Western Mass Properties

Real Estate Search Application: Which features are right for you?

noreply@blogger.com (Michael Seward) — Sat, 23 Apr 2011 17:39:00 +0000

Real estate searches are among the most popular uses of the internet. Therefore, it would only logically follow that real estate searches would expand with the advent of smart phone applications—also known as “apps”. Recently I uploaded the apps for three popular real estate search sites to explore the benefits of each. These included the apps for Realtor.com, Zillow.com, and Trulia.com.

The home page of the REALTOR.com app gives you five fields to choose from. These are:Nearby Homes For Sale, Nearby Open Houses, Nearby Rentals, Saved Listings, and Recently Viewed. Because of the GPS capability of smart phones, the results of this field depend on where you are currently located; the results from these fields will vary.

But if you are looking for a specific address or a specific type of property, there is also a search field where you can enter an address, an MLS id number, or do a general search for a specific type of property.

The Trulia app brings users to a Google map first that can be set to show nearby homes for sale, for rent, or recently sold properties. Along the top of the screen are four icons. These can be used to narrow your search, plot nearby open houses on the map, show homes with price reductions, or show a list of properties that can be selected to display more detailed information.

Once you click on a specific listing with the Trulia app, the icons along the top change. A user can share a specific listing with Facebook or Twitter. Also from the “share” icon is a QR code encoder that can be sent for others to scan with their smart phone to view the listing. (QR code scanners can be downloaded to your smart phone for free in your app store). There is also an email icon to simply send the listing to another’s email account.

My least favorite real estate search application is Zillow’s. Unlike Realtor.com and Trulia.com’s respective applications, Zillow’s application does not open to a home page with easily identifiable icons to assist the user with navigation. Instead it opens to a Google Earth map that needs to be set from the smart phones menu function to calibrate the user’s current location. It is also from the menu function that the searches for specific properties can be searched or specific types of properties can be filtered.

Realtor.com’s smartphone application is my favorite for the ease of use, but others may find Trulia’s sharing capabilities more to their liking. But the choice is yours. The best thing to do is download them all and see which one you prefer. All of these applications are free and can be uploaded from your phone’s app store.

Importance of Internet Marketing Confirmed Again by National Study

noreply@blogger.com (Michael Seward) — Wed, 16 Mar 2011 19:31:00 +0000

The National Association of REALTORS® recently released the 2010 Profile of Home Buyers and Sellers.
Once again, the study confirmed the importance of internet marketing over print advertising when selling a home.

When selling a home, many home sellers ask their agent: What kind of advertising do you do? Specifically, many inquire what kind of print advertising is done. However, this is the wrong question. Based on the information in the 2010 Profile of Home Buyers and Sellers, home sellers should be asking how a potential agent markets their listings online.

Since 2001, the percentage of those who found the home they purchased online has risen substantially from 8% to 37% in 2010. When you factor in the fact that the real estate agent has remained the number one method that a home buyer found the home they purchased—from 48% in 2001 to 38% in 2010—the importance of online marketing is paramount to a successful sale.

And the importance of online marketing has become increasingly more important every year since 2001. In 2004 and 2005, the percentage of home owners who found their property online was 24%. In 2007 and 2009, this percentage jumped to 29% and 32% respectively. Moreover, the 37% of home buyers that found their home online in 2010 was a 1% increase over 2009.

The importance of print advertising was less than significant even back in 2001 with only 7% of home buyers citing a print newspaper advertisement and 2% of home buyers citing a home book or magazine as where home buyers found the home they purchased. In 2010, those numbers have dropped markedly to 2% and less than 1% respectively.

A yard sign plays the most important role after the real estate agent and the internet with 11% of home buyers stating that it was the way they found the home they purchased. Other methods include: a friend, relative or neighbor (6%), a home builder or a home builder's agent (4%), or the home buyer knew the seller personally.

The 124 page study looked at the characteristics of homebuyers, the characteristics of homes purchased, the home search process, home buying and real estate professionals, financing the home purchase, home sellers and their selling experience, home selling and real estate professionals, and it even looked at data regarding those who sold their home themselves.

The information compiled for this study was the result of an eight page questionnaire that was mailed to 111,004 consumers who purchased their home between July 2009 and June 2010, according to the report. Out of those requests, 8,449 responses were used for the conclusions.

Riverfront Townhouse Condo Units For Sale

noreply@blogger.com (Michael Seward) — Wed, 16 Mar 2011 18:17:00 +0000

Located in the Palmer village of Bondsville are four brand new townhouse condominium units for sale. All four units are ready for your finishing touches. They can be sold completely finished and different options are available for your taste. But they are also available for sale for prospective buyers to complete at a reduced price. Further, a special package price to purchase all four units as they are is another option.

The Riverbend Condominiums are located along the idyllic Swift River, making these units an affordable option for those looking for waterfront property. A trail on the riverfront is also located on the Belchertown side of the river making the Riverbend Condominiums a great option for those who enjoy outdoor activities. A few miles upriver is the Quabbin Reservoir, one of the largest public water supplies in the United States. It is also a popular destination for hikers.

As you enter each unit, you will be dazzled by the open floor plan. There are two different unit orientations as well. Left oriented units have the kitchen, half bath, and stairwells on the left side. Right-oriented units have the kitchen, half bath, and the stairwells on the right side.

Off of the living room is a balcony as well.

Upstairs, you be impressed by the generous size of the bedrooms. The master bedroom includes a walk-in closet as well. There is also full bathroom with a linen closet on the second floor.

Each unit also includes a one-car garage underneath the main living area. There is also additional space in the basement for storage where there is also washer/dryer connections.

These units are also equipped with central air-conditioning.

The Bondsville Fire Station is also located right next door in the unlikely event of an emergency. Further, the Bondsville Post Office is also within walking distance. There is even a small park for children to enjoy nearby.

With everything that the Riverbend Condominiums have to offer, you won’t find similar properties for sale at this price. Call Michael Seward today at 413-531-7129. The listing agent of these properties is also a Trustee of the Riverbend Condominium Association and is happy to answer your questions.

Belchertown Condo For Sale: Summer Hill Estates, An Active Adult Community

noreply@blogger.com (Michael Seward) — Thu, 03 Mar 2011 15:38:00 +0000

Welcome to Summer Hill Estates, Belchertown’s premier adult community located at 111 Daniel Shays Highway. Among the finest of this condominium complex is Unit 19.

As you enter this well appointed unit, you will be greeted by a spectacular kitchen with stainless steel appliances, granite counter tops, recessed lighting, a breakfast bar and cabinets complemented by accent lighting.

The kitchen is open to a dramatic main living area with soaring cathedral ceilings, gleaming hardwood floors and a gas fireplace. While the fireplace creates a toasty environment indoors in the winter, the generously sized deck off the living room allows for outdoor living as well.

Also on the main living area are two large bedrooms boasting high quality window treatments that will remain with the property. The master bedroom boasts a full bathroom and walk-in closet.

The front loading washer and dryer in one of the bathrooms is also a great feature and they too remain with the property.

Adding to the square footage of this sublime condo unit, is the tastefully finished walk-out basement with laminated flooring, a full bathroom, and another room that could be used as a bedroom for guests. Ample natural light provide for a warm environment.

Call Michael Seward at 413-531-7129 if you would like to see what else the wonderful property has to offer.

Banks Too Quick On the Draw When Foreclosing: A Case Study from Belchertown, MA

noreply@blogger.com (Michael Seward) — Thu, 03 Mar 2011 15:32:00 +0000

Business Week recently reported that Bank of America and Wells Fargo, “said they may face fines or enforcement actions from regulators amid investigations into foreclosure proceedings.” While these investigations are related to faulty foreclosure documents, a comparison of foreclosure deeds and sales data shows the problem may be more systemic than poor documentation. These systemic issues have had profound effects on many homeowners. Here is how they effected some home owners in one Western Massachusetts community.

Recently, I noted that there were two properties that were foreclosed upon despite attempts by the previous owner to sell the property and avoid foreclosure. What’s more, the banks subsequently sold the property for much less—something the original owner could have done without being foreclosed upon.

The term “short-sale” has become a popular term among real estate professionals. It is when you sell a property for less than what is owed to the bank. It saves the bank the cost of foreclosure and it saves the homeowner the hit to their credit rating.

