General Index 

The Berlin Homes For Sale Market Report

Berlin has so little data, it can be prone to serious mood swings when we look at it - but over time the trendlines can tell us what we need to know.

Overall, the market remains strong - not as strong as the last report, but HSI's around 150 are usually indicative of rising prices. Overall, the chart looks positive.

Can’t see the chart? You can find it Here .

When we look at the prices chart, however, it looks like prices are in a freefall. They've come down from the $160 all the way down to $144. What's going on ? Well - some pretty distressed homes sold, and they've distorted the prices. How can I be sure? Well, I can't - but you can also see that sellers are expecting more than ever- looking for an average of $191/ sq foot. So at the least, no one is all that worried. And it's not like things are sitting around, with the average home for sale only on the market for 79 days, few sellers are even the least bit discouraged.

What should active home buyers do in Berlin ?

Berlin is a small town, but beware - prices are quite expensive at the moment, and may not hold up. It can be VERY hard to determine value in a small town like Berlin, I recommend a local expert to make sure that what you plan on paying makes sense.

What should potential home sellers do in Berlin ?

The market is strong, and it would be pretty easy to undercut the current crop of actives, and still get a fine price - well above last year. This could be a great year to sell, the demand is there.

Berlin Houses For Sale and Sold Market Statistics - Raw MLS Data

• Berlin‘s “Home Seller Index” (HSI): 141 Last Report: 161
• There are 8 homes listed as For Sale.
• There have been 19 houses sold in the last 6 months, and 9 homes sold in the last 3 months in Berlin.
• The Average number of Days on Market was 55 days for just SOLD homes.
• There is an Average Market Time of 79 days of the Berlin homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $144 (vs. $159 in the last report)
• Current sellers are looking for $191 /sq. foot
• There was an Average Sold Price of $380,575 for sold homes.
• Berlin, MA, has 1 properties advertised as lender owned or foreclosure (typically foreclosure) .
• There are 2 properties advertised as a short-sale is going to be needed by the lender.

All statistics are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary*, and is designed to offer town-by-town information, instead of large scale trends.

*That means you won’t find it anywhere else. Take that, Case-Schilling!.

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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

The Local Real Estate Market in 3 Charts

When you think about it, real estate has 3 elements to it. How much does it cost? How competitive is the market? and Which town is a good place to put my Money? Congratulations, I have all those answers for you in 3 charts.

OK, Now you know the relative cost of every town. If you're looking in Hopkinton, and the house you want is just out of reach, why not try Holliston? Or Southborough? These neighboring towns are - for the moment - a little less expensive, providing some opportunities for the flexible buyer. Want to know how they stacked up last year? That link will help. The summary though is that Ashland made some moves, as did Marlborough, while Upton lost some ground as prices stalled there last year. Overall though, things change slowly on this chart.

How competitive is the market?

Well, let's see:

This chart is pretty straightforward. Unlike the first chart, the data here jumps around quite a bit over time, as you can see from the historical snapshots. About the only constant has been Natick at the top - but not this spring. Framingham has moved into the top spot, and readers will know that I have cautioned buyers in Framingham as the market looks awfully frothy to me. Milford and Marlborough I'm sure will surprise some readers, but there are many years where value trumps prestige, and when that happens, towns with amazing values move quickly to right the imbalance. That's why, over a long time horizon, your net gains balance out. But if you want to try to market time the system, you'll need my next chart.

This chart shows you where the most price appreciation has happened since 2012. However - just like your mutual funds - past performance is not a predictor of future results. Paradoxically, the towns that are most likely to have big runs in prices are those that have lagged. Eventually, I'll have a more sophisticated version of this chart - that tracks highs and lows from well defined points - and it's worth noting that starting the tracking in 2012 meant that I missed a lot of appreciation that had happened in many towns from 2010. So use this chart carefully! But you can still glean some useful insights. I have already noted on the blog that Westborough, Southborough, Grafton and Northborough all look to me to be poised to "catch up" while Holliston, Hopkinton, Natick and Medfield are going to start running in to price problems - especially when interest rates start to move.  

