Move To Metrowest Blog

Is this a good time to Move ? Offices I mean...

Marcia Kramarz (Prudential Page Realty) — Fri, 14 Nov 2008 06:09:20 -0600

We all know as the year ends, we take stock on how our 2008 plans/goals materialized or didn't. We begin thinking of what the stumbling blocks were. We like to blame our broker managers, or office but some of us look inward for the lack of success. Did we not stick to the plan in terms of prospecting, did we let our lack of business drag us down? Was the plan flawed right from the start?. Maybe the plan was good but it simply was not effectively implemented.

Whatever 2008 looks like for you, if you're planning on staying in the business, you're about to re-energize your future. It usually starts with taking a hard look at the 2008 plan. Maybe the plan was unrealistic, maybe it wasn't consistently executed, or maybe the tools were not there to assist you.

Often a change in location - a change from one office to another will energize your efforts. If you do decide to take that route, don't expect that the impressive toolset presented at your interview with the new office will do the trick for your 2009. So many of us jump from office to office hoping the next will be THE place where our business will take off, but not changing the way we work or holding ourselves accountable.

I say - look inward. In order to achieve success, good tools and good support is critical. You should make sure you align yourself with a company that has a technology vision, provides planning support and consistent coaching. But if YOU don't take responsibility for where you are now and where you want to go, it really doesn't matter what toolsets a brokerage provides for you. Use this end of year time to assess your efforts in 2008. Be realistic, set achievable and trackable goals. Look at that plan and measure yourself DAILY - I guarantee you'll be proud of your efforts this time next year! And you WILL achieve success!

Is it really "short" if the sellers are not in arrears on their mortgage?

Marcia Kramarz (Prudential Page Realty) — Fri, 14 Nov 2008 03:40:59 -0600

I've done a few of these short sales but never ran into a situation like this. Yes they are in trouble and yes they have a hardship. They've both lost their jobs and if they don't sell now they will quickly depleat the savings they have which is just a few months buffer. But at this point in time they have not once been late with the mortgage.

Is there an incentive at this point in time for a bank to even consider a short sale? I would appreciate your input.

Thanks

Upgrade to the Free Weekday Shuttle to Norfolk Commuter Line in Medway

Marcia Kramarz (Prudential Page Realty) — Tue, 11 Nov 2008 15:57:46 -0600

Some changes are happening in town which will make it easier and more comfortable to consider the GATRA Transit Authority Bus Route to Norfolk!
First the Middle School's gravel parking lot is being opened to commuter use. You will be able to leave your car at that lot and board the bus to Norfolk train station.
In addition there will be two bus shelters built to protect commuters from inclement weather. One shelter will be at the fire station at the intersection of Route 126 and Route 109. The other will be installed next to the middle school's parking lot. The hope is that people within walking distance will walk to the shuttle stops.

The shuttle service has been in place now for almost a year. If you're looking for more info on the bus schedule, check it out at our town Website at www.townofmedway.org

Medway Makes - Fox News - HIGH SCHOOL FRIDAY - Don't Miss it...

Marcia Kramarz (Prudential Page Realty) — Sun, 26 Oct 2008 08:20:42 -0500

Medway is lucky enough to have a beautiful high school facility for its students to enjoy.
And this week the state will hear a bit more about Medway High School. Please note the Principal's note below:

Fox 25 "High School Friday" WE WON!!!
Oct. 24, 2008 To all Medway residents:
WE WON! I wish to thank everyone for your support. Your efforts to get out and vote made the difference. Please plan to watch Fox 25 next Friday (Halloween) for our feature as the High School Friday school! Thanks for all of your efforts and support! Richard L. Pearson, Principal

Medway's History

Marcia Kramarz (Prudential Page Realty) — Sun, 12 Oct 2008 06:56:24 -0500

Great News!

The town of Medway is seeking to list a portion of its southeastern corner in the National Register of Historic Homes. At this point the State Historical Commission has recently endorsed our bid. This area will be known as the Medway Village Historic District, its name given by our local Historical Commission.

To give you a feel for the location of this newly defined district, start at Charles River on the south, and the town's railroad bed on the north. Oakland street would form its eastern boundary and Holliston St on the western boundary. A portion of Village Street is included up to Legion Avenue.

The entire district consists of more than 200 buildings in what was once an industrial center, including Sanford Mills, which is currently a popular and attractive condo complex. It also includes the churches we see clustered together along Village Street near Barber St.

One of our new listings on Barber Street would be included in this new historic district. Stop by to see this historic home which is easy to show and buy into a part of Medway's history. Or click on this link to take the virtual tour. It's a very attractive blend of new and original architecture We look forward to helping in your real estate needs.

A tour of a couple of the historic locations can be seen in this short video clip.

Life in a small town Can be Intersting if You're Open to New Things!

Marcia Kramarz (Prudential Page Realty) — Sun, 21 Sep 2008 11:45:30 -0500

Ok - so it's not so small and not so far away from a big city. Medway, in fact, is a bedroom community, where the exit roads are filled from 6-9 in the a.m. and from 3-7pm as workers manage their way to and from work.

