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Sudbury : Real Estate Advice

  • All15
  • Local Info2
  • Home Buying7
  • Home Selling2
  • Market Conditions0

Activity 17
Fri Oct 3, 2014
The Stephen FitzMaurice Team answered:
Use a licensed negotiator in combination with a licensed agent, the negotiator will keep after the bank, make them perform.
0 votes 7 answers Share Flag
Wed May 21, 2014
Jane Kontoff answered:
"In hand" simply means that the seller has already retained a Title V certificate showing that the septic system has been inspected and that it is sound and found to be in working order. Sometimes a system will conditionally pass which means that the inspector found an issue that needs to be addressed but the system is working. The other result is a failed system. ... more
1 vote 12 answers Share Flag
Mon Dec 10, 2012
Nancy Smith answered:
Hi Anne,

I also have a son receiving special ed services in Sudbury elementary schools. He started in preschool and we have been very happy with the team for the past 7 years. We are gearing up for middle school and working with my son's team to ensure there is a solid IEP in place to support him.

You can visit for more information on the Sudbury Special Education Parent Advisory Council. I am also a realtor in Sudbury and would be happy to help you further.

Lisa Vecchio
Coldwell Banker - Sudbury
... more
0 votes 4 answers Share Flag
Tue Aug 7, 2012
Michael Hunter answered:
Hi Ken,
Over $1.5 million you get more house in Wayland, the amount of detail, building quality, style and features tend to be higher for the same price in Sudbury.
Under $1.5m you get more house in Sudbury.
Something to take into consideration between the two towns, Sudbury has completed all the large infrastucture projects, i.e. schools & public buildings so that is already factored into the property tax rate, Wayland has completed many but is still in the process, so the tax rate may be impacted.
... more
0 votes 5 answers Share Flag
Mon May 14, 2012
Slader answered:
Mon Sep 19, 2011
Tom and Joanne Team answered:
Totally depends as it always in real estate. I would recommend discussing with your broker and working out a compensation plan. All the best
0 votes 13 answers Share Flag
Wed Jun 22, 2011
Lew Corcoran answered:
The short answer is yes, it is possible to sell your home for less than the mortgage balance and pay the remaining balance over time. You will have to sign a promissory note at settlement for the difference between the selling price or net proceeds and the balance remaining on your mortgage.

You'll also want to make sure that your credit is not 'dinged' by this arrangment. You should speak with a real estate attorney who is experienced in handling distressed property sales to make sure you're protected.
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0 votes 1 answer Share Flag
Mon Sep 27, 2010
Jeanne Feenick answered:
Hi there - it is quiet - I was hoping to see a pick up after Labor Day but really have not. I think the prior posters have hit on the high points with financing challenges but I also believe that the level of uncertainty in the economy is having a real trickle down effect. Uncertainty seems to be causing near paralysis on many fronts which is not a good thing. For those that qualify and find inventory of interest, I encourage action. There are communities in my area that are moving at near "normal" levels on average, with well priced attractive homes moving very quickly and overpriced homes sitting, but the average overall is a normal 5-6 months which is really very good. To buyers interested in this community or others that are moving well, I say don't be fooled into inaction by what may be a false hope of decline...far more likely that you will watch inventory slip away from you. I have that situation in play with a few buyers now....

Jeanne Feenick
Unwavering Commitment to Service
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0 votes 11 answers Share Flag
Wed Jul 21, 2010
Linda Bee answered:
Here are the current statistics I pulled from the local Multiple Listing Service - I have included a link to the PDF file I created below. (More Detailed Info from our local MLS) I ran this Report on July 21, 2010.
Property Type(s): SF Snapshot Date: 7/21/2009 Towns: Sudbury
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0 votes 1 answer Share Flag
Wed Jul 14, 2010
Linda Bee answered:
Dear Trulia Fan - Waltham Home Buyer -

If you don't want to walk away - get a third opinion from a Certified Mold Inspector. There are many different kinds of mold some toxic, some not. Some people have allergies, some people have small children that can be severly impacted by molds. As far as resale - there are definately some buyers who would not even look at a house with past mold issues based on their health status. Some who don't care, as long as it has been remediated.

Google Watham MA Certified Mold Inspectors - you will get a list of several companies.

Best Regards,

Linda Bee
... more
0 votes 7 answers Share Flag
Wed Dec 30, 2009
Anna M Brocco answered:
Why not try a test run and get an actual feel for it--you'll be glad you did and will thank yourself later.

0 votes 4 answers Share Flag
Mon Dec 14, 2009
Keith Sorem answered:
The only people that should advise you should be the Realtor and/or their broker.
Also, if the agreement is in writing, a copy of the buyer/broker agreement.

