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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.



Last Build Date: Wed, 16 Aug 2017 01:59:25 +0000

 



Are You Qualified to Sell [Your House]?

Thu, 03 Aug 2017 21:06:00 +0000

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

Fri, 28 Jul 2017 17:34:00 +0000

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!

Sat, 29 Apr 2017 16:20:00 +0000

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

Sun, 26 Mar 2017 17:30:00 +0000


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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

Mon, 20 Mar 2017 19:22:00 +0000

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 builders are easier and friendlier and more financially stable than others; some are good business people and[...]



Time for a Condo?

Sun, 12 Feb 2017 21:03:00 +0000

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 and about condo living. Ask Marilyn at 508-596-3501 or marilynmessenger@realtor.com. Search for homes at www.[...]



Permits Save Time, Money, and Stress!

Sun, 08 Jan 2017 18:55:00 +0000

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.[...]



How's the Market?

Fri, 04 Nov 2016 17:09:00 +0000


The first question people always ask me is "how's the market?

The answer, in a recently published article by the Massachusetts Association of Realtors is "the market remained essentially flat in September compared with last year." Click here to see the full article.

While state-wide data is interesting, all real estate is local so here is a link to my latest market reports for Concord, Sudbury, Wayland, Stow, and Maynard. Given all of the media hype last spring about fewer homes for sale, rising prices, etc., you may be surprised.

Contact me if you would like information about other towns or specific properties.
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About the author: Marilyn Messenger is a licensed broker, Certified Residential Specialist, and Accredited Buyer Representative associated with Andrew Mitchell and Company, Concord. She has been representing home buyers and sellers in Wayland, Sudbury, Maynard, and the beautiful towns west of Boston since 1993. Click here to what her clients say.



Concord MA Mid-Year Housing Report

Tue, 02 Aug 2016 16:14:00 +0000

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

Tue, 17 May 2016 18:54:00 +0000

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%!

Sun, 14 Feb 2016 17:58:00 +0000

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 get the latest real estate news and information. Start planning your move to toda[...]



Home Buying: The Benefits of Buyer Agency Agreements

Fri, 22 Jan 2016 14:42:00 +0000

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 further ensure consumer protection, many buyers and some agents still don’t unde[...]



Maynard( MA) Housing Market Making a Comeback!

Tue, 05 Jan 2016 22:05:00 +0000

Home sales and prices rose in November 2015 over the previous year; good news for homeowners and sellers. Also, good news for home-buyers who would enjoy all that Maynard has to offer, the number of single-family houses for sale has also increased over last year at this time. For Sale in Maynard - 46 Crane Ave. - click for detailsCurrently, there are 21 single family houses for sale in Maynard compared with 14 last year at this time. List prices range from $142,000 to $579,000. The median list price is $349,500 up from 294,000 last year and the current average list price of $355,976 is also higher than one year ago. See homes for sale in Maynard.Both pending and closed sales were up in November from November 2014. Eleven single-family homes went pending compared with just four in November 2014; and there were ten closed sales; up from 6 the previous November.The median sale price of $344,950 in Maynard during November was up 23.2%; and year-to-date through November 30, the median sale price of $336,500 was up 3.5%. The condominium market, including townhouses, garden apartment, and half-duplex styles is also improving. The median sale price in November 2015 was up 2.8% over November 2014. The median price Y-T-D through 11/30 was 2.4% higher. As the number of condominium units for sale remains low, prices will most likely continue to go up as the Spring market progresses.  Click here to see the latest report for Maynard, including data for single-family and condominiums from the Massachusetts Association of REALTORS. --------------------------------------------------------About the author: Marilyn Messenger, a Certified Residential Specialist, Accredited Buyer Representative, and a licensed broker associated with Andrew Mitchell and Company in Concord has been representing buyers and sellers in Maynard and the nearby towns west of Boston since 1993. She is a Maynard resident and has been an active participant in town government as a member of the Planning Board for 15 years and as a member of the Zoning Board of Appeals for the past five years. She also served on the Board of Trustees at the Deer Hedge Run townhouse condominiums. Contact Marilyn if you are thinking about buying or selling a home in Maynard, Sudbury, Wayland, or 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.[...]



The Gift of Home Saves Taxes!

Wed, 11 Nov 2015 15:52:00 +0000

 The Gift of HomeHoliday time is when people get together with family and friends, to exchange gifts and talk about plans 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 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 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 2015 and an additional $56,000 (or more) in January 2016. There are only a few weeks left in 2015, so don’t wait! If you haven’t had the discussion yet, Thanksgiving could be a good time to bring up the subject.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.[...]



Sudbury Home Sales and Prices Continiue to Rise

Thu, 29 Oct 2015 14:31:00 +0000


                      
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!

Wed, 30 Sep 2015 21:29:00 +0000

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.[...]



