Kathy Stankard - Franklinmahomes.com Blog

Single-Family – 149 Hillside Road Franklin, MA 02038 is now new to the market!

Kathy Stankard — Tue, 18 Jun 2013 18:52:21 +0000

Completely redone Victorian blends old world charm with many modern updates. This home offers spacious open floor plan, hardwood floors, great room with cathedral ceiling, skylights and double sliders overlooking pool/yard. Many updates include new roof, siding, windows, furnace, electrical, plumbing, and living room gas fireplace. Freshly painted inside & out. Exterior features new walkway, rear deck, and professional landscaping with sprinkler system. Walk to train. Range priced $400-450K.

This is a Colonial/Victorian style home and features 6 total rooms, 2 full baths, 1 half bath, 3 bedrooms, and is currently available for $400,000.

For complete details click here.

Franklin Massachusetts Real Estate May 2013 Sold Data

406651 — Mon, 03 Jun 2013 21:02:14 +0000

Franklin, Massachusetts Real Estate May 2013 Sold Data

The chart below reflects the rising prices in Franklin, MA over the past month. Both list price and sold price have risen and there is now only a 1% average difference between both. This can be attributed to the many bidding wars in which homes are selling at and over their asking prices. The overall trend is leaning towards a healthier, appreciating market as compared to the past few years of depreciating prices.

The average list price is $391,187 and the average sold price is $385,106. There were 27 sold homes during the past 30 days and most were in the under $500,000 range.

There is still a severe home shortage as the flood of prospective homebuyers are fueled by low interest rates and expectations of rising rates in upcoming months.

If you need help, whether buying or selling, give me a call at 508-369-5131. I’d love to add you to my long list of satisfied clients.

Franklin Massachusetts Homes–When a Discount Is Not a Bargain

406651 — Fri, 31 May 2013 01:45:50 +0000

Franklin Massachusetts Homes–When a Discount Is Not a Bargain

Remember back when you were a teenager and could finally buy your own clothes? Of course the items you bought were the discounted type and you definitely got what you paid for… they didn’t really last that long but your budget wouldn’t allow you to spend more at the time.

It is kind of like that with Franklin, MA Real Estate.

There are discounted Realtors then there are full-service Realtors. The discounted Realtors tend to entice SELLERS with their LOW commission rates but in reality what service is the SELLER actually receiving for their money?

If the discount Realtor is giving away their OWN commission how hard will he/she work to protect your, the SELLER’s, money when it comes time to negotiate the deal?

SELLERS please feel free to use this guide to ensure that you are in fact receiving the FULL marketing that your valuable home deserves:

Will your home be professionally photographed?

Will a virtual tour be prepared and posted online for additional exposure?

Will “Just Listed” postcards be mailed to all the surrounding addresses to capture potential buyers?

Will all Massachusetts Realtors be emailed your photos and listing information in case they have prospective buyers?

Will a public Open House be held?

Will your Realtor accompany all showings if needed?

Will your home be listed on Zillow, Trulia, Realtor.com, NewEnglandMoves, Coldwell Banker, Franklinmahomes.com, Craigslist, NYTimes, Boston.com as well as local print media?

Will your home be featured in a blog post with photos, listing information, and property improvements?

Will a color brochure be prepared with listing data, plot plan and seller disclosure?

Will you receive weekly marketing reports, feedback and communication from your agent?

How quickly are you able to reach your agent by email, phone or text message?

Marketing can be costly and time-consuming but GREAT agents (like me) are with their SELLER every step of the process to promote the home for MAXIMUM EXPOSURE. One article does not constitute “marketing”. Your home is your largest investment and it should be treated as such.

Call, email or text me if you’d like to review my marketing plan for your HOME. I can be reached at 508-369-5131. Just ask my many testimonials.

TESTIMONIALS

What Massachusetts Sellers Really Want From Their Realtor

406651 — Wed, 29 May 2013 18:16:39 +0000

What Massachusetts Sellers Really Want From Their Realtor

My seventeen years as a Franklin, Massachusetts Realtor have taught me alot of things. Some of what I have learned about pet tarantulas is not so pleasant but mostly I have been educated by my many buyers and sellers. Here is an abbreviated list of what sellers really want:

Honest recommendations–My sellers learn from me exactly what is needed to prepare to show the home properly so they can get the highest price; they are provided with vendors if painting or other work is needed. I let them know that their sale is a business decision and that my recommendations are only to benefit their bottom line.