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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

How to Prepare for A New Tenant

Hello! As usual, a few caveats. Remember, this applies primarily for Landlords in Massachusetts, at least as far as statutory law is concerned. And in any case, I am not a lawyer, and this should not be construed as legal advice.

1) Notice. Tenants must give one-pay period notice (this is usually a month), unless you have pre-negotiated different. I negotiate 60 day notice, typically, but the standard is 30 days. If you're tenants have not given proper notice, you can't really stop them from moving out (nor should you), but you should tell them their security deposit may be at risk. A typical situation might be, say on the 10th of the month, when you call them and say, "hey! Where's the rent?" and they reply, "Oh, we're moving out at the end of the month, so we aren't paying you this month." The timing of this phone call/e-mail/letter is very important, legally. If they tell you two weeks before they move out, technically that is notice for the following month. That means they can't use their last months rent for the current month, and they owe one more month. They probably won't pay you (but they might), but you should tell them that the security deposit will be collected for the following months rent. I'm always very clear about what happens if I don't get notice, you should be as well, but some tenants do not seem to think that far ahead.

2) If the notice has been given, and is proper, than it's time to reconcile the deposits. You should have received:

Last Month (this is their initial deposit, which you collected when the tenant was approved. Right?)

Security (this was collected when they moved in, and put in a separate account. Right? You still have this money somewhere? It's not yours - they'll want it back)

The last month is for the last months rent. They will not be paying this month, so be aware if you haven't re-rented it (and collected the next tenants last month), you will be missing some cash flow, unless you have saved it for this moment.

3) Moving out mid-month. Tenants often do not move out on the last day of their lease. They often ask you to "pro-rate" the rent for the time that is unused. This is up to you, but is not required. If you know there are things you need to fix that fall under the "Wear and tear" category, I would use that money for it - security deposits can be scrutinized.

4) Security deposit: Tenants often ask for a "pre-move out walk through", or ask for the security deposit before they move out, or ask for the security deposit to be the second to last month's rent (or last months rent if you failed to collect it). Some times they ask for all three! My recommendation is NEVER EVER give that security deposit to a tenant until the unit is empty and you have received keys. State law gives you 30 days AFTER THEY MOVE OUT to review the unit, itemize the damages, and return their money. They won't like it, but it's the law, and that tiny security deposit is all that prevents them from doing damage to your building, so don't give it to them. Similarly, doing a 10 minute walkthrough the day of move-out and writing a check on the spot is also a poor idea. I have had tenants hide stuff (quite successfully) to pass a 5 minute inspection. Most tenants are very concerned that you will not pay them anything from the security deposit. Expect them to be concerned about the "delay" in giving them their money. But you are ENTITLED to the 30 days, and you should use what you need. Here are things you should check.