Unfortunately, the banks have two different departments that do not talk to each other—the Loss Mitigation Department that handles short-sale transactions and the Foreclosure Department that deals with foreclosing on properties. The result of this business practice has led to several instances in Belchertown where the bank has foreclosed when it didn’t really need to. These actions have also contributed to lower property values for Belchertown homeowners as the banks sell these properties off.

Additionally, the taxpayers lose out as well. Something to think about the next time the Federal Government bails out the banks "too big to fail".

Proof of this lack of communication on the part of the banks resulting in unnecessary foreclosures can be seen in several instances in Belchertown.

The owner of 660 Bay Road, which was recently sold by the bank for $205,000, should have been able to avoid foreclosure. JP Morgan Chase foreclosed on the property, and for $209,446.68 , the Federal National Mortgage Association (Fannie Mae) took possession of the property. The property was foreclosed upon on 8/12/2010 despite the fact that the previous owner had it on the market for $212,900, according to the MLS Property Information Network (MLS PIN). This begs the question: Why would a bank go through the effort and expense to foreclose on a property that it will sell when the homeowner is trying to sell it for them.

Another example from last week’s property transfers section can be found at 633 Warren Wright Road. In this case the property was listed at $99,900 several months before Wells Fargo foreclosed, according to MLS PIN 2/14/2011 Foreclosure Deed was for $72,194.45. Less than 10 days later, the bank sold the property for $37,000. The previous owner likely could have sold the property for $37,000 without being foreclosed upon.

Given the fact that two such instances could be found in in just one week, I dug a little deeper to see how many more such instances of these unnecessary foreclosures occurred in Belchertown by looking at foreclosure deeds filed since January 1, 2010. We then looked at each of the foreclosure deeds against sales data from the multiple listing service, MLS Property Information Network (MLS PIN) and found several other properties that were foreclosed upon while the subject property was on the market and then was subsequently sold for a much lower amount—an amount that the original owner could have easily sold the property for without being foreclosed upon.

Here is a list of some other properties were likely foreclosed upon unnecessarily:

33 South Main Street: According to MLS PIN, the previous owner had the property listed for $259,900 since October 2009. The 3/16/2010 foreclosure deed was for $178,500. In September 2010, the bank sold the property for $114,900. In this case, it looks like Wells Fargo was serving the loan for HSBC.

30 Oakridge Drive: In May 27, 2010, this property was sold by Fannie Mae for $295,000 after Suntrust Mortgage foreclosed on the property on May 12, 2010. This same property was listed for $349,900 prior to being foreclosed upon. The foreclosure deed transferred the property from Suntrust to Fannie Mae for $332,598.03. Further, when Fannie Mae sold the property to the new owner, they made a $10,325 concession according to MLS PIN.

250 Amherst Road: This property was sold by Wells Fargo and HSBC Bank for $50,000 on September 13, 2010. The 6/2/1010 foreclosure deed transferred the property to HSBC Bank for $87,500. The previous owner had the property listed for $160,000 until the end of 2009.

35 Depot Street: On 6/21/2010, the foreclosure deed of this property transferred ownership to Aurora Loan Services for $153,367.00. The following October, the property sold for $77,000. The owner of this property made a last ditch effort to sell this property with a list price of $102,000, according to MLS PIN.

So there are many examples in Belchertown where the bank foreclosed on a property regardless of the homeowners efforts to sell. It is likely that their respective REALTORS® spent a lot of time on the phone with respective Loss Mitigation Departments of these banks to buy more time or explain that the property is on the market or even present offers for more than what the banks eventually sold the properties off for.

According to the Business Week article cited above, the litigation from faulty paper work will be costly for the big banks, “Wells Fargo said the high end of estimated litigation losses could be $1.2 billion beyond the reserve already set aside. Bank of America’s losses may be as much as $1.5 billion. Citigroup Inc. said yesterday that as much as $4 billion in additional costs from pending legal matters are ‘possible, but not probable.’”

Combined with the losses that resulted from not giving homeowners enough time to sell their property or not communicating with the homeowner what they would be willing to take, the total losses to the big banks and Fannie Mae are much higher and all indications point to the fact that the foreclosures could have been avoided.

Among the Foreclosure Deeds recorded for Belchertown, only a couple were from regional local banks.

Town Energy Committee Explores Community Outreach To Help Residents Save On Energy Costs

noreply@blogger.com (Michael Seward) — Tue, 22 Feb 2011 19:39:00 +0000

The Belchertown Energy Committee recently met with Peggy MacCleod of the Center for Ecological Technology (CET), a non-profit organization that, “finds sustainable solutions to complex issues in order to benefit our environment, health, economy, and community.” (CET website). The purpose of the meeting was to discuss community outreach for green energy programs for businesses and residents.

“I invited CET here tonight based on a tip from (Selectman) Jim Barry…they do have some programs that they can offer to the town,” said Vice Chairman Cindy Janke acting as chair with the recent resignation of the former chairman, Robert Rizzo.

MacCleod advised the Energy Committee that the CET has been conducting a number of community outreach activities. “In the last four or five years, we have been doing annual seminars for municipalities,” said MacCleod. She said that the CET is currently approaching the energy committees of cities and towns who have been designated as Green Communities under the Green Communities Act.

The CET representative said that, while Green Communities focus largely on municipal operations, there are also programs available for residents.

As part of becoming a Green Community, the Town of Belchertown, adopted the energy efficient building code known as the Stretch Code. A two-thirds majority was required at the Annual Town Meeting for it to pass. MacCleod said that her organization frequently gets call regarding energy saving improvements for existing homes.

“In order to gain the greenhouse gas reductions and the energy savings…and make any kind of dent in resources, you have to think about all of the building stock and not just the new buildings being built,” said MacCleod.

MacCleod suggested that the Energy Committee start engaging in community outreach to address the energy saving concerns of existing homeowners in town.

She also brought up the MassSave program and said that the Energy Committee could help get the word out regarding that program, which offers a free home energy audit and incentives for energy saving improvements.

“The utilities have been looking for greater participating in MassSave. They’re still only reaching a very small percentage of households,” said MacCleod. She explained that many homeowners do not understand the incentives and costs associated with the program.
“Thousands and thousands of families are benefiting from it (the MassSave program)…The point of us doing some outreach and some co-outreach with towns is to reach those people (to) give them the correct information…to help them understand what their options are,” said MacCleod.

MacCleod also mentioned some other green energy programs out there.

“There is a brand new solar hot water program through the Mass Clean Energy Center and, of course, people should think about supporting green energy on their electric bill. It’s the easiest, least expensive way that they can really push renewable energy through the region,” said MacCleod. She explained that consumers can opt to pay a little extra on their electric bill to support green energy through their Green Up program. The program last year paid for the photovoltaic solar array on the Fire Department’s roof.

Several suggestions were offered as to how to get these programs out the community. Many solutions were offered like getting on the Channel 5 bulletin board, including the information in the tax bill, adding it to the Senior Center’s newsletter and adding it to the Energy Committee’s website. Social networking websites like Facebook was dismissed as a potential venue.

Swift River Home For Sale: Riverbend Condominium

noreply@blogger.com (Michael Seward) — Tue, 08 Feb 2011 19:04:00 +0000

Why rent when you can own? Located at the Riverbend condominiums is a two bedroom, 864 square foot unit available at an fantastic price.

The Unit itself makes the most of it’s 864 square feet with a fully applianced galley kitchen that offers cabinets and counter space of a kitchen twice its size. A pass through window from the kitchen to the main living space provides for a graceful transition to the generously sized main living area that also accommodates a dining area just off the kitchen.

The two bedrooms are spacious for such an affordable property and offer ample closet space. What’s more, there is a washer and dryer closet off the main living area and the washer and dryer are also included in the sale. This unit is a garden style condominium unit, which means that it consists of one floor. The condominium fee is $159.00.

The Riverbend Condominiums are located along the picturesque Swift River—a popular destination for recreational activities like fishing and kayaking.

On the Belchertown side of the river there is a trail that runs parallel to the Swift and is great for snowmobiling in the winter and hiking in the summer. An added benefit of the location of this condominium complex is that it is located next to a Fire Station, which is also where the condominium association hold most of their meetings.

