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Living West of Boston

Home Buying & Selling in Sudbury, Wayland, Maynard, Stow MA...

By Marilyn Messenger, CRS, ABR | Broker in Sudbury, MA
  • Happy Home Buyers in Sudbury!

    Posted Under: Market Conditions in Sudbury, Home Buying in Sudbury, Home Selling in Sudbury  |  July 18, 2014 12:20 PM  |  19 views  |  No comments
                          
    Lots of happy home buyers and sellers in Sudbury in 2014. My buyer clients were thrilled to close on this beautiful luxury property located on the end of a cul-de-sac, it's the perfect location for their family!

                       Sudbury MA - Buyers' New Home

    The real estate market has been and continues to be highly competitve in Sudbury with multiple offers becoming the norm and many selling at or above list price. See homes for sale in Sudbury.

    This house sold was originally listed for $1,149,900 and I negotiated a final sale price of $1,080,000 for my buyer clients. More...

    "Marilyn recently helped us purchase our home in Sudbury. There were a number of things that Marilyn brought to the search process that helped: local knowledge of who built which houses, which streets were more or less desirable because of traffic conditions, tips on finding neighborhoods with children, local shopping, etc. She was also very responsive to all of our questions and really helped us through the whole process. I would highly recommend Marilyn for any prospective home buyer."  D.B.

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    Marilyn Messenger has been representing buyers and sellers in Sudbury and the towns west of Boston for 21 years. She is the top recommended broker on Trulia n the towns of Sudbury, Wayland, Maynard, and Stow. Call Marilyn at 508-596-3501.
  • Concord (MA) Real Estate - Home Prices Up 38.5%!

    Posted Under: Market Conditions in Concord, Home Buying in Concord, Home Selling in Concord  |  June 23, 2014 11:19 AM  |  112 views  |  No comments
    Home sellers of single-family home in Concord enjoyed higher sale prices in May. The medianConcord MA - Happy Home Sellers sale price for single-family homes closed in May was 1,100,000; 38.5% higher than in May 2013.
    Meanwhile, the number of homes sold in Concord during May was 37.5% less than in May 2013; 15 down from 24.

    Year to date prices through 5/31 were 26.8% higher; and the number of homes was 38% less than for the same period in 2013. See the latest market report for Concord from the Greater Boston Association of Realtors including condominium stats.

    Fewer sales were the result of fewer homes for sale; as in most places, the number of homes for sale in Concord has remained extemely low and multiple offers/bidding wars with houses selling for over asking become more common this spring.

    It will be interesting to see if this continues during the summer when the market generally slows down a bit. Buyers who missed out on their dream home are waiting for houses to come on the market!  Currently there only 71 single-family homes and 9 condominiums on the market in Concord. Buyers and sellers need to be prepared to move quickly! Check out homes for sale in Concord.

    Call 508-596-3501 to learn more about current sales pending and to talk about buying or selling a property in Concord.
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    Marilyn Messenger is a licensed broker, Certified Residential Specialist, and Accredited Buyer Representative associated with Andrew Mitchell and Company Realtors in Concord MA. Contact Marilyn at 508-596-3501 or visit www.marilynmessenger.com for addtional information.
  • Sudbury MA - Home Sale Prices Up!

    Posted Under: Market Conditions in Sudbury, Home Buying in Sudbury, Home Selling in Sudbury  |  June 6, 2014 8:19 AM  |  184 views  |  No comments

    Sudbury Market Update – June 2014

    The number of single-family houses for sale in Sudbury continues to remain lower than last year; only 68 compared with 78 last year. List prices in Sudbury range from $324,000 to $3,495,000. While lower inventory generally results in higher prices, both the median and the average list price in Sudbury are actually lower than last year. The current median is $909,500; last year’s median was $959,000. The current average is $966,595; down from $1,068,466.

    The price range with the most choices available is still $1 million to $1,499,999; there are 19 luxury properties in this range for sale. These houses have been on the market for an average of 162 days.  Six estates listed between $1.5 million and $3,495,000, have each been on the market for just over one year. Some of these sellers might be ready to make a deal and move on!

