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Preview: Sudbury Real Estate (MA) -- Wayland, Weston, Maynard, Stow...and west of Boston Mass

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



Real estate news and information for buyers and sellers planning to move to or from Wayland, Sudbury, Maynard, Stow and the beautiful towns west of Boston Massachusetts.



Updated: 2017-12-08T04:08:37.835-05:00

 



The Gift of Home Saves Taxes!

2017-11-29T14:41:34.778-05:00

Holiday time is when people get together with family and friends, to exchange gifts and talk about plans for future which often include buying or selling a house. It’s also year-end and a good time to think about estate planning and taxes. Did you know that parents, grandparents, aunts and uncles, and even friends can start to pass along/gifting their estates while reducing inheritance taxes and getting to see their family enjoy the benefits of their gifts? What could be a better gift than tax-free help with a down-payment on a home?NOTE: The following information was provided by a loan officer, however you should always talk with a tax expert and financial adviser about your specific goals and financial situation.Gifts are involved in approximately 25% of all of the mortgage loans that are transacted. Gifts from family members and relatives are allowed under IRS and lending guidelines but lenders do not report the parties involved to the IRS.Under current IRS guidelines (please consult your accountant for tax advice and ramifications) each parent or relative can give up to $14,000 to each child or relative every year. That would mean that a mother and father can each give $14,000 a year to each son, daughter, and/or grandchild that would amount to $28,000 a year in total. If both sets of parents want to help with the down-payment on a house; each of the parents can give each borrower a gift of $14,000 per year. That would add up to $56,000 for both of you! That is a significant amount of tax-free money to help you buy a home for your family! Of course, a gift can also be less than $14,000, so give what you can.That amount is per calendar year and not based on every twelve months. That would mean that they could give $56,000 (or more) in December 2017 and an additional $56,000 (or more) in January 2018. With only on month left in 2017, this is the time to bring up the subject with your family. What could make them happier than helping you buy a house and saving money on taxes?For most types of mortgage loans, you will need to have 5% of the amount of the down-payment on your own, however, there are exceptions. To find out the exceptions and details about how gift money can be applied to your down-payment contact a reputable mortgage broker. Visit www.marilynmessenger.com to see homes for sale, get the latest real estate market reports, and learn about having your own buyer agent on your side. --------------------------------------About the author: Marilyn Messenger, a licensed real estate broker, Certified Residential Specialist, and Accredited Buyer Representative associated with Andrew Mitchell and Company in Concord has been representing home buyers and sellers in Wayland, Sudbury, Maynard, Stow, and Concord MA since 1993. www.MarilynMessenger.com for more.  Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



7984 Reasons to Sell Your House Over the Holidays

2017-11-20T10:03:59.589-05:00

Holiday Season is a Great Time to Sell!The holiday season is such a hectic time for people. Getting together with family and friends, traveling, shopping, decorating, company parties, charity events... So why would a home-seller keep their house on the market and even more, why would anyone list their house for sale during this busy time? A lot of real estate agents (who don't work over the holidays) will tell you that no one buys houses over the holidays anyway and you'll get more money if you wait until Spring like everyone else does, right?Well actually, there are 7984 reasons why! That is the number of single-family and condominium home sellers in Middlesex County who accepted offers on their houses last year between November 15 and January 15. That includes 22 in Sudbury, 12 in Wayland, 17 in Concord, and 18 in Maynard. In Weston, there were 16, 22 in Hudson, and in Acton there were 30!Sale prices for the properties that accepted offers during the holidays ranged from $108,000 for a condominium in Acton to $5,500,000 for a luxury estate in Weston; and all prices ranges in between.  So why do houses sell over the holidays? Because:Buyers have time to look; unused vacation days; companies give their employees extra time for shopping.Holiday/year-end bonuses.Pay-raises.Motivated buyers who missed out or were out-bid in the Spring, Summer and Fall markets.New jobs - companies hire for the new year. Relocating buyers need to make decisions soon.People get engaged, married, combine households and need more space.Visiting family brings out the nesting instinct.Down-payment holiday gifts - click here to out how your family can give money tax-free.Good deals; buyers are seeing price reductions from sellers who are ready to move.People are in the mood to shop and there's nothing better than buying a house!As for selling for more money in the Spring, if you are selling your house you are most likely going to buy another place to live. If prices are higher in the Spring, then you will also pay more for your next house. You may sell for less at this time of year but you will also pay less. If your end-goal is to buy another house, then understand that selling is just a step n the process toward buying. You will be ready to act as soon as houses come on the market while other buyers are waiting to sell.So if your house is currently on the market, hang in there; the inconvenience can be worth it. If you are planning to sell, do it now. You'll be ahead of the competition and be ready to move forward.--------------------------------If you are ready to buy or sell in Concord, Wayland, Sudbury, or any of the towns west of Boston - call Marilyn at 508-596-3501 or visit www.marilynmessenger.com to see homes for sale in Massachusetts.Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Home Buying and Selling: Who Works For You?

