Categories
Archive Blog Boston Buyer Featured For Agents For Buyers For Sellers Investor Larry Lawfer Luxury Luxury Market MA market reports Millennials Milton Newton Realtor® Seller Selling Myths Wellesley Weston Westwood

Selling your home strategies and tips

Selling your home strategies and tips, search with this term and you will get a plethora of choices. They all are necessary steps in the process, but they just may not be in the right order. What is important is what you want to get from the sale and how are you going to wisely use those proceeds. These are always significant transactions. When large sums of money are exchanged many tax implications are part of the deal. Considering the long term benefit to be preserving and protecting your cash, the first step in selling your home is to know what you are doing with those funds and how you are going to do it.

Then of course look on line and see the competition in your neighborhood, see what the prices are, if there are open houses, go to those open houses and see how they are being marketed. A good agent will always have open houses to gage the market, a great agent will do so knowing exactly who their target is and how they behave.  Just like school, there are A students and there are C students. The A student will look to streamline their process to only those tasks and marketing efforts that work. They can describe that person in detail and tell you specific steps they will take to target that demographic using technology.

You should always get your property as neat and clean as possible. Everything should be working and if there are surface blemishes, repair them. That is the minimal step. From there consider what you are spending and what you expect to get from the market. There will be time and money spent before the sale if you go that route and that may not get repaid in the sale. There are a lot of strategies you will only hear from the best agents, the rest you can use the search term, Selling your home strategies and tips

Categories
Archive Blog Boston Dedham Featured For Agents For Buyers For Sellers Housing Market Updates Larry Lawfer Luxury Luxury Market MA market reports Milton Newton Realtor® Seller Wayland Wellesley Weston Westwood

Boston Area Luxury Marketing Report Jan 2020

ILHM-Nov19-luxury-1

Boston Area Luxury Marketing Report Jan 2020. I gather information from several sources for this report. I include the towns I mostly work in, Boston, MA; Newton, MA; Weston, MA; Wayland, MA; Milton, MA; Dedham, MA; Westwood, MA. Information comes from Institute for Luxury Home Marketing where I am a Million Dollar Guild Member in good standing, and MLSPIN the local Multiple Listing Service in this area. All reports are based on trailing statistics. The Dec stats will be in sometime later this month.

ILHM-Nov19-luxury-1

Luxury, as defined by the Institute is the to 10% of all properties on the market at any given time. For the purposes of this month listed the price to get into this select club is $1,950,000. Any property below that price would not be considered luxury for this report. Many homes below this price would be considered luxurious in most instances, just not in the real estate sense.

In the MLS for the last 30 days there are 144 properties in these towns that fit this designation.Single Family Active Listings: 72 Median Liv. Area SqFt: 6,262 Median List $: $3,287,500 Median List $/SqFt: $561 Median DOM: 125. The DOM, days on market, are always longer for these properties because there are fewer buyers at this level. 

Single Family Under Agreement Listings: 14 Median Liv. Area SqFt: 5,250 Median List $: $2,549,000 Median List $/SqFt: $482 Median DOM: 85.5 Median DTO: 71.5

Single Family Sold Listings: 18 Median Liv. Area SqFt: 5,782 Median List $: $2,872,500 Median List $/SqFt: $494 Median DOM: 77.5 Median DTO: 59 Median Sale $: $2,695,585 Median Sale $/SqFt: $469

From the last two collection of stats we see 14 to 18 properties a month going making this a Buyer’s Market with so much competition and more than 6 months of inventory. Getting Luxury properties sold in a competing market like this demands a professional agent who understands how to market these properties.

Single Family Expired Listings: 18 Median Liv. Area SqFt: 5,954 Median List $: $3,094,950 Median List $/SqFt: $506 Median DOM: 154

Single Family Canceled Listings: 11 Median Liv. Area SqFt: 5,200 Median List $: $3,049,000 Median List $/SqFt: $635 Median DOM: 71

When a property goes too long on the market the buyers often wonder what is wrong. Make sure your Realtor® has a real sense of what to do, who is going to be the target audience and how the agent is going to connect with them. This has been the Boston Area Luxury Marketing Report Jan 2020

Categories
Archive Blog Boston Featured For Buyers For Sellers Larry Lawfer Realtor® Seller Westwood

Fall Special School Westwood house for sale, Westwood Public Schools

Fall Special School Westwood house for sale, Westwood Public Schools is a list of SEO words to attract your eyeballs about these subjects.

US News and World Report rates schools systems across the country. It is considered a norm knowing rating things the norm is based on the criteria they are using.  U.S. News Best High Schools Rankings, Each of the 22,000 schools through all 50 states are measured with a specific criteria.  A criteria like how many graduate, how do their test scores rank, not taking into consideration things like academic support for students, programs for children with special needs.  {off the soapbox} Westwood ranks well up the scale.

