Franklin, MA Real Estate News

By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  We are under construction with this luxury 3,200 s.f. colonial at Sandy Knoll Estates in Franklin, Ma.  We will be prepared for an end of April closing on this property. This home is on lot #24 on Silver Fox Road in Franklin, Ma.  There are 8 rooms with 4 bedrooms, 3.5 bathrooms, custom kitchen with granite counters, island, stainless appliances, hardwood, tile, two story foyer, formal dining and living rooms, large moldings and family room with plenty of glass and a gas fireplace. The lots in this subdivision are all acre+ wooded lots and each home is custom built and uniquely designed.  This home is offered at $699,900.  Directions:  Miller Street to Silver Fox Road.
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  Palladini Village is an active adult community of 25 single family homes on common land.  We are offering cape and ranch style homes with first floor master bedroom suites in the cape.  Our very open floor plan has been a popular feature, and buyers have the option of cutomizing the floor plan to their own taste. The cape style home is offered at $509,900 and the ranch style home is priced at $409,900.  There are only eight homes remaining of the original 25 homes.  Our condo fees are only $90/month.  Directions:  Rte 495 to King Street to Lawrence Drive to cul de sac.
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  The Todaro Team of RE/MAX Executive Realty had another successful open house weekend at The Villas at Eagles Nest in Franklin, Ma.  We had several new visitors that were interested in the non-age restricted building.  We have had much success selling those particular units to all age groups. We currently have four condos available and they all on the second floor with two in each of the two standing buildings.  Our third building (#5) will start construction in the spring.  Visit our open house events every weekend from 1:00pm to 3:00pm and take a tour of all of our units.  They all have something different to offer.  Directions:  Miller Street to Silver Fox Road to Eagles Nest Way.  Hope to see you this weekend.
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  The condominiums at Meadowbrook Heights provide luxury living in an active adult community with an minimum age restriction of fifty-five.  Our condos boast a first floor master bedroom suite in all of the units.  They also feature maple cabinets, granite counters, stainless appliances, 9' ceilings, cathedral family room with gas fireplace.  There is a one car garage, farmers porch and most importantly a very low condo fee of $200/month. This community is serviced by town water, town sewer and natural gas.  Visit our open house event every Saturday and Sunday from 1:00pm to 3:00pm and take a grand tour of the model home.  Our prices start at $329,900.  We have two condos framed and one foundation in the ground.  Don't miss out on a 90 day delivery.  Directions:  Miller Street to Longh...
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By Kathy Stankard, Years of Experience, Years of Results
(Coldwell Banker, Franklin,MA/508-369-5131)
The city of Chicago recently made news with their award-winning after school programs meant to keep kids busy with learning and fun during the often long and otherwise lonely after school hours.  Long term studies found that involved kids were more likely to have better grades, go on to graduate and were generally more successful than their non-involved counterparts.  While news outlets focus on city school systems, it seems noteworthy that our own small town of Franklin, MA offers many impressive after school learning and enrichment programs for both middle and high school students.  Many residents and newcomers have expressed surprise at the extensive selection of offerings. Did you know that Franklin youth can: *play music in the Rock Band Club *enjoy weekly afternoon/evening Ski Clu...
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By Erin Golding
(Hallmark Sotheby's International Realty Hopkinton, MA)
Welcome to Charles River Farms in Franklin, MA!  Named the 10th Best Place to Live and Launch in 2008 by CNN Money!           This well established neighborhood is made up of traditional New England Colonials and is located in the Oak Street School District. Currently there are two homes under agreement and two on the market with one home sold in the past 6 months for $560,000.  Charles River Farms is a highly sought after neighborhood.   Most homes have 4 or more bedrooms and feature well planned out interiors.  It's a neighborhood filled to the brim with pride of ownership.  Scenic lots with mature trees average about an acre.   There's curb appeal galore!   Winding streets complete with sidewalks make it a walker's (or runner's) paradise!     With a 3 mile drive to Route 495 and a 2 ...
