Maynard Real Estate Market Report - Lower Prices; More Choices!

Welcome to the Maynard MA Real Estate Market Conditions report for June 2011.

List prices for single family homes in Maynard range from $115,000 to $499,000; the median price is $299,000 - down form $341,400 last year; the average price is $306,524 - down from $351,000 last year at this time. There are 58 homes on the market; up from 48 last year. Of the 58 on the market 6 have accepted offers; and there are 18 with sales pending. The average list price for homes with accepted offers is $313,817; the average price for sales pending is $369,133.

There were 10 closed sales in Maynard from 5/1 to 6/15 compared with 16 the same period last year when the federal home buyer credit was available. The 2011 median sale price from 5/1 to 6/15 was $265,000; the average was $269,850. Last year the median was approximately 30K higher; and the average was approximately 20K higher.
After this challenging winter we just had, more people are considering condominiums. For anyone looking for easy living, there are a total of 24 condominiums and townhouses for sale in Maynard; up from 15 last year at this time. There are townhouses with accepted offer; 3 with sales pending; and there were 3 closed sales from 5/1/ to 6/15.

Prices range for condos and townhouses in Maynard range from $99,000 for a garden-style short sale needing lender approval to $320,000 for new construction in an over 55 townhouse development. Prices at the established townhouse developments of Apple Ridge, Oak Ridge, and Deer Hedge Run start at $205,000 for a 2 level fixer. At the peak these townhouses were selling up into the $320s so they are an excellent value in the $200s.

Maynard offers more affordable options for buyers than the surrounding towns of Sudbury, Acton, Concord, and Stow. First time home buyers moving from the Cambridge, Waltham, Arlington area are attracted to the active downtown with its variety of specialty shops and restaurants, arts, and movies as well as the variety of opportunities for outdoor activities including walking, hiking, golf, fishing, canoeing. Maynard also has approved the construction of a new high school. If you haven't been to Maynard, come see what you're missing!

Click here to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users - "like" and search without leaving FB at www.facebook.com/livingwestofboston.
Data source: MLSPIN (Multiple Listing Service Property Information Network.

Is Condo Living Right For You? Read the Rules Before You Buy!

“There are no exceptions to the rule that everybody likes to be an exception to the rule.” Charles Osgood


Prices for condominiums and townhouses have dropped significantly over the past couple of years and buyers are starting to find the opportunities in Maynard and the towns west of Boston, very attractive; especially at the established communities at Deer Hedge Run, Apple Ridge, and Oak Ridge. Condominium living is exactly the right lifestyle for a lot of people. If you are a first time home buyer, you can generally get more living space for the same price as a single-family home, developments tend to be newer, and some offer amenities such as swimming pools, tennis courts, fitness centers. If you’re just too busy or not interested in working around the house, owning a condo may be for you; the exterior maintenance is taken care of by the homeowner association so you don’t have to be concerned about painting, landscaping, snow plowing, roof replacement, etc. – the benefits of home ownership without the work!

A lot of empty nesters also like the idea of simplifying and having someone else take care of things, especially after this past winter! Wouldn’t it be nice to just lock the door and go somewhere warm next winter without having to worry about anything? Sounds perfect if you’re someone who wants easy living; doesn’t mind having close neighbors; is ok with letting other people make decisions for you or is willing to volunteer to be on the Homeowners Association Board, and won’t mind trading some personal freedoms in return for convenience.

Buyers know that condominiums/homeowner associations have rules that govern the community and offers to purchase a condominium should include a contingency that says the offer is subject to satisfactory review/acceptance of all documents… Most HOA (Home Owner association) rules are pretty standard, and your attorney can tell you which ones you can expect to find in most places, however, communities can and do amend the rules over the years so rules can vary. Parking and pets seem to be the biggest issues but there may also be rules holiday decorations, gardening, decks, facility usage; bicycle and baby carriage storage, some have selling and rental restrictions – these days many developments will not allow investors … Some associations dictate what vendors you can use to replace the windows – yes, units owners are often responsible for windows, doors; know what you will be responsible for.

The lender will review the budget and send a questionnaire asking about the overall well being of the development – i.e. number of owner occupied units, if there are any pending lawsuits, special assessments; but as the buyer, it is really important for YOU to read the rules. Only you can know if you’ll be comfortable living by the rules that govern the condo development you’ll be sharing; and the best time to do that is before you make an offer. Once you accept the condominium rules (or not) you can move forward and enjoy the lifestyle that’s right for you!

About the author: Marilyn Messenger, CRS has sold dozens of condominiums and townhouses (new and resale units) in Sudbury, Wayland, Maynard, and the towns west of Boston since 1993. As townhouse owner and former Board of Trustees Member at Deer Hedge Run, she knows how first-hand about buying and selling condominiums and about condo living. Ask Marilyn at 508-596-3501 or marilynmessenger@realtor.com. Search for homes at http://www.marilynmessenger.com/.