• Garbage disposal. These are often broken and never reported. Until the next tenant moves in, of course.
• All toilets: check for loose toilets, leaks at the stops, proper operation, cracks in the fixtures themselves. Listen for leaks. I recommend turning off, and turning on all shut-offs between tenants. This makes sure they are not leaking, and in operation.
• Faucets - check shut-offs for leaks. Turn on the faucet, hot and cold, let it RUN for a minute or two, and check for leaks, or poor water pressure (clogged aerator or screen, usually).
• Carpets: check carpets for light stains and permanents stains. Most new tenants want cleaned carpets anyway, it's easier to do it right after move out (when the unit is vacant) and then assess the stains post clean up.
• Walls/ceilings. Tenants LOVE To put holes in walls. I charge $25 for every hole, up to $400 for room walls, up to $400 for trim per room, and up to $400 for ceiling holes. This is what it costs to get it fixed (about $1000-1200 per room, for ceilings, walls and trim).  Why up to $400?  Once there's 16 holes, you're painting the whole wall.
• All kitchen cabinets. Check for easy operation and cleanliness.
• Fridge - put it out and clean the coils and get the dust out. You know they didn't. Check for leaks from the ice maker line, if you have one.
• Stove fan: Check/clean the grease trap. Make sure the fan is working.
• Dishwasher: run it, check for leaks.
• Switch plates: get 'em cleaned. Make sure they aren't scratched.
• Tile floors: Make sure no tiles are damaged from someone dropping something heavy. If so, get a new tile put in. Charge them for the damage.
• Garage: It was empty when they moved in, it should be empty now. If there are things that need to be hauled away, that will cost them $$ of security. Look for oil stains, gas spills, and other things that could be haz-mat, or just damage. Spilled salt can ruin concrete. Sweep and light clean the garage.
•  Basement: see garage.
• Check A/C, if summer. (Don't check the A/C if it is below 45 degrees, you will damage it). If you haven't had your heat/cooling equipment serviced in a while, think about doing it now. Being pro-active saves you money with tenants that need heat in the winter. Emergency calls are expensive.
• Check the age of your hot-water tank. Put a reminder in your calendar when it hits 10 years, and start checking it more often. Leaks start slow, and often start at the bottom.
• Check all vanity cabinets
• Check the shower faucet for leaks, and the shower head too.
• Check all burners on the stove, and the oven too.
• Check all the windows to make sure they are not broken; check any/all blinds for same. Have them cleaned or replaced if necessary.

If you own a single family home, check the outside too, for damaged shingles, siding, screens, and review the lawn and landscaping.  Don't let your property go downhill just because you're renting it.

Once you have a list of damage and things that will cost you money (other than wear and tear, which you can not charge for. That 20 year old dishwasher that is broken? That's on you, not them.), make the list, put costs next to it, and send it (by mail) to the tenant with the remainder of the their security deposit within the 30 day limit. Note that it is your responsibility to charge "Fair-market" prices. If you aren't sure what something costs, get estimates, and keep them. You can't charge $1200 for a nail hole, unless they put the a very big nail through the fridge. Tenants do not have to "agree" with your assessment, but if they don't like it, or find it unreasonable, they may sue you, as is their right.

Good Luck!

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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

The Worcester Homes For Sale Market Report

Ah, the Worcester Report. Looking for the future? Worcester gives us important clues as to where the market is headed. With lots and lots of residents, the large sample set tells us a lot about how much slack there is in the market. The chart says:

Can’t see the chart? You can find it Here .

Well, the chart says that Worcester is getting tight on inventory too! Sales keep churning at over 600 homes per month, and that keeps the pressure on for new listings. Their numbers are falling though.

Perhaps the most interesting thing of note is that the bank impacted homes is down not just in overall numbers - at 30 that's the lowest total on the board for short-sales and foreclosures - but also down as the over all picture of the market place - just 10% of the marketed inventory. In other places, when those numbers fall - and stall low - prices start moving up pretty quickly, both because sellers want more and generally the houses being sold are in better condition.

What should active home buyers do in Worcester?

Prices have not jumped as much as I would have expected in this report, but the nicer homes in good locations are going to be getting multiple offers at this point. Most homes won't get crazy, but things are going to move quickly for sure this spring. Make sure you know the VALUE of what you are purchasing - Worcester is tricky - because there are fewer homes to review and set your price barometer.

What should potential home sellers do in Worcester?

Sellers are very optimistic in Worcester. They should be! They are asking 140+/sq foot - well above the current sales trend. With everyone reaching for the next level of prices, you can too, so this is a great time to sell in Worcester.

Worcester Houses For Sale and Sold Market Statistics - Raw MLS Data

• Worcester‘s “Home Seller Index” (HSI):114 Last Report: 109
• There are 288 homes listed as For Sale.
• There have been 616 houses sold in the last 6 months, and 364 homes sold in the last 3 months in Worcester.

   

  
  

  Will more home sellers come with the flowers? Time will tell.

• The Average number of Days on Market was 74 days for just SOLD homes.
• There is an Average Market Time of 125 days of the Worcester homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $125 (vs. $127 in the last report)
• Current sellers are looking for $ X /sq. foot
• There was an Average Sold Price of $191,062 for sold homes.
• Worcester, MA, has 11 properties advertised as lender owned or foreclosure (typically foreclosure) .
• There are 19 properties advertised as a short-sale is going to be needed by the lender.