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By Marian Pierre-Louis, Metrowest Boston
(Fieldstone Historic Research)
Franklin Condo and Multi-family Round up There are currently 99 condos on the market in Franklin. The condo average list price is $328,000 with an average price per square foot of $179.  Average time on market is 240 days.  One new condo came on the market this past week.  It is a 2 bedroom townhouse located on Longobardi Drive. One condo went under agreement. It was a 2 bedroom townhouse on Grey Wolf Drive. Two other condos were flagged to go under agreement soon. One condo was sold in the past week in Franklin.  It was a 2 bedroom townhouse on Grey Wolf Drive that sold for $337,990. There are 6 multi-family homes currently on the market in Franklin.  The average list price is $393,000 and the average market time is 156 days. One new multi-family listing came on the market this past we...
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By Marian Pierre-Louis, Metrowest Boston
(Fieldstone Historic Research)
Franklin Single Family Home Round Up Currently there are 92 single family homes on the market in Franklin, Massachusetts.  The houses have an average list price of $496,000 and an average market time of 179 days.  There are 17 properties available for $300,000 or less. On the upper end of the scale, there are six properties listing for $800,000 or more.  In the last week four new single family homes came on the market.  The newly listed properties are on Northgate Street, Populatic Street, Maple Street and Vine Street.  They ranged in price from $269,900 to $429,000.  No single family homes went under agreement in the last week.  However, three other single family homes were flagged to go under agreement soon. There were three single family homes sold in the past week in Franklin: 2 Map...
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  Lorraine Kuney of The Todaro Team at RE/MAX Executive Realty in Franklin, Ma sold another one at Meadowbrook Heights, our active adult community in Franklin with 59 townhomes. We averaged a sale every other week last year, and expect to complete this subdivision by the beginning of 2011.  Visit our open house event every Saturday and Sunday from 1;00pm to 3:00pm.  Directions:  Miller Street to Longhill Road to Grey Wolf Drive. Prices start at $329,900. 
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  This morning the condo at 69 Grey Wolf Drive at Meadowbrook Heights closed.  Lorraine Kuney is the "point person" from the Todaro Team for this community of 55+ condos.  The new owners of this condominium live locally in the town of Franklin and wanted to down-size but stay in this town.  We have many buyers who love the town of Franklin and will not move out when they decide that the big family property is too big now. The buyers of this condo paid $338,000 and we welcome them to Meadowbrook Heights.  Once again, great job, Lorraine. Visit our open house event every Saturday and Sunday from 1;00pm to 3:00pm.  Directions: Miller Street to Longhill Rd. to Grey Wolf Drive.
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By Kathy Stankard, Years of Experience, Years of Results
(Coldwell Banker, Franklin,MA/508-369-5131)
If you are one of the many homeowners in Franklin, MA getting ready to put your home on the market you may want to do some preliminary work first.  I am not referring to staging your home, replacing light bulbs or updating the paint--those are topics for another post.  What I am referring to is the many resources available online for a homeowner to become informed about what is on public record for their property. The Multiple Listing Service data tells us that housing inventory is historically low for Franklin with only 57 homes available.  This translates into good news for homeowners since minimal competition with other properties could mean maximum sales prices.  There are countless buyers all planning to find a home this winter/early spring to meet the tax credit deadline with a co...
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  The chart shows production by the top six agents and their respective offices for Franklin, Ma properties since 1994.  Towns other than Franklin are not indicated on this chart.  The two top producing agents for Franklin, Ma properties are from RE/MAX Executive Realty in Franklin.  They are Barbara Todaro and Susan Stivaletta, respectively.  The third agent is from Keller Williams followed by Costello Real Estate, ERA Key Realty and Coldwell Banker Residential Brokerage in Franklin. This representation is based on data provided by MLS-PIN who does not guarantee the accuracy and the data may not reflect all real estate activity. 
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  Nancy Maiorana, a member of The Todaro Team of RE/MAX Executive Realty in Franklin, Ma., has been awarded the Hall of Fame Award.  This prestigious award is presented to those individuals who have earned one million dollars in commission money.  Nancy has been in the real estate business for 19 years and with The Todaro Team for 5 years.  She is also well versed in real estate appraising and is a candidate for her appraisal license. We congratulate Nancy for many years of success and fully expect that 2010 will be another award winning year for her.
