Best Time to Sell Your House in Boston?

by c21commonweath_ldowling 15. January 2015 12:55

Think spring is the best time to put your house on the market in Boston? Although it may seem most logical to post a listing after the snow has melted and the holidays are far behind, it can actually be to your advantage to put your house on the market in late winter.

Spring is typically the season when the most home sales are made around the country, with May being the peak month for Massachusetts, but that doesn’t necessarily mean that’s when you should first start thinking about selling. Based on a study of 1.1. million home listings in 19 major markets between 2011 and 2013, The Washington Post reported that houses put on the market between December 21 and March 21 have a distinct advantage over houses put on the market in the spring , summer, and fall. Nationwide, homes put on the market during the winter were 9% more likely to sell within 180 days and at a smaller discount to the original asking price than homes put on the market during any other season.  In Boston, there was a 14% advantage for listings posted during the winter versus listings posted during the summer.

Why the advantage? There’s simply less competition during the winter. Many sellers are reluctant to prepare their houses for staging or start the repairs needed to make their house move-in ready during the winter, but serious buyers typically start looking after the holidays. With more buyers looking and fewer houses on the market, sellers are more likely to receive a good offer—or even multiple bids—in a shorter amount of time.

Remember: Sell When You’re Ready

While the late winter months might have a statistical advantage for sellers, that doesn’t mean you should rush to post a listing in January or February if you’re not ready. It’s great if you can post a listing during the winter season, but you should be ready to work with a realtor to create a listing with a floor plan, high-quality photos (take them when the weather’s nice if possible), and compelling copy. Make sure you give yourself enough time to make any necessary repairs (or to have a contractor make repairs) and to stage your home so that it looks its best when buyers start knocking. You’ll be most successful if you do some planning and prepping to make your home as appealing to potential buyers as possible, regardless of the season.


First Time Buyer’s Guide to Owning a Rental Property

by c21commonweath_ldowling 17. December 2014 15:34

So, you’ve decided to invest in a rental property and supplement your income. This can be a wise decision for your future and your family’s future, provided all your ducks are in a row. Being a landlord isn’t as easy as collecting a check every month. Be sure to read our guide to buying a rental property before you proceed with your first purchase of a secondary residence.

Secure Financing

If you’ve already purchased a home for yourself, you know how important it is to secure financing first. Estimate the price range in which you’d want your rental property to fall, and plan your down payment accordingly. Remember that you’ll pay less for insurance if your down payment is 20% or more. Get pre-approved for the amount you’d want to spend on your property before you go out looking. This will save you a load of time and trouble and give you the power to negotiate as soon as you spot a property you want.

Determine the Location

Location is key when investing in a property that you will rent. Make sure the property is in a desirable neighborhood for renters. Your budget will likely determine the type of renters your property will attract. Consider amenities, transportation, entertainment, and proximity to universities or corporate offices to meet the needs of your target market. Also consider schools if your rental property will be suited to families. Take into consideration the property taxes of the area and how much this will subtract from your rental income.

Calculate ALL Expenses

When you get an estimate of the monthly rent you can charge for a prospective property, remember to consider all the payments you will need to make including property taxes, insurance, repairs, HOA fees, investment in upgrades and more. Also remember that your property may not always be occupied and plan to have emergency funds set aside in case you can’t find a tenant for a couple of months. An emergency fund is also a great idea for any major surprise repairs like plumbing or HVAC.

Prepare to Invest Time

Maybe you have the money to pay a property management firm and walk away, but if this is your first property, that’s not likely. You want to retain as much of your profit as possible. As such, be sure you have the time to invest in your property after closing the sale to make it look great and to advertise to renters. Be prepared to make repairs whenever your tenants need them. The sturdier the materials you use in your property, the longer they will last, and less of your time will be required.

Set Goals & Determine Your Pay-Off Date

Once you’ve determined that a property is a good investment as far as monthly revenue goes, determine the pay-off date. How long will it take you to turn a profit? If you’re keeping a rental property just to resell it at a later date for a higher price, you don’t need to worry so much about a quick pay-off. If your goal is to make extra money on a monthly basis, the time it takes you to pay off the mortgage can be a decision-maker when it comes to choosing between a few final candidates.