The Riverbend Condominiums are located on Main Street in the Palmer village of Bondsville and after the sign that directs most traffic over the Swift River and into Belchertown. Beyond Belchertown is the Town of Amherst and the Five Colleges Area making it a reasonable commute for students or professors. It is also located only 10 minutes from the Massachusetts Turnpike.

Just 6 miles north of Riverbend is the Quabbin Reservoir, one of the largest man-made public water supplies in the United States. It boasts scenic views and even more recreational opportunities.

Make your appointment today to take advantage of the this ideal opportunity.

Amended Homestead Act Offers Expanded Protectiion for Homeowners.

noreply@blogger.com (Michael Seward) — Fri, 04 Feb 2011 17:49:00 +0000

Expansions to the Massachusetts Homestead Protection Act take effect on March 16, 2011. The Homestead Act offers protections to homeowners against creditors. It does not, however, protect homeowners from any taxes, claims, liens, mortgage-holders, judgments, and prior debts.

According to the existing Homestead Act, a Buyer of a property should “declare” their Homestead protections at the Registry of Deeds when a Buyer closes on that property. There is also a fee involved. The amended Homestead Act offers an automatic Homestead Protection in the amount of $125,000 against creditor claims for their principal residence. However, if a Buyer does files Homestead protections, a homeowner is protected up to $500,000.

Additionally, under the existing Homestead Act, only one spouse may file for Homestead protection. The amended law allows both spouses to file. If a homeowner refinances their property, there is also no longer a need to “re-declare” Homestead protection.

Also, one attorney has advised, "(the Homestead Act) will provide protection up to $1,000,000 if there are two owners either 62 years or older or disabled and both join in the declaration of homestead." The amended Homestead Act also provides protection for homes kept in trusts and properties with 2 to 4 units.

If you would like more information about the Homestead Act, contact your attorney.

Click here for the complete Homestead Act.

Disclosure: This blog post is for informational purposes only and should be confirmed with your licensed attorney.

Fannie Mae and Freddie Mac Executives Cost Tax Payers $160 Million in Legal Fees: Future of both entities uncertain.

noreply@blogger.com (Michael Seward) — Tue, 25 Jan 2011 17:32:00 +0000

Executives from Federal National Mortgage Association (Fannie Mae) and the Federal Home Mortgage Corporation (Freddie Mac) have been costing the U.S. taxpayer $160 million dollars in attorney fees according to recent press reports. If found guilty of any wrong-doing, these executives could be on the hook for the costs of their defense, but given the amounts in questions, it is unlikely that recouping those funds would be possible.

Fannie Mae and Freddie Mac are considered the largest mortgage buyers in the United States and, according to the Fiscal Times, back about 75% of the mortgages in the country. They do not lend money directly. Both entities buy mortgages from approved lenders to replenish the availability of funds for banks to provide more mortgages.

According to their website, the mission of Freddie Mac is to: “…stabilize the nation's residential mortgage markets and expand opportunities for home-ownership and affordable rental housing. Our statutory mission is to provide liquidity, stability and affordability to the U.S. housing market.”

The mission of Fannie Mae according to their website is “to provide liquidity, stability and affordability to the U.S. housing and mortgage markets…We fund our mortgage investments primarily by issuing debt securities in the domestic and international capital markets.”

Both of these agencies were taken over by the Federal Government in 2008 as a result of deficient accounting practices by lenders and the two agencies. However, according to the New York Times, the problems with both agencies started in 2003 and 2004.

“Freddie’s problems arose in 2003 when it disclosed that it had understated its income from 2000 to 2002; the company revised its results by an additional $5 billion. In 2004, Fannie was found to have overstated its results for the preceding six years; conceding that its accounting was improper, it reduced its past earnings by $6.3 billion,” (New York Times, 1/24/11).

The director of the federal agency that has taken over Fannie and Freddie, the Federal Housing Finance Agency, has stated that the reason the legal bills have been covered is because of a combination of federal and state law and advice of councel that it is in the best interest of the “conservatorship.”

According to the New York Times, the losses accrued from bad mortgages since the government take-over are about $150 billion.

Because Fannie and Freddie were known as Government Sponsored Enterprises (GSE’s), they were exempt from oversight from the Securities and Exchange Commission (SEC). Fannie Mae voluntarily registered its common stock in 2003 and Freddie Mac did the same in 2008.

President Obama plans to release his plan to overhaul the two mortgage giants in the next few weeks. However, according to TheHill.com, the Republican Party proposes eliminating Fannie and Freddie entirely and letting the private sector fill the gap, saving tax payers $30 billion.

Belchertown Economic Development and Industrial Corporation to Consider Proposal from Weston Solutions.

noreply@blogger.com (Michael Seward) — Sat, 22 Jan 2011 23:18:00 +0000

Representatives from Weston Solutions—a development company that prides itself on delivering, “integrated environmental, sustainability, property redevelopment, energy, and construction solutions,”—recently met with the Belchertown Economic Development and Industrial Corporation (EDIC) to present their plan to redevelop the former Belchertown State School campus site.

Weston Solutions first introduced themselves to the EDIC back in August of 2010 and have been investigating the feasibility of their involvement with the site since that time. After a couple of extensions of their due diligence period, on January 19, the employee owned company stated that redeveloping the State School was something they want to take on and presented their proposal.

“We think we can move forward. We think that there is something that can be done with the site,” said Valarie Ferro of Weston Solutions.

Part of Weston Solutions’ investigations included talking to potential “end-users” where they realized that there is a negative perception of the former State School site. “They really were highly skeptical that something was happen. Their was a lot of negative perception that nothing was ever going to happen (at the site),” said Ferro. She added that they have gained some ground and they are in talks with potential end users.

One of the potential end users Weston Solutions spoke to was a developer of assisted living facilities. “If we can have that assisted living facility committed to the site, there is other related wellness and medical related things…so we can frame the first part of the redevelopment,” said Ferro. The idea, she said, is to build on the first end user.

Ferro also explained that there is “synergy” with the New England Small Farms Institute (NESFI), which neighbors the former State School site. The land that NESFI occupies was once the farm for the Belchertown State School. “There’s some cool things that they’re doing—there is some neat stuff that we would like to do,” said Ferro.

However, there are some significant challenges with redeveloping the State School site. The remediation needed to redevelop the site gives it a negative value, according to Ferro. “So this beautiful piece of land is upside-down,” Ferro added explaining that this means that the work that needs to go into is greater than what it is worth. But she explained that Weston Solutions can put some of their own equity into the project, but they don’t want to try to sell a plan that will not work.

Weston Solutions Senior Development Manager Michael Skirka said their proposal includes starting the redevelopment of the former campus site in three steps. “We want to jump start it by bringing in an assisted living and independent living end user,” said Skirka. He said that this would consist of a 10-15 acres of the 65 acre site. Skirka explained that Weston Solutions would like to start to, “sequence the preparation of the development of the rest of the site as we begin to identify other potential end users.”

Skirka also highlighted the first steps that need to be taken before anything can happen, however. These “Critical First Steps” as defined by Weston Solutions in a Powerpoint slide are:

“Negotiate terms & conditions with BEDIC that would lead to a development agreement; Obtain firm letters of commitment from end-users; Work with BEDIC to finalize an initial conceptual plan; Consider the source, use and timing of public funding in finalizing equity contribution, and publicly market the site.”

A bond package in the amount of $10 million dollars has previously been approved by the state legislature and Governor Deval Patrick, but the funds for that bond have yet to be appropriated. It is the hope of Weston Solutions and the EDIC that having a viable plan in place will help prompt that appropriation. Skirka explained that they would need up to $1.3 million for the first phase of redevelopment of the site for site infrastructure. “Beyond Pad 1, additional public funds must be secured for remediation, lead/asbestos removal, demolition and specific site/off-site improvements.” said Skirka.

For their part, Weston Solutions is willing to commit $2 million for the first phase of development, which would occur in the south western portion of the site. Additionally, Weston would start on redeveloping other portions of the site once new end-users are secured.

Skirka explained that once redevelopment activity occurs, it will help mitigate any negative perceptions among other potential end users that have been deterred by the site in the past.