*All statistics are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary, and is designed to offer town-by-town information, instead of large scale trends. (That means you won’t find it anywhere else. Take that, Case-Schilling!).

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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

Welcome back Baseball

I have been just flat out lately, but I've still managed to catch some innings in the early season. There's lots of new faces, new theories, and on the whole, it's going to be a deeply interesting season for Sox fans. Could be great, could be terrible, but it won't be boring. But I can't write about that tonight. It's Sox/Yanks,and we'll focus on the Bronx Boppers for this post.

No Jeter: The end of Yankee magic

I have heralded many a time a poor season for the Yankees. I tried to call the year that Rivera would fade; Jeter would get old; that the free agent pickups would flame out. Each year, every year, for a long time now, the Yankees would use chewing gum and duck tape to cobble together a winner.

A new hero or two each year. Just enough to keep them near or atop the division. Frankly, I got tired of watching them do it with mirrors. But you know what? Jeter was probably the straw that stirred the drink. He is GONE. Has the luck run out like the final sands in a hour glass? One would think so. If it wasn't for Ellsbury, Texeria, A-rod and Sabathia, I wouldn't even know who these guys were. To me, they look awfully ordinary. Of course, for 15 years they've basically been fielding current and past all-stars at every position. Not so today. If they don't stink this year, I'll be really impressed.

A-Rod: The gift that keeps on giving

But lets be honest. The real reason I'll be following the Yankees this year isn't their record, or their threat to the division. It's the human car wreck, A-rod. Will he hit? Will he hit so much he earns third base back? Will he flame out? If he flames out, how long will the Yankees stick him out there batting .210? Will the Yankees really NOT pay him his bonus money for hitting his HR milestones? If he doesn't get paid will he sue them? Again? Will he sue the league again? Will he keep playing the good soldier? Will the team rally around him? Will New Yorkers start booing him at every plate appearance if he stinks? Have the Yankees already decided they will cut him - and pay him 50+ million to go away? Will he get caught using PEDs AGAIN? And get banned for life? Will the Yankees frame him just to avoid paying him?

And I could go on. This just scratches the surface. He's been on his best behavior, but that won't last past April. There is so much money, pride, and ego at stake, you know it will end badly. And I'll be watching.

Could the Yankees become - lovable?

For as long as I've been watching, the Yankees always had players you loved to hate. Just really talented bad actors, ego maniacs, classes guys - they always had a few. A-rod was hardly the last in the series, and he's not even at the top of a long list. But this group of underdogs - should they come together, will become easy to root for. A bunch of nobodies playing for a season most NY beat writers have already written off. They'll have their moments in the sun, but I wonder if it'll be enough.  It's the first team in a long time though that I don't already hate. Ellsbury is a former Sox hand, as is Stephen Drew, McCann is a good guy, Gardner is the guy who won't quit, and everyone else is not a strong enough personality to really care one way or the other.  A-rod, of course, is impossible to root for, in any capacity, and Texeria is more difficult to root for, but they are no longer one of a string of watchable, but unlikable stars.

As for the series

Well, it's early. The Sox have been pounding on the Yankees as I type, with Miley cruising - and looking very sharp tonight. While the Yankees have looked limp and error prone. The Yankees have found success in the sixth, but still trail. If all 19 look like this, it'll be good for the Sox. They won't though.  We will have something of a handle on both team by the end of the series. If nothing else, we know they'll be trying for sure. Hey, look at that! Yankees get two, but still trail, 3-2, and that's the end of the sixth. We'll see how the Sox thump their way through the NY bullpen, which is good, but not deep. Should be fun.

