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

  The chart displays closed condominium activity in Franklin, Ma during 2007, 2008 and 2009.  As you can see, the years 2007 and 2008 are almost identical in average sale price.  There was an 8.5% decline in average sale price in 2009 compared to the previous two years. The number of closed condos in 2008 was 93 and the number in 2009 was 94 for the same time frame.  The condo market in 2007 shows 115 closed condos.  The condo market in 2007 shows an average marketing time of 127 days, 2008 shows 176 days and 2009 shows 157 days.  All three years are relatively similar for average marketing time.  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. 12/15/2009

  The chart displays the production through MLS-PIN of the top four real estate offices in the town of Franklin, Ma. The #1 Office in Franklin, Ma is RE/MAX Executive Realty.  Our production has been outstanding for 2009 with the total units closed as of this date is 132, the total number of sides closed is 184 and the total dollar volume closed  is $48,006,422. The offices of Coldwell Banker Residential Brokerage, Century 21 Commonwealth and ERS Key Realty Services are second, third and fourth in the town respectively.  The production of each of those offices is very similar. 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. 12/15/2009

  With just ten days remaining before Christmas, real estate is alive and well in Franklin, Ma for Lorraine Kuney of The Todaro Team.   Lorraine is negotiating an offer on a home in Norfolk, Ma. and another transaction on the last first floor condo at The Villas at Eagles Nest in Franklin, Ma. Lorraine also has a closing this week on a condo at Meadowbrook Heights in Franklin, Ma., and the week of Christmas brings one more closing of a duplex townhome in Bellingham, Ma. to Lorraine.  The Todaro Team is currently working on closing for February and March of 2010.  The Franklin Ma. market is an active and exciting market.  My team members and I are looking forward to another award winning year in 2010. 12/14/2009

  Meadowbrook Heights in Franklin, Ma. is an Active Adult Community of 59 duplex style townhomes for 55+ residents.  This age restricted community offers first floor master bedroom suites, open floor plans with maple cabinets and granite counters.  The spacious kitchen is open to the dining area with a boxed out window and hardwood flooring. The cathedral ceiling in the family room offers a contemporary flair and boasts a gas fireplace in the corner and a slider to a generous sized deck. There are 2 bedrooms and 2.5 bathrooms with first floor laundry hook ups, tile flooring in baths and room for expansion upstairs.   There is a one car attached garage with each condominium.  The condo fee is $200/month and the starting price is $329,900. There are only 4 condos remaining at this price.... 12/13/2009

  There are two open house events in Franklin, Ma on Sunday, December 13 from 1:00pm to 3:00pm.  Meadowbrook Heights is an active adult community of duplex townhomes with first floor master bedroom suites, open floor plan, maple cabinets, granite counters, hardwood, tile, gas fireplace and one car attached garage. The prices at Meadowbrook Heights start at $329,900.  Directions: Pleasant Street to Miller Street to Longhill Road to Grey Wolf Drive.  Follow the signs.  Furnished model home on site.   The Villas at Eagles Nest is a 36 unit condo community with no age restriction.  Visit the model home on Sunday, December 13 from 1:00pm to 3:00pm.  One level luxury living with over 2,000 s.f. of living space plus a 2 car bay underground parking garage.  There are only four condos remaining... 12/12/2009

  The Villas at Eagles Nest in Franklin Ma has another buyer for our last first floor condominium in building #7.  We now have only four condos remaining and they include two penthouse condos and two corner condo for a speedy 30 day occupancy.  Prices start at $409,900 for the spacious second floor corner condos. Construction will begin on building #5 in February, and occupancy will be at the end of the summer of 2010.  Visit The Todaro Team every weekend for their open house event from 1:00pm to 3:00pm.  Directions:  Miller Street to Silver Fox Road to Eagles Nest Way.  The Villas at Eagles Nest is a community of 36 condo units with a variety of floor plans and sizes.  Visit the site.....you'll love what you see.   12/11/2009