Profit sharing is another commitment Weston Solutions is willing to make. “One thing that makes Weston unique, is that we are willing to share profits in our development deals with our partners,” said Skirka. He explained that the profit sharing will help recover any public funds invested in the redevelopment of the site.

The conceptual plan proposed by Weston Solutions for the former State School site was also presented.

“We came up with essentially a village concept…we tried to represent uses that we thought the market would support,” said Ferro.

The concept Weston Solutions presented includes the wellness oriented portion of the site that would build upon an assisted living facility; a community services section that could include a carriage museum, library annex, performing arts center, service retail, a bed and breakfast, and a “business incubator” portion for new businesses to grow; a section of the site could also include a green office technology portion with office space and adjacent solar array; a mixed use section, and a portion for future development are also part of the concept.

Another 61 day extension was granted to Weston Solutions by the EDIC while the EDIC considers the proposal that would expire on March 21, 2011. An Executive Session was held following the EDIC’s meeting with Weston Solutions to discuss terms and conditions of the proposed plan.

Interestingly, NESFI Director Judith Gillan advised those present that the year 2015 will mark the 100th anniversary since the Commonwealth of Massachusetts acquired 5 family farms in Belchertown to build the Belchertown State School. “I’m hoping in the four years we can see some progress so that in 2015 we can celebrate a rebirth of this wonderful property,” said Gillan.

Belchertown Home For Sale: A 3 bedroom, 2 full bath cape with expansive backyard.

noreply@blogger.com (Michael Seward) — Tue, 18 Jan 2011 21:02:00 +0000

This three-bedroom, two full bath home is located at 503 Franklin Street in Belchertown and boasts 1675 square feet of living space The windows, the roof, the siding, and the chimney were all replaced in 2005 according to the Seller.

Most of the 1.3 acre lot is located at the back of the house creating an impressive backyard. An added benefit of this property is that it is flanked to the south and to the east by property that can not be developed. This is thanks to a deeded Agricultural Preservation Restriction on that property.

You’ll find three varieties of apple trees beyond the barn producing McIntosh, Red Delicious, and Golden Delicious apples. There are also blueberry bushes adding to the bounty. The barn measures 52’ X 16’ and is currently used for storage.

A handicap access ramp brings you to this rustic enclosed breezeway equipped with a wood burning stove against a barn board wall. Adding to the rustic charm are of this room are exposed rafters overhead that reveals the quality of 1940’s era construction

As you make your way to the interior of this this charming country cape, you will be greeted by an accommodating kitchen boasting generous counter space, newer appliances, and a dining area. A kitchen pass through window creates a graceful transition to the living room as well.

Stay warm by the fireplace against a tastefully understated knotty pine accent wall in the living room. Hardwood floors underfoot add to this room’s charm.

Located opposite the living room, is a room currently being used as an office, but it can also be used for a formal dining room.

There is also a bedroom located on the first floor of this home. There are hardwood floors under the wall-to-wall carpet shown here. This bedroom is located adjacent to a fully handicapped accessible bathroom.

There are two more bedrooms upstairs and another full bathroom upstairs. Both bedrooms have hardwood floors under the carpeting according to the seller. Each of the bedroom enjoy a commanding view of the backyard.

Swift River Preservation Association Launches Website

noreply@blogger.com (Michael Seward) — Tue, 18 Jan 2011 20:48:00 +0000

The Swift River Preservation Association (SRPA) has recently launched a website in an effort to save the Upper Bondsville Dam and the recreational opportunities and ecology created by it.

In addition to soliciting donations, the website, SwiftRiverPreservationAssociation.com, offers links to inspection reports of the Upper Bondsville Dam, links to new stories, photos of life on the Swift River, and it offers an abridged history of the dam with historic photos.

Under the “Contact Us” item on the main menu, there is a link to a petition in favor of saving the Upper Bondsville dam that has been signed by 186 people as of January 16, 2011. Also under the “Contact Us“ menu items is link to various HTML codes for SRPA that can embedded onto other websites.

The SRPA also has a Facebook page. “Save the Bondsville Dam and Swift River” has 611 people who “like” that page as of January 16. According to their last post on Facebook, the organization will be holding a meeting on Tuesday, February 1 at 7:00 PM at St. Mary’s Rectory Hall in the Bondsville at 3036 High Street.

A letter that can be sent to local legislators is also available on the SRPA Website along with the addresses of those legislators.

The Belchertown Land Trust currently owns the dam and are currently working with the Pioneer Valley Planning Commission to identify grant sources for either repairing or removing the Upper Bondsville Dam—the cost of both options is estimated to be over $500,000. Since purchasing the dam on December 29, 2005 (see Registry of Deeds Book 8573/Page 154), they have been notified by the Office of Dam Safety that it is currently in non-compliance and have been ordered to remove or repair the dam.

Amendments to the Dam Safety Statute, MGL Chapt. 253 §§ 44-50 were enacted in 2002 by the Commonwealth and required dam owners to register their dams. On November 5, 2005, Dam Safety Regulations (302 CMR 10.00-10.16) went into effect and outlined inspection requirements and authorized the Commissioner of the Department of Recreation and Conservation to issue a Certificate of Non-Compliance to dam owners and "determines that the dam or appurtenant features are unsafe. Such certificate shall be recorded by the Commissioner in the registry of deeds in the county where the dam lies." Such a certificate was recorded at the Hampshire Registry of Deeds on November 26, 2008.

The Upper Bondsville Dam was part of a larger purchase of approximately 70 acres of land for conservation and public recreational purposes and to clean up the contamination that resulted from the Old Bondsville Factory Site. According to a report in the Republican from February 8, 2009, $600,000 was spent removing 2,000 tons of contaminated soil from the Palmer side of the Swift River with funds from the Environmental Protection Agency.

The Belchertown Land Trust has stated publicly that they would be willing to work with anyone with a viable solution to save the Upper Bondsville Dam.

Belchertown Real Estate Market Shows Signs of Recovery

noreply@blogger.com (Michael Seward) — Tue, 18 Jan 2011 20:46:00 +0000

The Belchertown real estate market is showing signs of recovery as revealed in the 2010 sales data when compared to previous years. Looking at sales data for single-family homes, condominiums, multi-family homes, and building lots from 2000-2010, it looks like 2008 was the toughest year overall for Belchertown real estate sales with only 138 units sold. The $8,000 tax credit for first time home buyers and the $6,500 tax credit for repeat home buyers went into effect in early 2009 and was extended until April 30, 2010 (and until September 30 to to close those transactions).

The market in Belchertown peaked in 2004 with a total of 270 units sold and started to decline until 2008. With a little help from the home buyer tax credit, the year 2010 saw a total of 166 units sold, which was up from 147 units sold in 2009, and is the second year in a row where there has been an increase in the number of total units sold in Belchertown.

Perhaps the best indicator of the real estate market in Belchertown is the sale of land listings. In 2004, 34 land listings sold in Belchertown at an average sales price of $72,747 and average marketing time of 97.94 days. Twenty seven land listings sold in 2010 with a slightly higher average sales price of $77,444, but with a significantly longer average marketing time of 370.37 days. Eleven land listings sold in 2008 with an average sales price of $125,091 and an average marketing time of 132.91 days. In 2009, nine land listings sold. The average sales price of $325,389 for land sold in 2009 is skewed by the $2,350,000 purchase of the Cold Spring Golf Course. Otherwise, the average sales price was $72,312.50.

Offering an another key indicator of the Belchertown real estate market is new home construction. According to Building Inspector Paul Adzima, the 35 year average for building permits in Belchertown is 94. In 2008, the number of building permits pulled for a single-family dwelling dropped all the way down to 13 from the decline of 54 building permits pulled in 2007 and 2006. In 2004, 100 building permits were pulled for a single-family dwelling.

Building permits are also starting to inch back up since 2008. Twenty two building permits for single-family homes were pulled in 2009 and 32 were pulled in 2010. Five of these 2010 building permits were pulled in the month of December.

The Town of Belchertown also adopted the Stretch Code in 2010 as part of its effort to meeting the criteria to become a Green Community under the Green Communities Act. It requires all new home construction to be more energy efficient. Several public meetings were held to educate builders on the Stretch Code, where many expressed concerns about the added construction costs and the impact that it will have on new home sales in Belchertown. Up until January 1, 2011, the Stretch Code was optional for Belchertown builders, it is now mandatory. How the Stretch Code will affect new home construction in 2011 remains to be seen.