2017-09-25T14:38:30.796-04:00

More often than you’d expect, homeowners refer to the person they bought their insurance from as their agent. It sounds reasonable but it’s definitely not accurate. That person is the agent of the insurance company and they legally represent the company, not the customer. Even an independent agent who can place a policy with different companies is still an agent of the company. A mortgage officer, in most cases is an employee and represents the company. And the same is true for a title or escrow officer. It’s important to understand the actual relationship to know what you can expect from them. Any business person who wants to stay in business must treat their customers fairly and with a high degree of service. As a customer, you should be able to reasonably expect honesty and accountability. The difference is that employees owe their loyalty to their employer and agents owe their loyalty to their principal. An agent owes more than just honesty and accountability. The principal can expect complete disclosure, obedience, loyalty, reasonable skill and care and confidentiality from their agent. This advocacy is very beneficial during the buying or selling process to coordinate all aspects of the transaction. The agent can bring valuable experience to your side of the transaction to provide confidence that your best interests are being represented from start to finish. Most states have a recognized procedure for the real estate professional to create a formal relationship between themselves and a buyer or seller. This requires a fiduciary/statutory responsibility that places the principals’ interests above the agent’s own personal interests. In Massachusetts real estate brokers and salespeople/agents are required to provide consumers the Massachusetts Mandatory Licensee-Consumer Relationship Disclosure form at the first personal meeting with you to discuss a specific property. The form explains the types of agency an agent can provide. Although, this has been mandatory for years, many buyers who have looked at properties with other agents often tell me they have never seen the form! Consumers have a right to know who an agent represents. Additionally, while a home seller is required to sign a written agreement in order to list their home for sale with a REALTOR (member of the National Association of Realtors), it is also in a buyer's best interest to have a written agreement with an agent who is going to represent them as a buyer agent. It clarifies expectations so there are no surprises or misunderstanding about responsibilities and makes for a less stressful transaction. Here are some of the other advantages of a written buyeragency agreement.   -------------------------------------------About the author: Marilyn Messenger  is a local broker associated with Andrew Mitchell and Company, Concord. She has been representing buyers and sellers in Concord, Wayland, Sudbury, Maynard, and the towns west of Boston since 1993. She is a Certified Residential Specialist (less than 4% of Realtors have achieved the CRS® designation), an Accredited Buyer Representative and is an active member of the Real Estate Buyer Agency Council. Messenger is also a Certified Luxury Homes Marketing Specialist and a Million Dollar Guild Member. Visit www.MarilynMessenger.com.  Connect with Marilyn Messenger on Google+Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Who's Buying Houses in Stow?

2017-09-19T15:26:28.867-04:00

allowfullscreen="true" allowtransparency="true" frameborder="0" height="545" scrolling="no" src="https://www.facebook.com/plugins/video.php?href=https%3A%2F%2Fwww.facebook.com%2Flivingwestofboston%2Fvideos%2F10154667583836436%2F&show_text=1&width=560" style="border: none; overflow: hidden;" width="560">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! --------------------------------------------------------------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. Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Are You Qualified to Sell [Your House]?

