Sudbury, MA Real Estate News

By Amy Hunter
(Hearth & Home Videos)
I was thinking a lot about my "former life" as a Psychiatric Social Worker after reading the blog on How to Deal with Potentially Violent Clients.  I worked on an admission unit in a psychiatric center and the possiblity of a sudden threat arising was a reality all the staff worked with.  Some of the same things we kept in mind are also useful in any setting and may help an ActiveRain member someday.  1.  Trust your gut!  I know this has been brought up before but it is crucial to trust your instinct.  If you're feeling something is wrong, pay attention to it.  It's better to have been wrong and feel silly afterwards than end up hurt. 2.  Don't be afraid to ask someone to come with you.  At first I'd be embarassed to ask a large male Mental Health Aide to sit in on an interview with a p...
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
Here's what's going on in the Sudbury MA real estate market. Overall single family inventory is up from last year at this time - 98 current listings compared with 88 last year; however, the increase is primarily in two prices ranges: 1 million to $1,499,900 - 24 up from 17 last year; and 350K to $399,900 - there are 6, last year there was one. The number of homes for sale in other prices is the same or less than last year at this time.Prices for single family homes In Sudbury range from $189,000 to $3,298,000. The median list price is a bit lower than last year at this time - $904,250 compared with $909,450; the average list price is also lower - $1,127,364,364 compared with $1,135,613; time on the market has increased; 244 compared with 205. Recent activity shows there are 11 single-f...
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By Mike Hunter, Wicked Awesome Realtor
(Gibson Sotheby's International)
The housing market in Sudbury is looking up. Inventory levels of unsold houses continue to drop ... and is now down to just an eight month supply (though it varies greatly by price points). Since a six month supply is considered to be a balanced market, favoring neither sellers nor buyers, it looks like we're at the closest to a balanced market we've been in a few years. Existing home sales (especially in the mid to lower end homes) have shown promising figures, as first-time buyers take advantage of the buyer tax credit and historically low interest rates. Nationally it has been reported that sales of single family homes surged by a little over 10 percent in October and were 24 percent above where they were a year before. We have had similar results in Sudbury. October sales were up on...
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
Here's what's going on in the Sudbury MA real estate market. Overall single family inventory is up from last year at this time - 110 current listings compared with 100 last year. Prices for single family homes In Sudbury range from $189,000 to $3,298,000. The median list price is lower than last year at this time - $884,950 compared with $922,000; the average list price is also lower - $1,119,407 compared with $1,138,898; and the average number of days on the market is also higher - 210 days up from 187 days. The price ranges with the most significant increase of homes for sale are: $800,000 to $899,999 - there are 11 compared with 3 a year ago; and $600,000 to $699,999 - there are 10 compared with 5 last year; so good opportunities for buyers in those ranges.   Recent activity shows th...
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
Welcome to the Sudbury MA real estate market update. Overall inventory is up from last year at this time - 138 current listings compared with 107 last year. Prices for single family homes In Sudbury range from $199,000 to $3,700,000. The median list price is higher than last year at this time - $839,450 compared with $785,000; the average list price is also a bit higher - $1,086,580 compared with $1,010,198; and the average number of days on the market is also higher - 187 days up from 145 days. The price ranges with the most significant increase of homes for sale are: one million to $1,499,999 - there are 28 compared with 19 last year; and $800,000 to $899,999 - there are 13 compared with 4 a year ago; good opportunities for buyers in those ranges. For people looking in between $700 an...
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By John Savignano, Realtor - Hopkinton and Metrowest MA Real Estate
(RE/MAX Executive)
Sudbury Market conditions for single family homes sold. This chart comapares Sudbury homes sales YTD 2008 vs 2009. looking at sales price, days on market and average and median prices fortrends in market.      Sudbury Market Stat's  1/1 - 7/31 2009   Single family activity Sold volume Avg sold price Median sold price Days on mkt       2009      84     679,000   605,000     148    2008     106    703,000    595,000     170    Trend     - 21%      - 3%     + 2 %   improving     While the number homes sold is down, the median price is improving and days on market is improving.          See chart below for sales by price range    most active range is - under $800,000 Property Type(s): SF Status: SLD Start Date: 01/01/2009 End Date: 07/31/2009 Towns: Sudbury Price Range # ofListings Avg. Day...