The data regarding single-family home sales is less significant than that of land listings and reflects a slightly lower average home value when compared to 2004. In 2010 there were 119 single family homes sold at an average sales price of $255,638. The average days on market for a single-family home in 2010 was 125.76 days. During Belchertown’s best year for home sales, there were 209 single-family homes sold at an average sales price of $267,369. The average marketing time back then was 91.14 days while the average days on market for single-family homes was 125.76 days. In 2008, the number of single family homes sold was 114 with an average sales price of $270,630 with an average marketing time of 163.82 days. In 2009, 121 single-family homes sold at an average sales price of $265,992 with an average marketing time of 141.26 days.

The average sales price of condominiums in Belchertown has seen an increase since 2004 with a significant increase in days on market when compared to 2004. Eleven condominiums sold in Belchertown in 2010 ranging in price from $95,000 to $279,900. The average sales price was $198,518 with an average marketing time of 229.45 days. In 2004, there were 15 condo sales with an average sales price of $159.827 and the average days on market was 93.13 days. In 2008, ten condominiums sold at an average sales price of $212,280 with an average marketing time 232.30 days. In 2009, twelve condominiums sold at an average sales price of $199, 517 with an average marketing time of 328.08 days.

There were nine multi-family properties sold in 2010. The average sale price for a multi-family home in 2010 was $153,700 and it stayed on the market for an average of 140.78 days. In 2004, there were 12 multi-family homes sold at an average sales price of $315,138. The average days on market for a multi-family home in 2004 was 40.5 days. Three multi-family homes sold in 2008 with an average sales price of $231,633 with an average marketing time of 77.33 days. Five multi-family homes sold in 2009 with an average sales price of $250,980 and an average marketing time 128.60.

Data for this report was compiled from information obtained from MLSPIN. It does not include data from those who sold “For Sale By Owner."

Recent Massachusetts Supreme Court Decision A Victory For Those Fighting Foreclosure—And For Those Foreclosed Upon.

noreply@blogger.com (Michael Seward) — Sat, 08 Jan 2011 21:22:00 +0000

The collapse of the national economy caused by the sale of bundled mortgages as commodities known as mortgage backed securities has given owners of distressed properties in Massachusetts another tool to fight the banks foreclosing on their homes—and may void thousands of foreclosures and lead to thousands of lawsuits.

According to Bloomberg News Service, the title of the property of two foreclosures in Springfield, MA were not properly established. Further, that the cloud on the title resulted from selling mortgages without naming the recipient or the “assignee”. Without the recipient of the mortgage being named, the owner of the mortgage could not be determined. Since ownership of the mortgage could not be established, a foreclosure on the property associated with that mortgage should not happen.

The Massachusetts Supreme Judicial court upheld a lower court’s ruling mortgages that have been sold without naming the new owner of a mortgage are invalid. The ruling was also unanimous among the six member court and may also ripple through foreclosure cases throughout the United States.

According to the Bloomberg News Service article: “Joshua Rosner, an analyst at the New York-based research firm Graham Fisher & Co., called the decision ‘a landmark ruling’ showing that at least in Massachusetts a mortgage ‘must name the assignee to be valid.’”

Not only does this case affect those who lost their homes to foreclosure, but it also will impact those who purchased foreclosed homes from banks. The former may want to sue their former mortgage holder, while the latter will be demanding clear title from the bank that sold them their home.

According to Boston.com, the ruling will help Massachusetts Secretary of State William Galvin with his effort to mandate judicial approval of foreclosures in the Commonwealth. Also from the Boston.com article: “The court said yesterday (January 7, 2011) that its ruling applies to all foreclosures in Massachusetts—no matter when they took place—because laws governing proper foreclosure procedures have remained constant over time.”

Homeowners Along the Swift River Concerned Over Upper Bondsville Dam

noreply@blogger.com (Michael Seward) — Sat, 08 Jan 2011 18:03:00 +0000

Town officials from Belchertown, Palmer, and Ware recently met in the auditorium at Lawrence Memorial Hall to discuss ways to save the Upper Bondsville Dam located on the Swift River south of the Quabbin Reservoir. Many citizens from the three communities interested in saving the dam were also present. The dam has been deemed unsafe by the Office of Dam Safety and the Belchertown Land Trust (BLT) has been ordered to either repair or breach the dam. The meeting was called by Belchertown Selectman and former Belchertown Land Trust member Ken Elstein after the Belchertown Land Trust’s Annual Meeting in December.”

The controversy surrounding the possible removal of the Upper Bondsville Dam is the impoundment behind it, which is 5 miles long and is a popular recreation attraction. At an October 2009 public forum hosted by the Belchertown Land Trust and the Pioneer Valley Planning Commission, over 100 concerned and passionate citizens came out in support of saving the dam.

A number of other public meetings have been held regarding the Upper Bondsville Dam since the BLT received a notice from the Commonwealth.

“I think this is the first gathering…which is focused on ways to save the dam,” said Elstein. Elstein added that he would like to see more organization among town officials and the community come out of the meeting. Also, the Swift River Preservation Association has recently been formed by citizens. “We will do whatever it takes,” said one of its members. He added that a website will be published in the near future. There is also a “Save the Bondsville Dam and Swift River” page on Facebook with over 500 members since it was formed in early October 2010.

The Upper Bondsville Dam is owned by the Belchertown Land Trust (BLT) who acquired the property that includes the dam from an absentee owner. The land trust acquired the property for land preservation in 2005. They paid $10 for the property according to the deed. Ed Comeau, a director of the BLT, advised those present that an investment has been made to have the Pioneer Valley Planning Commission seek out grants available to repair or remove the dam. “That study is going to be completed in March and that’s when we have to make a dollars and cents decision, unless you’re successful in getting DCR to let us off the hook,” said Comeau. He also added that the BLT is passed the deadline for either repairing or breaching the dam and they are willing to cooperate with anyone with a viable solution to save the dam.

Jason Johnson, a citizen who had a commercial interest in the Upper Bondsville Dam said the uncooperative nature of those with an interest in the fate of the dam prompted his group’s loss of interest. “We had an opportunity to get involved with this project and we declined because of the disparate nature of the stakeholders and the uncooperative nature of what was going on,” he said. He advised forming a long range plan. “Nothing will happen if everyone doesn’t cooperate.” Johnson also explained that a solution can be found if citizens seek out the advice of those who have worked on these kinds of issues in the past. “The only reason I came here tonight is to help people from beating their heads against the wall on this issue. There is a way to get through it, it‘s not easy, it‘s multi-faceted…you should talk to people who have been working on it already.”

The question of environmental impacts were also discussed and how the removal of the dam would effect the ecosystem in the area. Johnson advised looking at flood maps, wetland priority maps, and GIS maps that highlight endangered species habitats. He also recommended getting the local Conservation Commission’s involved.

Belchertown Board of Selectman Chairman Ronald Aponte proposed forming several committees. Because the Belchertown Land Trust is not interested in continuing to own the dam and because fundraising efforts are being initiated to save it, Aponte proposed a committee be formed to explore future ownership of the dam. He also proposed that another committee explore funding sources to save the dam. Aponte also proposed that a third committee be formed to explore the commercial options for the dam. He also suggested that the town officials of Palmer, Ware, and Belchertown explore town funding through the Green Communities Act sources, Community Preservation Act sources, and betterment fees. “At least this will give us a plan,” said Aponte adding that it would also give the Belchertown Land Trust a tool to persuade the Commonwealth to grant an extension to raise funds to repair the dam. “I would be very hard-pressed to see any of the people in the state or the State Legislature thumbing their nose at an extension when we have a viable plan in place,” said Aponte.

Some in attendance feel that the BLT already has their mind made up regarding the fate of the dam—that they want to take it down. The BLT has repeatedly attempted to disabuse the public of that notion since the beginning. Still others believe that the Upper Bondsville Dam is an attractive nuisance and too much of a liability to be saved. Since the Belchertown Land Trust has owned the property, the Upper Bondsville Dam has claimed two lives.