2017-08-05T11:27:40.642-04:00

Are You Qualified to Sell?Most people think that being qualified is for home buyers and that it means being pre-approved for a mortgage. Being qualified is not just for buyers, sellers also need to be qualified! Sure, anyone who owns a property can sell it (assuming there are no legal restrictions) but owning a property does not make for a “qualified” seller. In real estate, the definition of qualified is “ready, willing, and able.” Buyers and sellers both need to be ready, willing, and able; that means financially, logistically and emotionally. Here are some questions to answer to determine if you are qualified to sell:1.   Do you have enough equity in your house to cover closing and moving costs or else have enough cash to bring to the closing table? 2.   Are you and everyone involved committed to selling? Do your spouse and/or children want to move? Do you have adult children who have their own ideas about the house and what you should be doing? 3.    Is your house ready to go on the market? Has it been de-cluttered with everything in working condition, fixed or replaced, fresh paint, refinished floors, lighting, landscaping, etc., with updates that will appeal to today’s buyers?4.   If you plan to sell “as is” and are you willing to reflect that in your list price?5.   Do you have a place to go when you sell? 6.    Do you have the money/financing to buy a new property before you close on your current home?7.   If you need to sell before you can buy, is temporary housing a realistic option for you, your family, pets…until you can find the right home? Inventory is really tight right now, it could take a while.8.    Are you willing and able to make some compromises/trade-offs?9.      Do you have a realistic understanding of the current market and will you listen to feedback?  10.   Are you ready to detach yourself from the memories you made in the house?Selling your home is a lot of work and can certainly be stressful. Making sure you are qualified/ready, willing and able will make the process easier and result in a better outcome for everyone involved!----------------------------------------------Marilyn Messenger is a licensed real estate broker, Certified Residential Specialist, and CertifiedLuxury Homes Marketing specialist associated with Andrew Mitchell and Company. With 24+ years of experience in Concord, Sudbury, Wayland, Maynard, Stow and the towns west of Boston, Marilyn will make the selling and/or buying process efficient and cost effective for you. Visit http://www.MarilynMessenger.com for more.Sold in SudburySold in ConcordDeer Hedge Run MaynardHappy Sellers! This Could Be You!    Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Concord MA - Median Home Prices Up for 2017

2017-07-28T13:46:54.309-04:00

Concord MA - Single-family Median Prices - 5 yearsAs 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.|-----------------------Want to know more? Call me at 508-596-3501 orEasy home searchesSee homes for sale in ConcordRequest a free home valuation reportClick here for the latest market reports for Sudbury, Wayland, Maynard, and Stow.--------------------------------------------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.Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Permits Matter!

2017-04-29T12:51:55.237-04:00

True story - my client is in the process of buying a home, no easy feat in this crazy spring market, and just as the attorneys were putting the finishing touches on the Purchase and Sale agreement (MA is an attorney state), the buyer called the town building department to make sure permits were on file for all of the nice improvements the seller had made to the house. Guess what? The 2015 roof did not have one, and the signing of the documents had to be delayed. While it will be taken care of, who needs the extra stress of a delay?Whether you're doing some renovating or adding an addition or deck, replacing appliances or systems, make sure the contractor pulls a permit and that the inspector from the town signs off after the work is done. It's very easy to find out if one is needed; towns have the information about permits on their web sites or you can call the building inspector. Most people don't think about it. They assume that their contractor will take care of everything and especially because most include the cost of a permit in their quote.Unfortunately, contractors often do not follow through with applying for the permit(s) and scheduling the inspection after. Whether it's a lack of time, or someone just forgets to do their job, the bottom line is that permits are important for your protection, protection of the town, and the protection of future owners.When you sell your house, if a home inspector sees a problem and there is no permit on file, even though it's not your fault, it raises suspicion that will ultimately cost you; buyers will question what else is wrong or missing and start looking for reasons to reduce the price! This has happened to many of my clients who paid top dollar to reputable contractors who never followed through on the permit.Advice to homeowners and sellers: ask the contractor when the inspector from the town will be coming by to sign off on the work done. If they can't answer, make sure you follow up with the contractor. Or, you can call the inspector yourself then you know it will be done. It will save you money and stress. Enjoy your new home improvements! ---------------------------------------------------About the author: Marilyn Messenger, CRS has been representing buyers and sellers west of Boston for 23 years. Having attended 100s of home inspections, she knows first-hand how important building permits are to the home buying and selling process. You can reach Marilyn at 508-596-3501 or visit www.MarilynMessenger.com for buyer and seller information, free home searches, and market conditions reports for Concord, Maynard, Wayland, Sudbury, and the towns west of Boston.Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Townhouse in Maynard MA - 11 Oak Ridge Drive Unit 6

