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.

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...

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...

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

Highest Rate of College Graduation in the Country

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!

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.

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.

Well, the back to school flyers may be everywhere but there is still a whole lot of summer entertainment, especially summer music left to enjoy in the Franklin, Massachusetts area.  Summer actually ends officially on September 21 which leaves 48 days of potentially warmer weather...

There are many free town concerts on the common and each town seems to have their own evening that the locals set aside to enjoy with some cold drinks, ice cream and their favorite folding chair.  Franklin holds its concerts on Wednesday evenings from 6:30-8:30pm--this evening the Frank Padula Band will perform.  The remaining Franklin concert will be August 18th with Ayla Brown of American Idol (and Scott Brown) fame.

Foxboro, Massachusetts holds its concerts on Thursday evenings from 7-9pm.  The line-up is as follows:

•  August 5th--Country Mile
• August 12th--Neal McCarthy Problem
• August 19th--Cocobanana

Wrentham, Massachusetts holds its concerts on Sunday evenings at 6:30pm.  Their schedule is as follows:

• August 8th--Gopherbroke
• August 15th--Southeastern Mass. Community Concert Band

If you would like more information on area entertainment or resources, give me a call at 508-369-5131 or email.  

Are you looking for an agent to represent you and your best interests? You, the home buyer, pay nothing for a professional agent. Their fees are paid for by the seller.  Click here or call 508-369-5131 to find out how I can help you find the most house for the best price.

This lovely home has everything a family could ask for including 5 bedrooms, 2.5 baths, new windows, roof and hardwood floors throughout.  An updated kitchen with quartz countertops and breakfast bar offer a casual eating area.  The finished basement has a playroom, game room and dry bar and brings the living space total to 3378 gross living area.  The large yard offers two-thirds of an acre and this wonderful home is located in a great neighborhood setting walking distance to schools and close to highway, train, shops and downtown.  The asking price on this home was $479,900.

If you are thinking of buying or selling in the Franklin area, give me a call at 508-369-5131 and I can provide the information you need to get you moving into your dream home...

For those of us born before 1970 (no not me, yeah right!) we have distinct memories of family times at the drive-in.  Mine involve running around with my sister and dog in the field prior to the first show, eating lots of popcorn then after an hour or two being told "you girls get to sleep back there now."  We were not supposed to be awake to see any adult stuff during the second show.  If my father even witnessed us pop our heads up to see some "adult stuff" we would never hear the end of it.  I think I also recall one teenage memory that I won't get into here...

At this time there are just three remaining drive-ins: one on the Cape in Wellfleet, one nearby in Mendon, and one in Leicester.  The Mendon Drive-In is a great place to go with a group of friends or as a birthday party spot.  It is conveniently located on Rt. 16 just 10 minutes from Franklin and is spacious enough for the kids to run around prior to the start of the first show.  Some of our son's best birthday party memories include fun with friends at this drive-in.  They are open 7 days a week, rain or shine at a reasonable $20 per carload.  The box office opens at 6:30pm.  Here is some history from their website:

"The MendonTwin Drive-in was built in 1953 and opened on June 14, 1954. The drive-in has been in operation since 1954. The current owners, Susan Swanson and Kathy Gorman have operated the drive-in since 1987. Sue and Kathy added a second screen in 1998, increasing the total capacity of the drive-in to 800 cars. Our projection booth is equipped with the latest in sound and picture technology, ensuring our customers the most pleasant movie experience. The sound is broadcasted over AM/FM stereo, either from your car radio or any portable stereo you wish to bring.  Feel free to bring soft Frisbees, balls, etc."

Call me at 508-369-5131 or email if you would like more information on area resources and entertainment...

Franklin Public Library in Franklin, MA offers an expanded selection of museum passes to residents with a valid library card.  The library allows passes to be reserved up to a month in advance online or by calling (508) 520-4940 ex. 2.

Here is a listing of all the available passes.  Some offer a free admission and others provide only a discount to the regular price.

  Passes available to Franklin Residents only.
 Passes MUST be picked up at the library. Copies of online reservation forms WILL NOT be accepted at the museums. Library cards must be presented to check out Museum Passes.

