Real Estate Sales for Hudson, MA - Home Sales and Real Estate Market Report (May, 2016)

The Hudson Homes For Sale Market Report

Hudson is having a great year if you're a home seller.  If you're a home buyer, not so much.
Can’t see the chart? You can find it Here .
You can see that buyers are paying new high prices as the spring moves along.  The early season saw a pull back, but that's been dwarfed by new purchases, as Hudson moves up to the $200. sq foot mark.

What should active home buyers do in Hudson?

With only 20 properties on the market, it's tough sledding for home buyers in Hudson.  New properties that are coming on are quickly examined, and good values are being bid up in competitive bid situations.  Hudson prices have moved way up since 2014, and it is no longer a deep value town.  Home buyers should be flexible and know their criteria, and may want to expand their search area.
Find Your Next Home or Check out the Competition!

What should potential home sellers do in Hudson?


Hudson Houses For Sale and Sold Market Statistics - MLS Data


  • The Hudson“Home Seller Index” (HSI): 278 Last Report: 237
  • There are 20 homes actively listed as For Sale for Home Buyers.
  • In the last 6 months, there have been 116 houses sold, and 83 homes sold in the last 3 months
    Remember those who
    have fallen for our Freedom
    in Hudson.
  • The Average number of Days on Market was 33 days for recently SOLD homes.
  • There is an Average Market Time of 70 days of the Hudson homes For Sale (currently for sale).
  • The amount that was paid by Home buyers in Dollars per Square Foot averaged $194 (vs. $183 in the last report)
  • Current home sellers are looking for $199 /sq foot
  • There was an Average Sold Price of $353,584 .
  • Hudson, MA, has 0 properties advertised as lender owned or foreclosure (typically foreclosure) .
  • There are 0 properties advertised as a short-sale is going to be needed by the lender.


All raw data are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary*, and is designed to offer town-by-town information, instead of large scale trends.
*That means you won’t find it anywhere else. Take that, Case-Schilling!.


Other Posts You May Enjoy by Matt the Realtor


Read my Explanation for Massachusetts Home Data Reports.

Tips for Interviewing a Realtor

Research

Most people put more research into buying a TV or Refrigerator than they do looking for a Realtor. Hello! Your home is pretty expensive. Perhaps, long ago, housing was a very simple industry, but those days are long gone. When you sell a home, you have a few goals. To sell it for as much as is practical, to sell it at an appropriate time frame, and most importantly, to make sure that you are informed about various choices that you'll need to make along the way. There are always choices! Choices about how high to list, what day to list, what month to list, when to do open houses, when to do price changes, how to choose between multiple offers, and what to do during the home inspection. The right real estate agent will give you confidence - and satisfaction - about those choices, and make what is a difficult process that much easier. OK! So now we know why, but how do we choose?

Research On-Line

If you haven't noticed, real-estate marketing has moved to the internet. At this point, that should surprise no one. Your agent should be tech savvy, (more on that below), and one way to find out is to
Don't gamble with your Home Sale.  Interview
Agents and Make sure they Stack up.
research local agents on-line. Most agents do not have very good on-line presences, but some have made it a priority. A good place to start would be Trulia or Zillow, where most agents are rated by stars and have reviews - just like Amazon! Agents that care about their on-line profiles are more likely to be tech savvy, and understand what it takes to market a home today.

Ask Friends

Friends are also a good source of advice. Many times, your friends might say, "Well don't use, Mrs. X", and that would be good information to have. Knowing who was happy after there transaction is a good indicator of how you will feel after it is all done.

Schedule Interviews

Hopefully, you were able to find a few local agents that you can now call and interview. Most agents want to see your home and meet you, to find out your needs and how easy or hard your home will be to sell. Once you've scheduled them, try to keep all the appointments. I recommend you call at least 3, but 5 is good too.

Establish Your Agents Credentials

There are some basic questions to answer here. How many houses do you sell a year? Are you full-time? How many years have you been selling houses? Obviously, you want to avoid agents that do not sell very many houses. Selling a 50 houses a year is not necessarily best either - see below about getting lost in the shuffle - but at the very least you want someone who is not learning on the job. Believe me, seasoned agents will sound and feel very different when you're asking the above questions. Also, was your agent on-time? Did they dress appropriately? Are they pushy? Look for clues as to how important they see you.