Honest pricing–My sellers are provided with a market analysis that specifies a likely selling price within a $10,000 range. They are informed about whether the market is on a depreciating or appreciating trend to prepare for what could occur during the upcoming weeks. Properly pricing from the start will sell the home, but if it is over-priced “the market/buyers” will tell you by not making offers and making purchases elsewhere.

Communication–Every seller prefers different means of communication. I ask my sellers how they would like to hear from me each week with feedback. Is it email or text messages they prefer? Maybe a phone call is the preferred method. Some sellers want to keep in touch more frequently than once per week so it is important to have this discussion.

Marketing Report–My sellers expect to receive a written report of the showing activity, feedback and marketing efforts on a regular basis. They want to know that you are busy promoting their most valuable asset.

Negotiations–A discussion before the home hits the market about some possible offer scenarios, and what to expect allows my sellers to be prepared when the actual offers do come in.

Inspections–Attend inspections to be able to report any unanticipated issues back to the seller. This also provides an opportunity to get to know the buyers and be better able to anticipate any negotiations over repairs.

This is an overview of some of the most important things that sellers have told me they did not receive with other agents. A listing agent is only as good as the service they provide. Some local agents do discount their services but I wonder if they are able to provide full service and full communication to their clients.

If you need real estate help, whether buying or selling, give me a call at 508-369-5131. I’d be happy to add you to my long list of satisfied clients.

TESTIMONIALS

Panic Buying in Massachusetts

406651 — Tue, 21 May 2013 14:23:48 +0000

As a Franklin, MA Realtor of 17 years I have seen several real estate cycles but the latest trend has been the least common. Lately I have observed buyers engaging in “panic buying” in a variety of greater Boston communities.

The past few months in Franklin, MA real estate and surrounding towns have developed into a seller’s market where the available inventory of homes is extremely low. Since interest rates remain at record lows and the number of buyers is at an all-time high, bidding wars have become commonplace. Little did I realize the relevance of my college economics professor who drilled the “supply and demand” theory into our heads!

This weekend a 2 bedroom pristine custom-built, completely updated 1970-built ranch-style home on an acre lot hit the market and although my prospective buyers decided against it due to the lack of a third bedroom, I learned that 8 offers had come in within hours of the open house! A similar scenario was a listing of mine that had 45 people lined up waiting for the door to be unlocked and some folks waiting an hour just to be let in the door of this small home!

Buyers have started to engage in buying frenzies just to be able to buy while interest rates remain low. The prediction is that low rates will soon be a distant memory and this is fueling the panic buying.

What is a buyer to do? Some have expressed fears of overpaying for a home and their wish to avoid this frenzy entirely. Right now it looks like the only way to avoid the seller’s market and low inventory is to wait until the winter when BOTH interest rates AND home prices will be higher.

Give me a call at 508-369-5131 if you have real estate questions. I’d love to add you to my long list of satisfied clients!

Why Refinancing or Buying Before September Puts Money in Your Pocket

406651 — Tue, 14 May 2013 17:48:12 +0000

Lowering Your Interest Rate by Less Than 1 Percent Can Make a Difference

Low interest rates, which were at an average of 3.67 percent as of April 12, according to the Mortgage Bankers Association (MBA), aren’t going to stick around for long. In fact, the MBA predicts that interest rates will reach 4.2 percent for 30-year fixed-rate mortgages by the third quarter of 2013 – and will continue to rise steadily.

If you wait to refinance and rates go up even as little as 0.539 percent (the difference between the April 12 rate and what it’s predicted to be by the end of the third-quarter), it could make a big difference in what you’re shelling out both monthly and over the life of the loan.

If you’re a half-point above the market, realistically, it probably makes sense for you to be refinancing.

For example, let’s say you have a $300,000, 30-year fixed-rate mortgage, and you’re unsure about refinancing now or waiting a few months. If you waited to refinance and interest rates did go up to 4.2 percent, here’s what the numbers would look like with a 3.67 percent interest rate, and a 4.2 percent interest rate, respectively:

Interest Rate:

Monthly Payment:

Total Amount of Payments:

Total Interest Paid:

3.67 percent	4.2 percent
$1,375.76	$1,467.05
$495,274.85	$528,138.55
$195,274.85	$228,138.55

So even though 0.53 percent may seem insignificant, it can really make a big difference in your wallet – $91.29 monthly, and over $30,000 in interest over the next 30 years.

Give me a call at 508-369-5131 if you have questions about the changing Massachusetts real estate market. I’ll provide honest information and the data to back it up. Check out my testimonials on Zillow…

Selling My Franklin, MA Home–Should I Pay for a Pre-Inspection?