2017-03-26T13:41:47.970-04:00


allowfullscreen="" frameborder="0" height="270" src="https://www.youtube.com/embed/9DLtrzSHUGQ" width="480">    

Perfect for first-time home-buyers, down-sizers, or anyone looking for easy living in a great location! You'll love the private location and move-in ready condition of this 4-level townhouse at Oak Ridge. Open first-floor layout includes a maple/stainless kitchen and adjacent dining room with sliders to a deck where you'll enjoy beautiful wooded views, afternoon sun. The second floor has two spacious bedrooms with generous closets, a linen closet and a full bath with cherry cabinetry, double-sinks. The finished third floor loft with a wood-burning fireplace is perfect for an office, playroom, or private getaway space. Semi-finished lower-level walk-out is ready for your completion. Trane brand gas furnace and air-conditioning, replacement windows, 2015 roof.  MORE...

Bordered by Concord, Sudbury, Acton, and Stow, Maynard is located approx. 25 NW of Boston; an easy commuter location to Waltham, Cambridge, Boston, and west to Route 495. The variety of specialty shops and restaurants, the Fine Arts Place movie theater, library, Art Space, community theater, parks, walking track, farmer's market, Erickson's Ice Cream, golf club, the Assebet River Rail Trail, and the newly designated Maynard Cultural District make Maynard the place you'll want to call home. 

If you haven't been to Maynard, come see what you're missing! And, if you would like to live in Maynard, check out homes for sale at www.MarilynMessenger.com or contact me to arrange a time to talk marilynmessenger@realtor.com



New Construction - Common Misconceptions

2017-03-20T15:39:25.942-04:00

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.ExpectationsThe 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 UpgradesOne 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 InspectionsA 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-NegotiableThat 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 [...]



Time for a Condo?

2017-02-12T16:09:02.669-05:00

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



Permits Save Time, Money, and Stress!

2017-01-08T14:04:11.241-05:00

Happy New Year! You may have read my recent RealtyTimes post"Pay Now or Pay Later..." about my New Year's Day water heater melt-down and how much more it costs to fix/replace appliances and systems after they break than it does to be proactive do things before you have to.After the water was cleaned up and the new water-heater was installed, I realized that another issue with doing this without planning ahead is that the the contractor most likely did not have time to apply for a permit which is required whenever a gas appliance is installed, even when it is a replacement. So I called the contractor and was told "oh, we were going to do that." I'm not totally convinced that they really were but in any case I am waiting to hear from the plumbing inspector to schedule a time when he can check it out and issue the permit.Having had this experience personally, it seemed like a good time to re-publish the post I wrote for RealtyTimes last Spring:Whether you're doing some renovating or adding an addition or deck, replacing appliances or systems, make sure the contractor pulls a permit and that the inspector from the town signs off after the work is done. It's very easy to find out if one is needed; towns have the information about permits on their web sites or you can call the building inspector. Most people don't think about it. They assume that their contractor will take care of everything and especially because most include the cost of a permit in their quote.Unfortunately, contractors often do not follow through with applying for the permit(s) and scheduling the inspection after. Whether it's a lack of time, or someone just forgets to do their job, the bottom line is that permits are important for your protection, protection of the town, and the protection of future owners. When you sell your house, if a home inspector sees a problem and there is no permit on file, even though it's not your fault, it raises suspicion that will ultimately cost you; buyers will question what else is wrong or missing and start looking for reasons to reduce the price! This has happened to many of my clients who paid top dollar to reputable contractors who never followed through on the permit.Advice to homeowners and sellers: ask the contractor when the inspector from the town will be coming by to sign off on the work done. If they can't answer, make sure you follow up with the contractor. Or, you can call the inspector yourself then you know it will be done. It will save you money and stress. Enjoy your new home improvements! ---------------------------------------------------About the author: Marilyn Messenger, CRS has been representing buyers and sellers west of Boston for 23 years. Having attended 100s of home inspections, she knows first-hand how important building permits are to the home buying and selling process. You can reach Marilyn at 508-596-3501 or visit www.MarilynMessenger.com forbuyer and seller information, free home searches, and market conditions reports for Wayland, Sudbury, and the towns west of Boston.Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Concord MA Mid-Year Housing Report

2016-08-02T12:14:07.837-04:00

There were 91 single-family properties sold in Concord during the first half of 2016; a 12.5% increase over the same period in 2015 and the median sale price of $979,000 was 1.6% higher.


