Sudbury MA - Market Conditions Report - 3/1/2012
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Mild weather, low interest rates, pent up demand, lower prices... the spring market has started early in Sudbury! Although the number of single family homes for sale is substantially higher than last year at this time 114 up from 82, 32 of the active listings already have accepted offers! Additionally there are 17 properties with sales pending. The average time on the market for active listings is 178 days compared with 249 last year; however, as with inventory, time on market varies by price range.
Current list prices in Sudbury range from $229,900 for a 3 bedroom, 1 bath bank-owned home; up to $3,199,999 for a property located in the Wayside Inn area, described in MLS as “a palatial mansion” on 10+ acres that includes a museum with room for 70 cars. Both median and average prices in Sudbury are lower than they were last year. The median list is $777,000, last year it was $872,500; the average is $905,436, last year it was $1,057,914. There have been 30 price reductions on 27 single family homes since the first of the year.
Although the overall market is active for this time of year, for the luxury home sellers, no so much. There are 33 properties listed for over $1,000,000 in Sudbury, many of which have been on the market for over a year and some for as long as 2 years or more. In addition to the high number of luxury properties available, foreclosures and short sales have reduced values and provided excellent opportunities for cash buyers.
Year to date (as of 2/29) there have been 16 closed sales in Sudbury, up from 12 last year. As with current listings, median and average sale prices were lower than last year. The median sale price was $475,000; the average was $616,000. The average sale price to original list price ratio was 89%; the average sale price to final list price ratio as 96%. These ratios are important because many sellers assume that they will get less money if they ask less when actually the opposite is true. Price is based on supply and demand; properties that are priced correctly attract more buyers, therefore increasing demand and increasing the price.
The condominium/townhouse market, which consists of mostly new construction in Sudbury, is also very active. However, unlike the single family market, the number of units for sale is substantially less than last year, only 12 compared with 26; and of the 12, 4 already have accepted offers. So it’s no surprise that list prices are up. The median list for a condominium in Sudbury is $634,500 and the average is $624,116.
* A short sale can be an alternative to foreclosure for a distressed homeowner. If you or someone you know needs help, Contact Marilyn for a confidential chat.
Marilyn Messenger is Short Sale certified and a member of the Luxury Homes Marketing Institute with a successful track record of closing short sales (only approx. 25% of short sales close, not every Realtor has the know-how and tanacity to get the job done.)