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  Congratulations are in order for Marilyn Williams of The Todaro Team of RE/MAX Executive Realty in Franklin, Ma. for earning the RE/MAX Hall of Fame Award. The Hall of Fame is awarded to RE/MAX agents who have reached a million dollars in commissions during their career with RE/MAX.  Marilyn was the original member of The Todaro Team over 5 years ago.  Congratulations, Marilyn....RE/MAX Executive Realty and The Todaro Team are both very proud to have you on board, and we wish you much success in 2010.
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
What distinguishes a full time agent from a part time agent?  There are agents who work solely in the real estate business and do not have another job.  Does that make them full time agents?  Does anyone in the real estate business work less than a 40 hour week?  I've heard agents who admit they work in this field just because there is flexibility of hours spent working.  I'm not sure if I understand exactly what that means!!!  I've been doing this job for 31 years, and I'm still waiting for my hours to become more flexible!!  I actually feel offended when real estate agents request to join an office on a part time basis.  I would never hire an agent who does not want to commit to a full force effort.  There are agents who only have this one job and describe themselves as full time, bu...
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
The Franklin Ma single family home market is changing again and to our advantage.  We currently have 57 resale homes on the active market in MLS in Franklin, Ma.and that is not including new construction.  This is a town of 7,200 single family homes.  We are now seeing a shortage of resale homes, compared to last year when the market was saturated with homes.  This is good news for real estate agents in Franklin.  This is the time to market to sellers who have been waiting for the tide to turn.  We are in dire need of inventory.  The theory of supply and demand is kicking in.  The time is right, and the market is gaining strength.  The demand is obviously growing in our area, and the glut of homes has disappeared. 
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By Kathy Stankard, Years of Experience, Years of Results
(Coldwell Banker, Franklin,MA/508-369-5131)
As a Franklin, Massachusetts homeowner you may be dreading the day of your home inspection since the inspector is usually thought of as the bad guy who will likely scare off the prospective buyers. On the contrary, the inspection is really meant to educate the prospective buyer on homeownership and to advise of any serious structural, mechanical or other defects to the property.   The inspection is conducted by a generalist in the various components of the home and it is recommended to seek out a specialist for further guidance if needed.  For example, if there are signs of mold in the attic it is recommended that a mold expert be consulted--a buyer really should not make final purchasing decisions based on a generalist's recommendations. Some of the most common serious findings over th...
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  The chart describes the breakdown in price range for closed condominiums in Franklin, Ma.  The under $100,000 price range reflects buildings that house converted condominiums.  That is not our strongest sector.  The price range of over $100,000 to $200,000 is a reflection of a variety of condos which includes 20 year old townhomes and some larger converted units. From $200,000 to $300,000 is the range for 20+ year old condominium subdivisions in Franklin.  The $300,00 to $500,000 reflects our active adult communities along with our younger conventional condominium communities. The condo market in Franklin was a strong market in 2009, and we fully expect that 2010 will continue along that path.  There were a total of 100 closed condominiums in Franklin for 2009. This representation is...
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
  The chart shows the top 5 agents in the town of Franklin, Ma for 2009, according to MLS-PIN.  RE/MAX Executive Realty in Franklin, Ma is home to the top four real estate agents doing business in Franklin.  The fifth place position is taken by a Century 21 Commonwealth agent. MLS determines rankings with dollar volume.  RE/MAX Executive produced the largest dollar volume for the 2009 year.  We have ranked in first place for the past 10 years. RE/MAX Executive Realty is one of the largest real estate firms in metro-west in dollar volume. This representation is based on data provided by MLS-PIN who does not guarantee the accuracy and the data may not reflect all real estate activity.
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By Barbara Todaro, Previously Affiliated with The Todaro Team
(RE/MAX Executive Realty - Happily Retired )
Why do buyer agents assume that the builder will negotiate his price? I think many buyer agents have convinced their buyers that everything is negotiable, and now they have backed themselves into a corner.  Apparently, to energize the buyer to participate in the market, the buyer agents are brainwashing these unsuspecting buyers with the thought that every builder is hanging by his fingernails.  This is far from the truth.  Every sale price is not negotiable.  Our entire new construction inventory is selling at list price.  There are optional upgrades that may be negotiated and included as part of the package, and our builders are all willing to do that.  We have refused offers and not counter offered, if the initial figure is off the charts!!!  New construction is selling and banks are...
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