 There were 25 condominiums (including garden-apartment, attached and detached town-homes) sold between January 1 and June 30, 2016; exactly the same number as in 2015. However, the 2016 median sale price of $473,000 was 24.3% less than for the same period in 2015.


See the full market report for Concord.
Click to see all of the homes for sale in Concord.

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About the author: Marilyn Messenger is a licensed real estate broker, Certified Residential Specialist (CRS) and Accredited Buyer Representative (ABR) associated with Andrew Mitchell and Company in Concord. She has been representing home sellers and buyers in Concord, Sudbury, Wayland, and the towns west of Boston since 1993. Her clients appreciate her responsiveness, attention to detail, follow-through, area knowledge, and her marketing and negotiating skills. MORE....



Condominium Market in Maynard Getting Stronger

2016-05-17T15:17:09.756-04:00

18-5 Deer Path - Under AgreementAfter many years of slow sales, the market for condominiums, and especially townhouses in Maynard has improved substantially this year! Year-to-date, there have been 14 condos, including 2 apartment style and 12 townhouses, sold compared with 9 for the same period in 2015. Sale prices for townhouses in Maynard YTD range from $145,000 for apartment style condominiums to $399,900 for new construction townhouses.Current listings: There are currently 10 condominiums for sale in Maynard; five are higher priced new construction townhouses. The other five are in the established townhouse communities of Deer Hedge Run, Oak Ridge, and Apple Ridge. See condominiums for sale in Maynard and nearby towns.Under Contract (Accepted Offers and Sales Pending): There are 7 condominiums with offers accepted waiting for contingencies and 9 sales pending. Several of the townhouses that are under contract had accepted offers within just a few days. Demand is strong from first time buyers and down-sizers. Condominiums can be a great way to own a home without having to be concerned about exterior maintenance and townhouses often have more space and amenities than single family homes for the same price.Coming Soon: Deer Hedge Run townhouse with 2100+ square feet of living space spread over 4 finished levels that include a finished loft with fireplace, and a full finished walkout lower-level with a slider, laundry room, and full bath with a stall shower. The open floor offers flexibility for entertaining and everyday living. Beautiful yard and private wooded views. And, just a few steps to the pool, tennis courts, fitness room, and community guest parking. Call 508-596-3501 for details.--------------------------------About the author: Marilyn Messenger, a real estate broker, Certified Residential Specialist, and Accredited Buyer Representative associated with Andrew Mitchell and Company in Concord,  has been selling townhouses in Maynard, Sudbury, Concord, Wayland, and the towns west of Boston since 1993. As a townhouse owner and resident and former board of trustees member, she knows first-hand about condominium living. Contact Marilyn if you are thinking about buying or selling a condominium.Featured in Boston Agent MagazineSubscribe to Realty Tiimes Headlines from Marilyn  Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Wayland Home Sales Up 38.6%!

2016-03-03T12:29:38.793-05:00

SOLD - 32 Pequot Road Wayland -WaylandHomeSales.comCurrent 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.                                                       allowfullscreen="" frameborder="0" height="281" mozallowfullscreen="" src="https://player.vimeo.com/video/114094342?color=ffffff&byline=0&portrait=0" webkitallowfullscreen="" width="500">Five Miles Astride the River: The Story of Wayland from Pelham Island Pictures on Vimeo.------------------------------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 Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always [...]