Real Estate Market Conditions - Buyers Recognizing Good Values in Maynard!

The spring market is very busy in Maynard. Buyers are recogizing good values and taking advantage of low interest rates. Here is a summary of what's going on in the Maynard real estate market.

List prices for single family homes in Maynard range from $145,000 to $580,000; the median price is $299,000 - up 10K from last year; the average price is $308,528 - up approximately 2K from last year at this time. There are 55 homes on the market; exactly the same number as last year. The spring market in Maynard is very active with 13 accepted offers, 8 of which went in 20 days or less; and there are also 9 properties with sales pending. The average list price for homes with accepted offers is $307,915; the average price for sales pending is $358,856.

First quarter sales in Maynard held steady with 21 single family homes sold, one more than during Q1 of 2010 and the good news for sellers is that both the median and average sale price was higher this year. The median for Q1 2011 was $317,300; the average was $327,760. The median sales price for Q1 2010 was $284,450; the average was $304,030.



After this challenging winter we just had, more people are considering condominiums. For anyone looking for easy living, there are some excellent townhouse condominiums for sale in Maynard. Prices range from $89,000 for short sale needing lender approval to $323,000 for new construction in an over 55 townhouse development. Prices at the established townhouse developments of Apple Ridge, Oak Ridge, and Deer Hedge Run start at $229,000. At the peak these townhouses were selling up to the $320s so they are an excellent value in the $200s. There were 6 condominiums sold during the first quarter of 2011, one more than during Q1 of 2010. The median price was $252,000; it was $268,000 last year.



Maynard offers more affordable options for buyers than the surrounding towns of Sudbury, Acton, Concord, and Stow. First time home buyers moving from the Cambridge, Waltham, Arlington area are attracted to the active downtown with its variety of specialty shops and restaurants, arts, and movies as well as the variety of opportunities for outdoor activities including walking, hiking, golf, fishing, canoeing. Maynard also has approved the construction of a new high school. If you haven't been to Maynard, come see what you're missing!



Mortgage interest rates are still low but are starting to edge up; anyone who would enjoy living in Maynard should make their move soon before purchasing power erodes further. Visit www.marilynmessenger.com to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users - "like" and search without leaving FB at www.facebook.com/livingwestofboston.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Is This a Good Time to Sell Your House?



Just Sold $410,000!
20 Taft Ave., Maynard MA

 Recently I was chatting with a woman from Maynard who was complaining about the cold saying that her friends and relatives in Florida keep telling her she should move there. Sounds like a good idea to a lot of us in Massachusetts as we look at the endless piles of snow… So I mentioned I’m a real estate broker and that my Realtor friends in Florida have been sending me information about some fabulous opportunities especially in Naples and Fort Myers where she would be going. We talked about what a great house she could buy for so much less money than here :) and then she said: “but it’s such a bad time to sell, nothing is selling!”


Really? While hardly a day goes by without a headline about “the housing market” as if there is one big market when really there no such thing; all real estate is local and whether houses are selling or not depends on supply and demand which varies greatly around the country. In New England it varies from town to town and within the town it can vary by price point. While the supply in places like Florida and Nevada is still high, right now the supply of homes for sale in the towns west of Boston is really low. Compared with last year at this time the number of single family homes for sale has dropped 21% in Maynard. Of course, no one can tell you exactly what the demand is, however, based on 2010 absorption rates and the increased number of calls from buyers since Thanksgiving, I would say buyers are hungry for new listings to come on the market.

Everyone wants to sell high and buy low! Well, if you’re selling in Massachusetts and moving to a state like Florida that still has a large supply of homes for sale you can actually to do that! When I explained that to her and told her about some recent single family home sales in town, she kind of got it but was still focused on selling for less than she could have a few years ago. I suggested that she think about where she wants to be rather than what could have been; and, more importantly that she could be with her family and not have to go through another winter like this.

Bottom line: whether it’s a good time to sell depends on you and where you want to go. Since most home sellers become buyers, selling is just a means to an end; one more step (albeit a big one!) in the buying process. If you are moving to a less expensive town or state, down-sizing within the same market, or even if you are looking to move up within the same town then it’s a good time to sell. Today’s low interest rates are another factor on your side. If you really are ready to make a move because that is what makes sense for your life, don’t let the naysayers deter you and don’t wait for everyone else to go on the market. Get the facts from a real estate professional and then you decide if it’s a good time to sell based on your market, not headlines!

Maynard Real Estate Market Report - Low Inventory; Good Time to Sell!

Happy New Year and welcome to the first Maynard MA Real Estate Market Conditions report 2011.