Wayland: June Sales & Prices Up | Makeover Opportunity $475K

Fri, 21 Aug 2015 16:18:00 +0000

Ready for Your Makeover! 1.17 acres near Happy HollowCall 508-596-3501 today! Wayland Real Estate Market Report Current - Single Family Homes:  There are currently 63 single-family homes for sale in Wayland. List prices in Wayland range from $279,900 to $6,900,000. The median list price of $918,000 is lower than last year at this time when it was $1,009,500. Luxury home-buyers continue to have the most opportunities in Wayland. There are 11 luxury properties on the market listed between $1,000,000 and $1,499,999 and 11 between $1.5 million and $1,999,999. The average time of the market for many of these homes exceeds six months; sellers may be ready to make a deal! See homes for sale in Wayland.Pending Sales: 30 single family homes went pending during June; up 172.7% in June over last year. Year-to-date pending sales through 6/30 in Wayland were up 47% over the same period in 2014. Closed Sales: There were 27 closed single-family home sales in June, up from 23 in June2014. The median sale price of $765,000; 8.5% higher than the median sale price of $705,000 in June 2014. Year-to-date through 6/30 there have been 78 closed sales compared with 59 for the same period in 2014; up 32.2%. The median sale price for the first six months of 2015 was $699,125; up 3% over the same period in 2014.                  Condominiums: 2 condominiums, including new construction townhouses, went pending in Wayland during June 2015, exactly the same number as the previous June. There were 7 closed sales in June, up 75% from June 2014. Year-to-date through 6/30 there were 14 closed condominium sales in Wayland; -17.6% from the first 6 months of 2014. The median sale price for the period was $714,008, up 9.8% from the 2014.  See condominiums for sale in Wayland and some of the nearby towns west of Boston.---------------------------------------- Boston Agent Magazine - The Cost of Pricing: How Technology, Psychology and Timing Impact Listing Value The Cost of Pricing: How Technology, Psychology and Timing Impact Listing Value - See more at: http://bostonagentmagazine.com/the-cost-of-pricing-how-technology-psychology-and-timing-impact-listing-value/#sthash.XOPV6e89.qbJM285L.dpufThe Cost of Pricing: How Technology, Psychology and Timing Impact Listing Value - See more at: http://bostonagentmagazine.com/the-cost-of-pricing-how-technology-psychology-and-timing-impact-listing-value/#sthash.XOPV6e89.qbJM285L.dpufMarilyn 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.[...]



Sudbury Real Estate - Happy Home Buyers and Sellers!

Mon, 03 Aug 2015 21:04:00 +0000

Happy Home Buyers Closed in June - Pine Lakes SudburyLots of happy home buyers and sellers in Sudbury during June! There were 38 closed sales of single-family homes in June 2015 up from 29 in June 2014; a 31% increase. The median sale price of $678,500 was approximately 2.8% higher than the median sale price of $666,000 in June 2014.Single-family home sales for the second quarter and for the first half of 2015 were also up! There were 67 single family homes sold during the second quarter - up 13.5% from Q2 2014; and 102 sold for the first half of 2015 - up from 78 for the same period in 2014; an increase of approximately 30%.Condominium sales were also up from last year mostly as a result of more new construction townhouses on the market. There were 7 closed sales of condominiums in Sudbury during June, up from 4 in June 2014. The median sale price was $702,516 compared with $634,500 in June 2014.Currently there are 74 single-family properties for sale in Sudbury. List prices range from $369,9000 to $3,450,000. The median list price is $894,000; the median list price on 8-3-2014 was $896,500. The price range with the most homes for sale continues to be one million to $1,499,999; there are 24 properties for sale. Luxury home buyers have many excellent choices in Sudbury with the average days on the market for that price range at 138 days some sellers may be motivated to make a deal! See homes for sale in Sudbury.There are currently 22 single-family homes with sales pending and 23 that have accepted offers and are still "active" until contingencies are fulfilled.-------------------------------------------------------For additional information about the Sudbury market or to get information about the potential market value of your home contact Marilyn at marilynmessenger@realtor.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.[...]



Hilltop Townhouse in Maynard | Short Sale $232,000

Wed, 22 Jul 2015 19:24:00 +0000

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?

Sun, 12 Jul 2015 15:23:00 +0000



(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%

Thu, 28 May 2015 20:20:00 +0000

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?

Tue, 19 May 2015 13:53:00 +0000

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.[...]