Home Buying: The Benefits of Buyer Agency Agreements

2017-05-04T11:15:34.859-04:00

Written Agreements Benefit Buyers Most consumers know that if they want to “hire” a real estate broker/agent to sell their home and represent their interests, they must sign a contract. Realtors® are not allowed to list a property without one. The contract clearly spells out the terms of the agreement including length of time, compensation and each party’s responsibility. While buyer agency is not a new concept – it has been legal in MA for 15+ years and a few years ago the law that governs agency relationships was updated to further ensure consumer protection, many buyers and some agents still don’t understand the benefits of a written Buyer Agency Agreement/contract.Buyers often call me to ask for help finding a home and many tell me they have had disappointing experiences with "their buyer agent." When I ask if they had a contract with the agent, they answer is almost always “no”.  Well, of course they are disappointed! How did the agent know what the buyer expected? And were the buyer's expectations realistic?The benefit of a contract is that both the buyer and the agent know what to expect and that each is accountable. The buyer knows which geographic areas the agent covers, they know how the agent is going to be compensated, and that the agent is legally obligated to act in the buyer’s best interest.Buying a home is a process not an event - there is a lot more involved than finding a picture on the internet or going to open houses to "look." Successful negotiations are based on trust, confidentiality, and mutual respect. Buyers, you are entitled to have a qualified broker/agent on your side to ensure you get the representation you deserve and a written agreement is the first step.While any agent can call themselves a buyer's agent, an ABR, Accredited Buyer's Representative has additional training and is part of a network that continues to provide education and new tools for representing buyers.Before you start looking for a house find a qualified buyer agent/broker who will listen to you and respect your needs; one who knows the market in the area, knows how to negotiate, has a network of resources - lenders, home inspectors, attorneys, movers, etc.; and who will educate you so you can make the best decisions about your new home. Real estate is about relationships so make sure you have an agent who knows and cares about your well-being.------------------------------------------------------------------------------Marilyn Messenger is an Accredited Buyer's Representative (ABR), Certified Residential Specialist (CRS) licensed real estate broker associated with Andrew Mitchell and Company in Concord MA. She has been representing home buyers in Sudbury, Maynard, Wayland, Stow, and the towns west of Boston since 1993. If you are thinking about buying a home, contact Marilyn at 508-596-3501.Search for homesConnect with Marilyn's real estate profile on Google+- See more at: http://www.marilynmessenger.com/Web/AR438531/CustomContent/index/5492216#sthash.rRphUgHr.dpufWritten Agreements Benefit Buyers Most consumers know that if they want to “hire” a real estate broker/agent to sell their home and represent their interests, they must sign a contract. Realtors® are not allowed to list a property without one. The contract clearly spells out the terms of the agreement including length of time, compensation and each party’s responsibility. While buyer agency is not a new concept – it has been legal in MA for 15+ years and a few years ago the law that governs agency relationships was updated to f[...]



Sudbury Home Sales and Prices Continiue to Rise

2015-10-29T10:59:25.643-04:00


                      
Sales and prices of single-family homes in Sudbury (MA) continue to rise over this time last year while the number of homes for sale remains about the same. Condominium inventory is less than last year due to the new townhouses that went on the market last year have sold quickly and there are only a few remaining for sale.  Luxury home-buyers continue to have the most choices. Click here for the the latest market market report for Sudbury.




Millennials Becoming Homeowners!

2015-09-30T17:32:30.914-04:00

First-Time homeowners at their townhouse in MaynardHousing 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!_____________________________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.Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Hilltop Townhouse in Maynard | Short Sale $232,000

2015-08-04T10:17:30.806-04:00

Hilltop Townhouse at Oak Ridge - 4 Finished Levels - Privacy, ViewsIf 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. --------------------------------------------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.            -------------------------------------------------------------"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    Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Do You Like to Share? How About a Condo?

2015-07-13T09:46:05.527-04:00



(image)         
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 MA - Good News for Home-buyers: Homes for Sale Up 40%

2015-06-01T11:07:16.395-04:00

Homes for Sale in SudburyWhile the media continues to report about low inventory resulting in fewer sales, the number of single-family houses for sale in Sudbury MA has increased approximated 40% over last year at this time. There are currently 90 single-family homes for sale in Sudbury compared with 64 last year at this time.Prices for current listings on the market range from $425,000 to $3,750,000. The median list price of $899,450 is lower than last year at this time when the median list price was $922,450.Luxury home-buyers continue to have the most opportunities in Sudbury. There are 29 single-family homes on the market listed between $1,000,000 and $1,499,999, and 9 between $1.5 million and $3,750,000. The average time of the market for many of these homes exceeds fourth months; sellers may be ready to make a deal! See all of the properties for sale at www.marilynmessenger.com.Pending sales are also up from last year at this time. There are currently 47 with sales pending including 34 that have accepted offers and are being shown for backup.There were 17 closed sales in April; only one more than in April 2014. The median sale price of $640,000 was 3% lower than the median sale price in April 2014. Year-to-date there have been 52 closed sales compared with 36 for the same period in 2014. The Y-T-D (through 4/30) median sale price is $632,500, up 5.6% from the same period in 2014.---------------------------------------------"We were so pleased to have worked with Marilyn for a second time! Marilyn helped us to buy our first home in Sudbury 10 years ago and when we were ready to sell it, we called her again. The process of buying and selling can be overwhelming, but Marilyn helped us to sort through it all. She is a master at organization and coordination of the many parties involved in this process. She was on top of all of the details so that nothing fell through the cracks. There were multiple offers on the house we ended up buying and on our house when we sold it, and Marilyn was invaluable...MORE...  Contact Marilyn Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Who Is Your Agent?

