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Wellesley : Real Estate Advice

  • All41
  • Local Info10
  • Home Buying13
  • Home Selling3
  • Market Conditions0

Activity 34
Mon Aug 29, 2016
Jlynch answered:
If you are not sure what price to put on your property, let the tenants do it for you. You can post the unit on https://rentberry.com. and then tenants will send you customs offers along with their applications. ... more
0 votes 2 answers Share Flag
Thu Aug 4, 2016
Nckgb answered:
Thu Aug 4, 2016
Nckgb answered:
yes you are does not matter in this case the agent is due
0 votes 3 answers Share Flag
Mon Nov 23, 2015
Lol answered:
This is a really tough requirement, and something that buyers can have some apprehension over, for obvious reasons.

You could always build protections into the deal for the buyer, but it's just better to avoid this stupid clause. ... more
0 votes 15 answers Share Flag
Sun Nov 22, 2015
312lindenst asked:
Thu Sep 11, 2014
Steve Quintana answered:
The buyers may have their own needs that compel them to move quickly. In real estate sooner is usually better than later. Later may never come.
0 votes 2 answers Share Flag
Thu Sep 4, 2014
Adam Pandori answered:
If the broker is a member of an MLS most MLS services have an allowable amount of time (2 or 3 business days for example.) before a home must appear on the Multiple List Service. I would review your listing documents and contact the MLS service he uses and tell them about it. That will definitely spark action on his part. ... more
0 votes 4 answers Share Flag
Wed Aug 20, 2014
Richard Shapiro answered:
All three are great and you wouldn't go wrong. I would also consider commute time and the size of the HS. Newton is a large school system and has two HS's. Belmont and Wellesley have smaller HS's compared to Newton's. You may also want to check out the course offering for electives and Honors/AP classes. Sometimes the bigger schools (Newton's) will have more choices. ... more
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Tue Jun 10, 2014
Larry Lawfer answered:
I would suggest Charles Bourque of The Charles Company. He is a great builder who does very nice work. cbbuild@gmail.com 781-760-7727, please let him know I suggested him.
0 votes 1 answer Share Flag
Thu Apr 3, 2014
Centsable Inspection answered:
Since MA Home Inspector licensing in 2001, a consumer must have a signed exclusive buyer's agent agreement with a Real Estate Broker or Salesperson before the Real Estate Broker or Salesperson can refer a home inspector. ( See Massachusetts General Law Chapter 112 Section 87YY1/2 )

Without a signed exclusive buyer's agent agreement, the Real Estate Broker or Salesperson may only refer the buyer to the list of all MA Home Inspectors from the Massachusetts Board of Registration of Home Inspectors.

A "good" home inspector has an interesting aspect now that The Commonwealth of Massachusetts requires licensing of home inspectors. The Board of Registration of Home Inspectors does not provide any criteria to rate a home inspector. A Standard Home Inspection in Massachusetts is a home inspection performed to the MA Home Inspector Standards of Practice (SOP).

Home Inspectors can provide additional/optional services that are not in conflict with the prohibitions listed in the SOP. Some common consumer criteria for a "good" home inspector are; Photographs or no photographs in the inspection report, hand-written report or computer generated report, use of measurement instruments or no use of measurement instruments.

Feel free to contact me if you have further questions regarding Massachusetts home inspectors.

Jim Mushinsky
Centsable Inspection
508-877-5939
... more
0 votes 6 answers Share Flag
Sat Feb 1, 2014
MScary answered:
Yes, it is worth it. A lot of the homes in that area of town are being torn down and replaced or expanded and renovated. If you plant to stay there and raise a family (10+) years, you will find that your investment was very smart. Wellesley homes hold their value even in a sluggish economy. (BTW: I am not a real estate agent!) ... more
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Mon Aug 26, 2013
Martin Kalisker answered:
Hi Joe -

I am not a lawyer, but I do serve as the Chairman of the Grievance Committee for the Greater Boston Association of REALTORS®. The short and simple answer to your question is that clause 3c) cannot be enforced (see Tristam’s Landing, Inc. v. Wait, in which the MA State Supreme Judicial Court adopted the following rule. When a broker is engaged by an owner to find a purchaser, the broker earns a commission when: (1) he produces a purchaser ready, willing and able to buy on the terms provided by the owner; (2) the purchaser enters into a binding contract with the owner to do so; and (3) the purchaser completes the transaction by closing title in accordance with the provisions of the contract.)

Your listing agreement may have allowed the agent to "carve out" a period of time for someone who was shown the property during the original listing period to enter into a contract with you. Your new listing agent would need to receive a list of any such names in order for the first broker to establish a fact pattern of procuring cause during the listing period. Other than this, you typically have no other duties or owe anything to the first listing brokerage once the listing period has expired, and would be free to enter into a new listing agreement with another brokerage.

I see that your link has Brookline in the url. Our office is in the heart of Coolidge Corner, and we had an office in Wellesley Hills for over 5 years. I'd be happy to assist if you have any further questions.

