859,179. The median last year at this time was $795,000; the average was $905,375.
Homes that are priced correctly are selling quickly however, there were also 37 price reductions on 33 properties during the past 3 months; the average change was -5.37%. This is important for homeowners who plan to sell to keep in mind when deciding on the list price.
Sales Pending: There were 33 single family properties that went pending in May, up from 25 in May 2011 and also up from 20 this past April. These pending sales will close in the next month or two and sale prices will be known upon closing.

Closed Sales May: There were 23 closed single family home sales in May, up from 14 in May 2011. The median sale price was up - $723,000 compared with $627,500 in May 2011. The average sale price was also up - $728,622; the average in May 2011 was $627,500.
Year-to-date Sales (1/1/2012 - 5/31/2012): Year to date sales and prices continue to increase over last year. There have been 74 closed sales in 2012, up from 48 for the same period in 2011. And sale prices are also up. The median sale price in Sudbury through 5/31 was $673,200; up from $568,500 for the same period in 2011.

Condominiums/Townhouses: – Closed sales of condos in Sudbury were also up in May and year-to-date over last year for the same period. There were 4 in May, up from 2 in May 2011, however, median sale prices were lower - $553,750 compared with $597,500 in May 2011. 

If you want to live in Sudbury, be prepared to step up when you find a house that fits your needs. Get pre-approved for a mortgage before you visit any houses so you know exactly what you can afford. Decide what the trade-offs are (location, size, and condition) and connect with an experienced buyer broker/agent who can navigate you through this busy market!

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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.

Wayland Real Estate Report -Active Early Spring Market!

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Single Family Homes: Spring market has started early in Wayland and home buyers are recognizing that this is a great time to buy. Although there are 84 single family homes for sale in Wayland compared with 57 last year at this time, 14 already have accepted offers that are being shown for backup offers only. Pending sales are also high for this early in the season; there are currently 22 single family home with sales pending.

Prices for single family properties in Wayland range from $244,900 to $14,900,000. The median price is $779,000; lower than last year when it was $826,500. The average list price is $1,152,814 only a few dollars less than last year. The average list price for properties with offers accepted is $753,407 and $674,559 for sales pending. Offers accepted are the most recent activity.

Closed Sales: There have been 23 closed sales in January and February 2012, up substantially from 9 for the first 2 months of 2011 however, sale prices are similar. The median sale price was $470,000, the average was $503,739. The median sale prices for January and February 2011 was $466,000; the average was $504,800. The average time on the market was 181 days, 20 days longer than last year.
The average sale price to the original list price ratio was 89%. The average sale price to adjusted list price ratio was 93%, proving that asking a higher price does not yield a higher sale price.

Condominiums/Townhouses: There are 33 condominiums/townhouses for sale in Wayland; last year there were 30. However, as with single family homes, many of the active listings already have accepted offers. List prices range for townhouses in Wayland range from $299,900 for a 1 bedroom townhouse to $1,100,000 for a 3200+ square foot luxury unit at “The Meadows.”

New construction townhomes are selling especially well in Wayland. There are 3 one-level garden style age restricted condos for sale ranging from $299,000 to $340,000. There were 7 condominiums sold in Jan/Feb in Wayland, only one more than last year. The median and average sale prices were both higher than last year.

Luxury Homes: As in most towns in the area, the luxury homes market in Wayland still has the best opportunities for buyers. There 26 properties listed in Wayland for over $1 million. Some of these properties have been on the market for a year or more so there are deals to be made!
 

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

Visit http://www.MarilynMessenger.com for the latest market reports for Wayland, Sudbury, Maynard, Stow, and Acton Massachusetts. "Like" our real estate and community page on Facebook - http://www.facebook.com/livingwestofboston.

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

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!

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!

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.

Sudbury Housing Market - Single Family Closed Sales Steady Though July

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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.