The Dam Safety Statute—the law that regulates dams in Massachusetts—was passed in 2002 and was revised in 2005. According to the Massachusetts Department of Conservation and Recreation’s Office of Dam Safety’s website, dams need to be registered with the state and recorded with the Registry of Deeds. Further, if a property changes hands, an updated dam certificate must also be obtained. According to the Hampshire County Registry of Deeds, no dam registration was filed until November 2008. According to the Office of Dam Safety’s website, the requirement to register dams has been in place since November 4, 2005. The BLT acquired the dam on December 29, 2005. However, the 302 CMR 10.05 states that the registration needs to take place within 30 days after an owner of a dam receives notice to register it. Whether or not the previous owner had received such notice to register the Upper Bondsville Dam prior to selling it to the Belchertown Land Trust is currently unknown.

Under the Massachusetts Dam Safety Statute, dams are either classified as having a high hazard potential, a significant hazard potential, or a low hazard potential. How often a dam needs to be inspected depends on the hazard potential. The Upper Bondsville Dam has been classified as having a “Significant Hazard Potential.”

According to the Office of Dam Safety website, a dam with a significant hazard potential could cause loss of life, damage to homes, damage to industrial or commercial facilities, damage to secondary roads or railroads, and may cause interruption of use or service to relatively important facilities.

Because the Upper Bondsville Dam was deemed unsafe, a certificate of non-compliance was issued by DCR’s Office of Dam Safety to the BLT in 2008. As part of this dam safety order, the BLT was ordered to have the dam either brought to compliance or repaired by November 2009. Since that time, a number of inspections have been conducted by engineering firms Tighe and Bond, Fay Engineering Services, and Milone and Macbroom (See the links to the right for copies of full reports). The initial inspection conducted by Tighe and Bond classified the condition of the Upper Bondsville Dam as poor in March 2009. According to this report, a previous inspection was conducted in 1999 by Root Engineering also classified the condition of the dam as poor.

Although the original non-compliance certificate issued by the Office of Dam Safety ordered that the dam be either repaired or breached by November 2009, an extension was granted to do the same by November 2010 with the help of Senator Stephen Brewer, Stanley Rosenberg, and Gale Candaras along with Representatives Thomas Petrolati, Stephen Kulik, and Todd Smola.

The follow-up report conducted by Fay Engineering Services between December 28, 2009 and January 2, 2010, concluded in the Executive Summary that: “The observed conditions at the Upper Bondsville Dam have not changed since the March 2009 Phase I Dam Inspection.” The report goes on to offer a different interpretation stating, “the Upper Bondsville Dam is in Fair Condition.” However, this assessment was rejected by the Office of Dam Safety. Further, it should be noted that in the preface of the Fay report, it is disclosed that the principal of Fay Engineering Services, William K. Fay P.E., “is a landowner in Ware, Massachusetts, on the Swift River upstream of the Upper Bondsville Dam Impoundment.”

Milone & MacBroom was retained by the Pioneer Valley Planning Commission to evaluate the potential costs for the repair or removal of the Upper Bondsville Dam. Their report concluded that the total cost of repair would be $548,500 and $526,000 for removal (see page 24 of Milone & MacBroom report).

However, other professionals Belchertown-News.com spoke to says that these estimates are gross underestimations.

The following is an excerpt about from the Milone and MacBroom report regarding the history of the Upper Bondsville Dam:

"Historic records indicate that a dam was constructed at or near the site in 1849 for the Boston Duck Company. The current Upper Bondsville Dam (aka The Textile Printing Company Upper Dam) was reportedly constructed in 1900 in order to provide water power and process water to the Old Bondsville Factory Site. The factory dates back as early as 1845 and included the operation of a textile manufacturing facility. The mill complex at its peak occupied a quarter mile stretch of Main Street, with multi-story buildings. The mill employed an estimated 400 to 500 people from the area. The complex was completely destroyed by a fire in October 1968. After the fire, the dam was no longer needed to provide water to the mill operation and, as is often the case, has received little if any maintenance over the last 40 years. The Old Bondsville Factory site is a confirmed hazardous waste disposal site according to a site summary report by a Massachusetts Department of Environmental Protection dated August 31, 2004."

MA Supreme Court Ruling Opens Door to Increased Liability for Property Owners when Snow and Ice Involved

noreply@blogger.com (Michael Seward) — Sun, 02 Jan 2011 20:54:00 +0000

Historically in the Commonwealth of Massachusetts, property owners could not be found liable for natural accumulations of snow and ice on their property. However, they were held accountable for man-made accumulations. This law was reversed this past summer by the Massachusetts Supreme Judicial Court. There will no longer be a distinction between natural and unnatural accumulations of ice and snow in such personal injury cases.

The new law stems from a court case known as Papadopoulos V. Target Corp. In 2002 Emmanuel Papadopoulos slipped on some ice adjacent to his handicapped parking spot. Because the parking lot had recently been plowed, there was also a pile of snow located near his spot. The patch of ice that caused Papadopoulos to slip was either the result of a chunk of ice that fell from the snow pile or the result of run-off from the pile that later froze. Although the snow pile itself was manmade, both of the previously described scenarios were considered “natural accumulation” under the existing law.

“Reasonable care” are the terms used by the highest court in Massachusetts when describing the requirements of property owners to remove snow and ice from their walkways and parking areas. In pending and future snow and ice cases in the Commonwealth, whether reasonable care was given will be decided by a judge and jury.

Roads and sidewalks owned by municipalities are exempt from this ruling.

The Massachusetts Association of REALTORS® advises that property owners: “1) review insurance policies to be sure that there is adequate coverage; (2) determine whether contractors or others hired to remove snow and ice have insurance; and (3) be vigilant when there is newly fallen snow or when temperatures allow melting and refreezing."

Don't just turn it off, power down: How to substantially reduce your electric bill.

noreply@blogger.com (Michael Seward) — Tue, 28 Dec 2010 17:30:00 +0000

Whenever something is plugged into an electrical socket at your home, you are drawing energy even when that item is turned off. The power that you draw from simply having a device plugged in is known as stand by power, an energy vampire, or a phantom load and add to your monthly electric bill without you knowing it.

Citing a Cornell University study, DailyGreen.com states that, “your tv with remote control likely uses more energy in the 20 hours that it is turned off…than it does during the hours you watch the tube.” But most people also have other electrical components complimenting their television viewing experience like DVRs, DVD players, and surround sound all of which draw energy even when turned off.

According to the Department of Energy, your electric bill can be reduced by 30% if you turn off those phantom loads.

While many use power strips to plug in multiple items, most fail to flip the switch that will turn off the phantom load to each of those components. Usually this is because the power strip is behind an entertainment center and is difficult to reach. This is also usually the issue with your computer set up. The printer, the monitor, the speakers, and the hard drive are usually plugged into a power strip hidden behind the desk making it difficult to turn off the phantom loads to these energy draws. Other times people don’t turn off the power strip because there is something plugged into it that needs to be always on like an alarm clock or a digital land line.

However, I recently came across a power strip that solves these issues. Belkin makes a power strip with a remote switch that you can screw or tape to a wall next to your other power switches. It makes cutting those pesky phantom loads easy. I have installed two in my home—one for my computer and one for my entertainment center. The remote switch has a range of 60 feet, but you can adjust the channel settings so that you don’t inadvertently cut off power to devices plugged into a power strip in another room. For example, although my computer in my home office is located within 60 feet of the remote switch for my entertainment center in my living room, if I cut power to the entertainment center, it won’t cut power to my computer. For those with items plugged into a power strip that needs to be on all the time, this power strip has two outlets that will remain on even when the strip is turned off.

This power strip by Belkin is a great solution for the those looking to cut their phantom loads without breaking their back.

An added benefit is that this power strip is also a surge protector, which will protect your high priced electrical components.

Belkin has other products that the energy conscious may find useful. You can buy power strips for individual items as well. These are handy for kitchen appliances as you don’t want power chords laid out across your countertops. The conserve socket will turn off the phantom loads after use. If you have a cell phone, Bluetooth, or digital cameras that need charging, the Charging Valet will cut the power once your devices are charged. It charges up to 4 devices at once. This is a great tool as many of us will keep something on the charger until it is needed even they don’t need the power.

So shutting off the energy draw to your electrical appliances and components could potentially save you big money every year. Don’t just turn it off, power down.