There is a country feel to this town. It was in fact, a farming area not too many years ago and still a few farms thrive in the area. But a tractor pull in Medway seems to be a bit of a strange aberration I've seen the signs before announcing the event. I've often passed by this farm while rushing to a soccer game. Once in a while I'd catch the cows crossing the street from field to barn (with the help of the farmer directing them).

The cows are since gone but the tractor pull - it lives on. On a beautful autumn day I decided to visit the event. After all it's been 20 years that I've lived here and I've never actually carved out a time to see what a tractor pull is all about. I have to say it was interesting. Where do all these tractors come from?

It's a competitive event, it seems ~ but in slow motion. It's one way to spend a Sunday - A beautiful Sunday! Don't knock it until you try it!

Take a closer look by clicking here!

If you're considering Medway for a new home town to live, call me, your Medway Realtor!

It's Flat - But Flat is GOOD !

Marcia Kramarz (Prudential Page Realty) — Sun, 21 Sep 2008 08:11:14 -0500

I know = It's not the end of the third quarter so why am I talking about 3rd quarter statistics? - Because just around this time I'm itching to see how our real estate sales compare to last year. I know - All real estate is local so I'm not about to make generalized predictions on what I'm seeing, but just as I can't wait to look to see how we compare to last year (the end of quarter is less than 10 days away and I'm factoring in any homes under agreement), I also have to look first at my home town.

Medway, Ma is a good town to watch when it comes to real estate. We're somewhat typical of most towns in the MetroWest area of Boston. Some larger towns in this area are struggling with foreclosures affecting the town as a whole and drastically affecting some neighborhoods. Medway has not gone unscathed when it comes to what short sales and bank owned properties can do to market values. Not too very long ago it was unheard of to see a home priced under $300k in this town. In 2008, there were 43 SINGLE FAMILY homes LISTED under $300k. That's quite a change from 2005! In fact, four of those homes were listed UNDER $200k.

So what do the statistics show? Well, I was happy to see that in this 3rd quarter, we managed to sell the same number of homes in 2008 that we sold in 2007 - approximately 37 homes. Yes the median and average price has dropped - In this quarter though in 2008, our highest sale price in Medway was $760k whereas in 2007 a $1.1 million home sold, so average and median is skewed by that one sale. (Incidentally there were no Million dollar homes sold in Medway this year - The highest price sold was $929,900)

So what do the statistics say ? Well - not to keep you in suspense any longer - our median and average home price has dropped, no surprise. The data shows average sale price dropped from 398,861 in 2007 to 362,112 in 2008 if the numbers meant anything - We know prices have fallen the past year. Have we seen another 10% drop? We may have. But the good news is that the number of homes sold has stayed the same. People are still getting on with their lives. If it makes sense to move, they're moving. People still see the value in living in Medway - the same number of people have chosen to make Medway their home this quarter this year as they did last year... Flat - but flat is good.

When it comes to residential real estate, why does the market matter? We are all immersed in what the real estate market is doing. There is never - NEVER - a 30 min news segment that we don't see something about the doom and gloom of the market. It's truly a wonder that the market and the spin that the media puts on it - hasn't stagnated all of us into immobility- when it comes to real estate.

What we have to remember is a home is a life choice - Life goes on - and there's a good chance that choice you make to move in or move up is one that you'll be enjoying for a long time to come. Recently a buyer I'm working with put an offer on a home in Medway in a very nice neighborhood - Not a big neighborhood but well over a dozen beautiful homes. When doing a market analysis for her on the value of the home, I was astonished to see only one home had sold in that neighborhood since 1993!!! That means 11 families or so who bought into that neighborhood when it was built in 1993 are still living there. If these decisions we make for this life change span years (in my case 20 years), why would what the market is doing really factor into such an important decision for your life.

It's a great time to buy - Rates are low and there are lots of deals out there. It's a great time to move up. Benefit from the declining market by taking a smaller loss on your house but benefiting from getting a better price on the home you're moving up to. If your home was worth $300k a while ago and you can sell it at $270k now (a 10% loss) - And you move to a home that was priced a while back at $600k - and you can pick it up for 10% less - your savings on that house is $60k or a net benefit to you of $30k just for buying in this market - CALL ME if you'd like to look!

Medway -first in the state of MA to....

Marcia Kramarz (Prudential Page Realty) — Thu, 18 Sep 2008 07:04:54 -0500

Medway Ma is rarely in the spotlight as the First in the State for anything but yesterday we did make the headlines as the first in the state to provide a “Minute Clinic” in our local CVS.

No one is surprised in the fast paced environment we live in, that some day we would try to make the time draining process of seeing your doctor a more efficient task. SO here it is ~ Good or Bad! Walk to the Pharmacy area of CVS and you will see patient rooms offering same day service for simple things like vaccinations and basic illnesses (whatever that is?).

Now that the policy debate is over, we can expect to see more of these “Minute Clinics” statewide before year’s end – 27 to be exact – With a total of 100 to be in our state before long. What are they trying to accomplish? Well let’s see – maybe convenience – We’re all for that! What about cost – Can they lower the cost of simple medical care? That’s their goal. Who wouldn’t mind shortening the waiting time in the doctor’s office. That’s certainly their goal as well.