2015-05-19T09:53:59.300-04:00

Buyer Agent or Seller Agent? Who's Working for You?More often than you’d expect, homeowners refer to the person they bought their insurance from as their agent. It sounds reasonable but it’s definitely not accurate. That person is the agent of the insurance company and they legally represent the company, not the customer. Even an independent agent who can place a policy with different companies is still an agent of the company. A mortgage officer, in most cases is an employee and represents the company. And the same is true for a title or escrow officer. It’s important to understand the actual relationship to know what you can expect from them. Any business person who wants to stay in business must treat their customers fairly and with a high degree of service. As a customer, you should be able to reasonably expect honesty and accountability. The difference is that employees owe their loyalty to their employer and agents owe their loyalty to their principal. An agent owes more than just honesty and accountability. The principal can expect complete disclosure, obedience, loyalty, reasonable skill and care and confidentiality from their agent. This advocacy is very beneficial during the buying or selling process to coordinate all aspects of the transaction. The agent can bring valuable experience to your side of the transaction to provide confidence that your best interests are being represented from start to finish. Most states have a recognized procedure for the real estate professional to create a formal relationship between themselves and a buyer or seller. This requires a fiduciary/statutory responsibility that places the principals’ interests above the agent’s own personal interests.In Massachusetts real estate agents are required to provide consumers the Massachusetts Mandatory Licensee-Consumer Relationship Disclosure form at the first personal meeting with you to discuss a specific property. The form explains the types of agency an agent can provide. Although, this has been mandatory for years, many buyers who have looked at properties with other agents often tell me they have never seen the form! Consumers have a right to know who an agent represents.Additionally, it is in the consumer’s best interest to have a written agreement with an agent who is going to represent them as a buyer agent. It clarifies expectations so there are no surprises or misunderstanding about responsibilities and makes for a less stressful transaction. Here are some of the other advantages of a written buyer agency agreement. -------------------------------------------About the author: Marilyn Messenger, a local real estate broker associated with Andrew Mitchell and Company, has been representing buyers and sellers in Wayland, Sudbury, Maynard, and the towns west of Boston for 20+ years. She is a Certified Residential Specialist - less than 4% of Realtors have achieved the CRS® designation, an Accredited Buyer Representative and is an active member of the Real Estate Buyer Agency Council. Visit www.marilynmessenger.com. Marilyn Messsenger is a Certified Residential Specialist and Accredited Buyer Representative serving Wayland, Sudbury, Maynard, Stow & the towns west of Boston. Find your next home at www.MarilynMessenger.com where you'll always get the latest real estate news and information. Start planning your move to today.[...]



Hot Housing News in Sudbury!

2015-04-08T14:07:20.784-04:00


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Hot Housing Market!
When we hear the media reports about cold weather and low inventory being the reasons for slow home sales in March, they are clearly not talking about the Sudbury real estate market where record-breaking snow and cold did not deter buyers and sellers!