Prices for single family homes in Maynard range from $175,000 to $639,900. The median list price is $311,500; the average is $329,352. There are currently 28 single-family homes on the market in Maynard 2 more than there were one year ago. The average time on the market is 187 days, up 38% from last year at this time.

Of the 28 active listings, 3 already have accepted offers and are being shown until contingencies are cleared. There are 9 single family homes with sales pending up from zero one month age. Buyers came out strong over the Thanksgiving and New Year holiday weekends.

There were 98 closed sales of single family homes in Maynard for 2010 compared with 94. The median sale price for 2010 was $297,500; the average was $306,740. The median sale price for 2009 was $280,000; the 2009 average was $284,000. December sales were down from December 2009; only 4 compared with 9.

For anyone looking for easy living, the number of condominiums/townhouses in Maynard has also increased from this time last year. There are 18 available of which 2 already have accepted offers waiting for contingencies to clear.

Prices range from $89,000 for apartment style condos to $320,000 for new townhouses. Prices at the established townhouse developments of Apple Ridge, Oak Ridge, and Deer Hedge Run start at $200,000 for a short-sale listing at Oak Ridge. Others start at $239,000 for a 3-level unit at Deer Hedge that can use updating. At the peak these townhouses were selling up to the $320s so they are an excellent value in the $200s. Year end data show that there were 24 closed condo/townhouse sales in Maynard during 2010; the median sale price was $239,000, the average was $244,744. In 2009 there were 31 sales with slightly lower median and average sale prices.

Maynard offers more affordable housing options for buyers than the surrounding towns of Sudbury, Acton, Concord, and Stow, and the town has lots of activities and amenities including an active downtown with a variety of specialty shops and restaurants, a movie theatre, live arts, music, and theatre. Outdoor activities include hiking, fishing, tennis, canoeing, and golf. There are lots parks, and an outdoor walking tract.

Low mortgage interest rates make this a great time for anyone who would enjoy living in Maynard to become a homeowner. Visit http://www.marilynmessenger.com/ to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users - "like" and search without leaving FB at www.facebook.com/livingwestofboston.
 
Data source: MLSPIN (Multiple Listing Service Property Information Network.

Maynard Real Estate Report - November Sales Down; More Choices for Buyers

Welcome to the Maynard MA Real Estate Market Conditions report for December 2010.


There are currently 37 single-family homes on the market in Maynard up from 31 one year ago. The average time on the market is 152 days, up 42% from last year at this time. Some sellers have taken the increased inventory into account and have adjusted their list prices accordingly to position their properties more competitively in current market. There have been 10 price reductions on 9 properties during the past month; the average adjustment was -4.13%.

Of the 37 active listings, 6 have accepted offers and are being shown until contingencies are cleared. There are no single family homes with sales pending at this time.

Prices for single family homes in Maynard range from $175,000 to $649,900. The median list price is $299,900; the average is $321,183. Year-to-date, as of 12/20 there have been 92 closed sales in Maynard, ther were 91 for the same period in 2009. Median and average sale prices were up; the median for 2010 Y-T-D is 301,000; the average is $306,430. The 2009 median for the same period was $280,000; the average was $281,000.

As in September and October, there were fewer closed sales in Maynard during November 2010 than during November 2009 - 7 compared with 11. The median sale price was $322,900 and the average was $306,486.

For anyone looking for easy living, the number of condominiums/townhouses in Maynard has also increased from this time last year. There are 17 available of which 4 already have accepted offers waiting for contingencies to clear.

Prices range from $124,900 for apartment style condos to $320,000 for new townhouses. Prices at the established townhouse developments of Apple Ridge, Oak Ridge, and Deer Hedge Run start at $200,000 for a short-sale listing at Oak Ridge. Others start at $224,000 for a 3-level unit at Deer Hedge that can use updating. At the peak these townhouses were selling up to the $320s so they are an excellent value in the $200s.

Maynard offers more affordable housing options for buyers than the surrounding towns of Sudbury, Acton, Concord, and Stow, and the town has lots of activities and amenities including an active downtown with a variety of specialty shops and restaurants, a movie theatre, live arts, music, and theatre. Outdoor activities include hiking, fishing, tennis, canoeing, and golf. There are lots parks, and an outdoor walking track.

Increased inventory and the lowest mortgage interest rates in decades make this a great time for anyone who would like to enjoy home ownership and all that Maynard has to offer. Visit http://www.marilynmessenger.com/ to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users - "like" and search without leaving FB at www.facebook.com/livingwestofboston.

Data source: MLSPIN (Multiple Listing Service Property Information Network.

Open House - Sunday 10/10, 20 Taft Ave., Maynard 1 to 3 - Waterview - Must See!

Everything for the way you live, work, and play! Beautiful home abutting conservation land and the Assabet River. Loaded with amenities; end of cul-de-sac, excellent location, and affordable at $445,000. Must see to truly appreciate; please stop by, you'll be glad you did!

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