If you are one of the many buyers that I speak with on a regular basis who is thinking about making a Franklin, MA home purchase in the next few months there are some things you will want to know and do now... US News and World Report's real estate blogger, Luke Mullins, reminds us that 2010 will bring even stricter lending standards.  This does not necessarily mean you cannot get a loan, only that you may need to get more creative.  The ability to have 20% saved for a down payment will guarantee the best mortgage rates but alternatively keep in mind that the FHA option only requires 3.5% down. Prospective buyers can take steps now to prepare for taking a home loan by first checking their credit at a free site such as annualcreditreport.com.  Mullins reminds us that a credit score of 73... 12/11/2009

The team concept is one that's becoming more popular in the real estate industry.  The problem is that not all teams are successful, and if they do survive, it's for a short term.  Where do agents go wrong when creating a team?  What leads to its downfall?  I've observed several teams within the RE/MAX system, as they have formed and dissolved.  The most important factor when creating a team is to make sure the team leader takes full responsibility for making the phone ring.  The leader needs to be accountable to the team members for providing a strong base for them to develop their business.  When the leader is not truly a leader, but only a fantasist, that team never gets off the ground.  Teams are not made of dreams.  Teams are made up of members who have the same mentality, drive, a... 12/11/2009

Franklin Condo and Multi-family Round up There are currently 101 condos on the market in Franklin, Massachusetts. The condo average list price is $332,000 with an average price per square foot of $179.  Average time on market is 219 days.  Four new condos came on the market this past week.  The are located on Francesco Avenue, Vail Drive, Worsted Street and Highbank Road. Three condos went under agreement. The first was a 2 bedroom mid-rise on West Central Street.  The second was a 2 bedroom townhouse on Applewood Lane and the last was a 2 bedroom townhouse on Grey Wolf Drive. One other condo was flagged to go under agreement soon. No condos were sold in the past week in Franklin.  There are 7 multi-family homes currently on the market in Franklin.  The average list price is $371,000 an... 12/10/2009

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 $495,000 and an average market time of 155 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 five new single family homes came on the market.  The newly listed properties are on Bent Street, Lenox Drive, Carpenter Drive, Prospect Street and Maple Street.  They ranged in price from $200,000 to $869,000.  Seven single family homes went under agreement in the last week. They are located on Beech Street, Richard Lane, Miller Street, Pond Street, Carpenter Drive, Paula Lane and Maple Street.  Two other single fami... 12/10/2009

  The luxury penthouse condo at The Villas at Eagles Nest in Franklin, Ma. boasts 3,286 s.f. of plush living space.  This 10 room, one level living condo, offers a wonderful floor plan with a large gourmet kitchen, granite, hardwood, tile, breakfast room, library/media room, double tray and coffered ceiling, living room with gas fireplace open to the dining room and a spectacular solarium with skylights. The penthouse condo offers plenty of storage space and a list of amenities with too many to list.  The entrance to the building is breathtaking.  There is an elevator for the convenience of the home owners and two car underground parking. Visit The Todaro Team every Saturday and Sunday for their open house event from 1:00pm to 3:00pm.  Directions: Miller Street to Silver Fox Road to Ea... 12/10/2009

  The chart shows the pending and closed new construction condominium activity in the town of Franklin, Ma for the first 11 months of 2009.  This is not a complete tally since there is one more month remaining in 2009. The condominium community of Meadowbrook Heights has been the most active with Oak Hill and The Villas at Eagles Nest following closely. The market for new condos is a very active market and the final total for the year will certainly reflect that statement. Call The Todaro Team to view their condominium communities in Franklin, Ma.  We can be reached at 508-520-9881 or visit our open house events every Saturday and Sunday from 1:00pm to 3:00pm at all of their subdivisions. 12/10/2009