Maynard MA - Opportunities for First-Time Home Buyers

Fri, 15 May 2015 17:05:00 +0000

With prices for single-family homes ranging from 235,000 to $579,000, Maynard has some excellent opportunities for first-time home-buyers who may be priced out of the more expensive surrounding towns. The median list price of $382,400 for a single-family house compared with $719,000 in Acton, $534,000 in Stow, and $911,950 in Sudbury, makes Maynard an affordable housing option in a town that has something for everyone! Check out homes for sale in Maynard.Maynard is located approximately 22 miles NW of Boston. Bordered by Sudbury, Acton, Stow, and Concord. Maynard is a great location for people working in Waltham, Cambridge or west to the Worcester area with easy access to  Route 117, Route 2, and commuter rail stops in West Acton and West Concord. The walkable downtown includes a variety of restaurants, specialty shops, a movie theater, art space and a new micro-brewery and pub opening soon at Clock Tower Place. There is a new high school, a library, outdoor walking track, tennis court, a country club, lots of open space and parks. In the summer there are outdoor concerts and of course, my favorite, Erikson's Ice Cream.The population in Maynard is approx. 10,000 people; it is a small town with a diverse housing stock that includes vintage turn-of-the century antiques, suburban ranches and split-level house, newer single-family colonial and capes, a variety of condominiums/townhouses including the established communities at Deer Hedge Run, Apple Ridge and Oak Ridge, as well as some new construction. If you haven't been to Maynard, come see what you're missing!-------------------------------------------Contact MarilynFind out what a buyer broker can do for youMaynard is located approximately 22 miles NW of Boston. Bordered Sudbury, Acton, Stow, and Concord, Maynard is commuters have a variety of options via Route 117, Route 2, and commuter rail stops in West Acton and West Concord. The population in Maynard is approx. 10,000 people; it is a small town with a diverse housing stock that includes vintage turn-of-the century antiques, suburban ranches and split-level house, newer single-family colonial and capes, a variety of condominiums/townhouses, new construction, and The walkable downtown includes a variety of restaurants, specialty shops, and art space. There is a new high school, a library, outdoor walking track, tennis court, a country club, lots of open space and parks. In the summer there are outdoor concerts and an old fashioned ice cream stand. If you haven't been to Maynard, come see what you're missing! - See more at: http://www.marilynmessenger.com/web/AR438531/ListingSearch/load_saved_search/?ss_id=5197243&nav_page_id=6207904#sthash.U0lWjcX1.dpufMaynard is located approximately 22 miles NW of Boston. Bordered Sudbury, Acton, Stow, and Concord, Maynard is commuters have a variety of options via Route 117, Route 2, and commuter rail stops in West Acton and West Concord. The population in Maynard is approx. 10,000 people; it is a small town with a diverse housing stock that includes vintage turn-of-the century antiques, suburban ranches and split-level house, newer single-family colonial and capes, a variety of condominiums/townhouses, new construction, and The walkable downtown includes a variety of restaurants, specialty shops, and art space. There is a new high school, a library, outdoor walking track, tennis court, a country club, lots of open space and parks. In the summer there are ou[...]



Price Matters in Sudbury

Mon, 11 May 2015 14:41:00 +0000

Anyone looking to buy a house this spring in Sudbury and most other towns in the area knows what a challenge it has been to be buying in a market where there are not enough houses for sale to meet the demand. Open houses over the past couple of months have been like a feeding frenzy and home sellers have been getting offers, oftentimes more than one, on their properties within days and sometimes within hours! Sales and prices in Sudbury are up year-to-date. Through today, 5/11, there have been 52 single-family homes sold in Sudbury compared with 36 for the same period in 2014. The median sale price of $632,500 is also up; the median sale price for the same period in 2014 was $598,750.All good news for home sellers! Why wouldn't a seller be confident about listing their house for a high price; especially if they've spent money to update? It's a seller's market, right? It is important to understand that buying decisions for closed sales are made 30 to 90 days prior to closing and inventory was extremely low at the end of 2014 and during the first couple of months in 2015. Today, there are 72 single-family homes for sale; only one less than last year at this time and the median list price of $899,450 is actually lower than last year when it was $949,000. The number of homes with pending sales during the past month is exactly the same as it was last year. Even though Y-T-D closed sales were higher than last year, pending sales show that activity is stabilizing. All home sellers want to get top dollar for their houses and many mistakenly think that if they ask more they will get more and that they can always reduce the price later. Sure, you can  reduce the price later, but your house is most interesting when it first comes on the market. Buyers are always waiting for that new property to be "the one" and if the price doesn't meet their expectations, they will move on. They may come back if they see a new price, but in the meantime, you've missed out on all of the people who would have been interested in your house if you priced it right to begin with; that's when they were exited.Bottom line: Price matters in any real estate market and houses that are not priced correctly will linger. Some sellers have recognized this. There have been 30 price adjustments/reductions on 26 properties in Sudbury during the past month. Year-to-date, there have been 50 changes on 37 single-family houses. Unfortunately, houses that don't sell quickly get stale and often when buyers see that a seller had reduced the price once, they'll just wait to see if it's reduced again. Buyers see price reductions as an invitation to negotiate. The right price along with targeted marketing is what will bring you the most money when you sell your house. If you are thinking about selling check out homes for sale in Sudbury at www.marilynmessenger.com to see your competition. Contact me anytime to talk about how to price your house correctly to get top dollar in today's market. ----------------------------------------------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 detail[...]



Hot Housing News in Sudbury!

Tue, 07 Apr 2015 18:52:00 +0000

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.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.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.[...]