My suggestion to you would be to ask this question. If you were in the Realtor's shoes, what would you think? ... more
0 votes 6 answers Share Flag
Tue Nov 3, 2009
Judy Boyle answered:
Hi Felick,

Great question....however, there is no such thing as a "typical" commission in Sudbury or any town. Due to Anti-trust Laws, marketing fees should not be discussed publicly online. I can respond in generalities though...

A commission (more appropriately known as the marketing fee) is often a percentage of the final sale price, the amount of which is determined by the seller and broker at the time the marketing contract is signed. It is a private matter that can often be negotiated based on some variables that really should not be discussed here.

In order to gain the maximum exposure, marketing agents enter their listings into the Multiple Listing Service (MLS) so buyer brokers can show their listings. The marketing agent will typically offer out a "cooperating broker fee" to buyer brokers who bring "ready, willing and able buyers" to the closing table. The amount of the split can vary although it would make sense that it be 50/50.

So I realize that I have "danced" around your question but my point is that you would benefit by having this discussion with a reputable agent or two. In this market, it is ALL about proper pricing and internet marketing!

Best of luck!!!!

... more
0 votes 2 answers Share Flag
Tue Sep 29, 2009
Anne Meczywor answered:
In response to your follow-up message, you are following the same line of thought that the seller is. He already is "saving" the fee in his mind, so in a sense you are both trying to "save" the exact same commission. You can't save it twice.

If you two can reach an agreement on price and terms and everything goes smoothly, congratulations. Sometimes, though, it is really wise to consult professionals, and they are usually worth their weight in gold. Are you sure the price you are offering is really not above fair market value? When you lender orders the appraisal, the number that comes back may surprise you. You may find yourself turned down for finanacing because of it, especially these days of HVCC regulation.

Also, avoidable delays and misunderstandings can cost both of you much more than the commission you "saved".

I really do hope things go smoothly for you, though. Good luck.
... more
0 votes 9 answers Share Flag
Mon May 11, 2009
Heather Collins answered:
We just listed on on 164 Morse Road, Sudbury. Its a great value and home!
0 votes 1 answer Share Flag
Sat Mar 21, 2009
Donna Moy-Bruno answered:
Let's face it, the selling price of the home has everything to do with everything -
The listing contract with a seller specifies the fee that the listing agent will receive and from that fee, the amount promised to a buyer's agent. If this amount covers or exceeds the buyer's broker contracted fee, the buyer then owes his buyer agent nothing else out of pocket. If the fee promised by the seller or his agent to the buyer's broker is less than what he or she has agreed to in the buyer contract , the buyer may ask for the seller to pay this difference , and present it as a condition of the offer. If the seller refuses, there are a number of possible scenarios. The buyer may decide to reduce his offer to allow for this difference, or perhaps go find another house where the fee is fully covered, or decide to pay the difference to his buyer agent out of pocket - it all depends on the circumstances. It is also possible that the buyer broker will reduce their fee, but very unlikley. If you are selling a home without the benefit of Realtor representation, the buyer will likely expect to pay less for the house - the buyer's agent will and should probably ask a seller before showing the property if the seller is willing to pay the buyer's broker fee. But the contract with the buyer's agent is between the buyer and his or her agent and the seller is technically not a party to this contract even though the listing agent with the seller's permission, offers the cooperting fee to the buyer's agent.- but as with any sale,if a seller wants to sell, and the buyer wants to buy, then it all boils down to the bottom line doesn't it? - when there are many homes to choose from , the buyer and the buyer's agent will seek out the homes that meet the buyer's needs but also require the least out of pocket expense for the buyer. In the Metrowest area, the buyer agent fees are most often covered by the fee paid to the listing office and this fee is based on the final sales price.(unless the buyer agent contract specifies additional fee for services compensation in addition to the coopertaing fee) In the present market , it would be wise for a seller to attract as many potential buyers as possible so removing the anxiety or stress of how the buyer will compensate his or her broker increases the amount of interest in the seller's home, usually resulting in a quicker sale and more money in the seller's pocket. ... more
0 votes 13 answers Share Flag
Tue Jul 29, 2008
Ken Lambert answered:
Hi Santosh- Almost anything is "possible", but most likely it will be very cost-prohibitive to do so. If you "fill" any wetland area, you would have to replicate that on the site elswhere- per the town's requirements. That is often very expensive to do. In my experience, you're better off looking elsewhere. I know Sudbury is a bit expensive in general; might have to look further west.
In general, right now it costs more to build brand new on a lot than to just buy an existing home/ property. Unless you absolutely need a brand new home, you're better off financially to find an existing home where the seller is in a position to offer a low price.
Thanks, and Good luck,

Ken L.
... more
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