Real Estate and Red Sox -Massachusetts Homes for Sale

Holliston, MA - Home Sales and Real Estate Market Report (June, 2013)

2013-06-17T12:12:00.001-04:00

The Holliston Homes For Sale Market Report

Holliston is moving forward as demand is increasing and working through the market. It's not a market where everything is selling right away, however, and seller still need to use some caution when pricing property. If it doesn't sell right away -it may not, as the average for the properties on the market is around 129 days (once you take out some new construction ads), which is certainly not the shortest timeline we've seen. But with homes selling at an average of 55 days, that certainly tells you the good stuff is flying off the shelves.

Note: The chart above updates automatically with each new post, so make sure the comments you are reading line up with the time the post was published.
We don't see a huge push in prices - they look flat - but I think by the next report we will see that rise, as the current sales push through the data.

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What should buyers do? Well, Holliston remains a market that isn't totally nuts - so it's a good spot for buyers to keep on their list. Prices are still rational in Holliston. If the inventory continues to fall though, we may see more buyers pushing up prices. Also, right now, there is very little new construction in town, but Toll Brothers has rumoured that there will be more of their product coming on line. I expect those will be at higher prices than currently, and they are selling fast, and at high prices, roughly 230-250 a square foot, where the rest of town is selling quite a bit lower (this is normal, new construction usually gets top prices. ). My point being, however, that as those sales get put in the data, it will be moving the numbers up.

Holliston Houses For Sale and Sold Market Statistics - Raw MLS Data

There are 46 homes listed as For Sale in Holliston.
There have been 103 houses sold in the last 6 months, and 79 homes sold in the last 3 months.
The Average number of Days on Market was 55 days for just SOLD homes.

The homes in good condition are selling quickly.
There is an Average Market Time of 165 days of the homes For Sale (currently for sale).
The amount that was paid in Dollars per Square Foot averaged (vs. )
There was an Average Sold Price of $425,439 for sold homes.
Holliston ,MA, has 1 properties advertised as lender owned/foreclosure (typically foreclosure) .
Holliston has 4 properties advertised as a short-sale is going to be needed by lender .
Holliston “Home Seller Index” (HSI):145 Last Report: 122

*All statistics are for Single Family Houses and based on data in MLS. Note, there will be a some what artificial jump in the rankings as the active status flag is being phased out. (this is a good thing, but will screw up my data sets).

Red Sox Notes for June: Positive Surprises, Downside surprises

2013-06-14T12:15:00.000-04:00

Red Sox continue to Impress in June

It's hard to complain about the local 9 this year. They have been in the thick of it from the beginning, and still are atop MLB and their division. A number that I like to keep track of at this point is the run differential - not just the record, but how many runs are you beating the opposition by? The Sox are third in that category, right behind Detroit, but trailing the powerful Cardinals by quite a stretch. The eyeball test reveals little different - this is a good team - and so far they've done a better job at staying healthy then they usually do. Not sure why that is, but so far, it's a welcome change. Here are some of the bigger surprises:

Good Surprises

Daniel Nava - Riding the top of the list has to be Nava. I thought he would be a quality fourth outfielder, but he has been much, much more. The Globe recently wrote that he's been having an All-Star caliber season, and it's pretty likely he'll be a coaches choice. Like Youkilis, his fantastic plate discipline has allowed him to continue improve beyond his projected skill set. And he's not just having a good numerical season, he's coming up in big spots, winning games for the team.
Clay Buckholz - Is a close second place. It looks like Clay is putting it all together, as many of us had been hoping for a while. While his health has been an problem in the past, it's been only a minor annoyance this year. He certainly looks like a formidable weapon should the Sox reach the post season.
John Lackey - Don't look now, but he has an ERA at 3.14, which is damn good. He's in shape and with his elbow repaired, has a chance to make me take back all the things I said about him. It still won't be remembered as a good contract for the Sox, but pitching like this is a good way to work your way back into the fans good graces.

Keeping an eye on....

