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Quick Post to Highlight a great listing in Shrewsbury

Full Listing sheet is here:

Recently refurbished this ranch style home has 4 bedrms/2 baths. Family Room addition with access to trek deck overlooking private rear yard. Eat in kitchen with new appliances. Hardwood floors. Finished Lower Level expands living area. Nice neighborhood, vinyl sided, replacement windows. Two full baths/main bath recently redone. Easy access to highways for commuting!

*All information is posted in good faith and is assumed to be reliable, but may rely on third party information sources.

• Hopkinton, MA has 85 single family home listed as Active
• Hopkinton, MA had 89  single family sales in the last 6 months, and 14 single family sales last month
• Hopkinton, MA had 6 single family homes in pending last month

• Hudson MA has 72 single family home listed as Active

• Hudson MA had 80  single family sales in the last 6 months, and 6 single family sales last month
• Hudson MA had 8 single family homes in pending last month

With an average market time of solds clocking in at just over 100 days, the market for homes in Hudson has been strong for sellers, especially of entry level property.  The average price for solds has been just over $316,000, while the average price of the actives is $360,000, showing softness in the market as you move northwards in price.  Sellers of entry level property should find a market for their properties, although recent sales activity has tapered off.

To enter my contest to win a copy of "Real Estate Investing Made Simple", by M. Anthony Carr, simply leave a comment/question at the end of this article.  Each month, we will choose a new winner at random, and contact you through your comment if you are the winner.

*All information is posted in good faith and is assumed to be reliable, but may rely on third party information sources.

Well have to close the loop based on the last Sox post.

Prediction:  Pedroia, Ellsbury, would return to the Sox and make a big difference.

Result:  Neither returned for any significant time, and in fact, injuries continued to kill the Sox, as they lost Cameron as well, and Beckett never gained a foothold from his back injury.  Overall, the loss of 3 potential/past MVP candidates (Youkillis, Martinez, Pedroia) and playing without their leadoff hitter was too much to overcome in the canibalistic AL East.

Prediction: Sox Get in the Playoffs.

Result:  Well, they didn't.  But it would have been interested had they stayed healthy.

Prediction: Yankees come back to the pack

Result:  Well to this point they have.  They cooled off, and I'm not sure they are the team to beat in the AL this, whether or not they win the division.  Yes, Sabathia has had a stellar year, but my earlier comments have borne themselves out.  Jeter's OPS has continued to fall - .707 as of this writing, and some interesting decisions about his contract will have to be made in the off season. Berkman has been a bust.  Rivera did not pitch well in September, with an ERA in the 4.00's, and his whole second half was, well, just not Rivera like.

Anyway, look to see the Yanks make an early exit - they just aren't pitching well enough to make a run.

More on the Hot Stove when the playoffs are done, and it should be the most interested off season for the Sox in years.

• Natick, MA has 118 single family home listed as Active
• Natick, MA had 155 single family sales in the last 6 months, and 13 single family sales last month
• Natick, MA had 14 single family homes in pending last month

Natick has extremely strong home sale numbers. With a lopsided Solds/Active ratio, and a Solds average Days on Market of just 65 Days, if you are thinking of selling in Natick you should call a broker now! True, activity has waned in the last two months since the credit has expired, but part of the transaction shortfall could simply be the competitive environment, and lack of desirable housing at all price points. Buyers should be aware that competition for well priced homes is intense, with many properties selling near, at, or over list price. If you are considering other towns, it may make sense to devote additional time there, as Natick looks to be very tight at the moment.

For more detailed reporting, contact me directly!

• Sutton has 58 single family home listed as Active
• Sutton had 58  single family sales in the last 6 months, and 4 single family sales last month
• Sutton had 5 single family homes in pending last month

• Northborough has 71 single family home listed as Active
• Northborough  had 68  single family sales in the last 6 months, and 10 single family sales last month
• Northborough  had 10 single family homes in pending last month

So you're thinking about buying home, but you've heard a lot of mixed messages out there about whether or not you should use an agent. It's a hard choice. Maybe you know an agent, and perhaps you think they aren't very good, so by extension none of them are good. Or maybe you don't know any, but you've been told working by yourself can enable you to drive a harder bargain. There are a lot of truths, half-truths, and not-so trues out there, but these top 10 Reasons for using a QUALIFIED BUYER AGENT should hold true. What's a Qualified Buyer Agent (QBA)? See below!