But do we lose anything or is this a win-win situation? Well there is something to be said for the continuity of care you get from a primary care physician. If we buy our medical services the same way we buy lunch – we may find that when we’re looking for a history on our illnesses, it won’t easily be there. We may also find that a physician may not see the total picture because s/he is unaware of problems you may have had because he’s not seeing the pattern of all your medical visits.

Or what about traipsing through a retail environment when you’re ill to get treatment. How are you going to feel about that? How will the average consumer feel who is in shopping for nail polish and potentially gets exposed to a nasty cold? Well we’ll find out as time goes on. My guess is that this will be another success – in making our complicated lives a bit easier. Stay tuned!

Why is a Complaint a JACKPOT?

Marcia Kramarz (Prudential Page Realty) — Sat, 23 Aug 2008 08:27:31 -0500

My agents are trained to set up a communications plan with our clients which include at least once a week phone updates and monthly face to face updates while a home is being marketed. Last week as a team member and I prepared for a monthly update with our client, we were feeling very good that we had covered all bases and that this client was VERY satisfied with our services thus far. How did we know that before the meeting? Well, this client is a vendor for us so we're constantly seeing her and giving her "snipets" of updates almost on a daily basis. She seems happy with the progress and once in a while expresses a concern that we nip in the bud. So why have a monthly meeting to discuss status with someone we know and communicate so well? Well, because it's our policy. We expected it to go quickly and then check off that task as completed.

Not so fast! In the process of the meeting we found out -

1) The client was exhausted from the many showings and tired of running home to put on lights / shut off lights - and give the home a final check before a new showing occurred.

2) She absolutely HATED the picture of ONE of the 10 rooms featured in MLS

3) She receives feedback directly from buyers' agents thru an email service we offer to sellers and although we would follow up with additional discussions with all interested parties, She wanted to know why we didn't follow up on those who showed no interest or seemed not to like the property - As she said, we could learn more from them and

4)She HATED the canned questions asked in the feedback form that our service provider used. First question "Did your client like the property?" which came back once or twice as "Not at all" - provided no valuable information but only incensed the sellers.

How did we miss all these complaints?

We simply hadn't really given her a focused forum for putting them on the table. She came in prepared to this meeting , knew it was a time to review progress and wanted answers to the above. Had we not set that meeting up, it's possible that all or many of the above - easily fixable problems - would have simmered with her.

What do we need to keep in mind?

Studies show us that over 60% of consumers in real estate will NOT complain to you about a problem they're having - unless you ASK ! Ask that hard question. How am I doing? What is working and not working for you. If they don't tell you when they have a complaint, they WILL be telling all their friends and losing business for you. ENCOURAGE COMPLAINTS - they are the JACKPOTS to your business! My team member and I had an action plan for each of the complaints above which were all resolved within hours after the discussion. Our seller clearly appreciated our expeditious response and our efforts to make the marketing of her home less stressful to her. So Remember...

The Unhappy Client Has Options

Keep Quiet

Report you to management or the Local Board if the issue is large enough.

Give you word-of-mouth advertising that you do not want – thus causing you to lose business.

Or they can complain to you directly.

And when they do – It’s your JACKPOT –

Fix the problem and you will not only keep their business but your business will grow because of them.

Categories or Folders???

Marcia Kramarz (Prudential Page Realty) — Sat, 23 Aug 2008 06:33:44 -0500

Hi all, we're preparing a training tool for our realtors and are about to set some policies and procedures for the organization. We were thinking of training people to put their contacts in folders based on the type of contact they are - Or should we be using categories? One reason we were thinking of folders is that we are REQUIRING all realtors update to Outlook 2007 but were letting them stay on older versions of Word - It appears many have Word 2003 and it appears we can only grab contacts by folders. Your thoughts anyone???

Local Sold Statistics - MetroWest Boston

Marcia Kramarz (Prudential Page Realty) — Sun, 03 Aug 2008 07:32:37 -0500

Because all Real Estate is LOCAL ...

Let's look at the second quarter of 2008 as it relates to The Metrowest Market and Medway in particular.

As of July 30th , there are 83 single family homes on the market in Medway compared to 72 at the end of first quarter, so the inventory of single family homes is up from March 31 The homes range from $169k to $1.4 million. The average days on market for these homes is 177 days down from the 210 days on average in March

. In this second quarter of 2008 (through June 30th ) 42 homes have sold which is up from the 29 that sold in first quarter. The average market time dropped a few days down to 163 days from 167 in the first quarter with 7 homes selling in less than 30 days! . As I’ve noted before if a house is priced competitively, it will sell in a reasonable amount of time.

For more detail on the Medway Market or for detail on condos and multis in Medway, feel free to email me at

mkramarz@prudentialpage.com . I'd be glad to provide the same info for any other MetroWest town.

Keeping Score

Marcia Kramarz (Prudential Page Realty) — Sat, 02 Aug 2008 09:00:29 -0500

So Many Memories...

