General Index 

Where are the houses the most hard to get in Metrowest?

Check in time! Everyone loves rankings. Let's see who's king of the field.

Alright. Everyone remembers the ground rules right? Well, if you don't, there are here. And while we're at that post, we'll use the data too. It's from July last year:

Surprising Changes in the Metrowest Housing Markets

1. Hopkinton has gone from one of the pressure cooker markets (#4 in 2013) to one of the also-rans ( #16 in 2014).  Shrewsbury, too, has cooled off.  Why?  Rising prices will do that!  Hopkinton has been up huge - and the higher prices have reach a limit for now.  Buyers are finding value elsewhere (like Sudbury and Holliston)
2. It's a much tighter race.  In 2013, we had a large disparity in the HSI, from 70 to 200.  Not so this time.  Only one laggard, and everyone else is near 100.  There's been a lot of pull-back from the 150's as well, so everyone is pretty crowded between 100-150.  That's very healthy, and bodes well for the future for homeowners.
3. Sudbury and Medfield rebound.  They were not so hot last year, but they find themselves among the leaders this year.
4. Westborough and Milford make big jumps.  Westborough isn't among the leaders, but it was way back in the pack, and is now in the mix.  Milford jumped from the middle to the top, as the deep values in Milford finally caught buyers eyes.

Not-so Surprising Changes in the Metrowest Housing Markets

1. Natick is still on top. Again! They have had an amazing run, and I'm starting to wonder when it will end, but eventually the sellers will start asking for more, and then they'll fall back to the pack - just like Hopkinton and Shrewsbury.  Just don't know when that will be just yet!
2. Western suburbs still trail the pack.  Although not universal, (Hudson), most of the far western suburbs, although strengthening, have not really participated in the real estate rally as much as the other towns.  That is where the value still resides today, and the only question is how soon prices start to move out there (think 2015!!).

An Educated Home Buyer is a Happy Home Owner. Read On!

• Practical steps to declutter your home and have it show it’s best!
• How can I shop for the best interest rate for my mortgage?
• Should I get an adjustable or fixed rate mortgage?
• Have a home? Quick 10 ways to save money!
• Can I win my bid war by dropping contingencies, and should I do that?
• Confused by your Estimated Closing Disclosure with Closing Costs? This can help.
• Upgrading a bath? Handy idea book here with many options to think about!

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.

Homes For Sale in Westborough Market Report

Westborough has seen the number of homes for sale more than double since the last report; and the HSI has fallen 60 points from it's peak. Does that mean all is lost for home sellers in Westborough? Do good deals abound for home buyers? Uh, not exactly.

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

Yes, the HSI has taken a steep dive. But it's still at 119, which is not too shabby! Actually, things have been moving aggressively in Westborough, as we see transactions at the third highest level. And then we see this:

That's right, prices are up. People are seeing values in Westborough, and they are buying them up. Sellers are even more optimistic, with the active properties on for another 5% above these levels.

What should active home buyers do in Westborough?

Looking for a deal in Westborough? Too late. Where you been? Early bird gets the worm and all that. No, you'll have to be a much savvy shopper going forward. The average seller in Westborough has only been on 78 days, and that's not long enough to get anyone to take a low ball bid. Well, probably not anyway.

What should potential home sellers do in Westborough?

Look at that price chart, dude!! Get out their and sell! Seriously though, if you have a luxury property (better than 800K), and you are thinking 2015 is your year, well, remember rates are going up, and that tends not to bode well for the luxury segment. Might want to try now. For other potential sellers, if you are contemplating a change, time to get out there and see what you can get, market is good!

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

• Westborough‘s “Home Seller Index” (HSI): 119 Last Report: 154
• There are 63 homes listed as For Sale.

  Grills aren't the only thing hot in Westborough. So are house prices!

• There have been 114 houses sold in the last 6 months, and 94 homes sold in the last 3 months in Westborough.
• The Average number of Days on Market was 76 days for just SOLD homes.
• There is an Average Market Time of 78 days of the Westborough homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged 196 (vs. 189)
• There was an Average Sold Price of $476,172 for sold homes.
• Westborough, 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!).