1. We can save you time: There are many ways we can save you time, and time is an enormously valuable item. Do you know how much you make an hour? How much is your time worth? If we can cut your search time in half (and I can), how much is that worth to you? Probably a lot.
2. We can save you money: Not always, but where we tend to help the most is to keep you from OVER paying. It's easy to identify desirable housing. But you (yes YOU!) may have things that you care about (Nice kitchen) and things that don't bother you (steep driveway). The market doesn't overlook anything, even if you are willing to, and generally that's where I see buyers make mistakes. They use the line, "Well, that's not a big deal and I can live with it" and that's great - but if others don't agree with you, you may have just overpaid. Since we work with lots of buyers, we generally have a good "sense" for what "the market" will pay for, and what it won't. I call it "working the bell curve". It's a good sanity check for any buyer.
3. We know traffic patterns: If your moving to a new area, you may not know how difficult or convenient an area is. A experienced agent will, and lets face it, that can be a big deal.
4. We know house styles. I'm always surprised at how many buyers aren't really familiar with stock housing styles. Right here, by explaining the pluses and minuses of each floor plan, we can greatly simplify your search - and ensure you'll be happier with your purchase. Did you know? Every floor plan has flaws.  Make sure you find the flaws in your next home!
5. Ballpark Repair Estimates: You don't have time to bring contractors along everywhere you go, but budgeting is a key factor of any home purchase, and 80% of homes need something right away. Want to know what the range of costs to do that work might be? We can help.
6. We have a good referral network. We generally have people that we have done business with that are trustful, diligent, and useful professionals. Attorneys, home inspectors, mortgage reps and loan officers. You do NOT want to let your fingers do the walking and get someone at random. Referrals are accountable, and done right they save everyone time and effort.
7. We know what other people find popular. Why does that matter? Well, first, it means we know when to say "hurry up and go see it!" So that it doesn't disappear before you have a chance to decide on it. Second, don't you want your house to be popular when you sell it? Of course you do.
8. Every deal has problems. Can't avoid it, almost every deal can get stuck. If you're not prepared to deal with septic paperwork, insect damage, mold, construction issues, repairs, contractual obligations, radon, wells, unusual building materials, floor plans, styles, and the personality issues of your transaction partner, you should work with someone who is. I'm fond of saying that every deal has problems, I just don't know which ones you will have. But when you have them, it's likely I've encountered them before, and can assist you in the resolution.
9. It's generally FREE. In Massachusetts, 95% of the property is listed in MLS, and generally all those properties pay buyer agents upon successful sale. That means that you don't need to pay us for those top 8 reasons I've already listed. Think that by going it alone you can "cut out the middle man" and save the buyer agent co-broke? Not likely. Listing agents have contracts with sellers, and they have NO obligation to cut their collected fee (which typically includes the buyer agent fee), just because you came direct. Even whey they do cut the fee, it is rarely by the entire co-broke fee.
10. We can help you SELL IT. You aren't thinking about this today, but sooner or later, everyone who buys one sells a home. You will too! Working with an agent today is a great way to see if you have a good personality fit, feel that you have a knowledgeable person, and a trusted advocate when you get ready to sell. Don't try to figure it all out in a one-hour listing presentation. Use that buy opportunity to get ready for the next go around. Besides, we're available for questions in between transactions too.

A Buyer Agent is an agent that works EXPRESSLY for the buyer, and holds their financial and other interests at heart. It is their job to protect buyers money, and strategy. To be a Qualified Buyer Agent, you need to have the requisite experience to assist your buyer in the given search area. If an agent can't help with the 10 items I've outlined here, I would suggest that they are not fully qualified.

Congratulations, you are thinking about coming to the Bay State, otherwise known as Massachusetts.  Hopefully, this represents an exciting time for you, but it probably also comes with some trepidation, about where to live, and how best to make a home for yourself and your family in a new place.  While not comprehensive or exclusive, this guide is provided to give you some food for thought in helping you make your decision. Your priorities and needs could vary, and that would necessitate other decision making strategies, but this relates to most folks based on my experience.