Martin Kalisker
... more
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Sat Jul 20, 2013
Jessica Bateman answered:
Yes!!! Yes you can get a Jumbo loan with a 685. I tell all my clients looking for jumbos to visit The Lenders Network, I have had several of my clients get approved and close even with scores under a 680 for jumbos up to 4 millions. So if anyone can get you a loan they can.. ... more
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Thu Mar 28, 2013
Ken Barber answered:
Hi, I would call the zoning board of appeals and give them all your information and the secretary to the board would be very helpful in answering your questions, Ken barber
0 votes 4 answers Share Flag
Mon Jan 14, 2013
Kim Foemmel answered:
I'm happy to help. Lets chat!

Kim Foemmel, Hallmark Sotheby's International Realty, KimFoemmel.com, 508.808.1149
0 votes 12 answers Share Flag
Wed May 4, 2011
J. Perron answered:
Prices are definitely down compared to last spring because of the $8000 first time buyer credit last spring. The credit caused a feeding frenzy among 1st time buyers and pushed prices higher with bidding wars, etc. When the credit ended, the market died for sellers (last summer was the worst). As long as a P&S was signed by April 30, the buyer credit was available. Closings last May, June and July would still reflect some of that activity. My guess is that the real comparison numbers will come in around August this year. ... more
0 votes 9 answers Share Flag
Fri Dec 11, 2009
Tom and Joanne Team answered:
Rebecca:

For a long time assessed values were simply used as a way for towns to collect revenue for tax purposes and were never intended to represent fair market value. Up until roughly 2000 assessed values in many communities were around 60 to 80% of fair market value. However, when the real estate market started to take off, communities began assessing home for 100% of market value and for a long time assessed value lagged behind fair market value. Rebecca, this all changed in 2005 when the housing market started to turn, and now in many communities the assessed value is significantly higher then the fair market value. In Wellesley the fair market values have held and it has only been in the last 8 months that we have begun to see the prices slipping. Therefore the correlation in the price point you are looking in is not as set in stone as in other communities where the market has been off for a couple of years.

I am a certified buyers agent who has sold 30 homes in the last 12 months and many as a buyers broker. If you would like some further consultation, please feel free to contact me. My website is listed below. Best of luck.
... more
0 votes 6 answers Share Flag
Thu Sep 3, 2009
Mary Condon answered:
Great Question - and one most home buyers naturally have. It may be helpful for you to understand that Realtors are NOT permitted to discuss this question with buyers. I know that is frustrating.

Having said that, Realtors are knowledgeable about the resources which may help you learn more about your question.

a. Check with the town demographic profile....Check out the schools profiles and website - learn about their sports, dance, music, newspaper groups etc.
b. Call the Town Clerks office an learn if there is a New Comers Group or something similar - and call to speak with members of the group living in that community
c. Call the school and ask to visit the school - see with your own eyes
d. ASK people who live in the Community what their experience has been

Notice - this is all about other peoples view points and their personal experiences. When it comes down to it - you will determine the quailty of life you have in any community.

If you'd like to learn how I may be a good fit for you as your buyer's agent, please give me a call; 508-479-9833

Warm;y,
Mary Condon, MBA
... more
0 votes 5 answers Share Flag
Thu Sep 3, 2009
Mary Condon answered:
Hi Mary -

Great question. I am a big researcher - having said that - my analysis of the relevancy of price per sq ft in determining the asking price of a home in WELLESLEY is.... VERY LITTLE RELEVANCY! While I WILL review price per sq ft -
I do not place significant weight to that in pricing a sellers home...or advising a buyer client.

Price per sq ft CAN be used effectively in negotiations by an experienced buyer agent for their buyer client once an offer is submitted.

Choose a buyer agent who can can do a CMA for the homes you like the most and especially any home you want to put an offer on. Decide a negotiation strategy in advance.

If you would like more in depth advice please give me a call - it would be my pleasure to talk with you.

Warmly,
Mary Condon
508-479-9833
... more
0 votes 12 answers Share Flag
Tue Sep 1, 2009
Andrea J. Mealey answered:
Dear Rebecca,

Neighborhoods near Perrin Park (Hardy School) and Pilgrim Road (Bates School) (both off Weston Rd. but in different directions) are popular and have homes in that price range. The Farms area (Schofiled School) is also popular and homes do come on the market in that price range.

What you will need to focus on in addition to the popularity are the characteristics of the neighborhood that make it popular (Is it walkability to town/train or is is proximity to a school or park?, for example). What is appealing to some may not be high on your list.

Also, you should consider what style home you are most interested in purchasing. Wellesley is a place where most houses are (and many homebuyers seem to prefer) traditional colonials. So if you have some flexibility in the style of the home you buy, you may have more choices, particularly in this price range which often captures ranches and split level homes.

A quick search of the current inventory shows about 17 houses on the market between $650K and $850K (a bit below and above your figures, just to capture inventory). Maybe one of these will work for you. Otherwise, there is often an up-tick in inventory now that the summer is over. Keep an eye on new listings.

Best of luck - Andrea
... more
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