Here are the facts about Sudbury housing market:
  • 43 single-family homes came on the market in March compared with just twenty-five during March 2014. Although, overall inventory levels continued to be similar to last year.
  • The number of houses with pending sales was almost double - 33 sales pending up from 17 during the previous March.
  • There 12 closed sales - twice the number in March 2014; reflecting the buying decisions that were made during the previous couple of months.
  • Current inventory for single-family house for sale in Sudbury on 4/6/2014 is exactly the same as on 4/6/2014.
  • The price-range with the most opportunities is one-million to $1,499,999; there are 19, last year there were 18. 
  • Time on the market for houses current for sale is 122 days compared with 183 days last year at this time. Days on market vary by price range and some sellers may be ready to make a deal to get moving.
  • Median prices for sold, pending, and current listing are all higher than last year.
  • Current list prices in Sudbury range from $360,000 to $2,499,999; the median list price is $962,000.
  • The median sold price in March 2015 was $769,000; up from $699,000 in March 2014.
With it's country charm, top-rated schools, a variety of classic and updated housing styles, open space, shopping, places for casual and fine dining, rich history, and recreation for all ages, Sudbury continues to attract buyers who are looking for a quality town in a convenient location.

(image) See all of the houses for sale at www.marilynmessenger.com or call 508-596-3501 for additional information about buying and selling houses in Sudbury and the towns west of Boston.









    Concord MA Real Estate: Pending Homes Sales Through the Roof!

    2015-02-27T15:04:09.994-05:00

    Pending home sales were up 142% in January 2015 over January 2014; Sudbury was up 100%...

    Closed sales and median sale prices were also higher...

    Meanwhile, the number of properties for sale remains low make this a good to sell a house and a challenging time to buy.

    Check out the slideshow for market reports for single-family homes in Wayland, Sudbury, Concord, Maynard, and Stow and view the full reports at www.marilynmessenger.com.






    Condominiums – Easy Living, Parking, Pets, and Pools

    2015-02-13T10:00:03.349-05:00

    Had Enough? It's been a tough winter and a lot of homeowners, especially empty-nesters have had enough and are ready to consider condominium living. Empty-nesters have a variety of choices since most of the communities that have been built and that are currently under construction are "active adult" communities that cater to the over 55 home-owner. You not only get an easier lifestyle but also the opportunity for the features you don't have in your current home.Condominiums are also attractive to first time home buyers. They tend to offer more appropriate living space than a single-family home, developments tend to be newer, and some offer amenities such as swimming pools, tennis courts, fitness centers.If you're just too busy or not interested in working around the house, owning a condominium at any stage of life may be a good option for you. For the most part, exterior maintenance is taken care of by the homeowner association so you don't have to be concerned about exterior painting, landscaping, snow plowing, roof replacement, etc. - the benefits of home ownership without a lot of the work!A condominium is a form of home-ownership that can include a variety of home-styles including attached townhouses, detached single-family homes, apartment-style, duplex, or one floor in a multifamily house. Whatever the style of condominium, there will be a Homeowner Association that will govern the according to the master deed and rules and regulations of the entity.Most homeowner associations (HOAs) rules are pretty standard, and your attorney can tell you which ones you can expect to find in most places, however, communities can and do amend the rules over the years so rules can vary. Parking, pets, and swimming pools seem to be the biggest issues but there may also be rules holiday decorations, gardening, decks, facility usage; bicycle and baby carriage storage, rental restrictions - some communities do not allow any rentals.Unit-owners are most often responsible for windows and doors and you may be required to take care of some outdoor areas including landscaping, deck maintenance and snow clearing of exclusive use areas – those are areas that are part of the common property but are considered to be part of a unit. Inside the unit, homeowners are responsible for plumbing, electrical, etc. unless these items service more than one condominium unit. While there is certainly less maintenance than living in a single-family home, it is not like living in an apartment where you call the landlord if something goes wrong.If you are financing your purchase with a mortgage, your lender will review the budget and send a questionnaire asking about the financial condition of the development - i.e. number of owner occupied units, if there are any pending lawsuits, special assessments. As the buyer, it is really important for you to read the rules and understand what your responsibilities will be – the ads for “maintenance free” may not be 100% accurate. Only you can know if you'll be comfortable living by the rules that govern the condo development you'll be sharing; and the best time to do that is before you make an offer. Living in a condominium is a great lifestyle if you're someone who wants easy living; doesn't mind having close neighbors; is OK with letting other people make decisions for you or is willing to volunteer to be on the Homeowners Association Board of Trustees, and won't mind trading some[...]



    Wayland Real Estate - Pendings Sales Up in December

    2015-02-02T11:53:35.907-05:00

    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---------------------------------About the author: Marilyn Messenger, a Certified Residential Specialist and Accredited Buyer Representative associated with Andrew Mitchell and Com[...]