Southborough History and Current Features

Southborough, for much of its existence since 1660, (incorporated in 1727), was a rural home for farmers. Although it was a stop along the Boston Turnpike, and had rail access in the south of town, it remained

much less industrious than many of it's neighbors during much of it's history. Some historic events of note:

• Henry Knox passed through the town, in 1775-1776, with 40+ cannon captured from the British in Lake Ticonderoga, on his way to Boston. George Washington used these cannon to send the British Army out of the city, and scored a major military victory. The weight of the cannon, the length of the journey, and the speed with which Knox got the cannon to Cambridge were all noted as heroic in their time period.
• In 1865, Joseph Burnett founded St, Mark's School.
• In 1866, Fay School was founded, and remains the oldest boarding elementary school in the United States.
• The town became host to part of the Boston water supply around 1898, when the Sudbury Reservoir system went into use.  A significant portion of the town was flooded for this development.
• In 2009, Southborough was used for the opening sequence of "Grownups" starring Adam Sandler.

Southborough Today

Southborough today is marked by it's convenience to all means of useful highways and trains for commute purposes. The Mass Turnpike ("the Pike"), I-90, runs through town (although the exits are in Westborough and Framingham), as does I-495, and the all important state highway Route 9. Travel by rail is also made possible with the Commuter Rail MBTA stop at the south end of town.  Since I-495 goes North/South,

and Route 9 goes East/ West, along with the pike, the town two other state highways (Route 30 and Route 85 respectively) carry significantly less traffic and generally do not resemble the more heavily traveled state highways in other towns in the area (126, 135, 20, 146, 140, all come to mind, but there are others). In most towns, you can find major commercial and retail developments where two state highways intersect, but in Southborough, the town center is close to the intersection of Route 85 and Route 30, and you will find no such developments. The commercial and retail environment is so small one might actually not realize you were driving through the town center.  At any rate, the state highways make getting around Southborough quite easy for local residence, as they are more than capable of carrying the local traffic.

What you will not likely miss though, is St. Mark's Campus, a private high school of much renown. And across the way is Fay School, a private elementary school of similar renown.  These two campuses dominate Southborough's downtown landscape, and their footprint continues to grow.

Southborough has seen a population surge in the past 30 years, but still remains a small town of around 10,000 people, and 3000 homes.  A quirk is despite it's small size, it maintains two zip codes, 01772 and 01745 where many much larger towns have only one.

Lastly, Southborough is 10% water - and considerably more once wetlands are included.  As a major focus point for the Sudbury Reservoir, Southborough has many scenic views that are enhanced by the waterfront, contributing to the towns rural, scenic character.  There is some retail and commercial development, but there is much less than the neighboring towns, and the town reflects this.

Southborough Real Estate Market Conditions

Thanks for asking, you can find a summary here.  Historical information is also available.

Southborough Assessors Maps, GIS Information and Property Cards

Assessors Office

Southborough Assessor's Maps

Southborough GIS

Southborough Property card Data

Basic Demographic Information

Southborough Phone Numbers

Can be found here!

Southborough Current Listings for Sale

Here is a great way to browse the listings.

Southborough Schools Overview and Rankings

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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

The Westborough Homes For Sale Market Report

Westborough checks in without too many changes to the last report - but declining inventory levels (homes for sale) are slowing down the transaction volume and putting a drag on the market. Not real news at this point, we're seeing this everywhere, but it's here too.

Can’t see the chart? You can find it Here .

The key note here is that sales in the last 3 months are less than the previous three months. Why? Nothing to buy. It doesn't seem to have impacted prices - yet - but with inventory so low, any buying pressure is going to result in big price moves.

What should active home buyers do in Westborough?

Make sure you've got a good handle on the valuation of homes in Westborough. You're going to see competitive bid situation in many price ranges this spring, and you'll need to know how much you'll be willing to pay. It's entirely possible that there could be a pull back this fall in prices - if rates start to move up - but maybe not, so it's hard to count on that. Prices often continue to move up until rates have risen substantially, and we haven't seen that.

What should potential home sellers do in Westborough?

The home sellers that are out there have raised their expectations. You should too! Prices are headed up. To find out how far you can push your price, give me a shout.