Nineteenth best school in all of Massachusetts says a lot, being in the top 20 best public schools in the state is no small accomplishment. Especially when you consider that MA ranks the highest number of top schools in the country versus all other states.  In the country Westwood Public Schools rank in the top 500, Fortune 500 for those lucky students.  Westwood ranked

 

Fall Special School Westwood house for sale, Westwood Public Schools

Categories
Archive Blog Buyer Featured For Buyers For Sellers Housing Market Updates Larry Lawfer MA Realtor® Seller Westwood

Westwood MA SF Fall housing report 2018

34Briarwood-MasterBed-Fall

Westwood MA SF Fall housing report 2018. 73 properties are listed in MLSPIN today for the last 30 days.  Of those listings there are 48 Active listings, 14 Under Agreement listings, 9 Sold listings and 2 either expired or canceled. These stats indicate Westwood is still a Seller’s market but moving back towards a normal market.  A normal market is defined as one where there is at least 6 months worth of inventory.  With 48 active and 9 being sold we have a little over 5 months inventory.  With 14 UAG, the sales of next month we will have a shorter number of months worth of inventory.  These simple facts do not tell the story.  The market is softening overall, partly because it is that time of the year when it slows down, but also the rising interest rates are shifting the prices in some areas of the town. Let’s look at the actual stats.

westwood MA Home

Single Family Active Listings: 48    Avg. Liv.Area SqFt: 3,603.25     Avg. List$: $1,170,235    Avg. List$/SqFt: $340     Avg. DOM: 99.75     Avg. DTO: 40.38

Single Family Under Agreement Listings: 14    Avg. Liv.Area SqFt: 2,538.57     Avg. List$: $998,964    Avg. List$/SqFt: $420     Avg. DOM: 66.64     Avg. DTO: 39.21

Single Family Sold Listings: 9    Avg. Liv.Area SqFt: 2,527.33     Avg. List$: $968,145    Avg. List$/SqFt: $394     Avg. DOM: 108.56     Avg. DTO: 69.56    Avg. Sale$: $943,833   Avg. Sale$/SqFt: $391

Single Family Expired Listings: 1    Avg. Liv.Area SqFt: 2,212.00     Avg. List$: $759,900    Avg. List$/SqFt: $344     Avg. DOM: 202.00

Single Family Canceled Listings: 1    Avg. Liv.Area SqFt: 2,449.00     Avg. List$: $879,000    Avg. List$/SqFt: $359     Avg. DOM: 147.00

WestwoodMA02090-Home-Aireal

Looking at just these stats you can say that the average sale home size is a little over 2500 square feet of home.  From list price to sale price we have $968,833-$943,833 Which is a little over 97% list to sale price even though it is taking several months to get the property sold.  Keep in mind these are just stats taken from what actually was on the market in the last 30 days. These prices are always changing with the inventory that moves through them

For more accurate understanding of what your house will do in your neighborhood right now you need to speak to a professional who can provide insight to this information. This has been the Westwood MA SF Fall housing report 2018

Categories
Archive Blog Boston Buyer Featured For Buyers For Sellers Larry Lawfer MA market reports Westwood

Negotiating in good faith stories of success

34_Briarwod_Dr_Westwood-3

Negotiating in good faith stories of success come down to a sense on both sides that a win-win situation means everyone gives a little to make the whole a successful transaction.  There are some guidelines, rules some might say, for this process.  Low ball offers are rarely in the interest of the Buyer because they can just start the negotiating process off on a bad foot with the Seller. A Seller should realize that a low ball offer is not an insult, just a valuation. The Seller should counter with what they believe is the correct valuation for sale among these parties.  If there is no meeting of the minds at this level it will not go forward.

34BriarwoodFall2017-1

Getting a counter offer is always the first step in a good faith negotiation.  The Seller might say the full priced offer is the first step but this is a two sided negotiation and there needs to be cooperation and collaboration. The Seller wants the most and the Buyer wants it for the least amount they can. That is the unspoken understanding.  No house is perfect, even the brand new ones. All houses need ongoing maintenance and so some understanding of the price in that moment, in this market needs to be understood and shared.

34-Briarwood-Entry-

Any negotiation between the two parties between Offer and Closing need to understand that the Buyer will reap the equity rewards of any upgrades to the house negotiated as part of the final price. Because the Buyer reaps the full 100% benefits of the upgrades it is expected that the Seller will pay less than half for those upgrades with one third of the cost of all the upgrades as the usual good faith negotiation. Realizing that both sides need to feel as though there is good faith in negotiating there needs to be compromise and understanding between the parties and without that  it nullifies negotiating in good faith stories of success

Categories
Archive Back Bay Blog Boston Boston Back Bay Buyer Featured For Buyers For Sellers Larry Lawfer MA Milton Newton Westwood

Afraid of Change,Why? Day 24 of 90 in a Realtors® life.

Afraid of Change,Why? Day 24 of 90 in a Realtors® life. Change is inevitable, change is imminent, change is constant and yet often are we afraid of change.  The discount brokerages like Zillow and Redfin are coming for your jobs is one fear.  The lack of inventory, another fear gripping the country and it’s home buyers and sellers. Changes in compensation, changes in technology, changes in the practice of professional real estate are discussions I hear on a daily basis.  I wonder why?  I wonder why we are afraid when this is all part of the process.

I have embraced the no fear mantra. Really, what is the worst that can happen?  If I am not getting what I want, if I am feeling fearful, angry, frustrated and stuck then change is necessary.  Drop the fear and pick up the desire.  This 90 day process was started because I wanted change. I wanted to share in that change with others.  I want to empower those who fear, as I did, that fear of change is to be challenged.  Put fear in perspective.  Focus on what you want and I am sure fear is not part of that equation.

I am not saying never be afraid, I am saying when you are afraid think deeply about what you are afraid of and then think more directly about what you want.  Focus on what you want and in time it will manifest itself.  (Yes, I am talking about Laws of Attraction here.)  I can’t say I have always gotten what I want, but I can say when I focus on what i want it more often than not presents itself to me.  This blog title has changed.  I am focused through my pain or fear points in my day. I am not Afraid of Change,Why? Day 24 of 90 in a Realtors® life.