Of the kids growing up in Medway, Ma, "Keeping Score" at Cassidy Field sort of sums up life in this town. This picture was taken in 1992 but Cassidy Field has changed little and you'll still find kids keeping score at a local baseball event.

Around the corner, last night at Choate Park, the area was brewing with activity as the US AirForce Band out of Hanscom Air Force Base performed for residents and visitors alike on a beautiful August evening in town. The Boy Scout Troops in town were called to action to assist in the parking and traffic flow. If you missed the town sign announcing the event, you certainly knew driving up 109 that the event was in progress and going to be well attended. People were on foot, carrying chairs and blankets or were enroute to the number of parking locations available. It was one of the many successful events organized by the Choate Park Summer Concert Series.

As mentioned above, we have a Town Sign that announces upcoming activities, right outside of Choate park but very visible from Route 109. Keep your eyes on that sign for upcoming events in town (Incidentally that sign is an Eagle Scout project done by Chris Tramontozzi who grew up in town and still lives here with his wife and little baby boy. Thanks, Chris!) We may be a small town, but in the summer, we're brewing with activity!

Very Strange Short Sale

Marcia Kramarz (Prudential Page Realty) — Thu, 31 Jul 2008 20:28:48 -0500

What if a listing broker had a disclaimer that said in order to buy their $800k home you had to buy $100k in personal items ( many of which were fixtures)... Smells fishy, doesn't it... What if the listing broker provides the offer format along with a contract to buy the personal items... But there's nothing in the offer contract that links the contract of personal items -

BUT listing broker says bank is AWARE of the structure of the deal - That the home was built 18 months ago and owners threw $200k into it while builders were building - the $200k included many upgrades in lighting/ flooring/ etc and extra living area... Listing broker says bank is aware of structure of deal and agrees because of how much the seller invested of his own monies into the house...

What if you were the buyer's agent - What would you do?

Reaping the Toils of Others

Marcia Kramarz (Prudential Page Realty) — Thu, 31 Jul 2008 06:30:53 -0500

It's harvest time in Medway MA!

I always imagine in the spring that this will be the year my tomato plants will be planted early enough to reap succulent fruit and that I will be diligently watching over my garden, weeding, watering and waiting for results. I imagine poles of green beans growing from my rich organic soil and large leafy squash and pumkin plants growing at breakneck speed. But alas, the tasks of the day that don't necessarily lessen in the summer always seem to cut short my lofty dreams of a fruitful vegetable garden!

But wait, I still can benefit from the toils of others. I love this time of year, roasting fresh eggplant and zuccini, biting into a tomato snack as if it was an apple. And simply enjoying the fruits of summer. Well if you are like me and your tomato plants are non existant or possibly in the ground but shriveled up, don't miss the local farmer's market right here in Medway each Monday at Choate Park. Sponsored by the South Eastern Mass Agricultural Partnership, the market is briming with good things to put on your evening table. It runs from 4pm - 7pm a perfect time to stop in after work or to bring kids out to enjoy the park for a bit and do some shopping.
Good to know that when our lives get just a bit too busy to get in some of the goals of our summer, that we still can reap the benefits. It's harvest time - Don't miss out.
The next Farmer's market is Monday August 4, 2008!

Check out their website for more info!

Click here for Medway's Farmers' Market!

Are you feeling it? If you live in Medway you are !

Marcia Kramarz (Prudential Page Realty) — Sun, 27 Jul 2008 08:16:23 -0500

Maybe you're a townie - lived in this neck of the woods for a long time. Or maybe you just moved here a few years ago. One thing we know you all have in common, if you live in Medway or surrounding communities, you spend a lot of time on Route 109. It's the critical east-west Route that connects our community to the metro-area we live in.

You're feeling it, I know - that stress that builds up as you try to merge into traffic or the wait you have to endure for the light to change and allow you to enter Route 109. The increase of traffic on that route seems to grow exponentially each year.

What's a resident to do? It's unlikely that the traffic will decrease over the next few years. In Medway, both town officials and residents agree, where it makes sense, we need to increase our commercial base in town to improve the tax mix. But how can any increase in commercial traffic be absorbed by the already burdened roadway?

Well I'm happy to note that much needed funding has been included in a bond bill toward engineering work on Route 109 in the Medway area. We are told by State Reg James Vallee that the request actually "bubbled up" from the local officials here in town. The town's Planning Board in Medway has drafted a plan for the business district (defined as the area between Holliston St and Pond St on Route 109) . The funds will be used to complete engineering work to improve safety and traffic flow by studying the possibility of "reconstructing the road with sidewalks, crosswalks, benches, traffic signals and possibly even bike lanes."

We've seen similar improvements on this route in Millis and Westwood, and now it appears it's Medway's turn.

The goal is to plan for future needs over the next 10 years by researching other towns like Wellesley and Lexington where their designs allowed pedestrians to park and shop from business to business as opposed to driving short distances to shop in town.

We're told that the improvement could take 5 years and up to $30 million to complete. The town will actively pursue state and federal funds once design is far enough along to proceed.