Westborough Houses For Sale and Sold Market Statistics - Raw MLS Data

• Westborough‘s “Home Seller Index” (HSI): 156 Last Report: 153
• There are 20 homes listed as For Sale.
• There have been 80 houses sold in the last 6 months, and 32 homes sold in the last 3 months in Westborough.
• The Average number of Days on Market was 60 days for just SOLD homes.
• There is an Average Market Time of 125 days of the Westborough homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $198 (vs. $200 in the last report)
• Current sellers are looking for $222 /sq foot
• There was an Average Sold Price of $442,689 for sold homes.
• Westborough, MA, has 0 properties advertised as lender owned or foreclosure (typically foreclosure) .
• There are 1 properties advertised as a short-sale is going to be needed by the lender.

*All statistics are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary, and is designed to offer town-by-town information, instead of large scale trends. (That means you won’t find it anywhere else. Take that, Case-Schilling!).

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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

The Upton Homes For Sale Market Report

Upton checks in with only 13 homes on the market. Such a small data set means I need to adjust one of the metrics I follow. Not necessarily something I like to do, but in the interest of posterity, I thought it was the best option. But before we look at that, lets take a look at the chart.

Can’t see the chart? You can find it Here .

Not surprisingly, Upton is at a new low for homes on the market. Too low!! Prices have some room to run, I would think, before the spring is over. Remember, Northborough, Grafton, Upton and several other towns are on my value list, and I expect prices to move this spring in all these towns, and perhaps even sharply up.

What should active home buyers do in Upton?

Ugh, we've said this before, but your best option is to probably wait till the spring inventory hits the market. Expand your search area, if possible, but there's virtually no comparison shopping here in Upton.

What should potential home sellers do in Upton ?

If you've got a house that might move quickly, and you're in a price range without competition, let's get ready to move! Many buyers won't be reading this blog, and they'll be all too willing to pay a sharp premium over last years prices. Taking advantage of the market imbalance could be a great way to pay for your moving expenses! An HSI of 151 is very strong - smart sellers will take advantage.

Special note, the asking price in Upton is actually $221/ sq. foot. But that's due to one property asking $550 a square foot, as it has multiple lots, and a small house. If you take that property out, the remaining 12 are at 182, which is a more representative measure of Upton home seller optimism. It's a small data set, one outlier has a big effect.

Upton Houses For Sale and Sold Market Statistics - Raw MLS Data

• Upton ‘s “Home Seller Index” (HSI): 151 Last Report: 91
• There are 13 homes listed as For Sale.
• There have been 48 houses sold in the last 6 months, and 30 homes sold in the last 3 months in Upton.

  The stage is set for prices to move up in Upton.

• The Average number of Days on Market was 99 days for just SOLD homes.
• There is an Average Market Time of 227 days of the Upton homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $161 (vs. $169 in the last report)
• Current sellers are looking for $ 182 /sq foot
• There was an Average Sold Price of $362,564 for sold homes.
• Upton, MA, has 0 properties advertised as lender owned or foreclosure (typically foreclosure) .
• There are 0 properties advertised as a short-sale is going to be needed by the lender.

*All statistics are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary, and is designed to offer town-by-town information, instead of large scale trends. (That means you won’t find it anywhere else. Take that, Case-Schilling!).

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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

The Sutton Homes For Sale Market Report

Sutton checks in looking poised to help sellers this Spring. That red line is the HSI, and at 132, shows the market gaining strength.

Can’t see the chart? You can find it Here .

Homes for sale have been trending down, and are at a low point, and transaction volume has been trending up. As we know, those trends can only continue for so long before prices start to respond.

What should active home buyers do in Sutton?

Some price ranges are very thin, and you'll have to wait. Some sellers are asking a lot too, so make sure you're getting fair value.

What should potential home sellers do in Sutton?

Optimism abounds! If you want to sell, this could be the spring to do it. Many sellers are already asking for premium prices, and I think some of them will get them. That could be you too, if you're prepared and marketed appropriately. I know it looks like prices are pulling back, but one or two home sales can push that metric around in a small town like Sutton. Prices are trending up.

