Claudette's Blog

The following is a market recap for the first week of November in Holliston: 

One new residential listing: 

65 Arch Street- 4 bedroom Cape - List price - $479,900

Three properties went under agreement: 

1131 Highland Street - 4 bedroom Cape - List price - $319,900

29 Cedar Street - 2 bedroom Ranch - List price - $319,900

135 Overlook Drive - 3 bedroom Colonial - List price - $539,000

One property closed:  

5 Sabrina Drive - 3 bedroom Colonial - Sold price - $505,500 

There are currently 64 property listings in Holliston at an average price of $517,388 with an Average Market Time of 115 days.

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Copyright 2009 - Claudette Millette, Broker, Owner, TheBuyersCounsel  

Learn More about Massachusetts Home Buyer Representation - Greater Boston and MetroWest Massachusetts -  Serving Massachusetts Home Buyers Since 1992 

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

Blossom Estates is one of the top neighborhoods in Ashland.  The neighborhood is made of the streets Blue Jay Lane, Primrose Lane, Rossi Lane and Magnolia Pointe. 

View a satellite image of the neighborhood.

Homes in this development were built in the late 1990'sand many feature brick fronts, private wooded lots, Palladian windows, two-story foyers, finished basements and meticulous landscaping.  

Home sizes range from 2500 square feet to over 4500 square feet.  The sizes of lots in this community start at ¾ of an acre with some homes sitting on acre plus lots.   

Property values in Blossom Estates are currently $600,000 to $650,000.  

This lovely neighborhood is close to Ashland's new high school as well as Route 135leading through the center of town and to all major roadways. It is also convenient to the MBTA train station.  

View all properties for sale in Ashland.

Ashland, the original site of the Boston Marathon, is one of the area's premium residential New England towns. Rooted in tradition, the town holds its famous "Ashland Day" every year in the fall.  Ashland is considered by many to have an ideal location - halfway between the cities of Boston and Worcester. 

If you are interested in Blossom Estates or any of  Ashland's other fine neighborhoods, please call me at 508-881-6230.

Copyright 2009 - Claudette Millette, Broker, Owner, The Buyers Counsel  

Your Buyer Broker in Massachusetts Since 1992 

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

Most people have an awareness that radon is something to be concerned about.  But do you have all of the facts you need to know before buying a home? 

Radon is a naturally occurring gas produced by the decay of uranium in soil, rock and water.  It is much more prevalent in granite areas but all potential home buyers need to be concerned with the actual level of radon in the home. 

Numerous studies have been conducted worldwide on the effects of radon which have concluded that it is the second leading contributor to lung cancer.  The first is smoking.  The danger occurs when radon gas breaks down to form radioactive particles called "progeny." When you breathe these particles into your lungs they can cause cellular damage. 

The World Health Organization recently completed a new study which confirmed these original findings.  They also came out with a new recommendation for acceptable levels of radon in a home which is 2.7 picocuries per liter.  However, the action level suggested by the EPA is 4.0 picocuries per liter and they have stated that this will not be changing this recommendation. 

Myths dispelled about Radon: 

• Homes without basements are at the same risk of radon contamination as homes with basements.
• There are no average radon levels available for specific states or areas.
• A neighbor's high or low test is not a guideline for whether or not you will have high radon.

Testing for Radon: 

Prior to your home purchase you should have the property tested for the presence of radon gas.  This can usually be done at the same time as your regular home inspection. There are two types of radon tests, passive and active. 

The passive test is typically a charcoal canister that is exposed to the air in the home for 48 hours, and then sent to a lab for analysis.  It is recommended to have two canisters testing the property simultaneously to account for any possible error in the device. 

An active test is performed by a radon testing machine.  The machine will continuously measure and record radon in the air and analyze the quality.  

Both methods when conducted properly are considered to be reliable. 

Solving a Radon Problem:  

When a radon test produces a reading of 4 picocuries or higher corrective measures should be put into effect. A contractor who specializes in radon reduction can best determine the appropriate method for the home you are buying.  Most of the systems that can be put into place range in cost from $900 to $1,500. 

Since you have caught this problem prior to signing your purchase and sale agreement, the seller can be forced to pay for the radon mitigation system.  This is another great reason for doing all of your tests and inspections as early as possible.