I'm very excited about what's happening in Medway these days and this is one critical project that will improve the town for businesses, residents and for future growth.

Why Live in Medway - Part 2

Marcia Kramarz (Prudential Page Realty) — Sat, 07 Jun 2008 13:03:31 -0500

As you're considering a home for your family, one of the top concerns is whether the school system will work well for your children. If you're considering MetroWest, just thought I'd share some good news about the Medway School System. According to the The Massachusetts Department of Education in its 2007 Graduation Rate Report. Medway High School's 4-Year graduation rate of all students is 98.1. This graduation rate ranked Medway High 7th best out of the 281 districts reporting in Massachusetts.

And according to a February 2008 article in the Boston Globe, Medway High School ranked 27th out of 341 high schools across the state on the 2007 English Language Arts MCAS test and 38th out of 341 high schools on the 2007 Mathematics MCAS test.

Congrats to students and teachers!

Living in Medway, Ma

Marcia Kramarz (Prudential Page Realty) — Thu, 05 Jun 2008 08:15:14 -0500

I moved to Medway in 1988 when my children were 3 and 5. My husband found this town because it would make an easier commute for him. We did the things you all do when you consider a town for your children to grow up in. We looked at the schools, made an appointment with the principal of the primary school they would attend. We looked at the data (pre – internet – so that wasn’t easy) we could get our hands on about the town and all its amenities. We visited the parks and surrounding communities. We just had a sense this would work out well for our entire family.

Take a look at the town (click here) and I think you’ll get a feel for what appealed to us.

It was a major decision for us – But when we looked at it more closely, we knew the work commute for my husband would be much better than if we had lived on the North Shore where my family lived. We seemed to get more home for the price in Medway over the North Shore (which is still the case) . And Medway had (and still has ) so much charm. This town still has a small school system, one that has won awards, but small enough that the teachers remember your children, years after they’ve attended school. There’s something nice about meeting a teacher now who will ask about how my two sons are doing years after they’ve graduated. You feel connected.

My sons now 23 and 25 are also connected to the town. Now out of college, one is still living at home (an interim solution as he plans for graduate school) and recently attended a number of high school graduation parties for siblings of old Medway School friends. Even a year after college graduation his classmates still get together for a tennis match at the middle school, use instant messaging to see who is home (in Medway) from school or work for the weekend to re-connect.

Sometimes those connections now take them quite far away from here. My younger son was doing a semester in Spain when he decided to take a side trip to Germany to meet up with another Medway long time friend from BC who was also doing a semester in Germany. While in the library of the college this friend was attending, my son stumbled upon a young lady who was also a Medway high school alumni . He covered her eyes from behind and asked "Guess Who"? She recognized his voice. Here they were half way around the globe – neither of them expecting to meet up with the other. As I say it’s a small connected community – And yet its residents (certainly this generation) are very mobile .

My older son is now in LA doing an internship with Toyota Corporate . The first week on the West Coast was a bit of an adjustment and he was lonely but when I called him the second week, he said he and Alex were out a few times. Alex? I asked. Yes, said he, "You know, Mom, Alex from Medway"… Yes I do and I’m thrilled he’s met up with Alex. Turns out Alex settled in LA after graduating college and is doing quite well in his new career. I’m glad they made another connect out there.

At the last high school graduation ceremony in Medway, Diane Borgatti , the School Committee Chairwoman told the graduating class: "You are all poised to follow your dreams and create success, We hope you will continue to carry a piece of Medway wherever you go." I like to think my sons have.

Clearly making a decision about where you are going to raise your family is a major one. Some may raise their family in two – three – maybe four different places. But for many when you’re settling in with your children, you may be settling in for a generation as we did. Medway was such a good choice for us, for so many reasons. Stay tuned for my next blog which will tell you why Medway should be on your list when considering a move to MetroWest.

FROM SEA TO SHINING SEE!

Marcia Kramarz (Prudential Page Realty) — Sat, 10 May 2008 09:32:00 -0500

Why is it that we see so few people choosing to drive anywhere for a vacation? Is it because of so many web sites that allow us to search so easily for that cheap air fare? Or is it the cost of gas that seems to escalate by the hour? Or possibly, maybe probably, it's the lack of time we all have earmarked for vacation. If we're looking at a 2 week break - do we really want to spend 50-70% of it crossing country?

No we don't - But we should - I'm embarrassed to say that I've reached the half century mark and have only this month made my first driving trip across country - and what a ride it was!

Starting in LA - a city I had missed on my prior trips (via air) to the west coast, I had only 2 days to get a feel for the city. Interesting for me was to see how the entire city moves to the pulse of the acting industry. Everywhere you turn (the condo complex I was staying at with a resident /friend, the local burger king) some filming is occurring. Funny to see how the locals aren't bothered or interested in the process...

Never knew how close Las Vegas was to LA or how enormous the playing field of that city is, from the old down town area to the outskirts of the city - all brimming with activity 24x7 - It may seem strange that I've missed this city for 50 years now - Not exactly a city that calls me (although our convention is there next year - I no doubt, will FLY in) - but interesting nonetheless...