Sutton Houses For Sale and Sold Market Statistics - Raw MLS Data

• Sutton‘s “Home Seller Index” (HSI): 132 Last Report: 115
• There are 26 homes listed as For Sale.
• There have been 66 houses sold in the last 6 months, and 31 homes sold in the last 3 months in Sutton.

  Too soon?  Right, too soon.

• The Average number of Days on Market was 71 days for just SOLD homes.
• There is an Average Market Time of 147 days of the Sutton homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $170 (vs. $179 in the last report)
• Current sellers are looking for $ 196 /sq foot
• There was an Average Sold Price of $343,282 for sold homes.
• Sutton, MA, has 0 properties advertised as lender owned or foreclosure (typically foreclosure) .
• There are 2 properties advertised as a short-sale is going to be needed by the lender.

*All statistics are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary, and is designed to offer town-by-town information, instead of large scale trends. (That means you won’t find it anywhere else. Take that, Case-Schilling!).

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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

The Northbridge Homes For Sale Market Report

How did I forget Northbridge? Not sure, but I see I missed it when I went through the N's . Well, here's the chart.

Can’t see the chart? You can find it Here .

Inventory (homes for sale) is down slightly, and even though there's new construction in town, it's selling quicker. It's a hot town for new construction, and there's lots of it - but much of it is not inexpensive anymore, relative to the existing housing stock anyway.

What should active home buyers do in Northbridge ?

Buyers should note that certain price ranges (380-500) are full of choices, and there are some quality values there. Buy now, before the buyers re-discover Northbridge this spring (and they will I bet!) Note in the prices graph below, that current sellers are asking LESS than the sale prices of six months ago. That is very rare and can signal a good buy opportunity.

What should potential home sellers do in Northbridge?

Home sellers need to study the market carefully. Going head to head with new construction should be done cautiously. Now, some prices ranges don't have much competition, so that will make your decision easier. And if it helps, prices continue to climb.

Northbridge Houses For Sale and Sold Market Statistics - Raw MLS Data

• Northbridge‘s “Home Seller Index” (HSI): 91 Last Report: 110
• There are 48 homes listed as For Sale.
• There have been 64 houses sold in the last 6 months, and 30 homes sold in the last 3 months in Northbridge.

  Weather's nicer, but patios are still a mess.

• The Average number of Days on Market was 88 days for just SOLD homes.
• There is an Average Market Time of 190 days of the Northbridge homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $165 (vs. $164 in the last report)
• Current sellers are looking for $ 159 /sq foot
• There was an Average Sold Price of $320,603 for sold homes.
• Northbridge, MA, has 2 properties advertised as lender owned or foreclosure (typically foreclosure) .
• There are 3 properties advertised as a short-sale is going to be needed by the lender.

*All statistics are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary, and is designed to offer town-by-town information, instead of large scale trends. (That means you won’t find it anywhere else. Take that, Case-Schilling!).

Most Googled Postings!!

• Examining Conventional Real Estate Wisdom, such as it is…
• How can I tell if a basement gets water in my potential home purchase?.
• How do I calculate true mortgage closing costs?
• What are the various home styles I might consider, and what are their basic floor plans?
• How do Home Property Assessments Relate to Real Estate prices? Should I use them for a valuation?
• What is a home or property municipal betterment?
• How Serious is Moss or Lichen on my Roof shingles?

About Matt Heisler

Matt Heisler is a real-estate professional and owner of this website. He has been selling homes in MA for buyers and sellers for over 20 years. He is an expert in foreclosure purchases, short-sale purchases, short-sale sales, buy and hold investing, fix and flip investing, and of course traditional residential home sales. He is happy to take questions as they pertain to real estate on Title V, Radon, Termites, Sump Pumps, Roofs, Foundations, Wells, Septic Systems, Cash-Flow, Staging, and a host of other housing issues. As a Vanderbilt University alumnus, he is proud to serve his local community.

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