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
Welcome to the Sudbury MA real estate market update. The news for buyers continues to be better than for sellers in Sudbury. Overall inventory is up from last year at this time - 136 current listings compared with 115 last year; the median list price is the same; the average list price is slightly higher; and the average number of days on the market is just about the same. However the $900K to $999,900 has fewer homes available - only 5 compared with 11 last year at this time. Recent activity shows there are 16 single-family homes with accepted offers and 16 with sales pending. Current prices for single-family houses in Sudbury range from $259,900 to $3,700,000. The median list price is $879,400; the list average price is $1,117,545. Opportunities abound in the luxury home market with 4...
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
Welcome to the Sudbury MA real estate market update. Better news for buyers than sellers in Sudbury. Overall inventory is up from last year at this time - 149 current listings compared with 125 last year; so it's not surprising that time on the market is up also - 170 days vs. 156 last year. However, there are fewer homes available - between $500K and $700K; and from $900K to $999,900. Recent activity shows there are 21 single-family homes with accepted offers and 20 with sales pending.Current prices for single-family houses in Sudbury range from $269,900 to $3,700,000. The median list price is $895,000 up from $845,000 on 7/13/08; the list average price is $895,000 up from $1,049,552 last year. Two bedroom homes start at $199,000; three bedroom homes start at $269,900 and four bedroom ...
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By John Savignano, Realtor - Hopkinton and Metrowest MA Real Estate
(RE/MAX Executive)
Sudbury Market Stat's  1/1- 5/31 2009   Single family activity Sold volume Avg sold price Median sold price Days on mkt       2009   40   700,340   605,000   159    2008   41   613,000   516,000   208    Trend  flat    + 14 %     + 2 %   improving                               See chart below for sales by price range  most active range is - under $700,000 Report Run: 6/9/2009 10:21:38 AM Property Type(s): SF Status: SLD Start Date: 01/01/2009 End Date: 05/31/2009 Towns: Sudbury Price Range # ofListings Avg. Dayson Market AverageSale Price   AverageList Price SP:LPRatio AverageOrig Price SP:OPRatio $0 - $49,999 0 0 $0   $0 0 $0 0 $50,000 - $99,999 0 0 $0   $0 0 $0 0 $100,000 - $149,999 0 0 $0   $0 0 $0 0 $150,000 - $199,999 1 520 $175,000   $233,000 75 $233,000 75 $200,000 - $249,999 1 1...
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
Market conditions are mixed in Sudbury MA, as they are in many towns west of Boston. While the number of sales has fallen, sale prices are up and there are substantial accepted offers and sales pending; and the level of inventory depends on the price range.  Here are what the stats look like: There were only 4 single-family closed sales in Sudbury during March 2009 compared with 6 in March 2008. The median sale price was $479,450; the average was $493,225 - both higher than last year, but still lower than most people would expect in Sudbury where there are so many higher priced homes for sale. Year to date, the number of closed sales are down from the same period in 2008 - 25 compared with 31; the median sale price was higher - $643,000 up from $510,000; the average sale price was also ...
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
We keep hearing "it's a buyer's market, thousands of homes for sale, plummeting prices" etc. Well, that's true in other places, and I'm even hearing about inventory being absorbed in Florida, California, Las Vegas...anyway, in Sudbury MA, whether it's a buyer's market or not so much really depends on the price-range. Overall, the number of single-family homes for sale is just about the same as last year at this time - there are 93; last year there were 92, not that many - the highest number of homes for sale that I remember was 180 in 1993 - most of those were new construction in sub-divisions including Willis Hills; and of course, there's no large parcels of land like that left to build on. Within each price-range, there are greater variations. The two ranges with the largest increases...
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By Amy Hunter
(Hearth & Home Videos)
We have all seen too many really bad photos in real estate listings.  Some real estate agents are better than others at taking photos, and some agents really are excellent.  I believe that anyone can take decent photos of their listings with a little awareness and practice.  The tips below are aimed at the average/below average skill level agent who uses a point-and-shoot camera set on "Auto" and wants/needs to improve the quality of their real estate photos.  1. Have the sun behind you, shining full on the front of the house for the exterior shot. Avoid extremely early or late in the day as there will be more shadows. 2. Turn on all lights and open shades/blinds. Use a flash for all indoor shots.  Although a room may look bright enough to the human eye a flash will help it in photos. 3...
