The chart describes the breakdown in price range for closed condominiums in Franklin, Ma.  The under $100,000 price range reflects buildings that house converted condominiums.  That is not our strongest sector.  The price range of over $100,000 to $200,000 is a reflection of a variety of condos which includes 20 year old townhomes and some larger converted units. From $200,000 to $300,000 is the range for 20+ year old condominium subdivisions in Franklin.  The $300,00 to $500,000 reflects our active adult communities along with our younger conventional condominium communities. The condo market in Franklin was a strong market in 2009, and we fully expect that 2010 will continue along that path.  There were a total of 100 closed condominiums in Franklin for 2009. This representation is... 01/04/2010

  The chart shows the top 5 agents in the town of Franklin, Ma for 2009, according to MLS-PIN.  RE/MAX Executive Realty in Franklin, Ma is home to the top four real estate agents doing business in Franklin.  The fifth place position is taken by a Century 21 Commonwealth agent. MLS determines rankings with dollar volume.  RE/MAX Executive produced the largest dollar volume for the 2009 year.  We have ranked in first place for the past 10 years. RE/MAX Executive Realty is one of the largest real estate firms in metro-west in dollar volume. This representation is based on data provided by MLS-PIN who does not guarantee the accuracy and the data may not reflect all real estate activity. 01/04/2010

Why do buyer agents assume that the builder will negotiate his price? I think many buyer agents have convinced their buyers that everything is negotiable, and now they have backed themselves into a corner.  Apparently, to energize the buyer to participate in the market, the buyer agents are brainwashing these unsuspecting buyers with the thought that every builder is hanging by his fingernails.  This is far from the truth.  Every sale price is not negotiable.  Our entire new construction inventory is selling at list price.  There are optional upgrades that may be negotiated and included as part of the package, and our builders are all willing to do that.  We have refused offers and not counter offered, if the initial figure is off the charts!!!  New construction is selling and banks are... 01/03/2010

When I think about the real estate profession, I reflect on how self-disciplined we need to be every day.  Real estate agents don't usually receive the credit they deserve for consistently surviving year after year, despite changing market conditions.  Because we don't punch a clock or answer to the master every day, we are categorized as having an easy job.  We can come and go as we please, and if we want to escape one day, poof, we're gone. There is such an unjust label attached to our profession.  The real estate business requires self-discipline, and that discipline comes in many varieties.  An agent who is continually producing at consistent levels every year is the most disciplined individual of any participant in most professions.  Our income is justifiably proportionate to the d... 01/03/2010

We all have different feelings that motivate us.  My greatest motivator in the real estate business is FEAR.  That one emotion will make the adrenaline flow faster than any other.  The fear that the phone will not ring, the buyers will go elsewhere, the agents will not call us to show our listings, we will not have any new listings etc. are the greatest motivators to work smarter.  That one emotion is responsible for my not abandoning my marketing, even for a short period of time, while my team and I are very busy with no time to spare.  The marketing continues as if we were out of business.  Once a marketing program is in place, it stays in place, as long as it works.  There are many agents who think that once the phone starts ringing because of direct mail, as an example, the mailings... 01/02/2010

Direct mail marketing is a "back to basics" method of finding business that I have been using for many years.  Since my niche is the listing end of the transaction, I use direct mail marketing to find new listings.  However, there are many other uses for direct mail marketing.  I also find 55+ age group buyers for my active adult communities by using direct mail marketing.  I mail to that age group throughout many towns in Norfolk County in Massachusetts to advertise 55+ condos.  It brings activity and transactions to that inventory.  When I'm searching for a specific type of property, I use direct mail marketing to find that entity.  I was, at one time, interested in purchasing a single family ranch style home as an investment property for a family member to rent from me.  I sent out o... 01/01/2010