Oh but the beauty of Utah - The unbelievable national parks - Just as I once had teary eyes seeing the Rockies for the first time, I was amazed at Utah - I even enjoyed the turn of events as we crossed the "passes" in Colorado that brought a winter blizzard in May and a REQUIREMENT that commercial vehicles have chains to cross the passes...What about us non commercial drivers? Any recommendation on whether we should stay off the roads until the storm passes? We searched the radio for some advice - Not hearing anything, we drove on- We couldn't believe we drove from 86 degree weather the day before to a wind chill of 5 degrees and our gas cover freezing CLOSED... Took us part of two interesting days to cross those passes...with sleet and snow ... Is this a normal occurrence for Colorado in May? I wonder...

Everyone says the plains of this country is boring to drive through - Not me! - We crossed Kansas at a time of "High Wind Advisories" - They weren't kidding as we saw a 16 wheeler begin to totter and end up for a moment only on the wheels on the right - Wheels on the left had totally lifted the ground ! It was the week in May when we heard so much about tornadoes cropping up everywhere - Sage Brush was blowing everywhere and actually sticking to our car. Visions of Dorothy were dancing in my head! It gave me pause as I looked at the beautiful scenery of Missouri, Illinois and Indiana to think that weather disruptions as severe as tornadoes are a part of life there.

Ohio - Pennsylvania and New York just sparkled with the start of spring popping up in the fields and wooded area. We spent the night in Weedsport, NY. If EVER you travel in NY near this town STOP and go to a wonderful restaurant call the Old Erie Restaurant. Not sure how that restaurant survives in the small town, might be the Finger Lakes nearby and the nearby Wineries. Excellent food and ambiance. What a find!

And because I don't take enough time to smell the roses, I was pleased to see that my state, Massachusetts, provided exceptional views of the countryside of Western Ma (we won't talk about how the rest area baths compared to other states though!! )

Why would a realtor blog about a cross country trip ? I don't know I was just so amazed at the beauty of the country from this vantage point and not flying over it at 500 miles an hour, I wanted to share it with you. If you have an opportunity to drive cross country - DO IT - You won't be disappointed and it will give you a bit of a different perspective as you sell pieces of this country to your clients - or refer a client to one of the beautiful states that you've traversed!

Tense? Anyone Feeling the Tenseness?

Marcia Kramarz (Prudential Page Realty) — Sat, 26 Apr 2008 06:59:11 -0500

Good Day all. End of April and I'm feeling the tenseness of a Spring Market. Not the same intensity that we feel when maybe we have a few more transactions going than usual and we're trying to stretch that 24 hour day. I'm talking about a different intensity.

Example one: Two condos are up for sale in the same complex. Small complex - less than 20 units - New - Attractive and last condo sold there was 6 months ago at approximately $250k. These are commodity items - units are all configured the same and too new to have upgrades done...

SO now there are 2 units up for sale - As my buyer enters the scene and falls in love with the complex, these units are approximately $230k and $240k list. We opt to bid on the higher one because of one difference - location and privacy. We get it - with a contingency of sellers finding suitable housing in 14 days ... Great -

BUT in a week the other unit is adjusted down close to another 10% ...What's the scoop? Short Sale and a seller that wants OUT... Buyer stressed? You bet - In another 7 days when the offer on the first unit has expired, there's a good chance the 2nd and only other option will be under agreement - We know there are options but none is clear cut - What is in this every changing environment?

Another client I'm working with who ended up leaving the market last spring because their condo on the North Shore which was under agreement fell apart - because of a skittish buyer (absolutely no inspection issues!)... This year they're out again - Got their condo under agreement and were so very concerned about getting into P&S - Inspection went VERY well - All they needed was everyone's signature on that P&S - Sellers were SO nervous it would fall apart - From a distance (not involved in the sale of the condo) I assured them that after inspection (with a buyer putting more than 30% down!) there should be NO WORRIES! - Well last night - I heard buyer got wind of some potential special assessment that came out of a closed meeting the night before - This assessment has to do with cost of plowing ! - Not a major structural issue or mold issue - PLOWING - And it's not even confirmed yet - The current owners in the complex didn't know about it because it's just a discussion. Buyer is now panicking- We can't even put parameters around it because it's not an assessment yet - It may never happen - HOW could this happen TWICE to these people who are trying to move??? Stress - You bet! They wanted to put an offer on their new home this week when the P&S on their condo was supposed to be signed - Here we are on Saturday and we don't know... INTENSE? Oh yes!

Other examples include buyers and sellers in transactions that I think are going smoothly (which is a relative term in this market!) when they say this has been the most stressful process in their lives. They usually preface that statement with saying they know we're doing all we can do - and they're very happy with our services. We make every effort to keep them informed, yet handle the detail as it comes...Where is the stress coming from? Could it be the pickiness of the buyers, the need for remedial work on every home before listing, the intense stress of living in a staged home while buyers pick at the minor flaws, the negotiating stress as we see values drop by the month and buyers see it too, the stress of worrying if the home will appraise, the stress of whether their home is in a declining market and may require more of a down payment, or the stress of the mortgage company and whether it will "be there" to get the commitment for the buyer, or the stress of whether the buyer will make it to commitment with all the ever changing stringent requirements . INTENSE market? DAHHHH...