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Even though you will not be filming and editing the Video Virtual Tour of your new listing there are factors that you should be thinking about.  The primary one is picking a videographer.  Hopefully the list below will be helpful in knowing what to look for and ask about to make your selection.  Once you've selected the videographer and are about to meet them to make the tour, some preparation and forethought can make the process go smoothly and productively for both of you.    1.    The "2 minute rule".  Here's a reality: people do not have long attention spans.  I have found that people will watch about 2 to 2 ½  minutes and unless it is a spectacular property they will then close the video. A 3 to 3 ½ minute video should only be for a very large house of 11 rooms or more (plus foyer,...
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By Mike Hunter, Wicked Awesome Realtor
(Gibson Sotheby's International)
It is likely that for much of 2009 the real estate market will not be greatly different than it is now.  That is not to say that there should not be some improvement, and that we might actually be within or near the bottoming period of the market.  With confidence  affected by the financial turbulence/negative media and having a look at the following statistical information,  it is likely we will see demand for housing purchases remain subdued in the near future. One caveat, before we delve into the statistics: the current real estate market is unlike anything many of us have seen in a long while. Although I will be presenting you actual historical information,  it is risky to form opinions based on past indicators that most likely are losing their predictive power in this different mar...
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By Mike Hunter, Wicked Awesome Realtor
(Gibson Sotheby's International)
Urban legend has it that when asked about the color selections of Model-T Fords, Henry Ford was said to have answered, "You can have any color you want as long as it's black". That was a long time ago, and we all live in a very colorful world now. To get the latest color trends you only have to watch HGTV or go to the paint department of any respectable home improvement store.  But have you ever wondered what the real estate market has to say about the exterior color of your house? Of course it's a truism that white houses have universal appeal, but there are many other choices, too. So I decided to see how other house colors fared. We realtors use many different color names, for the purposes of this chart I've simplified the color descriptions somewhat, combining the likes of "buttercu...
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By Mike Hunter, Wicked Awesome Realtor
(Gibson Sotheby's International)
Everybody's heard the old saw about "location, location, & location". But have you ever wondered what the market has to say about the style of your house? Although it's hard to go wrong by buying a colonial in Sudbury, there are many other choices, too. So I decided to see how other house styles fared. Of course, we here in New England have many styles of colonials, such as Cape, Saltbox, Garrison, & Four-Square, for the purposes of this chart I've combined some of them together. If you want to see definitions and examples of House Styles in New England click here. So below is a pie chart of different house styles in Sudbury showing the most popular styles by number of sales in the MLS-PIN in the year 2008. I hope you enjoy and find the information useful.    
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
Sudbury MA market conditions:  It's a great time to buy in Sudbury! There are 94 single-family homes for sale and both median and average sale prices have dropped during 2008. There were only 6 closed sales during November compared with 23 in November 2007, and 12 during October for both years. The median sale price was $547,500 -down 18.5% from Nov. 2007; the average sale price was $617,917 - a 17.5% drop from the previous year.  Average time on the market is up to 201 days from 189. Year-to-date sales decreased 23% from 2007. Both median  and average sale prices dropped by approximately 10%. Overall, the number of homes for sale is the same as last year at this time. However,  inventory levels vary by price-range:  the ranges with the largest increases are: $700k to $799,900 - 13 for ...
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By Douglas Carson, Realtor
(Coldwell Banker Residential Brokerage)
The number of single family homes sold in Sudbury, MA during the month of November decreased dramatically from 23 sold (2007) to 6 homes sold in 2008. The average selling price also decreased significantly from $749,720 in 2007 to $617,917 in 2008.  The average DOM (Days on Market) decreased dramatically to 73 days from 176 in 2007.
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By Douglas Carson, Realtor
(Coldwell Banker Residential Brokerage)
The number of single family homes sold in Sudbury, MA during the month of October remained flat at 12 homes sold in both 2007 and 2008. The average selling price decreased dramatically from $999,292 in 2007 to $541,675 in 2008.  The average DOM (Days on Market) almost doubled to 222 days from 116 in 2007.
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By Marilyn Messenger, Marilyn Messenger, Real Estate west of Boston
(Andrew Mitchell & Company)
Welcome to the market conditions report for Sudbury MA. Here's what's going on: there are currently 110 active single-family home listings and of those 6 already have accepted offers waiting for contingencies to clear. Average time on the market for current listings is down a bit - 162 days, last year at this time it was 170. Eleven homes have sales pending, the same number as last month.Overall, the number of homes for sale has decreased 110 compared with 130 MORE... www.MarilynMessenger.com for the latest market reports for Sudbury, Maynard, Wayland, Weston, and Stow MA - complete MLS listings with addresses and maps, news and information for buyers and sellers west of Boston.    
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Sudbury, MA Real Estate Professionals