Since this is my first post for 2010, it should rightfully be on the topic of greatest importance to me and my team, listings.  Listings are the name of our game, and that's how it's been from day one of my 31 years in the real estate business.  I have participated in all phases of real estate including buyer agency.  My preference has always been marketing for listings.  Yes, I market for them, and once I have listed the property, I continue to market in search for the buyer for that listing.  As stated in one of my previous posts, I feel we are marketing agents first, and then we are listing agents to follow through with the process. There are many ways to market for listings, and since my participation with Activerain and blogging daily, my sources have expanded.  My preference has a... 01/01/2010

  My team and I want to wish everyone a happy, healthy and very safe New Year.  We're ready to start 2010 with a new energy and enthusiasm for a very prosperous year. Our challenges will be great, but our momentum will result in a successful 2010 at RE/MAX Executive Realty in Franklin, Ma. 12/30/2009

  As I view so many news and other shows that recap the events of the past year it makes me think about my personal and professional wish list for the upcoming one...  This is not a comprehensive list but truly the first things that come to my mind... the Franklin, MA Historic Museum gets opened for the public to enjoy the extensive history of the town that homebuyers will not wait until March to purchase a home since the homebuyer tax credit mandates a buyer to be under contract by April 30th that January 2010 will be less brutally cold than last year that I will continue to reduce clutter and live more simply that my family, friends & myself will not take our health for granted that local restaurants and small businesses will continue to survive the tail end of this recession that our... 12/30/2009

  The chart shows pending and closed transactions for the new condominium market in Franklin, Ma. for 2009.  The active adult community of Meadowbrook Heights leads the way with a total of 13 condos.  Oak Hill boast 11 condos, and The Villas at Eagles Nest shows 8 condominiums.  Franklin Heights, Palladini Village and Hidden Acres show 4, 2 and 1 for numbers in 2009. The agents from The Todaro Team at RE/MAX Executive are marketing Meadowbrook, The Villas and Palladini Village.  The condos at Oak Hill are also being marketed by RE/MAX Executive Realty. The market for new condominiums is a very strong market in Franklin, Ma., and we are looking forward to increasing our sales in 2010. This representation is based on data provided by MLS-PIN who does not guarantee the accuracy and the da... 12/29/2009

As of today, Franklin, Massachusetts has 94 single family homes available for sale--19 of which are new construction $497,967 is the average list price Average days on market is 119 days (with new construction excluded) 12 single family homes are under contract and waiting to close 69 single family homes have closed during the last 3 months 94% is the original list price to sales price ratio 98% is the final list price to sales price ratio What does all of this data mean you may wonder?  From a prospective buyer standpoint this means that there are not many homes to choose from when looking to buy since the 94 homes are across all price points.  A first time buyer with $300,000 to spend will find their choices limited at this moment.  Realtors do have many folks who are expecting to li... 12/28/2009

  The chart shows the market share in the town of Franklin for the top 4 offices doing business in Franklin.  This is the final stretch for 2009, and with only a few days remaining, RE/MAX Executive Realty is in the lead by 43 units, $8 million dollars in dollar volume and 80 sides.  Second, third and fourth are Coldwell Banker Residential Brokerage, Century 21 Commonwealth and ERA Key Realty Services, respectively. RE/MAX Executive Realty in Franklin, Ma has experienced a very productive 2009, and we fully expect 2010 to be even better. This representation is based on data provided by MLS-PIN who does not guarantee the accuracy and the data may not reflect all real estate activity. 12/28/2009

Real estate is a profession that demands self promotion and being in full view of the public eye.  We ring out loud with all our success stories, and we continually endorse ourselves.  The old adage "out of sight, out of mind" is a true statement.  I've witnessed seasoned agents removing themselves from view and losing business as a result.  We're damned if we do, and damned if we don't.  Quite often humility becomes the forgotten virtue in the real estate profession.  Humility comes with many definitions.  Some people interpret humility as a lack of self confidence or timidity.  Others believe it to be an indicator that you are not superior to your colleagues.  Humility is a required ingredient in the recipe for leadership.  When you direct your ego away from yourself and toward leadin... 12/22/2009