406651 — Mon, 13 May 2013 19:54:09 +0000

Many Franklin, Massachusetts sellers would rather spend money on updating their flowers, front steps and lawn than pay for a pre-home sale inspection. As a bargain hunter myself I can completely understand not wanting to spend money when not necessary but it is precisely for this reason why a home inspection can be so beneficial to a prospective home seller. The $450 expense of a home inspection will go far towards saving money a month or so down the road when buyers are scrutinizing your home.

Some of the most common issues that have arisen during home inspections have to do with cracks in an exterior chimney, loose seal on outer electric box or rotted sill below a window. These are all relatively minor issues that could be easily repaired BEFORE the home hits the market. A homeowner could get repairs done without spending a fortune whereas if these issues were not repaired, a future buyer could imagine the actual cost as being much more than the reality.

If you want to know what your Massachusetts home would currently sell for or you need to know what to do to prepare for a sale, just give me a call or text me at 508-369-5131. I’d love to add you to my long list of happy clients!

MLS Reports Franklin, MA Sales Price 16% Higher Than Last Year

406651 — Wed, 08 May 2013 16:56:48 +0000

A free report from the Multiple Listing Service (MLSPIN) shows median sales prices are up in most Norfolk County towns of Massachusetts. In fact, Franklin, MA real estate data shows a 16.8% sales price increase over the same time last year. As expected, fewer homes have sold due to limited inventory but those that did sell posted significant price increases. The seasonality of the real estate business means that during the spring market housing supply is low whereas demand for homes is high.

My recent blog about Franklin, Massachusetts sales price increases showed an 11% price increase when only comparing the first quarter of this year to same 3 months of last year.

No matter how you view the data, the message is the same… Well priced homes are selling quickly. There are lots of buyers and not alot of sellers. Those who sell are getting top dollar for their homes. Due to the nature of real estate, homes that hit the market in August may not be as lucky as buyers prefer to focus on vacations than househunting!

If you want to know what your home is worth, within a $10,000 range, give me a call at 508-369-5131 or email franklinmahomes@comcast.net. I’ll provide the accurate information you need to make an informed decision on your biggest investment. Just ask my many past clients!

Massachusetts Home Price Is Negotiable But Tax Rates Are Not

406651 — Tue, 30 Apr 2013 16:47:57 +0000

First-time home buyers often have a variety of ideas about Massachusetts property tax rates which is understandable given the differences in how each state handles their taxes. Here is some information that will help before you decide where you will buy your first home.

In Massachusetts each town sets their own residential tax rates based on how the property is assessed
Property is taxed on a per $1000 basis of the assessed value–Franklin, MA current tax rate is $13.73
Tax rates have nothing to do with home prices
Tax rates do not change with a change of ownership
Tax rates only change when the town decides it needs to raise its tax base
Some towns have actually reduced their property tax rates due to less need for revenue–Franklin has done this on a few occasions
At closing you will likely pay some taxes up front along with your first mortgage payment and homeowner’s insurance
Tax rates can vary greatly from town to town even for the same price home

It is important for first-time buyers to be aware of tax rates for towns that they are considering since a high tax rate could negate the savings on an otherwise low priced home. A Franklin, MA home and a Holliston, MA home both asking the same $265,000 price end up costing almost a difference of $1900 when property taxes are factored in. The Holliston home will cost $438/month in taxes where the Franklin home costs $281/month.

While I don’t want to imply that only the lowest tax towns should be considered, I just think it is important to be informed so there are no surprises further along in the buying process.

If you need real estate help in the greater Boston area, whether buying or selling, please give me a call at 508-369-5131 or email franklinmahomes@comcast.net.

My Franklin, MA Home Never Sold Because of the Lousy Market

406651 — Wed, 24 Apr 2013 19:56:11 +0000

So your Franklin, MA home never did sell after many months or maybe a year or more of keeping it neat and ready for prospective buyers? It is easy to blame the economy and the formerly “down” real estate market but the truth is that all homes will sell for the right price. Proper pricing makes up the majority of reasons that homes do not sell, followed by incorrect marketing. It is critical that sellers price correctly from the start especially in a changing real estate market. The price should take into account any anticipated market conditions.

A good Realtor explains this to homeowners and does not accept listings that are over-priced for the comparable market data. It will not benefit anyone to list a home whose price is not supported by recent data and only leads to a seller’s inconvenience, wasted time and money as well as frustration.

If you are still thinking of selling, please give a call or email and I would be happy to provide an accurate analysis for proper pricing and outline my comprehensive marketing plan for sure results. I can be reached at franklinmahomes@comcast.net or 508-369-5131.