Ask What You Need - And What They Offer

Although it can be hard to ask for feedback on your home, and what needs to be done, I advise you to do just that. If three agents mention the same things, those things are likely to be important. Many sellers are surprised when I start giving feedback on the home - many assume things to be important that are not, and vice versa. This is a great time to educate yourself about what buyers are looking for when they will be visiting your home.  If your home needs paint, does the agent know a painter?  A plumber? A stager?  A property manger? Many sellers have specific needs, your agent should be equipped to assist with them.

Look at One of Their listings On-line

This step is hugely important. Ask about a current listing, and then go look it up on-line. Are the pictures really crisp and clear? Is there a virtual tour? A floor plan? Are their misspellings in the description?
Floor plans are a sign of an agent willing to go the
extra mile when marketing your home.
This is the listing that will drive people to your home, and an agent who doesn't have time to put together a good listing probably won't spend much time on yours. A poor listing can cost you thousands of dollars! So make sure you check.

Make Sure you Don't Get Lost in The Shuffle

The bigger agents in any area - if they sell a lot of houses - will really hammer this point home. There is little doubt they can sell your home, but still you want it be a good process. A single person can rarely sell more than 20 homes a year - they generally need administrative staff, processes, checklists and the like. If you have a bigger agent, make sure these things are in place, otherwise, you could get lost in the shuffle. Also, bigger agents often take more time off - do they have coverage when they are on vacation? Do they have a trip planned right when you want to list? And lastly, if you're going to be the smallest listing in the agents pile, you are more likely to get substandard service. Agents spend more time with owners of expensive homes - and they are compensated to do so - but there are plenty of good agents who aren't so busy that can make sure you get the attention you deserve.

Are they Tech Savvy?

I've mentioned before, and it is worth repeating. Tech Savvy agents are a must in today's sales world. How can you tell? The best agents will have an active Facebook page, a functioning website, and really a blog or newsletter. These things are crucial in today's connected world, to make sure your home makes the biggest impact. Oddly enough, may of the big franchises are WAY behind the curve when it comes to internet advertising, so don't assume that the big branded name is helping their agents become tech players.

Personality Fit is Crucial

Not every transaction is easy, and when the tough decisions come, you need someone in your corner that you feel good sharing with. Even when things are good, the decision can be hard. If you don't like the person you are dealing with, it is hard to make the transaction work. Also, if you don't like them, other agents - and other buyers - might also get the same *ick* feeling, and that's not good for your sales process. This is a service business, but sadly, many agents are not good at the customer service part. Don't get stuck with someone you can't stand, just because you think they are good at selling homes! There are plenty of agents out there.

Ask What Happens When the Going Gets Tough

Many agents can tell you that your home will sell right away, you'll have multiple offers. All good news. But guess what? Most houses Don't sell right away. So then what happens? What's the back up plan? Ask your agents in interviews what they do when things don't sell. How they answer will tell you a lot about how comfortable they are marketing your home.

Check Prices

There are prices you need to check in your interviews. The price they charge (there is no standard rate, so ask!), and the price they want to put on your house. For most homeowners, this is the most pressing question, but as you can see, it is far from the only one. It is common for most real estate
Multiple price opinions will help
you understand where your home
fits in the marketplace.


agents to take notes, go back to the office and work on a price opinion. Some houses are easy enough to do when you are walking around, but most benefit from careful study. Many agents prefer to come back and show you comparable homes, what they sold for, to help you understand where they are coming from. It is certainly something you want to do if you are getting vastly different prices. Also, beware of agents who are "buying the listing". "Buying" a listing is when an agent suggests the highest price to get the home under contract, and then when it doesn't sell, hammer on you do to price changes. What might that look like? Well if you had four agents in, and they suggest prices of 490, 500, 500, 505, and 530, it is very likely that the 530 is well above market, and your home won't sell. Further, it is likely that the other agents will either defend their prices or list it at 530 - for a time - but with the expectation that if it doesn't sell, you'll bring the price down to where you feel it should be marketed.