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Copyright 2009 - Claudette Millette, Broker, Owner, TheBuyersCounsel  

Learn More about Massachusetts Home Buyer Representation - Greater Boston and MetroWest Massachusetts -  Serving Massachusetts Home Buyers Since 1992 

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

Just off of Route 85 in Hopkinton is the neighborhood of Charlesview Estates. Teresa Road takes you into this development and to the streets of Alexander Road, Ursla Road, Nicholas Road, Daniel Road, Joseph Road, Nancy Lane, Marie Lane, Colella Farm Road and Angelo Drive. 

Charlesview Estates is well established community with a variety of home styles.  Here you will find split levels, contemporaries, capes as well as the standard New England colonial.  

You cannot beat the location with close proximity to Hopkinton's top-rated schools and easy access into the center of town and all of its conveniences.  

View a satellite image of the neighborhood.

This is one of the larger communities in town with the original section having been built in the 1970's and 1980's.  Homes here sit on lots that are ¾ of an acre to over an acre in size.  Homes in the newer section on Colella Farm Road and Angelo Drive were built in the 1990's and up.  

During the summer months in this development, you can easily walk into town to shop, enjoy the Sunday concerts in the common or stroll to the nearby tennis courts for a game. 

There are some excellent values right now at Charlesview with two resale properties available priced at $509,900 and $479,900.  These homes are in the original section of the community and enjoy the privacy of wooded lots, excellent floor plans and a number of upgrades.  Each of these properties is beautifully set on an acre lot. 

 View all properties currently for sale in Hopkinton.

If you are interested in looking at this lovely community please call me at 508-881-6230 and I be more than happy to help. 

Copyright 2009 - Claudette Millette, Broker, Owner, TheBuyersCounsel 

Your Buyer Broker in Massachusetts Since 1992

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

In Massachusetts, a seller disclosure is not mandatory.  While a real estate broker has an obligation to disclose any known material defects about a property, a seller is only obliged to disclose the presence of lead paint.   

Although sellers of properties cannot misrepresent the facts to a buyer, they have no duty to openly relay any information that they are not directly asked and often attorneys representing home sellers will recommend that their clients do not, in fact, fill out a seller disclosure statement since it may open them up to unnecessary liability. 

As a home buyer, you will sometimes see seller disclosure statements filled out when the seller is represented by a Realtor® since many real estate companies have their own policies regarding disclosures.  These pre-printed forms have three sections with questions that property sellers need to address. 

Section I - Title, Zoning and Building Information  

This section asks questions regarding title problems, easements and zoning classifications.  It also covers variances, special permits and any work that has been done on the property. These questions are pretty straightforward and a property owner should be able to answer them clearly. 

Section I also asks whether or not the owner "has been informed" that any part of the property is in a designated flood zone or wetlands.  Even if the answer to question is no, it does not necessarily mean that the property is not in one of these areas.  Sometimes a seller may not be completely aware on these points. I have witnessed sellers claim that their property was not in a flood zone, only to discover that it actually was.  More due diligence should always be a requirement in determining whether or not a property is located in a flood zone or if it has a wetlands issue. 

Section II - System Utilities Information 

Section two covers underground fuel tanks, which are illegal in Massachusetts, and the owner of a home should be aware if there was a tank at any time. If so, it needs to have been properly removed and there should be available a certificate stating this from the DEP (Department of Environmental Protection.) 

Also included in this section are questions regarding the water and sewerage system.  If there is a private septic system on the property, the seller must have the septic inspected and Title V Certification issued prior to closing.  If the drinking water source is a well, you should have the water quality tested along with regular home inspection. 

As a part of this section, the seller will also list the appliances that are included with the home purchase as well as information regarding any security systems or air conditioning. 

Section III - Building/Structural Improvements 

In this section, questions regarding asbestos, lead paint, radon and insects should be carefully scrutinized.  Often these questions are answered with an "unknown," particularly with lead paint.  A seller may not want to commit to answering these questions or may be uncertain.  Further investigation is always warranted in these areas.  A test for radon and insects can be conducted along with your regular home inspection.  A lead paint specialist can also be brought in to test for the presence of lead paint if this is a concern. 

The main thing to keep in mind about property disclosures is that they are voluntary.  Yes, sellers must answer the questions on these forms to the "best of their knowledge"; however, that can sometimes be vague or contain a degree of uncertainty.

If you have specific concerns about anything associated with a home, it is best to ask a direct question. When asked a specific question about a property issue, a seller is legally bound to provide you with the correct answer.  

Do you have questions about buying a home in the Metrowest area?  I would love to talk with you. Please feel free to call me at 508-881-6230 - any time or E-mail me. 

