Real Estate Information

The town of Franklin, Massachusetts has been working on this project since last fall and although it is expected to be completed in September this last phase seems to be the most trying to motorists. 

I realize that the stretch of road from the King/Union Street intersection will become safer and wider with new sidewalks and more traffic lights.  I'm just getting very weary of playing dodge-em with the other cars as we navigate all the manhole covers sticking out of the road.

In another month I hope to have stopped whining about this construction project that seems endless.  I can look forward to saving gas since now I am driving miles out of my way just to avoid this one mile of road!

If you are looking for information about Franklin, Massachusetts, give me a call at 508-369-5131 or email.  I'll get you the resources you need.

The Multiple Listing Service released its Franklin, MA data for July 2010 as compared to July 2009.  The results are as follows:

35 homes SOLD in July 2009; 19 homes SOLD in July 2010

• Average list price for July 2009 is $447,077
• Average list price for July 2010 is $401,674

• Average sale price for July 2009 is $434,522
• Average sale price for July 2010 is $388,054

• Average days on market time July 2009 was 93 days
• Average days on market time July 2010 is 63 days

Total sales for January through July 2009 were 141 homes.

Total sales for January through July 2010 were 120 homes.

There are several relevant points to be drawn from this data.  The first is that single family homes are selling more quickly than before partly due to the limited inventory of homes. 

The obvious second point is that sale prices have dropped from a year ago.  Although prices are beginning to stabilize, REALTORS do not expect significant price appreciation for another few years.

It truly is a great time to buy or sell since there are many opportunities for great deals for buyers and sellers do not have an overabundance of competition to obtain a buyer!  Interest rates are at record lows so anyone with stable employment and saved deposit money will do quite well with a purchase now.

If you need more data to help with your real estate needs, please email or give me a call at 508-369-5131.

Here is a great post from a colleague from Colorado...  Some excellent points on what a Franklin, Massachusetts DIY buyer needs to beware of.  Commission money is already set aside for the Massachusetts buyer agent in most transactions so the buyer really does not save anything but only loses the opportunity for great guidance, experience and professional expertise from the buyer agent...

The town of Franklin, MA has consistently maintained one of the lowest tax rates as compared to many of the surrounding metro west of Boston communities.  The FY 2010 tax rate is $12.03 per $1000 of assessed value however this is an increase from the FY 2009 rate of $11.07 per $1000.

If you were to ask a random sampling of Franklin residents what they think of the tax rates, you are sure to hear a variety of responses ranging from "it went up again" to "my assessment west down so it doesn't matter".  The reality is that Franklin, Massachusetts has a wealth of services, a strong school system yet we have always been taxed lower than many, many of the surrounding towns for at least the last 5-10 years.

Here is a brief comparative look at some of the surrounding towns 2010 tax rates:

Framingham   $14.52

Holliston   $16.31

Medfield   $14.24

Mendon   $12.47

Milford   $11.83

Sudbury   $16.08

Westborough   $16.98

Wrentham   $13.12

The other distinction about Franklin is that it has a single property tax rate which is more business friendly.  Most towns in this state maintain a split tax rate meaning businesses may be taxed at a much higher rate than residents.  Town Council Chairman Scott Mason explains it this way, "A single tax is more business friendly because it results in a lower property tax rate paid by businesses in towns with a single rate," he said.  "The thing to remember, especially in a bad economy, is we want to try and help our businesses throughout this, and a split tax rate would be doing just the opposite."

A memo from Director of Assessing Kevin Doyle says single-family home owners will pay $4,435, a $137 increase for fiscal 2010. Business owners will pay $11,549, a $379 increase from last year.

Vice Chairman Stephen Whalen said the increase is slight, and Franklin's current single property tax rate is 16.5 percent lower than the $13.37 average single rate of neighboring towns.

If you need more information on Franklin, Massachusetts, email me or give me a call at 508-369-5131.  I'd be happy to provide you the resources you are looking for...