Things Not to do


A word about Friends and Relatives

You may have a friend or relative who sell homes. Many people - instead of interviewing agents - work with the friend or relative on the assumption that their home is an easy sale, and they can help their friend. It is OK to work with an agent you know socially, but you should STILL interview them and others. You may find that the relative is a great agent - but doesn't know your area. Or you may find that the friend just does real estate on the side, and has very little experience. But you won't know unless you ask, and you should most definitely ask! You don't want to ruin a relationship because you didn't ask, and if your house doesn't sell, and you are feeling frustrate and confused, that relationship will be tested for sure.  Also, many friends and relatives may not be able to tell you the hard truth about your home, as they don't want to offend you. That's shows they are nice people, but it won't help you when the time comes.

Don't Believe Statements that Are Highly Questionable

If someone says, "I can get you 25,000 more than anyone else", I would consider that highly questionable. Heck if someone could do that, wouldn't everyone use that person? I'd use them! (Who can't use another 25K?). Some agents come with a lot of bravado and bluster. Our job, however, is to market the home, and get people in to see it. Selling the home is really a function of price, presentation, and the market in general. Navigating that nexus is what good agents do - but there aren't a lot of fast and easy answer for most houses. I often say, poor marketing will cost you money, but great marketing isn't likely to get you premium. It is however, going to help make sure you get the maximum you can in your local market, and that's what we're trying to do.

Make Assumptions about Firms

Real Estate Firms are the collective sum of the agents who work there, but agents are really their own business. Once you sign a contract with an agent, they are your only point of contact. Your transaction will go as well - or as poorly - as the agent who represents you. Don't expect the "firm" to bail them out, that's not how it works, and it won't happen. You can't even assume that the agents at larger firms are all well trained! While the larger franchises have plenty of training resources, few agents avail themselves of training, and real estate is sort of a hands-on training business anyway. You can't teach a kid to ride a bike at a seminar, after all.

Real Estate Sales for Hopkinton, MA - Home Sales and Real Estate Market Report (April, 2016)

The Hopkinton Homes For Sale Market Report

A funny thing happened on the way to the Spring Home Market.

Buyers held their collective ground on price increases.

This is a the latest in a series that shows home prices actually falling in the early spring, despite monstrously tight home buying conditions. Home sellers - as optimistic as ever  - are getting the message that reaching for prices won't work, and are cutting prices.  What's going on?
Can’t see the chart? You can find it Here .
There are several things, but they all revolve around one central element:
Home prices in many communities have advanced as far as they can, at least for the moment. There simply aren't enough buyers at certain price points for valuations to keep going up.

Think of it this way, at each price point, the number of buyers gets smaller. Let's say there's 100 buyers for every house at $300, 000. At $400,000, there's 80 buyers. At 600,000 there's just 50 buyers, and at 800,000 there's just 20 buyers. Home values have pushed out of reach of the number of buyers that can afford them, or, if you like, home prices have advanced past the point where most buyers are willing to purchase.

There are lots of buyers out there - lots - but there's not enough of them to keep pushing prices up. They are more budget conscious than ever.

What should active home buyers do in Hopkinton?

Let's look further at this economic disparity - because it plays into what you should do as a home buyer. In Hopkinton, there are just 15 homes under 500,000. There are 35 above 800 - almost half the market total of 81. If you look at the HSI, things look like they've worsened for home sellers, but that is only true above 800 or so. At that level, as a home buyer, you have your pick of choices, and plenty of motivated sellers. Under 500? Not so much. Those homes are moving fast, and the forecast is that they will continue to do so.

Find Your Next Home or Check out the Competition!

What should potential home sellers do in Hopkinton?

KNOW YOU MARKET! Not just the townwide statistics, but your micro-market, as I like to call it. Not every home in Hopkinton will be easy to sell - and many are not selling. The average days on market for the active homes above 800 in Hopkinton is 250 days. Now that number is muddled a bit with new construction, but you are certainly no where near the average sale at under 60. Luxury home owners need to price right, and get their home ready to go from the beginning.