All the more reason to be aligned with a savvy realtor who can navigate through the issues that crop up each and every day. It's a time that we need to be extremely sensitive to the stresses of our clients. We need to inform them but also ensure them that we will get through this maze and come out on the other end with the dream of their future realized! Let's get them to the end and the smile back on their face!

Bellingham,MA - 1st Quarter 2008 Statistics - Homes Sold

Marcia Kramarz (Prudential Page Realty) — Mon, 21 Apr 2008 07:31:08 -0500

For those of you who have lived in Metrowest for a number of years, you may have overlooked a town that is convenient to 495, has all the required amenities when it comes to shopping or dining and recently its town center including the town hall has been totally renovated. Bellingham is a great place to live and continues to be an affordable town for first time home buyers.

In the first quarter of 2008, THIRTY THREE homes sold with an average sold price of $283,505. The average list price was $296,421 so homes in the first quarter of 2008 sold on average at 95.6% of asking. While most of the homes sold in the $200-249k range, over a third of the homes sold in Bellingham in this first quarter of 2008 sold at over $300k

If you're looking to buy or sell, we can assist you in the Bellingham area or any other town in the 30 towns we service in and around MetroWest. We provide you with all the marketing tools to get the word out on your home. Our tech savvy realtors leverage the web to maximize exposure for your home!

Feel Free to call me if you'd like more detail on the Bellingham market or any other town in MetroWest.

You can find me at mkramarz@prudentialpage.com - Just mention ActiveRain in the subject.

Time Warp?

Marcia Kramarz (Prudential Page Realty) — Sun, 20 Apr 2008 15:22:15 -0500

Was this past week a Time Warp? Did I realllly squeeze in a vacation last week? True I did get away for a week and True I saw hundreds of miles of the south east coast including St Augustine and Savannah and lots of shoreline in between. True I didn't carry a pc with me so it was a vacation ~ of sorts ~. But while away I managed to work with 3 clients, negotiate and get an offer accepted, line up homes for another client (who managed to sell her condo while I was away - now she's really ready to buy...) and worked thru a couple of other transaction items. Ok so I did have a blackberry and did check email and did follow up on voicemail and did on average pick up and/or respond to a dozen communication requests each day - those request that couldn't wait

I do feel like it was a bit of a time warp - Did it ever happen? How did I shift gears so easily back to the spring real estate grind? Fact is it was a break - it was as much a break as most realtors allow themselves to take - I managed to walk the beaches, visit the shops, do some fine dining and just veg out by a pool. Still I watched my husband who is not in the business never being called back to task - not thinking of back to work once -

Would I change rolls with him? Never! It's a great feeling to wrap up a deal when you're sitting on a beach or to solve a problem or line up plans for house hunting for a very motivated buyer while enroute to some tourist attraction... Nope I like this life and am learning how to mesh it with R&R ~ "R"eal Estate and "R"ecreation!

Thanks for all your kind comments about taking a break - Truly it's critical for our long term success in this high energy business ! Now on to sell more homes!!

The Vacation Phenomenon!

Marcia Kramarz (Prudential Page Realty) — Fri, 11 Apr 2008 06:46:01 -0500

The Vacation Phenomenon

I know you've noticed this if you are a realtor. What is it about a vacation that causes a burst of business the 48 hours preceding a trip away? Ok, maybe in the spring we should expect to be wading through a short sale offer with a buyer as we pack our running shoes into the packed corner of our carry-on luggage. Spring is, of course, for the North East market, the busiest time of year. But still, weeks can go by with not much happening, but just dust off your suitcase and the buyers and sellers come out of the woodwork!

I can't help that my anniversary falls not only in Spring - but on April 15^th! For most realtors (I'm sure there are some out there that don't cringe and are totally prepared for tax day - I'm not one of them) the week before Tax day is teaming with tasks for realtors. I'm happy to say that is something in my control and I'm prepared in that regard this year with taxes complete. But I had no idea I'd be less than 24 hours before my flight, putting deals together, looking for partners to cover me on this new activity, and trying to make the nervous buyers feel comfortable that just at negotiation or at inspection or P&S, their realtor is flying the coop for a few days.

Ok, it's just an Anniversary get away - I am connected at the hip with my Blackberry - I could carry another 10 lbs and bring laptop and power cables etc. For the most part, except for my physical being, they might never know I'm missing. We all do it, we promise this is a real get away but the days before when a partner says, they'll pick up my voicemail and I respond "maybe - we'll see", I know what I'm saying. I'm not going to let go, I will have the blackberry turned to mute but I'll be watching. I will call into the company voicemail and stay connected. I will return calls, respond to emails, make suggestions on how my partner should negotiate a deal. But that's not how I envisioned this vacation a month ago. I was going to let go - Why can't we?

You tell me!

I LOVE working as a buyer's agent!