    Closed Sales May: Single-family home sales were down by 33% from last year; 14 closed sales compared with 21 in May 2013. The good news for home sellers is that the median sale price of $750,000 in Sudbury was substantially higher than the median for May 2013 which was $550,000. The average sale price of $733,389 was also up from $563,286. Limited supply has definitely put upward pressure on pricing and it was not unusual to have multiple offers/bidding wars on properties that were priced correctly.

    YTD (through 5/31): There were 49 closed sales of single-family homes for the first five months of 2014 compared with 81 for the same period in 2013. The median sale price YTD was $685,000; the average was $711,257.

    Price changes: Even in the hottest market, properties that that are priced incorrectly do not sell. During May, 21.5% of single-family houses for sale reduced their list prices. YTD, 26.7% had price reductions.

    For additional information about current offers accepted and sales pending contact Marilyn Messenger at 508-596-3501. Or visit www.marilynmessenger to view homes for sale or request a market valuation for your home.

    Marilyn's Recommendation on Trulia - Marilyn Messenger is a top recommended broker in Sudbury and several towns west of Boston. (Note: brokers shown as PRO and VIP are paid advertisers).

  • Sudbury Real Estate Market Report - April 2014

    Posted Under: Market Conditions in Sudbury, Home Buying in Sudbury, Home Selling in Sudbury  |  May 12, 2014 9:03 AM  |  201 views  |  No comments
    Check out the Sudbury real estate market report video for April 2014. When I talk with people, they are often surprised that inventory in Sudbury is low, and that prices were sale pretty flat in April.


    The market has picked up in May and for the time this year, there are actually more single-family homes for sale than there were last year at this time, however, the number is still low compared with previous years.

    People always want to know, is it a "seller's market" or a "buyer's market" and the answer depends on the price range you are in. If you are a buyer looking for a house for less than $900,000 the choices are much more limited and houses that are priced attractively are getting accepted offers very quickly, many within just a few days; that would be a "seller's market".

    If you are buying or selling the $900,000 to $999,000; there are 13 homes for sale and the average days on market is 140. The price range with the most options is $1,000,000 to $1,499,999; there are 24 properties for sale with the average time on the market of 167 days. Higher priced homes have been on the market for even longer. Some of these luxury home sellers are most likely ready to negotiate making this a "buyer's market".  As a experienced agent/broker, I can help you get the best deal.

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    "Marilyn recently helped us purchase our first home and we couldn't have been happier with her patience, wisdom, and guidance. We found Marilyn to be extremely knowledgeable of the local market and she kept the process stress free by answering calls, texts, and e-mails at all hours. We were thrilled with Marilyn and highly recommend her to all prospective home buyers without reservation." C. Shapiro


    Marilyn Messenger's profile on Trulia.
  • Wayland Market Update - Median Sale Prices Up 20%!

    Posted Under: Market Conditions in Wayland, Home Buying in Wayland, Home Selling in Wayland  |  March 17, 2014 12:28 PM  |  382 views  |  No comments
    Year-to-date the median sale price of $600,000 for a single-family home in Wayland is up 20%  Home Sale Price Up in Waylandover the same period last year. There have been 17 closed sales; only one less than last year. Meanwhile, the number of houses for sale remains extremenly low, only 30 on the market and 8 already have accepted offers with contingencies waiting to clear.

    Prices in Wayland range from $325,000 to $9,300,000. The price range with the most choices is $1 million to $1,499,000; there are 10 and many have been on for a long time so some of the sellers may be ready to make a deal.

    Click here to see the rest of the report and please feel free to contact me if you are thinking about selling or buying a home in Wayland or any of the nearby towns. It's never too soon to start planning your next move!

    Request a Home Value Report
    See homes for sale

    Buyers, remember you have the right to have your own agent representing your interests. Learn more about Buyer Agency.



  • Wayland Housing Market - More Sales in September

    Posted Under: Market Conditions in Wayland, Home Buying in Wayland, Home Selling in Wayland  |  October 16, 2013 7:35 AM  |  403 views  |  1 comment

    Wayland MA - first-time buyersSeptember Closed Sales: There were 15 closed single-family home sales during September in Wayland compared with 10 in September 2012. The median sale price was $480,000; the median sale price in September 2012 was $500,000.