More Great Reads!

• Quick reference guide for buyers and sellers
• Current Massachusetts Smoke Detector Laws Explained. Read -before - you go to the hardware store.
• How do I calculate true mortgage closing costs?
• What should I know before buying a new construction house or condo?
• What exactly is the state of Massachusetts 40B zoning?
• A look at some of the hottest towns to buy real estate in Massachusetts.
• What is a mortgage commitment letter and why is it important?

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.

Homes For Sale in Upton Market Report

Upton was on the cusp of getting swallowed in the market madness last year. But as the economy slowed, so did the activity. Things have been good this year, but there was definitely a pull back from Nov to April or so. Not much, but it's there.

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

I don't think sellers have been too affected. They are still asking for high prices - averaging $10 more than the recent sales, and sales are moving quickly now, with 80% of the sale coming in the last 3 months. That's what we've seen elsewhere, and I know it was cold this winter, but the lack of activity from January to March is really a surprise.  It's hard to believe so few people were buying houses, but that's what we see.

What should active home buyers do in Upton?

Home buyers should be aware the good values are gone, but there are probably a few motivated sellers out there. So you can be a little choosy, but if you need something fast, you'll have to pay a bit more than the lucky folks who bought a few months ago on weakness.

What should potential home sellers do in Upton?

Home sellers should be aware the market is improving, but it's hard to know what lies ahead after next month. Will there be another pull back? Is this a push of sustained buying that will last until fall?  These are questions we are going to try to answer right here on the blog in the next report. Hopefully, we can!

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

• Upton‘s “Home Seller Index” (HSI): 100 Last Report: 97
• There are 34 homes listed as For Sale.

  Looking for new house keys?  If you're in a hurry, you may have to pay a bit more in Upton.

• There have been 47 houses sold in the last 6 months, and 38 homes sold in the last 3 months in Upton.
• The Average number of Days on Market was 101 days for just SOLD homes.
• There is an Average Market Time of 110 days of the Upton homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $170 (vs. $174)
• There was an Average Sold Price of $416,570 for sold homes.
• Upton, MA, has 1 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!).

More Great Reads!

• Quick reference guide for buyers and sellers
• Current Massachusetts Smoke Detector Laws Explained. Read -before - you go to the hardware store.
• How do I calculate true mortgage closing costs?
• What should I know before buying a new construction house or condo?
• What exactly is the state of Massachusetts 40B zoning?
• A look at some of the hottest towns to buy real estate in Massachusetts.
• What is a mortgage commitment letter and why is it important?

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.

Homes For Sale in Sutton Market Report

As we look to the westerly, Sutton reinforces the trend that Sudbury so quickly broke. We see a lot of recent sales, inventory building to normalized levels, and a flat HSI.

However, there were a few surprises here. The most notable was that prices are up sharply, and have climbed to a new high on the chart at $162. We'll see if that holds up in the next report.

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

What should active home buyers do in Sutton?

Home buyers should find good choices still - but the prices have moved up, so don't think the sellers are going to give up the farm. You should be aggressive for well-positioned, good condition properties, and looking for values with other homes.

What should potential home sellers do in Sutton?

Home sellers: Prices are up, and if you want to take advantage, act quickly! It's hard to know how long the current demand cycle will last. But your home should be worth more in the market this year - about 3.5% more.

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

• Sutton‘s “Home Seller Index” (HSI):93 Last Report: 96
• There are 55 homes listed as For Sale.

  Prices are heating up and rising in Sutton.  Home Sellers should evaluate their options!

• There have been 57 houses sold in the last 6 months, and 44 homes sold in the last 3 months in Sutton.
• The Average number of Days on Market was 100 days for just SOLD homes.
• There is an Average Market Time of 120 days of the Sutton homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $162 (vs. $155 )
• There was an Average Sold Price of $295,303 for sold homes.
• Sutton, MA, has 3 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!).

More Great Reads!