Marcia Kramarz (Prudential Page Realty) — Wed, 09 Apr 2008 03:09:19 -0500

When does a buyer really understand the benefit of buyer's agency? Not when you initially sell the concept to them during the initial consultation- not when they sign the agency disclosure - not even when they sign an agreement to work with you exclusively for the next 90 days. They're still not sure what value you bring to the table for them.

So when is it that they truly understand that they've made a good move to link up with a Realtor representing their interests. It's when they can FEEL you ARE really thinking of their best interest - not the quickest sale. It's when you're out at a home that they're thinking of buying and you raise some questions to make them think and possibly even reconsider. Maybe you're reminding them of the complexity of buying a condo with a shared septic and what problems may crop up down the road. Or maybe you are reminding them of the drawbacks (and benefits) of a small condo association over a medium sized one. It's at that point when they realize as they're working with you that you ARE working for them. I love that moment. It simply doesn't happen at the buyer consultation but hopefully happens on the first or second time out.

After that, it's clear sailing. They buyer realizes that the years of experience you bring to the table is an enormous asset for them. They take you more seriously as you counsel them on value. They're less intimidated by the physical process of writing the offer. The entire process becomes much easier. You are then officially a critical team member in the effort of finding their new home.

Keep the Momentum Rolling!

Marcia Kramarz (Prudential Page Realty) — Tue, 08 Apr 2008 07:31:33 -0500

Keeping the Momentum Rolling

The one frustrating thing about this market is the need to be constantly looking at how to keep the momentum rolling when marketing a home. Most Realtors do an excellent job of building momentum as the home is initially marketed. Virtual tours are done, professional photos are taken only after the home is spruced up and professionally staged, generally by a team of people the realtor has built up relationships with. It's not an easy feat to get contractors to come into a home the week you call them, but for a Realtor who they know brings them ongoing business, the contractor usually does all s/he can do to accommodate.

Having accomplished all of the above, the realtor's effort is generally rewarded by the first and second week of high activity in terms of showings and a busy open house. Even in this market, our office has seen open houses of 30-40 potential buyers show up for an attractive product at a reasonable price.

But what if the home is not sold during that initial flurry of activity? How do you keep the momentum going? Clearly it takes a realtor willing to follow up, coax and cajole those potential buyers and their agents back into the home for a second look. Recently we sold a home to a buyer whose agent told us that the home was too far away from the 495 belt. When we asked the agent how far she thought it was, we found out that actually she had been lost in trying to find the home and their perception was that it was at least 30 min west of 495. In actuality it was 12 minutes using the right route. We suggested they take another look and ultimately they ended up buying that home. What did it take to sell that home? - A proactive realtor to track down the buyer's agent and find out exactly what the hurdle was to get that buyer to reconsider that home!

Another tool in the listing realtor's bag of marketing tricks is to counter an offer before it's even made. I'm seeing this successfully done more and more in these challenging times. A buyer who comes to the home you've listed seems incredibly interested. You've even maybe discussed a possible offer with the buyer's agent - Then NOTHING. How do you get the momentum rolling again? In one case, the listing agent called to find out what the buyer was thinking - was told they liked the house across the street better and would probably put an offer on that house. That's when this listing agent put his bag of marketing tricks into action! He found out exactly what the buyer liked and didn't like about HIS home, capitalized on what the buyer liked, (location - yard - size of home), AND then offered (with the sellers' permission) to correct what was not liked (install C/A and replace some unattractive tiling) and offered the home at a reduction in price! HIS home was chosen over the other but not without significant effort and a pro-active price adjustment from the seller.

My question to other realtors is this. Have you ever gone back as a listing agent and "sweetened the pot" for a buyer and putting an offer on the table specific to that buyer's needs to bring that buyer back to the home you're listing? Has it ever resulted in a sale that would not have happened if you didn't keep the momentum rolling with a counter offer to the buyer from the seller? Would love to hear your stories!

Real Estate market in Medway Ma First Quarter 2008

Marcia Kramarz (Prudential Page Realty) — Sat, 29 Mar 2008 14:39:08 -0500

As the saying goes, All Real Estate is Local. WIth that in mind, let's look at the first quarter of 2008 as it relates to The Metrowest Market and Medway in particular.

As of march 30th, there are 72 single family homes on the market in Medway. They range in pricing from $219,900 to $1,300,000! The average days on market for these homes is 210 days. In this first quarter (through March 30th) 29 homes have gone under agreement or have sold. The average market time for the homes that have sold is 167 days with 8 of the 29 homes selling in less than 8 weeks. That proves the point that if a house is priced competitively, it will sell in a reasonable amount of time.

Of the 72 homes that are now on the market, four of those recently have had an offer accepted. Two of those 4 homes received an accepted offer within a week! The buyer community is seeing value in the current pricing and they are out looking and buying.

For more detail on the Medway Market or for detail on condos and multis in Medway, feel free to email me at mkramarz@prudentialpage.com . I'd be glad to provide the same info for any other metrowest town. OR JUST LEAVE A COMMENT BELOW and I'll be in touch!