Mike Carp -Carp got off to a quick start in April, but looked terrible in May, and looked like he was not going to be much of a competitor. Looks like he's a streaky player, because as bad as he looked (and he looked AWFUL), he is TEARING IT UP. He's raised his average from .267 to .330 in about two weeks, and smacked 5 homers along the way. That's a groove.
Dustin Pedroia - Dustin isn't hitting for power, and that might be due to a troublesome thumb that would have put many players on the DL. But with a .409 OBP, a .325 batting average (team leader), and what I thin will go down as his finest defensive season if he keeps it up, who cares. He has been nothing short of spectacular on both sides of the diamond, while leading all players in games played. If you don't root for Dustin everytime he gets up, go watch something else. He may not have the raw charisma or (eventually) the career length of Derek Jeter, but there are no teams who wouldn't welcome this guy. He's that good. He's put up a .304/.372/.832 slash line CAREER, and no one other than Robinson Cano has been better and more consistent. (I don't think Cano is as good a defender, but he is a better hitter).
Jose Igelias - I have been highly critical of Jose's future as a major league prospect. Highly. Critical. So in the interest of full disclosure, I have really, really enjoyed watching him play. He plays defense with a grace that you rarely get to watch, and he has been a tough out at the plate. But working off some numbers that Peter Abraham posted in the globe last week, I've calculated that if not for an unusual number of lucky bounces and well placed fly balls, he would be around a .241 batting average with a .304 OBP. YIKES. So I remain critical. But I have not failed to notice that his slugging is almost .600, which I can not explain, but will use this word: Hope. I will be watching intensely - but if he reverts to the mean, it will be UGLY.

Disappointments

Middlebrooks - Where for art thou Middlebrooks? His slump has been bordering on epic, and although growing pains are to be expected, I'd like to see more of a sustained burst of the potential that we all know is there. When he has been hitting, the raw power continues to be awe inspiring. But Will? Hit the other way once in a while, if you haven't noticed, they are pitching you away.
Ellsbury - he historically has tough Mays, but with June here it'd be nice to see a little more power. Not a lot, just some. His current slugging (.384) won't offset his lower than desired OBP (.349).
Jonny Gomes - Lack of production noted. He's a gamer though, so here's to a breakout second half.

Grafton, MA - Home Sales and Real Estate Market Report (June, 2013)

2013-06-10T15:34:00.000-04:00

The Grafton Homes For Sale Market Report

The Grafton MA housing market is also seeing a huge surge this spring. Again, some of this is clearly being front loaded by the Active status flag change, but still things are up sharply in Grafton.

Note: The chart above updates automatically with each new post, so make sure the comments you are reading line up with the time the post was published.
The crazy piece is that prices have not really moved substantially, and may have actually lost some ground. I'm willing to be that when the current UAG flip to SOLDs, we will see housing prices increasing, but right now the data does not show that. Still, a huge imbalance of buyers is crowding Grafton, and most of them have shown up fairly recently. I think we're going to see a huge bunch of sales at the end of the month, it'll be interesting to track the data through that period.

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Another report where bank impacted inventory is disappearing. Just two reports ago, you were looking at 11 properties being bank impacted. Now? Just two. That is also very good for price momentum. The good news here for buyers is there are still a fair number of properties left - but the best have moved quickly, with sold homes moving at less than a hundred days - showing the sellers are gaining control of this market as well!

Grafton, MA Houses For Sale and Sold Market Statistics - Raw MLS Data

There are 84 homes listed as For Sale in Grafton, MA.
There have been 144 houses sold in the last 6 months, and 112 homes sold in the last 3 months.
The Average number of Days on Market was 96 days for just SOLD homes.