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Copyright 2009 - Claudette Millette, Broker, Owner, TheBuyersCounsel - 800-392-1446  - E-mail    

 Learn More about Massachusetts Home Buyer Representation - Greater Boston and MetroWest Massachusetts -  Serving Massachusetts Home Buyers Since 1992 

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

Highland Park is one of Hopkinton's premiere neighborhoods and one of the more popular in town. Located just off of picturesque Saddle Hill Road, Highland Park is situated next to the Hopkinton Country Club.  

The entrance to this lovely development begins with the streets Edgehill Road, Stoneybrook Road, and Bridgeton Way, then leading into Wedgewood Drive, Singletary Way and Riverbend Road.   

View a satellite image of this neighborhood.

In this subdivision, you will find much more than just traditional New England colonials.  The homes in Highland Park are of a variety of styles, including French provincial, Tudor and some large capes. 

Unlike many subdivisions which are built by one primary builder, a number of builders were involved in this development, resulting in a diversification of plans and individual styles. 

The homes in this community range in age from the 1980's up into the 2000's with lot sizes at a minimum of 60,000 square feet. Home sizes are 2800 square feet to over 4500 square feet.  Amenities are numerous and varied and with superior quality evident in every part of the neighborhood. 

Current property values range from $640,000 to over $1,000,000.

Highland Park is easily accessible to major routes 495 and the Mass Pike as well as close proximity the to MBTA train station. 

The scenic and convenient location, as well as the unique styles of homes, make Highland Park an attractive community to anyone seeking to relocate into Hopkinton.  

View all properties for sale in Hopkinton.

Best known for being the start of the annual Boston Marathon site, Hopkinton also enjoys the distinction of having an award-winning public school system that has been consistently ranked highly among schools in the Metrowest area.    

For more information on Highland Park or any of Hopkinton's other fine communities please call my office at 508-881-6230.

Copyright 2009 - Claudette Millette,

Broker, Owner, TheBuyersCounsel - 800-392-1446  - E-mail    

Your Metrowest Buyer Broker Since 1992

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

The much-anticipated extension to the home buyer tax credit has finally been approved.  The Senate's vote yesterday resulted in a 98-0 win and today it was passed in the house.  The bill now moves to the President's desk for a final signature. 

First-time home buyers have been eligible for tax credits of up to $8,000 since last January as part of this year's economic stimulus package.  The newly backed program will expand the credit to include existing home owners.  

Under the revised program, those who have owned a home for at least five years will be able to apply for tax credits of up to $6,500 when they purchase their next home.  To qualify, buyers will have to sign a purchase agreement by April 30, 2010 and close by June 30. 

The maximum purchase price on a home will be $800,000 with vacation homes not eligible. Income limitations are $125,000 for single tax payers and $225,000 for joint filers. 

The National Association of Realtors (NAR) and the National Association of Home Builders (NAHB) have been lobbying hard for the extension and expansion of the tax credit.  NAR claims that so far, about 1.4 million first-time homebuyers have qualified for the program and they estimated that 350,000 of these buyers would not have otherwise purchased. 

The tax credit is also set to be extended for another year for military personnel serving outside of the United States until June 30, 2011. 

Senator Johnny Isakson, who heavily pushed for the extension, along with his own version that would have increased the credit to $15,000 stated, "This is probably the last extension." 

But, is this really true?  When April 2010 comes around and the housing market is still not in full recovery mode, will the politicians be able to let this go and actually come to an end, or could it possibly become a more permanent subsidy? 

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Copyright 2009 - Claudette Millette, Broker, Owner, TheBuyers Counsel 

 Learn More about Home Buyer Representation - Greater Boston and MetroWest Massachusetts -  Serving Massachusetts Home Buyers Since 1992 

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

Weston Nurseries in Hopkinton, Massachusetts is a local landmark.  It is located on a scenic country road,Route 135 which is most noted for the beginning route of the Boston Marathon. 

Now in its 86^th year of business, the nursery is noted for its exceptional plants and award-winning azaleas and rhododendrons.  This is the place where locals as well as plant lovers from all over the area come to find a huge selection of trees, shrubs and perennials.  

Advice on planting and landscaping is highly sought from the knowledgeable staff of experts on all matters of horticulture.  Local homeowners as well as trade professionals come to Weston Nurseries for their variety of plantings and their ability to help create beautiful and exceptional outdoor living spaces. 

Their best known flower is the PJM Rhododendron which was named after the late founder Peter John Mezitt. 

Weston Nurseries is located at 93 E. Main Street in Hopkinton and serves a wide area of loyal and devoted clients who always return to this fountain of beauty and wisdom in the area gardening.