    Year-to-date (through 9/30): There were 147 single-family homes sold during the first 9 months of 2013; exactly the same number sold during the first 9 months of 2012. The median sale price for the first 9 months of 2013 was $600,000, up from 542,000 for the same period in 2012. The average time on the market for Y-T-D 2013 was 80 days down from 143 days in 2012.

    Current: Overall there are fewer homes on the market than last year at this time (10/15); there are 51 single-family homes for sale compared with 63 on 10/15/2012. However, inventory levels vary by price-range and in some range; there are 8 homes for sale between $700,000 and $799,999, twice as many as last year.

    The current median list price in Wayland is $949,900; last year on 10/15 the median list price in Wayland was $929,000. The price range with the most choices continues to be one million to 1.499 million – there are 12 for sale. The average time on the market for these properties is 163 days; some of these sellers may be ready to make a deal. Most sellers do not want to have their homes on the market during the winter months and most buyers would like to be in their new home for the holidays. Since most closings take about 60 days, this is the time for buyers to get going. View homes for sale at www.WaylandHomeSales.com or contact me at 508-596-3501 to talk about your options.

    Condominiums (townhouses and garden-apartment style): There were 5 closed sales of condominiums in Wayland during September. The median sale price was $570,000. There were 32 condominiums, including townhouses and garden-apartment style, sold during the first 9 nines of 2013 compared with 42 for the same period in 2012. As with single-family homes, the median price of $570,000 YTD was higher than last year’s median of $463,750.

    Current: there are 18 units for sale in Wayland compared with 24 last year at this time. The good news for condominium buyers is that the median price of $647,000 is less than it was last year at this time when it was $652,000. If you’re ready to let someone else take care of shoveling the snow this winter, now is your opportunity to buy.


    What's it mean to you? Price is the key even in a hot market. Homes sellers who price their houses correctly are getting offers, multiple offers in some cases, and are selling quickly, sometimes for over asking; while those who were overly optimistic and went on the market too high are taking longer and they are reducing their prices. There have been 26 price changes on 24 properties in Wayland during since September. Price reductions create new opportunities for buyers and sellers.

    People who are serious about buying are prepared and acting quickly, especially any who’ve already missed out on a house they wanted. Being prepared is more important than ever, however, it is still important to think things through and not to make costly mistakes like waiving the home inspection or offering more than you can comfortably afford. Call me at 508-596-3501 if you want an experienced buyer agent/broker to navigate you through the process. My clients have been able to get the house they wanted without over-paying.

    For people who own a home and are not planning to move anytime soon, higher sale prices mean more equity in your property. Maybe you've been trying to refinance or take out an equity line to do some updates but your house wouldn't appraise. Mortgage interest rates are still historically low and this may be your window of opportunity. This is also a good time to consider a vacation home or income property. Prices are going up everywhere so why wait?

    Connect with Marilyn Messenger on Google+
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    About the author: Marilyn Messenger, a Certified Residential Specialist and licensed Broker associated with Andrew Mitchell and Company,  has been representing buyers and sellers in Wayland and the towns west of Boston for 20 years. In the field everyday, she understands how changing markets affect people and she knows that although markets change, home buyers and sellers still have the same desires, concerns and anxieties. She combines her experience, education, and hands-on negotiating skills with mobile technology to reduce stress and maximize results. Call Marilyn at 508-596-3501.

  • Who Is Your Agent?

    Posted Under: General Area in Wayland, Home Buying in Wayland, Home Selling in Wayland  |  September 16, 2013 11:31 AM  |  719 views  |  No comments

    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. 
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     About the author: Marilyn Messenger, a local 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) and an Accredited Buyer Representative and is an active member of the Real Estate Buyer Agency Council. Visit www.MarilynMessenger.com to search for homes and get the latest market reports for Wayland, Sudbury, Concord, Acton, and Stow MA.  
    Connect with Marilyn on Google+

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