New Belchertown Golf Course Sees Another Delay

noreply@blogger.com (Michael Seward) — Wed, 22 Dec 2010 16:41:00 +0000

The new owner of the golf course on Chauncey Walker Street known as Cold Spring Golf Course recently met with town officials to update them on the status of construction. In a handout obtained by Belchertown-News.com, it states that Qianlong US Boston, the new owner of the property, is building, “a high-end private golf course in Belchertown” with a total estimated investment of $48 million dollars. It also states that they do not expect to be open in 2011 as originally planned.

What has been accomplished, the current status of the project, and needed permits and approval from the town are also stated.

So far the greens, tee boxes, some fairways and a large part of the irrigation system have been redone. It states that the most expensive white bunker sand and the best grass seeds have been selected for the construction of the golf course. All of the cart paths have been paved as well as part of the roads in an effort to prevent erosion. Approval from the town has also been granted for widening the road, according to the hand out. It also states that the electrical work is ready to go.

Although Qianlong US Boston has obtained approval to commence construction of a club house, they have decided to postpone construction until phase II. As previously reported on this website, the Cold Spring investor has also purchased four additional lots from Southbridge Savings Bank, “to fulfill the needs of cart paths and building maintenance.”

The goal at this time is to complete the installation of the electrical system and finish the road widening, sewer and landscaping by May.

Originally, it was the intent of Qianlong US Boston to open in June 2011. Now the plan is to start construction of the master plan, which includes a banquet building, a club house, residential houses, and a driving range in June or July. The landscape design includes improvements to the entrance to the golf course, improvements along Route 21, and the tunnel under Route 21.

As the new course will be a public facility, an application for a public water permit from the town will also be filed.

Other improvements Qianlong US Boston are planning include building a new bridge over a wetland area between the 15th and 16th holes and to add lighting to 9 or 11 holes.

Qianlong US Boston LLC bought the distressed property in August of 2009 for $2,350,000 after it was foreclosed on by Southbridge Savings Bank. In September 2010, an additional parcel was purchased from a private party for $25,000. Earlier this month, another $205,000 was invested for four additional lots. There are currently no mortgages for the property recorded with the Registry of Deeds.

New Massachusetts Law Mandates Upgrades To Oil Fired Heating Systems

noreply@blogger.com (Michael Seward) — Fri, 17 Dec 2010 18:22:00 +0000

With winter upon us it is that time of year when we are budgeting for our heating costs. Whether we heat with propane, natural gas, or oil, energy costs are expensive. Therefore, adding another bill during these costly winter months is something all of us are looking to avoid. The Commonwealth of Massachusetts has a new law on the books that could help us avoid an unexpected expense.

According to Mass.gov, a small upgrade to your oil-fired heating system will help avoid a more costly expense later. The new law requires the installation of an oil safety valve or an oil supply line with protective sleeve in order to prevent oil leaks from tanks and pipes to your heating system. The upgrade will be required by September 2011.

Additionally, the new law also requires insurance companies to write homeowner policies to cover the cost of clean-up in the event of an oil leak. While the law requires that insurance companies write these policies for systems that have been upgraded by July 1, 2010, the policy is optional for homeowners.

It is likely that if your heating system was installed after January 1, 1990, it already includes these upgrades as state fire code implemented new regulations on new installations 20 years ago.

Homeowners are also exempt if the oil burner is located above the oil storage tank and the entire oil supply line is connected to and above the top of the tank.

The cost of the upgrade can range from $150-$350, but the cost of a clean up can cost as much as $15,000. Moreover, clean up costs can skyrocket to $250,000 if an oil leak impacts groundwater.

So if you heat your home with oil, it may be a good idea to double check your heating system to make sure that you are in compliance with the law. Homeowners may also want to call their insurance agent to make sure that they have the right coverage on their homeowner’s policy.

Dam Concerns When Buying Or Selling A Home

noreply@blogger.com (Michael Seward) — Tue, 14 Dec 2010 17:16:00 +0000

When buying or selling a home there are many potential pitfalls that could jam up a deal. Structural or mechanical issues, financing issues, cold feet, and, in the Commonwealth of Massachusetts, a failed septic system under Title V can halt a closing. Home sellers and home buyers should also be cognizant of the presence of a dam on a property as well.

The Commonwealth of Massachusetts has a law on the books known as the Dam Safety Statute. It was passed in 2002 and revised in 2005. According to the Massachusetts Department of Recreation and Conservations’ Office of Dam Safety website, dams need to be registered with the State and recorded with the Registry of Deeds. Further, if a property is to change hands, an updated dam certificate must also be obtained.

While simply registering a dam is seemingly a benign hurdle to get a property with a dam sold, the law also requires the inspection of dams. Here are the classifications as specified by the Office of Dam Safety:

High Hazard Potential dam refers to dams located where failure will likely cause loss of life and serious damage to home(s), industrial or commercial facilities, important public utilities, main highway(s) or railroad(s).

Significant Hazard Potential dam refers to dams located where failure may cause loss of life and damage home(s), industrial or commercial facilities, secondary highway(s) or railroad(s) or cause interruption of use or service of relatively important facilities.

Low Hazard Potential dam refers to dams located where failure may cause minimal property damage to others. Loss of life is not expected.

A high hazard dam needs to be inspected every two years, a significant hazard potential dam needs to be inspected every 5 years, and a low hazard potential dam needs to be inspected every 10 years. If an inspection demonstrates that the dam is unsafe, a Certificate of Non-Compliance could be issued.

Estimates to repair an unsafe dam may make removal of the dam a more cost effective solution, however, in some cases the lake-like feature behind the dam (known as an impoundment), may be a popular recreational destination making it a less desirable solution for those living upriver.

An example of such a situation can be found on the Swift River in Western Massachusetts. The Upper Bondsville Dam is located down river from the Quabbin Reservoir. It is a masonry dam that the Commonwealth has deemed unsafe. It is currently owned by the Belchertown Land Trust who acquired the property that included the dam for the land which includes picturesque walking trails along the Swift River.

While the less expensive solution is to remove the dam, the Swift River is a popular recreational destination because of the 5 mile long impoundment that the dam has created. Homes located along the impoundment would also be adversely affected by the removal of the dam as the flow of the river would change dramatically.

Moreover, the land trust doesn’t have the money to remove the dam or to repair it, which is well over $300,000 for either option.

So while a property with a dam on it may create an idyllic setting with the waterfall and beauty, it can also be a liability that a home seller may need to mitigate and that a home buyer may wish to avoid.

For more information regarding the regulations governing dams in Massachusetts, go to: www.Mass.gov/dcr. For more information on the Upper Bondsville Dam, check out www.BelchertownLandTrust.org.

Belchertown Home With Acreage & River Frontage

noreply@blogger.com (Michael Seward) — Thu, 09 Dec 2010 22:42:00 +0000

Located in the south end of Belchertown, this adorable antique offers 34 acres of land and approximately 4500 feet of river frontage. While their is ample open space on this property, much of the acreage is wooded. The Swift River snakes along the eastern boundary. Their is also an 8 stall horse barn with a tack room with room above for hay storage. The garage attached to the barn is currently being used as a work space. Their is also a couple of paddocks. Moreover, the property has been surveyed for two proposed subdivision plans.

The house was built circa 1890. It has four bedrooms and 1.5 baths. The kitchen has been updated and boasts generous dimensions and tile floors. Although there is currently a wood stove, the Seller's will be taking that with them. Just off the kitchen is a pantry and the half bath, which includes a washer and dryer.

As you enter this adorable antique from the front porch, the kitchen is to your right, directly in front of you is a center hallway where you will find the pantry and half bath. The hallway also leads to a back door, and to the left you will be see the living room. The living room includes hardwood floors. Just offf the living room is the full bathroom, which also features hardwood floors.

There are also two bedrooms on the first level of this home. Upstairs you will note that it needs some TLC, however, you will be charmed by the wide plank flooring and you will see the potential.

Typical 19th century features like a dirt floor and field stone foundation describe the basement. But their is also a poured concrete foundation with concrete floor under the kitchen making it a great workspace. Moreover, the electrical panel has been updated, the furnace has been serviced, and there is a wood stove that can supplement the heating system.

And yes, it is called Railroad Street for a reason. According to the Sellers, Amtrack goes by twice a day and a freight train goes by once a day. It adds to the character of this unique property.