Do you have questions about buying a home in the Metrowest area?  I would love to talk with you. Please feel free to call me at 508-881-6230 - any time or E-mail me. 

 Subscribe to my blog

Copyright 2009 - Claudette Millette, Broker, Owner, TheBuyersCounsel 

 Learn More about Home Buyer Representation - Greater Boston and MetroWest Massachusetts -  Serving Massachusetts Home Buyers Since 1992 

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

What is a CMA?

1. A Comparative Market Analysis

2. A Competitive Market Analysis

Actually, both of these definitions apply. 

A CMA is a report prepared by a real estate agent to determine the value of a home.   

When you sell your home, a listing broker will do a CMA to establish what the current value is and what the list price should be.  This is done by looking at homes that have sold recently and weighing them against your home to arrive at a competitive price. 

By the same token, the CMA is extremely valuable to your buyer broker when you are looking at homes to purchase.  It is a highly effective tool that can help you decide on the right price to offer on a property. 

The way a Comparative Market Analysis works is really quite simple.  Your buyer broker takes the subject home, or the home you intend to make an offer on, and pulls up three or more recently sold properties in the same neighborhood with as many of the same characteristics as possible.  Through an examination of the home's style, square footage, number of bathrooms, type of setting, i.e., cul de sac vs. a main street, comparisons are made to the subject property. 

Adjustments are then made for the differences between the subject property and the comparable sales.  If a home that sold has one more bedroom and more square footage than the subject, a deduction in price is made to the larger home.  If the subject has a better setting than the sold home, you would add the price difference of that setting to the home that sold.  A continuation of this process will arrive at a reasonable value and, eventually, to a suggested offer price. 

Depending on the amount of inventory available and the size of the town, the comparable sale should be no more than 90 days to six months old and as close to the subject property as possible. Ideally, the home should be in the same neighborhood; however, that is not always possible. 

Upgrades such as new kitchens, granite counters, finished basements, decks, in-ground pools should all be part of the equation. 

A Comparative Market Analysis is an important step in the purchase of any home.  Be sure the buyer broker you are working with knows how to do one.  It can make all the difference in your home purchase.

Related Posts:

Home Warranties, Are They Worthwhile?

Assessing the Value of a Home

Property Disclosure - Who Has the Burden of Proof?

The Importance of Being Pre-approved

What is Included in a Home Purchase? 

Do you have questions about buying a home in the Metrowest area?  I would love to talk with you. Please feel free to call me at 508-881-6230 - any time or E-mail me. 

  Subscribe to my blog

Copyright 2009 - Claudette Millette, Broker, Owner, TheBuyersCounsel

 Learn More about  Home Buyer Representation - Greater Boston and MetroWest Massachusetts -  Serving Massachusetts Home Buyers Since 1992 

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough

Just off of the picturesque country road, Saddle Hill is the community of Hopkinton Highlands. The long, winding and very scenic Greenwood Road and the cul-de-sac that is Everett Circle make up this community of more than 50 distinctive homes. 

The homes were built by the luxury home builder, Toll Brothers from 1999 to 2005.  They range in size from 3,000 square feet to over 6,000 square feet and most feature distinctive brick fronts and estate like settings. 

View a satellite image of the neighborhood.

Each of the residences sits on a lot of an acre or more and many have amenities such as gourmet kitchens, luxurious master suites, solariums, libraries with built-ins, multiple staircases, family rooms with cathedral ceilings, finished lower levels and au pair suites.    

Hopkinton Highlands has a reputation for distinction and elegance and is one of the top choices for relocation buyers entering into the area.  Along with the meticulous neighborhood landscaping and proximity to conservation land, the neighborhood has the convenience of being located close to major Route 495 and the Mass Pike and as well as the MBTA train station. 

Over the past year, the home sales in Hopkinton Highlands have ranged in price from $800,000 to $845,000.   

Best known for being the start of the annual Boston Marathon site, Hopkinton also enjoys the distinction of having an award-winning public school system that has been consistently ranked highly among schools in the Metrowest area.    

View all properties for sale in Hopkinton.

If you would like further information on Hopkinton Highlands or any of Hopkinton's other fine communities, please feel free to contact my office. 

Copyright 2009 - Claudette Millette, Broker, Owner, TheBuyersCounsel - 800-392-1446  - E-mail    

Your Metrowest Buyer Broker Since 1992

Ashland, Holliston, Hopkinton, Natick, Newton, Northborough, Framingham, Shrewsbury, Sherborn, Southborough, Sudbury, Wayland, Westborough