• Quick reference guide for buyers and sellers
• Current Massachusetts Smoke Detector Laws Explained. Read -before - you go to the hardware store.
• How do I calculate true mortgage closing costs?
• What should I know before buying a new construction house or condo?
• What exactly is the state of Massachusetts 40B zoning?
• A look at some of the hottest towns to buy real estate in Massachusetts.
• What is a mortgage commitment letter and why is it important?

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.

Homes For Sale in Sudbury Market Report

Just when I think I've got it all figured it out, I get tossed a curveball and go flailing at it.

Nice curve Sudbury.

After posting a hum-drum report in Shrewsbury that re-enforced the emerging trend, what do we see here? Unbridled optimism by the buyers.

Things to note:

-Sudbury posted the highest HSI ever on the blog, at 144. That includes all of last year.

-Sudbury prices jumped 5% in four months. HOLY COW. Especially since everyone else is holding steady or going back. Even Natick didn't move very much.

-Inventory is actually UP, and still the HSI jumped, as buyers have been snapping up everything.

-The days on market for Active properties is the lowest I've seen in Sudbury.

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

So, WOW Sudbury. Now we must answer: Why?

Well, I think the answer is actually pretty simple. Sudbury prices hadn't moved as much as everyone else, so they were a comparative value. It happens all the time and that's why I spend so much time looking at each market individually. The real surprise is why it hadn't happened sooner.

What should home buyers do in Sudbury?

Home buyers who abandoned Natick or Wellesley due to high prices or no inventory should be careful about Sudbury. You just missed a good chance there, and I don't think prices can keep running like this. You're apt to make a mistake in a market this hot, but it's up to you. My advice? Look westward. If you are committed to Sudbury though, look for the properties that need work and aren't attracting as much attention. There could be some fair prices to be paid there. Be cautious though, in a market like this, even those properties are going for top prices.

What should home sellers do in Sudbury?

Time to get out there sellers! Get your price opinions and hit the market fast, before the enthusiasm dries up. It's the best time in years to list.

Sudbury Recent Houses For Sale and Sold Market Statistics - Raw MLS Data

• Sudbury‘s “Home Seller Index” (HSI): 144 Last Report: 124
• There are 59 homes listed as For Sale.

  The home buyers are here, and they are knocking on doors in Sudbury

• There have been 156 houses sold in the last 6 months, and 138 homes sold in the last 3 months in Sudbury.
• The Average number of Days on Market was 92 days for just SOLD homes.
• There is an Average Market Time of 120 days of the Sudbury homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $251 (vs. $239)
• There was an Average Sold Price of $692,299 for sold homes.
• Sudbury, 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!).

More Great Reads!

• Quick reference guide for buyers and sellers
• Current Massachusetts Smoke Detector Laws Explained. Read -before - you go to the hardware store.
• How do I calculate true mortgage closing costs?
• What should I know before buying a new construction house or condo?
• What exactly is the state of Massachusetts 40B zoning?
• A look at some of the hottest towns to buy real estate in Massachusetts.
• What is a mortgage commitment letter and why is it important?

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.

Looking for the latest and greatest Ashland real estate info?  I'm moving it all to a dedicated site as I try out some Microblogging!  You can catch up here!

Homes For Sale in Shrewsbury Market Report

Shrewsbury has the highlights that we have seen come in to sharp relief in the past couple of weeks.

-Increasing inventory, but still low

-Steady price action

-Surge of activity in the last 3 months, but very little the first three.

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

What should home buyers do in Shrewsbury ?

Home Buyers should be aggressively pursuing properties if they are going to be popular - but you don't have to reach. Prices are up a little, but not too much, over last year. Most buyers are avoiding bidding wars this year anyway, but most bid wars are only with one other person, which increases your chances of getting that home.

What should home sellers do in Shrewsbury ?

Sellers should expect longer, more typical wait times for a good market. And it is still a good market - just not as good as last year. Note also, that the luxury market in Shrewsbury is getting crowded, and may not support all the players.