I just realized that we have wanted to get rid of our old barrels and recycle bins since Franklin, Massachusetts adopted its new waste management program.  Every resident is now using the town provided 2 barrels--one for trash and the other for recycling.

The town website reminds residents that now through Labor Day 2010 you can bring your old trash and recycling bins to the Beaver Street Recycling center for recycling for FREE.  There is no permit required for recycling only these items until Labor Day. A permit is required for any other materials.  The hours are as follows:

Tuesday 12-3

Friday 8-3

Saturday 8-3

Now I have to help my husband load up the trunk...

It may seem like common sense but Franklin High School in Franklin, Massachusetts is like every public school that struggles with appropriate dress code issues.  Most parents wouldn't dare allow their teenagers to walk out of the house with their underwear exposed but Franklin High teachers will tell you that the kids are very clever.  Many students leave the house in layers and remove hoodies, etc once at school--often more skin is exposed than is appropriate to a learning environment.  Here is the dress code and summary below...

FHS DRESS CODE

Since Franklin High School is recognized as an educational environment and a place of business it is important that students dress in a manner conducive to good health practices and safety regulations. Dress should not hinder the educational process and should present a comfortable atmosphere for students, faculty and staff. If an administrator deems that a student's form of dress interferes with the educational process or presents an uncomfortable atmosphere, that student will be asked to make appropriate changes.

All students are expected to attend school appropriately dressed and properly groomed. Hats may be worn to school but must be removed upon entering the building and placed in lockers. Clothing that includes logos that in any way glamorizes the use or sale of alcohol/drugs, promotes hatred, or contains a sexually suggestive message, will not be tolerated in school or at school functions. Bare midriffs are not acceptable, and tops and bottoms should not expose the belly or back. No undergarments should be visible. Halter-tops, tube tops, spaghetti straps and/or plunging necklines are not acceptable. Underwear type shirts should not be worn as regular clothing. Jeans, pants, skirts and shorts should not inappropriately expose the body. Skirts and shorts should be as close to mid thigh in length as possible. Any manner of dress that the administration deems inappropriate will not be tolerated. Also, any chains or other items that can be used as harm inflicting devices will not be tolerated at Franklin High School.

 In summary: The "6 B's" should not be exposed at FHS:

                     Bellies, Butts, Breasts, Bras, Boxers, Backs

The state of Massachusetts holds the honorary title of "Highest Rate of College Graduation in the Country" according to the National Center for Higher Education Management Systems.

They report that 68% of Massachusetts students earn their bachelor's degree in 6 years or less.  Other states with the highest graduation rates include Delaware, Pennsylvania, Rhode Island, and Maryland  whereas Alaska had the lowest graduation rate at only 22.4%.

On a related note, within a week or two, Franklin, Massachusetts as well as Boston residents will get to experience the onslaught of masses of college students returning to classes.  Remember that Franklin, MA is home to Dean College.  We love being a college town but just need patience when the streets are clogged with students unloading all their stuff!

Franklin High School, Franklin, Massachusetts, posted its fall sports sign up dates as Monday August 23rd and Wednesday August 25th both from 7:30-9am in the Franklin High Field House. 

These registrations are always a reminder to parents to be sure to have an updated physical on file.  I know that this past spring we thought we were all set with my son's physical but realized we were overdue and had to scramble to get an appointment with our doctor.  The town of Franklin does offer free physicals a few times during the school year so that could be an option.

Payments are now handled online only through the town's website.  Payments must be made prior to registration.  Participation forms and proof of recent physical are to be brought to the registration.

Serious about selling your Franklin, Massachusetts home?  Before you sign anything, read about these common mistakes that home sellers make:

1.  Pricing Too High: It's no secret, price is everything. Overpricing does more to discourage buyers than any other single factor. When you overprice, you put your home in competition with homes that may be newer, larger or have more amenities than yours. You help your competition sell their home. This leads to long days on the market, and costs you, the seller, money in the long run. Make sure you get your pricing advice from a professional agent who knows the market.

