Marilyn Messenger - Sudbury, Wayland, Maynard...

Welcome to the Sudbury MA real estate market update.

Better news for buyers than sellers in Sudbury. Overall inventory is up from last year at this time - 149 current listings compared with 125 last year; so it's not surprising that time on the market is up also - 170 days vs. 156 last year. However, there are fewer homes available - between $500K and $700K; and from $900K to $999,900. Recent activity shows there are 21 single-family homes with accepted offers and 20 with sales pending.

Current prices for single-family houses in Sudbury range from $269,900 to $3,700,000. The median list price is $895,000 up from $845,000 on 7/13/08; the list average price is $895,000 up from $1,049,552 last year. Two bedroom homes start at $199,000; three bedroom homes start at $269,900 and four bedroom homes start at $430,000. Opportunities abound in the luxury home market with 31 homes for sale between $1,000,000 and $1,499,999.

The number of closed sales for June was down from June 2008 as were median and average sale prices; 23 sold vs. 33 in June 2008; the June 2009 median sale price was $612,500 vs. $685,000; the average was also down - $691,370 from $742,289. Year to date sales were also down from the first six months of 2008 - 63 vs. 74; however it is worth noting that it took 18% less time to sell a home this year; and both the median and average sale price was up - y-t-d median was $612,000; the average was $697,065.

Given the increase MORE

Welcome to the market conditions report for Wayland MA. The number of single family homes for sale in Wayland is up slightly from last year at this time - 103 compared to 99. The price range with the greatest increase is the $300,000 to $349,900 - 9 available compared to only 3 last year so there are some good opportunities for first time buyers who may not think they can afford Wayland. The price range with the largest decrease is $500,000 to $599,999 - 16 down from 25 last year.

Current prices in Wayland range from $199,000 to $6,500,000. The median list price is $649,000 up from $599,000; the average list price is $897,792 up... MORE


Visit MarilynMessenger.com for the most up to date market condition reports for Wayland, Sudbury, Weston, Maynard, and Stow MA. Complete MLS listings with addresses, maps, solds; news and information to help plan your next move.

It appears that lower prices and fewer homes for sale are starting to have a positive effect on the single family housing market in Maynard MA. The spring market has remained very active since April 1st with only 34 active listings down from 54 last year at this time; six of which have accepted offers with contingencies to clear. Additionally, there are 16 single family homes with sales pending; these will close in the next month or two. The median list price for pending sales is $324,200; the average is $323,200; and while we won't know the actual sale prices until closing, we do know that the average list to sale price ratio year-to-date is 92 percent of original list price and 95% of the average reduced list price.

Prices for single-family homes in Maynard range from $111,000 to $599,000; the median list price is $299,900; the average is $335,841. Last year at this time the median list prices was $337,350; the average was $356,850. Time on market is also lower - 118 days down from 131. Year to date, there have been 26 closed sales compared with 20 for the same period last year.

The condo/townhouse market continues to offer good values, but fewer on the market - 25 compared with 33 at this time last year. Prices range from the 170s for apartment-style condos; $199,900 to $298,900 for townhouse re-sales at desirable Deer Hedge Run, Oak Ridge, and Apple Ridge, where there are only 7 available compared with 13 last year at this time; and new construction townhomes starting at $329,000. There have been 7 closed sales so far in 2009 compared with 5 for the same period in 2008.

Those who waited may buy for a lower price, but they may have missed out on some good choices; a lot of sellers are still holding off going on the market. Less supply will eventually will eventually put upward pressure on price; recent sales are already selling close and sometimes above the asking price as there have even been some multiple offers. If you're interested in becoming a home owner in Maynard, be prepared to step-up or you may miss out!

To find out what homes are available in Maynard and the nearby towns west of Boston, visit www.marilynmessenger.com your on-line source for real estate listings, news and information or call Marilyn Messenger, CRS at RE/MAX Landmark Realtors at 508-596-3501 for personal real estate services.

*Data Source - MLSPIN (Multiple Listing Service Property Information Network.)

First-time buyers continued to act on the excellent values in Maynard during March and April and single-family homes listed for less than 300K are selling quickly.

Although activity is not yet reflected in closed sales data, there are substantially fewer single family homes for sale than last year at this time - only 35 compared with 67. Of the 35, 7 have accepted offers and are waiting for contingencies to clear. And, there are also 16 single family homes with sales pending - that may not sound like a high number, but given that there have only been 13 closed for all of 2009 so far, it is impressive.

The condo/townhouse market is also starting to move. Again, there are some good values, but fewer on the market - 14 compared with 38 at this time last year. Prices range from the 170s for apartment-style condos; $225,000 to $298,900 for townhouse re-sales at desirable Deer Hedge Run, Oak Ridge, and Apple Ridge, where there are only 4 available compared with 13 last April; and new construction townhomes starting at $329,000. There have been 7 closed sales so far in 2009 compared with 5 for the same period in 2008.

Those who waited may buy for a lower price, but they may have missed out on some good choices as there are only 34 single-family homes, including the eight that already have accepted offers, compared with 59 for sale at this time last year; a lot of sellers are still holding off going on the market. Less supply will eventually will eventually put upward pressure on price. If you're interested in becoming a home-owner in Maynard, be prepared to step-up or you may miss out!

To find out what homes are available in Maynard and the nearby towns west of Boston, visit www.marilynmessenger.com your on-line source for real estate listings, news, information, and market conditions for Maynard, Sudbury, Wayland, Stow, and Weston or call Marilyn Messenger at 508-596-3501 for personal real estate services.

*Data Source - MLSPIN (Multiple Listing Service Property Information Network.)

Market conditions are mixed in Sudbury MA, as they are in many towns west of Boston. While the number of sales has fallen, sale prices are up and there are substantial accepted offers and sales pending; and the level of inventory depends on the price range. Here are what the stats look like:

There were only 4 single-family closed sales in Sudbury during March 2009 compared with 6 in March 2008. The median sale price was $479,450; the average was $493,225 - both higher than last year, but still lower than most people would expect in Sudbury where there are so many higher priced homes for sale.

Year to date, the number of closed sales are down from the same period in 2008 - 25 compared with 31; the median sale price was higher - $643,000 up from $510,000; the average sale price was also higher - $731,372 up from $623,970. Activity is getting stronger - as of 4/20/09 there were 20 single-family homes with offers accepted, and 10 with sales pending.

Including the 20 homes with accepted offers, there are 134 single-family homes for sale; last year at this time there were 115. The median list price is $862,500; the average is $1,122,248; both up approximately 50K from last year. The gap between closed sale prices and list prices continues to widen despite the fact that inventory is up. Higher inventory generally means lower prices so it's important for sellers to understand current market conditions in Sudbury and position their properties appropriately in they really plan to sell.

The price ranges with the largest increase from last year are: $1,000,000 to $1,499,999 -25 up from 16; 2 million to $2,4999,999 - 8 up from 1; and 700k to $799,999 - up 33% from 10 to 15. The price ranges with fewer single-family homes for sale are: 450K to $499,999 - 6 down from 10; 600K to $699,999 - 9 down from 14; 800k to $899,999 - 8 compared with 13 last year.

Visit http://www.MarilynMessenger.com for the latest local market condition reports for Sudbury, Wayland, Weston, Maynard and Stow MA, complete MLS home search, news and information to help you plan your next move. Market information for any other town e-mail marilynmessenger@realtor.com

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