Franklin, MA and other area commuters will no longer have to deal with this nuisance as the MBTA just announced a partnership with Parkmobile USA, customers can visit www.mbta.parkmobile.com and enroll in the new program for free, and have access to their on-line accounts 24 hours a day/7 days a week. T riders can also download a mobile app.

Once registered, customers can use the mobile app, the internet, a text message or a phone call to pay for parking. TTY service is also available. The phone number will be displayed on signs at MBTA parking facilities.

The new service will be available for 23,733 parking spaces at nearly 70 MBTA-owned lots with existing cash honor boxes. In the weeks ahead the T will work to expand the new system to lots that are not operated by the MBTA.  Only two U.S. transit systems offer more parking spaces than the MBTA.

Since many of my clients who are moving within the Franklin, Massachusetts area have been asking what they can do with their extra "stuff", I thought the Franklin Recycling Center information would be a timely post.

The Recycling Center is located at 445 Beaver Street, Franklin just diagonal to Beaver Pond and the soccer fields.  They are open Friday & Saturday 8am to 3pm.  From April to November they are also open Tuesdays Noon to 3pm.  Stickers are available for a $20 user fee payable by cash or check and are valid July 1, 2010 to June 30, 2011.  Only a handful of items require an additional $3.00-25.00 charge beyond the $20 user fee such as tires, large TVs, propane tanks and large batteries. 

The Got Books bin is a great resource for recycling soft and hardcover books as well as CDs, videos, and audio books.  It is located at 262 Chestnut Street, Franklin at the entrance to the First Universalist Society (a Unitarian Universalist church).  Goodwill at 888-828-4483 or the Salvation Army at 508-799-0528 will accept donations of usable furniture however many of my clients utilize Craigslist to quickly get someone to take away furniture or exercise equipment that is no longer needed.

If you are planning a move and need tips on what items to leave behind to show your home at its best, give me a call at 508-369-5131.

This morning's report in the Wall Street Journal entitled "Housing Market Stumbles" would leave a reader expecting that even the Boston area currently has a very stagnant real estate market.  There is no doubt that this metro west of Boston area has felt the pinch of the recession but overall we are faring quite well.

A look at the Multiple Listing Service (MLSPIN) shows that over the past two months Franklin has had 28 single family homes go under agreement with an average list price of $412,289--during the same two months 51 homes have sold with an average list price of $412,420 and average sales price of $399,466.  Franklin, MA currently has 115 single family homes available for sale.

Give me a call at 508-369-5131 if you have been wondering what your home will sell for...  Also if you need a list of available homes for sale I can provide that as well.

However, a GasBuddy.com search shows that Franklin, MA posts below average gas prices at several of its stations.  Here are the latest prices:

LOWEST REGULAR GAS PRICES IN PAST 36 HOURS

Here are some of the lesser known initiatives sponsored by Massachusetts utilities and energy service companies:

• Rebates on high efficiency equipment and installation
• Free Home Energy Assessments
• Incentives on Energy efficiency improvements

Summer Savings Tips

•  Close window shades, drapes and blinds during the day.
• Remember to turn the fan off when you leave the room as a ceiling fan cools you- not the room.
• Save electricity and waste heat by shutting off home electronics, such as computers and televisions, when not in use.
• Keep central and room air conditioner units at highest temperature that's comfortable. A suggested temperature range for summer is between 74ºF - 78ºF.
• Turn your air conditioner off when not at home. Use a timer or programmable thermostat to set it to turn on an hour before coming home.
• Find and seal air leaks that cause drafts and make your cooling system work overtime. When remodeling choose ENERGY STAR® qualified windows to replace older models.
• Use a microwave instead of the range/oven. The microwave does not generate as much excess heat.
• Change out your traditional light bulbs to ENERGY STAR® qualified compact fluorescent light bulbs which use 75% less energy, produce 75% less heat, and last up to 10 times longer than standard lighting.
• Look for the ENERGY STAR® on products in more than 50 different categories, including cooling equipment, lighting, consumer electronics and appliances