  The Town of Franklin Ma provided a Senior Center for their senior residents approximately five years ago.  They are preparing to add a second story to this facility that is usually filled to capacity during breakfast and lunch. There are many programs offered through the Council on Aging.  Among them are Health screening, wellness and fitness programs.  There are social and recreational programs along with educational programs. There are Supportive Day Programs for the frail and/or socially isolated elders.  The Council on Aging provides assistance with accessing social benefit programs such as fuel assistance, food stamps, Mass Health, etc.  There is also telephone reassurance and friendly visiting programs for the elderly. The senior program in Franklin is a wonderful sales tool in... 12/21/2009

  The chart shows that as of this date, the top producing agents doing business in the Town of Franklin, Ma are associated with RE/MAX Executive Realty in Franklin.  Their combined gross dollar volume is approximately $39,000,000 in the Town of Franklin. The #5 agent in the town is associated with Century 21 Commonwealth and the #6 agent is a Keller Williams associate. 2009 was a great year for our office and we expect 2010 to be even better. This representation is based on data provided by MLS-PIN who does not guarantee the accuracy and the data may not reflect all real estate activity. 12/21/2009

Franklin Single Family Home Round Up Currently there are 97 single family homes on the market in Franklin, Massachusetts.  The houses have an average list price of $497,000 and an average market time of 157 days.  There are 16 properties available for $300,000 or less. On the upper end of the scale, there are seven properties listing for $800,000 or more.  In the last week three new single family homes came on the market.  The newly listed properties are on A Street, Garnet Drive and Union Street.  They ranged in price from $449,900 to $795,000.  Two single family homes went under agreement in the last week. They are located on Park Street and Norumbega Circle.  Six other single family homes were flagged to go under agreement soon. There were two single family homes sold in the past wee... 12/17/2009

Team Kelly and The Colombo & Company Team both of RE/MAX Executive Realty in Franklin, MA have just joined forces to form Franklin's largest team--the Kelly & Colombo Group Realtors. I am proud to be a part of our latest venture as we are a 10 person team of experienced Realtors who service the entire metro west of Boston area.  Through our team approach we are better able to service our clients as we pool our resources and complement each other's expertise.  While we typically handle our own individual sellers and buyers, our clients know that someone will always be available in the event of a vacation or emergency. As a team, we are able to offer our clients a wealth of services that they may not otherwise receive when working with an agent with limited financial resources.  Our selle... 12/16/2009

  Happy Birthday wishes to Lorraine from her Team Members of The Todaro Team at RE/MAX Executive Realty in Franklin, Ma., and most importantly Happy Birthday from her ever loving dog, and our mascot, Rocky!!!! 12/16/2009

Why is it so difficult to convince real estate agents to blog?  Change is a difficult journey for everyone, and to change what has been instilled for decades during real estate training courses is even more difficult.  Tasks such as creating a database of names, addresses and telephone numbers of past customers and contacts was always drilled into the minds of new real estate agents.  The missions of yesteryear are now obsolete.  Print advertising has been replaced with blogging.  The writing techniques previously taught in an advertising seminar are now useless communication.  Blogging is the PhD of communicating.  We market to the world now, not just to a small sphere of influence or the immediate community.  The world is the home to your buyers.  We never know from where or when they... 12/16/2009

The prime job description of real estate agents today is not one of a salesman.  Times have changed from 30 years ago when people in the real estate profession were truly in sales.  I read a blog written by Jay Beckingham titled "SALES! It's not a dirty word!"  That blog triggered me to write my opinion on the topic.  This is the age of marketing.  The key to success in this business is making the phone ring, or receiving an email message from a potential buyer or becoming the recipient of an Internet contact.  Our business is hard core marketing.  Unless your phone rings, you will not sell anything.  We are marketing agents, first and foremost.  We market ourselves and our products through Active Rain.  We use Active Rain to give us prime placement on the Internet.  Active Rain is the ... 12/15/2009