Flowers and Home Sales are in Season in
Grafton, MA
There is an Average Market Time of 209 days of the homes For Sale (currently for sale).
The amount that was paid in Dollars per Square Foot averaged $165 (vs. $168 )
There was an Average Sold Price of $370,776 for sold homes.
Grafton,MA, has 0 properties (vs. 1 in the last report) advertised as lender owned/foreclosure (typically foreclosure) .
Grafton has 2 properties advertised as a short-sale is going to be needed by lender .
Grafton “Home Seller Index” (HSI): 110 Last Report:79

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Framingham, MA - Home Sales and Real Estate Market Report (June, 2013)

2013-06-09T14:59:00.000-04:00

The Framingham Homes For Sale Market Report

OK, I am officially dumbfounded. When I started doing these reports, I thought, maybe, when the market heats up, I'll see HSI numbers above 100. Maybe 110, 120. You have to remember, most of the numbers were in the 70's. Seemed like pretty rarefied air. Natick heated up though, Hopkinton too, and I realized that I would see numbers at 130.
And then MLS changed the active status flag, so now Framingham looks like this:

Note: The chart above updates automatically with each new post, so make sure the comments you are reading line up with the time the post was published.

That red line? That's the HSI. It's at 189. One hundred and eighty-nine. If you are thinking of selling in Framingham, well, you should. You'll probably get way more than you should. The market in Framingham is fully irrational at this point.

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I mean, the $/sq foot jumped 11 dollars in just one report cycle, and Framingham is not a small town where the data sets jump erratically. This is a huge, fundamental change.
Can't wait to see Natick. Not sure I'll ever see 189 again though, that's just insane.

So what should a buyer do? Well, if you can find anything that isn't a wreck, pay the freight. You don't have a choice. If you want a house in Framingham, forget about negotiating. If you want to get a good deal, look somewhere else (like Northborough!).

Framingham Houses For Sale and Sold Market Statistics - Raw MLS Data

There are 98 homes listed as For Sale in Framingham.
There have been 394 houses sold in the last 6 months, and 307 homes sold in the last 3 months.

Home Sellers are celebrating in
Framingham MA, as anything
can be sold in this market!
The Average number of Days on Market was 68 days for just SOLD homes.
There is an Average Market Time of 99 days of the homes For Sale (currently for sale).
The amount that was paid in Dollars per Square Foot averaged $185 (vs. $174 )
There was an Average Sold Price of $335,586 for sold homes.
Framingham,MA, has X properties advertised as lender owned/foreclosure (typically foreclosure) .
Framingham has x properties advertised as a short-sale is going to be needed by lender .
Framingham “Home Seller Index” (HSI):189 Last Report: 129

Clinton, MA - Home Sales and Real Estate Market Report (June, 2013)

2013-06-09T12:09:00.001-04:00

The Clinton Homes For Sale Market Report

Hard to find anything discouraging for house sellers in Clinton in this report. Active time on market is down sharply, prices up moderately, and the HSI has busted out to a new high in Clinton of 107. Why did the HSI jump so much? Very simply - the houses are selling faster than they are coming on the market. Normally, in June, there would still be a fair number of houses on the market, but the good ones are clearly moving. Buyers like the value proposition in Clinton - and like in Charlton - are moving in. Some of the record HSI is due to the Active Flag Status change, so this report is certainly a little more rosy than it should be.

Prices are up - but not very much, just a bit - but if the buying pressure continues, as we have seen elsewhere, prices will keep moving up. The summer should be very interesting to see if buyers continue to drive inventory levels down (only 38 active properties - also a record low).

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Another surprise is the steep drop in bank impacted inventory. Just 3 left. Still 8% of the total market, but it's falling fast. Those that read the last Worcester report will recall I have established the "death of shadow inventory" discussion, and this is more evidence of that.

Clinton Houses For Sale and Sold Market Statistics - Raw MLS Data

There are 38 homes listed as For Sale in Clinton.
There have been 72 houses sold in the last 6 months, and 53 homes sold in the last 3 months.
The Average number of Days on Market was 177 days for just SOLD homes.

You too, might save some coin if you
are looking for houses in Clinton. The values are
still there, but for how long remains to be seen.
There is an Average Market Time of 158 days of the homes For Sale (currently for sale).
The amount that was paid in Dollars per Square Foot averaged $126 (a record) (vs. $124)
There was an Average Sold Price of $223,479 for sold homes.
Clinton has 1 properties (vs. 3 in the last report) advertised as lender owned/foreclosure (typically foreclosure) .
Clinton has 2 properties (vs. 9) advertised as a short-sale is going to be needed by lender .
Clinton “Home Seller Index” (HSI):107 Last Report: 83