For more information about this great opportunity to own a property with both acreage and river frontage, call Michael Seward at 413-531-7129.

Town of Belchertown Supports 290 Acre, $750,000 Land Investment for Conservation

noreply@blogger.com (Michael Seward) — Tue, 07 Dec 2010 20:16:00 +0000

The Town of Belchertown supported an appropriation of $750,000 to pay for 290 acres of Holland Glen Forest for conservation and recreation purposes. The Finance Committee was split on this Warrant Article voting 2 for and 2 against.

Three quarters of the total cost of the property will be paid for by a state grant awarded to the town. Selectman James Barry stated that the town has had its eye on the property. “This particular property has been on the wanted listed for a number of years,” said Barry adding that the state grant and the economy makes this the most opportune time to acquire the parcel.

Some questioned where the remaining $250,000 would come from to pay for the parcel.

Belchertown Conservation Administrator Leanne Connolly said that it is the intention to apply for $175,000 from Community Preservation Act funds. She also explained that she is working with the Kestrel Trust to raise the final $75,000.

Speaking in support of the appropriation, Edwina Cruise said that the Article was more about acquiring more land for Belchertown. “This is not just a piece of land…this one of the most breathtaking and beautiful sections of Belchertown,” she said.

Bill Huber of the Board of Assessors spoke against the Article. “It’s time to say no to certain things,” he said. He explained that the market value of the property is $1,060,600 an that is currently being taxed on a $60,900 because of its Chapter 60B status, a tax status that allows for reduced assessed value for landowners who wish to preserve their property for natural, wild or open space. Huber explained that more money could be generated for the town if it was developed. “The town should be involved in becoming a real estate magnate,” he said. He also reminded voters that CPA is a tax. “It’s not a free ride, it’s a tax on a tax,” he said.

Board of Selectman Chairman Ronald Aponte argued that the value of the land is actually $750,000. “The value of the land is $750,000. That is what the Seller is selling. There is a bona fide Purchase and Sale (Agreement) that states that the value of the land is $750,000,” said Aponte. He also explained that Town Meeting will also have to vote to approve $175,000 in CPA funds in May. He also reminded voters that there are safeguards in place protecting the town if CPA funds and fundraising goals cannot be realized, the Board of Selectmen is not obligated to proceed with the purchase.

Check out the video of the debate:

A Look at Homes Sold in Amherst, Shutesbury, & Sunderland in 2009 VS 2010 Thru Nov.

noreply@blogger.com (Michael Seward) — Mon, 06 Dec 2010 23:08:00 +0000

Comparison Sales Single Family Homes Jan. 1 thru Nov. 30, 2010

                                         Number Sold   Average Sale Price   Days On Market
Amherst 1/1/09-11/30/09   100                   $338,078                         116
Amherst 1/1/10-11/30/10   91                    $346,635(+2.5%)            147
Amherst 1/1/07 – 11/30/07   128      $388,486
2007 was a typical year before the downturn. It is included for comparison purposes.

Shutesbury
1/1/09-11/30/09                 15          $247,093                        186
Shutesbury
1/1/10-11/30/10                 15                     $263,460                         170

Sunderland
1/1/09-11/30/09                 17                    $252,382                          157
Sunderland
1/1/10-11/30/10                 17                    $304,912                         190

Hadley
1/1/09-11/30/09                 35                    $299,061                         151
Hadley
1/1/10-11/30/10   32                    $322,107                         119

Belchertown Home For Sale: Call Michael Seward at 413-531-7129 for more information.

noreply@blogger.com (Michael Seward) — Mon, 06 Dec 2010 00:55:00 +0000

This three-bedroom, 2 bath home boasts quality inside and out. Located on a quiet country road, you will immediately be impressed by the location and more impressed with the extent of the quality as you take a closer look.

Custom built by the Seller, meticulous detail was given to every aspect of its construction. A casual observer will notice the quality three-year-old vinyl shakes that give this property a unique look, but may not note the 2 X 6 construction or plywood sheathing.

Once inside this lovingly maintained home, a casual observer may notice that this home has hardwood floors throughout every room. While the kitchen and bathrooms have Ash flooring that were installed just two years ago, the rest of the home boasts red oak and are original to the house. However, the casual observer will not see the ¾” tongue and groove plywood sub flooring. Moreover, every door in this home is a quality 6 panel wood door.

The first floor has many wonderful features. Keep warm in the living room by the wood fireplace. All the windows in this quality custom home are also all low-e. Direct ventilation is provided for opposite the living room for easy installation of a pellet stove.

Ample cabinet space is provided in the accommodating kitchen complimented by a large moveable island that allows for flexibility. A new faucet was also recently installed. Recessed lighting also provide for a cozy environment. Off the kitchen through the low-e sliders, there is also large deck made of redwood.

There is also a full bathroom on the first floor.

As you make your way upstairs from the kitchen, the casual observer may not notice the fact that the stairway is four feet wide. Once upstairs, they may note the generously sized master bedroom with vaulted ceilings and skylights. The casual observer may even notice the balcony. However, they may not note that the balcony is made of redwood or that it is cantilevered to the front of the house or that the skylights are quality Velux windows.

The upstairs bathroom can be accessed both from the main hallway and the master bedroom. This bathroom is equipped with a large whirlpool tub under another quality Velux skylight.

Once downstairs, the casual observer will note that it’s clean, dry, and has a walk-out basement. However, they may not appreciate the fact that the door outside is a double door or the fact that there are normal sized windows versus the typical basement window. Moreover, the casual observer may not recognize that this quality custom home is heated through 2 zones by hot-water baseboard heat and cooled by two zone central air conditioning system. Most homes with central air conditioning will be heated by forced hot air systems to save on construction costs as both systems can utilize the same duct-work. Further, the chimney also has three flues. Moreover, the casual observer may not take notice of the fact that hot and cold water runs outside.

Upon first impression, the casual observer will notice the large detached garage. As you get closer, you will notice it’s immense dimensions that will accommodate 8 cars. Measuring a monstrous 30’ X 40’ with 12’ high ceilings makes this property ideal for either a car collector or a contractor. The 12’ high ceilings also allow for the installation of a lift. Two large doors in the front and two in the rear also provide for easy access. The garage doors are newer with the front doors measuring at 10’ X 10’ and the rear doors measuring at 9’ X 9‘. Additionally, there are two more portable structures behind the garage that remain with the property.

Belchertown Couple Benefit from National Grid Pilot Program

noreply@blogger.com (Michael Seward) — Thu, 18 Nov 2010 18:34:00 +0000

This past Sunday an open house was held at the home of Alex and Irene Clark on East Walnut Street in Belchertown. While an open house is typically associated with a home for sale, the Clarks were showcasing the energy efficient features of their home. Approximately 30 people stopped by their open house, which speaks volumes about the marketability of energy efficient features in the home.

According to PowerofAction.com: “This first project participating in the National Grid Deep Energy Pilot was completed in January of 2010. While the owners of Wright Builders of Northampton had already planned a comprehensive renovation, financial and technical support from National Grid and Building Science Corporation allowed this project to achieve a full deep energy retrofit including a super insulated enclosure. The home is very conducive to the Clark’s low carbon footprint lifestyle and retains many original features including the wide board flooring.”

The town’s public records date the home to 1842, but it may be much older as National Grid has it dating back to the 1760’s. Some of the energy saving features include: 90% + air leakage reduction, R-50+ insulation in the attic, closed-cell foam added during the interior gut rehab for R-35, thermo-pane with Low-E storms, a high efficiency heating system and water heater, Energy Star appliances, and water management improvements.

Because the Clark’s home is so tight, a state-of-the-art Heat Recovery Ventilation system was also installed. This devise switches out the air in the home every couple of hours. Such a solution may become mainstream since the Town of Belchertown adopted the Stretch Code, which requires builders to build more energy efficient homes.

The Clarks were recipients of a $42,000 grant that helped pay for the renovations. They also had to participate in a highly selective process before being awarded the grant. As part of their agreement with National Grid, the Clarks will be hosting more open houses in the future.

Not only have these homeowners reduced their carbon footprint by making substantial improvements to their home, they also do so in another way—neither of them own a car and get around with a bicycle.