Understand Your Commute in Massachusetts

Massachusetts is built around several older cities, most notably Boston, and the Boston Metropolitan area is by far the most dense part of the state. With density comes jobs, and with that comes traffic, and small changes in the location where you work can literally dictate where you should start looking for a home. For example, if you job is located in Quincy, or even South Boston, it makes no sense to be looking North or West of Boston. If your job is in Waltham, I'd focus on being on Route 20, and no further South than I-90 (the Mass Pike). During rush hour, there is no good way to cut through or go around the city.  Trying to do so could add 30-60 minutes to your commute on a good day.  Fortunately, there are plenty of good communities all around (North, South and West) of Boston, so no matter where it makes the most for you to be, you can find a community that makes sense for you. The Boston globe just did a Drive/Ride comparison which you may find useful.

Find out if public transportation is possible

Massachusetts has a solid network of commuter trains and, in the city, subways.  Although most people drive to work, if your office is reachable by public transportation, it may make sense to look for communities out by the rail line that is serviced by your office.  Commuter rail towns are more expensive, but that's because of the desirability of these routes, so it's certainly a factor to be considered. The Boston globe just did a Drive/Ride comparison which you may find useful.

Home Much Housing Space/Square Footage do you REALLY Need?

Many people are relocating from houses where house prices are considerably less expensive.  If you're living in a 3000 sq foot home, that is 5 years old and costs less than 400K, that's probably you.  Many people moving to Massachusetts have heard its expensive, and by and large it is.  Large, young, houses get very expensive the closer you get to Boston, so set your expectations appropriately, and really examine how much space you need.  You probably have a set budget, and a combination of space and budget will allow most Realtors to begin picking communities that make sense, and talking about the +/- of each town.

How Important are Schools In Your Potential Towns?

A big plus about moving to Massachusetts is as a state we're very committed to our public schools, and have been since the Commonwealth was founded.  What that means is that many communities have excellent schools, and many more have schools that would be top schools in other states.  If you have kids, or even if you don't, understanding the school reputation of a particular town is important, because it can have a huge impact on prices.  Neighboring towns with schools systems that are not similar can have price differentials of 25% or more, and its worth noting that despite the higher prices, it is typically easier to sell in a top ranked school-oriented town than one lower in the pack.  That demand means even folks without children should consider housing in these towns, especially if your relocation may be a short one.

Crime Statistics in Your Potential Massachusetts City

Although not free of crime, in general the crime in Boston, and in Massachusetts, trails National averages.  Boston itself has consistently been one of the safest major cities in USA, so in general this is not a huge issue for buyers.  Always good to check though.

Town Types of Massachusetts

I don't know any two towns in Massachusetts that are alike.  Despite their proximity, or perhaps because of it, local differences and flavors abound.  Some towns have a rural feel, with lots of open space, some are very commercial, and many are odd mixes of the two.  Some are community driven, others are not, in some towns the PTA runs the show and in some the local historical societies are in to everything. Some towns have sprawling neighborhoods, and some large malls. Some have lots of activities and some are quite sleepy.  You get the idea.  The question is, what are you looking for in a community?  Churches, Schools, Activities - the more you know about what you want, the easier it will be to find it.  I had a client whose son was all about hockey, and they wanted to make sure they were close to a rink to help facilitate all the skating they would be doing.  Those mornings are early, I can't blame them for thinking ahead!

Money is no object, where do I want to be in Massachusetts?

A nice situation to be in to be sure, but I think the above categories are still applicable.  You'll have options, for sure, but you probably still don't want to have a two hour commute when it could be 20 minutes, and even if you can afford private school, and expect to do it, it would probably be nice to live close to that school as well.  It's likely you have a longer list of things you want, and its about getting the right location to meet as many of them as you can.

A good list of these items should allow you to really narrow your search and be productively looking for homes from the get go.

If you'd like more specific help, I'm able to assist your search anywhere in Massachusetts! Even if I can't help you personally, I'm make sure you land with a top agent that fits your personality style, to ease your transition. In general, even if you've already picked a relocation company, you can still choose your Realtor in your new area, just ask me for details!!!!

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Matt Heisler is a real-estate professional and owner of Heisler & Mattson Properties.  He has been selling residential real-estate for over 10 years.  He has given several talks on real estate, including presentations on first-time buyer tips & tricks, and profiting in real estate investing in Massachusetts. As a Vanderbilt University alumnus, he is proud to serve the communities of Natick, Framingham, Medfield, Millis, Holliston, Hopkinton, Southborough, Westborough, Northborough, Grafton, Marlborough, Shrewsbury, Worcester, Milford, Charlton, Northbridge, Sutton, Hudson, Sudbury, Clinton, Boylston, and West Boylston.  

*All information is posted in good faith and is assumed to be reliable, but may rely on third party information sources.