  The Homes at Strawberry Fields in Franklin, Ma. are all custom, uniquely designed colonials.  There are seven acre plus wooded lots with town sewer and underground utilities.  This small cul de sac executive neighborhood is within walking distance to the "T" to Boston, shopping, schools and churches.  Dean College is also within a close proximity to this wonderful subdivision. Some of the existing colonials within the subdivision that are occupied are shown here.  As you can see, the detail work on the exterior of the homes is a reflection of the quality that is found throughout the interior of each design.   The homes are stately and are set back enough to have plenty of privacy.  The lots are large and serviced by town sewer, allowing flexibility of the positioning of the homes.   ... 12/10/2009

  The Villas at Eagles Nest in Franklin, Ma. is a thirty-six unit condo community with NO age restriction.  Building #9 is for 55+ owners and building #7 is for any age group. We have only a handful of condos ready for a 30 to 60 day occupancy.  Building #5 will start construction soon, and occupancy will be available at the end of the summer of 2010.  Condo living is a great opportunity to reduce your existing costs.  Condominium living is a very desirable way of life.  It's a popular way of reducing your overall costs of living.  Everyone loves a new home.  Visit The Todaro Team every Saturday and Sunday from 1:00pm to 3:00pm and take a tour of the variety of condos available.   Don't miss out on the existing units.   The next building will not be ready to occupy for many months.  Di... 12/09/2009

Yesterday Franklin, MA enjoyed its first significant snowfall of this season with 2-4 inches blanketing the trees.  It really was a beautiful sight to behold even though I prefer warmer weather generally.  As you can see here, some of my friends REALLY love the snow!  We are very accustomed to changing weather in Massachusetts and are always ready for the dramatic temperature fluctuations.  Last week it was 60 degrees one day but mostly in the 40-50 degree range which is warmer than normal for early December.    It is true that New Englanders never get bored with the weather because it does change so frequently.  I guess it makes life interesting.  Our daughter, in Los Angeles, says she is bored with her constant "perfect" weather.  She always looks forward to seeing the leaves change t... 12/07/2009

  The chart displays the production of the Top Five Real Estate Offices in Franklin, Ma. from January 1, 2009 to December 7, 2009. RE/MAX Executive Realty in Franklin is the top producing real estate office in town.  The total units sold is 132, the dollar volume is over $48 million and there were 184 sides closed to date. Coldwell Banker Residential Brokerage in Franklin is next with 88 total units sold and $40 million for dollar volume with 105 sides closed. Century 21 Commonwealth, ERA Key Realty Services and Costello Realty are third, fourth and fifth respectively, and their productions levels are relatively similar.  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. 12/07/2009

  The Villas at Eagles Nest in Franklin, Ma. offers high end cabinetry from Homecrest Cabinets in a maple wood with raised panels.  The photo to the left shows the vanity in the half bath with an undermount sink.  The main bathroom in our luxury condo boasts a large vanity with undermount sink.       The master bathroom offers plenty of cabinet storage and a generous granite counter. Visit the open house at The Villas at Eagles Nest every Saturday and Sunday from 1:00pm to 3:00pm.  The Todaro Team will give you a tour of the various condos and all of the beautiful amenities. Directions:  Miller Street to Silver fox Road to Eagles Nest Way.  See you there this weekend. 12/07/2009

Marketing four subdivisions at one time is a feat that deserves some discussion.  Let me share how we are able to manage, market and close transactions in multiple subdivisions.  The backbone and main supporting member of our team for new construction is the person we refer to as "The Point Person."   Our point person is Lorraine Kuney, a sixteen year veteran in the real estate industry.  A top producer and #1 agent in the Town of Franklin in 2008, Lorraine has many tasks to accomplish every day, but the most important responsibility is communicating with two of our three builders.  Lorraine's main duty is to keep the lines of communication open with those builders, complete the transactions once the deals are together and take a role with me in all builder meetings to discuss price, op... 12/06/2009