Shrewsbury Recent Houses For Sale and Sold Market Statistics - Raw MLS Data

• Shrewsbury ‘s “Home Seller Index” (HSI): 117 Last Report: 147
• There are 108 homes listed as For Sale.
• There have been 204 houses sold in the last 6 months, and 141 homes sold in the last 3 months in Shrewsbury.
• The Average number of Days on Market was 87 days for just SOLD homes.
• There is an Average Market Time of 121 days of the Shrewsbury homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $192 (vs.$190 )
• There was an Average Sold Price of $446,136 for sold homes.
• Shrewsbury ,MA, has 1 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!).

More Great Reads!

• Quick reference guide for buyers and sellers
• Current Massachusetts Smoke Detector Laws Explained. Read -before - you go to the hardware store.
• How do I calculate true mortgage closing costs?
• What should I know before buying a new construction house or condo?
• What exactly is the state of Massachusetts 40B zoning?
• A look at some of the hottest towns to buy real estate in Massachusetts.
• What is a mortgage commitment letter and why is it important?

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.

Every once in a while, I come across what happens if you aren't very careful.

#1 --This one boiled down to an engineer not surveying the property correctly.  Oops.  Hope he has insurance. This home in lovely Narragansett was built in the wrong place.  That's bad enough, but due to the restrictions on the neighbor's property, the house needs to be moved, and the property restored.  OUCH.

#2--Really, this should be number 1, because it was avoidable.  Don't build a house until your permits are signed off.  It should be noted, the owner was convinced that his permits were in-hand, or all set.  But ultimately, when push came to shove he didn't have them.  The rules apply to everyone, when the system is working right.

#3--Auction was for vacant land, not home.  Tax sales are often foreclosures executed by the town/city, and not a bank.  This is a good example of the risk you can take when purchasing property at auction.  The mistake wasn't the buyers, but if you rely on others to do your research, you may find they are not as careful as you would like them to be.

I'll try to collect others here!

Homes For Sale in Southborough Market Report

OK, Southborough highlights some of the trends that we have been seeing in the other reports. I think this is emblamatic of where we are going for the next few months.

1) Price sensitivity: Buyers are no longer pushing prices up - they are looking for deals

2) The number of homes for sale is rising - which isn't a bad thing, as the numbers were WAY TOO LOW, and not sustainable, in most towns.

3) Activity for the first three months of the year was really bad.

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

What should home buyers do in Southborough?

Home buyers will see some good values for homes that aren't perfect. Houses that are what everyone wants are still selling quickly - but we're seeing more softness in the high end - 700+ and that is a trend that may continue. But don't expect to negotiate much with sellers - most of them are new to the market, and won't be doing big discounts easily.

What should home sellers do in Southborough?

Inventory is still low by historical standards - but don't rush to get out there. Make sure your house is ready, that will be the big key to making sure things are going your way. And don't push prices - you'll likely sit instead.

Southborough Recent Houses For Sale and Sold Market Statistics - Raw MLS Data

• Southborough‘s “Home Seller Index” (HSI): 110 Last Report: 105
• There are 54 homes listed as For Sale.
• There have been 71 houses sold in the last 6 months, and 58 homes sold in the last 3 months in Southborough.
• The Average number of Days on Market was 79 days for just SOLD homes.
• There is an Average Market Time of 94 days of the Southborough homes For Sale (currently for sale).
• The amount that was paid in Dollars per Square Foot averaged $218 (vs. $220 )
• There was an Average Sold Price of $605,683 for sold homes.
• Southborough ,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.

Follow Matt's board Southborough-Real-Estate on Pinterest.

*All statistics are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary. (That means you won’t find it anywhere else. Take that, Case-Schilling!).

More Great Reads!

• Quick reference guide for buyers and sellers
• Current Massachusetts Smoke Detector Laws Explained. Read -before - you go to the hardware store.
• How do I calculate true mortgage closing costs?
• What should I know before buying a new construction house or condo?
• What exactly is the state of Massachusetts 40B zoning?
• A look at some of the hottest towns to buy real estate in Massachusetts.
• What is a mortgage commitment letter and why is it important?

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.

This roomy antique has some very nice features, and a nice private lot as well!