Hopkinton Houses For Sale and Sold Market Statistics - MLS Data


  • The Hopkinton“Home Seller Index” (HSI): 131 Last Report: 156
  • There are 81 homes actively listed as For Sale for Home Buyers.
  • In the last 6 months, there have been 154 houses sold, and 108 homes sold in the last 3 months in Hopkinton.
  • The Average number of Days on Market was 159 days for recently SOLD homes.
  • There is an Average Market Time of 143 days of the Hopkinton homes For Sale (currently for sale).
  • The amount that was paid by Home buyers in Dollars per Square Foot averaged $218 (vs. $220 in the last report)
  • Current home sellers are looking for $241 /sq foot
  • There was an Average Sold Price of $642,856 .
  • Hopkinton , MA, has 0 properties advertised as lender owned or foreclosure (typically foreclosure) .
  • There are 0 properties advertised as a short-sale is going to be needed by the lender.


All raw data are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary*, and is designed to offer town-by-town information, instead of large scale trends.
*That means you won’t find it anywhere else. Take that, Case-Schilling!.

Matt’s Got More

Realtor Matt’s got lots more you to check out if you are planning to buy or sell a home. Why not look here, and find out a lot more about Radon, New Construction, Title V, House Styles, Town Assessments, MCAS scores, and even some tips to get the best rate possible on your mortgage.

Realtor Matt's Top Read Real Estate Posts



Read my Explanation for Massachusetts Home Data Reports.
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Other Posts You May Enjoy by Matt the Realtor

Real Estate Sales for Holliston, MA - Home Sales and Real Estate Market Report (April, 2016)

The Holliston Homes For Sale Market Report

Holliston is continuing the trend where buyers are retrenching. Even though it's May, we can't see what activity April might have had on prices. One would think things have stablized, but this is an odd pattern for spring, and we're seeing a lot of it:
Home Buyers are being patient, and demanding price cuts.  Will it last through June?  
Can’t see the chart? You can find it Here .

What should active home buyers do in Holliston?

Home buyers should recognize that values are already below last year - and should be aggressive in scooping them up, before prices recover. Inventory has gotten better - it's not great, the number of homes for sale is still thin - but it's better than it was six weeks ago, that's for sure. That may not last - and it typically doesn't.

Find Your Next Home or Check out the Competition!

What should potential home sellers do in Holliston?

This is more difficult - but reaching too high for a price has been a bad strategy this year. Too many overpriced properties means you'll be cutting prices with the pack. Better to sell quick, than get caught up in the wave of stale inventory that many people will find themselves in June.

Holliston Houses For Sale and Sold Market Statistics - MLS Data


  • The Holliston“Home Seller Index” (HSI): 166 Last Report: 181
  • There are 47 homes actively listed as For Sale for Home Buyers.
  • In the last 6 months, there have been 143 houses sold, and 101 homes sold in the last 3 months in Holliston.
  • The Average number of Days on Market was 57 days for recently SOLD homes.
  • There is an Average Market Time of 102 days of the Holliston homes For Sale (currently for sale).
  • The amount that was paid by Home buyers in Dollars per Square Foot averaged $207 (vs. $218 in the last report)
  • Current home sellers are looking for $215 /sq foot
  • There was an Average Sold Price of $488,813 .
  • Holliston, MA, has 1 properties advertised as lender owned or foreclosure (typically foreclosure) .
  • There are 0 properties advertised as a short-sale is going to be needed by the lender.


All raw data are for Single Family Houses and based on data in MLS. Matt’s HSI is proprietary*, and is designed to offer town-by-town information, instead of large scale trends.
*That means you won’t find it anywhere else. Take that, Case-Schilling!.

Matt’s Got More

Realtor Matt’s got lots more you to check out if you are planning to buy or sell a home. Why not look here, and find out a lot more about Radon, New Construction, Title V, House Styles, Town Assessments, MCAS scores, and even some tips to get the best rate possible on your mortgage.

Realtor Matt's Top Read Real Estate Posts



Read my Explanation for Massachusetts Home Data Reports.