2.  Poor Condition: A home that is in ill repair, or otherwise poor condition, does not excite buyers. A home like this is looked at by buyers as a work project and money pit. Having your home in good repair and great showing condition will significantly improve your chances for a sale at top dollar value. Having your home pre-inspected by a termite and dry rot inspector will also have a positive impact on buyers.

3.  Poor Curb Appeal: Most buyers today want to drive by. If your home is anattractive drive-by, it will gain more attention and certainly more showings. Doing the little things to help your home's curb appeal will make a huge difference.

4.  Dreary Dark Homes Don't Sell: Buyers like updated, light and bright homes. Dark carpets, paint, and curtains are often buyer turn-offs. Go through your home and remove clutter; touch up and update paint, counter tops, and carpets. Open your home up and make sure the sun shines in. Offensive odors from pets and smoking are also huge turn-offs to most buyers. Rid your home of offensive smells by burning scented candles and create a pleasant aroma. The most important rooms to concentrate on are the living room, family room, kitchen and master bedroom. Your entire home's atmosphere is set off by these rooms.

5.  Don't Over-improve: Get your home in good showing condition, but don't over do it. Huge projects such as complete remodels of kitchens, adding decks, and expanding room sizes may not pay back your investment. Before you jump into a huge improvement project, get some good advice.

6.  Be Financeable: Bad roofs, exterior paint, or structural problems may make your home un-financeable. The wider the scope of financing that your home can qualify for, the higher the overall market value. Remember -- government programs like VA and FHA will be the most picky.

7.  Get Good Advice and Good Market Exposure: Hiring a professional agent will help you get your home priced right, and will also get you started with the best fix ups. A strong agent will get your home exposed to the largest number of potential buyers. Paying the agent fee is often the least expensive part of selling your home. Trying to sell your home yourself can be costly. Most 'for sale by owner' homes close for less than comparable homes listed with an agent, and you have no representation.

8.  Don't Be Present During Showings: When your home is being shown, go for a drive or a walk. Take yourself, your family, and pets and let the agent and their clients have the freedom they need. An agent can always do their best job of showing your home when you are not underfoot. Buyers are more at ease and much more likely to spend time looking at your home's features and benefits.

9.  Let Your Agent Do the Negotiating: If there is ever a good reason to have a veteran agent working for you, it's during the negotiation of your home sale. A good negotiator can mean thousands of dollars to you, and will protect your interests. Don't let your emotions run wild during negotiations. Try to separate your emotions from your business side. Remain cool and calm during this time.

10. Act Fast With Offers: When you do get an offer on your home, act quickly and decisively. Letting offers sit around without acting can be a huge mistake. Things can change quickly in the mind of a prospective buyer. Acting quickly while the excitement and interest level are at a high point can be very important. Typically, a buyer's motivation level decreases with time. Buyers' remorse can even set in. Acting in a timely manner is essential.

If you are getting ready to sell, give me a call at 508-369-5131 or email for no-obligation tips to get your home looking its best so you'll be sure to receive the highest possible sales price.

Real estate is definitely localized and although statistics may still be grim in many parts of the country or even pockets of Massachusetts, the Franklin MA real estate market is tilting again in favor of sellers.

Over the past two years in this metro west of Boston area the real estate market was, without question, a buyer's market.  Buyers had the edge and the media was regularly reminding them of this.  A look at the Multiple Listing Service today points to a changing picture regarding the available listings and sales for the past six months. 

• 130 single family homes have sold
• average list price was $413,656
• average sales price was $402,707
• average days on market until closing was 95.66 days
• 126 homes are currently available for sale

This data is telling us that at this time there is no longer an extremely unbalanced market but rather an almost balanced number of listings to sales which puts the shift back to favoring the seller.

The historically low interest rates combined with the shift in market balance make it a fantastic time to sell a home in the Franklin, Massachusetts area.  There are many buyers looking again and homes are not languishing on the market forever.  A well-priced home will sell within 45-60 days. 

If you need advice on getting your home ready to sell, give me a call at 508-369-5131 or email.  I can provide you an honest assessment of your home's value so you'll be prepared to sell at the best price and for the least amount of time on the market.