Commonwealth Community Profile: Framingham

by c21commonweath_ldowling 8. December 2014 14:22

Framingham owns a special place in American history. The U.S. Census shows more than 68,000 people live in the Metro West bedroom community, but Framingham is governed through town meeting form of government. This makes Framingham “the biggest town in America.”

Few people know that Framingham has a rich Colonial history. The town founders originally named the town Framlingham in 1700 (talk about a tongue-twister!), but at some point, the town dropped the “L” and the name Framingham stuck. In terms of American history, the town had a prominent role in the early Abolitionist movement and the Revolutionary War. It also was the hometown of Crispus Attucks, one of the people killed in the “Boston Massacre” in 1770.

After WWII, Framingham gained new fame as one of the state’s largest growth areas at the time when returning veterans opted to build single-family homes outside of the city. Framingham soon became known for its retail mall (“Shopper’s World”), schools and low-cost homes.

Home to Framingham University and Massachusetts Bay Community College, Framingham offers a vibrant downtown area with a variety of shops and restaurants. Many notable people have called Framingham home, including Red Sox Nation radio personality “Framingham Lou” Merloni, Cleveland Cavaliers coach David Blatt, actress Nancy Travis and artist Ezra Ames. Residents enjoy low crime rates, recently-renovated public schools, easy transportation access to Boston and Worcester (bus, MBTA commuter rail to South Station and Back Bay), and numerous parks, public athletic facilities, and historical sites.

Framingham also offers a wide range of real estate opportunities at many different price points. With a median listing price of $335,000 according to, up 6.2% since 2013, and a location midway between Worcester and Boston, Framingham is an ideal place for commuters and families.

For more information about Framingham listings, contact manager Bruce Klemer at (508) 879-0555.


3 W's Wednesday - Kathy Murray

by c21commonweath_ldowling 19. November 2014 14:51

Welcome to the first 3 W's Wednesday post from Wendy English and the Medfield Office!

Each week Wendy will be talking with a real estate professional about a favorite topic - real estate!

This week's post features Kathy Murray, top producing, high end Realtor from Century 21 Commonwealth.

Kanty Murray, Top Medfield Realtor

What - What do you do?

KM - "I am a dedicated, full time real estate professional and am very passionate about my career. My family loves to joke that my only topic of conversation is real estate! I have to admit that it is a struggle to turn it off at times. A Realtor wears many hats. As a seller's agent, I provide the same level of service for all of my clients, whether I am marketing a $200,000 condo or a $1.7 million luxury home. One of the things I firmly believe in when presenting a home for sale is staging and preparing the property by taking care of any deferred maintenance. In this day of click and delete, beautiful pictures bring buyers over the threshold, and in order to get the best price and not leave money on the table, it is just so important. I provide my sellers with a full day of free staging, not just an initial consultation, and access to my team of contractors. I hire professional photographers and architects to draw floor plans, and have the budget to advertise across all media. I pride myself on accompanying showings, providing regular feedback and otherwise staying in constant contact with my clients. When it comes to offers, I am an experienced negotiator, and have a good reputation with my colleagues and competitors. I believe the best deal is a "win-win" for everyone, and can manage a transaction so it will close. It doesn't hurt that I work for the number one firm in my market, and have a fantastic manager who is always available for me.

As a buyer's agent, I consider myself an educator more than a salesperson. I love the buy side, and am very patient! I have worked with folks for two and three years before finding the right home. I have a team of home inspectors, insurance agents, attorneys and other professionals with whom I work closely. A smooth, stress free transaction equals a happy client, which is important to me. The bonus is that most of my business is by referral.

If I am not out in the field, you will find me in my office working on mailings, ads for the newspaper or my magazine, updating social media and all of the other tasks required to run a real estate business. In my spare time, I am usually reading about it! I never tire of learning and keeping up to speed on real estate law, finance, home inspection issues, marketing, and the many, many facets of this business."

Why - Why do you do what you do?

KM - "I grew up in the construction business, so even though I never really planned to become an agent, I suppose it was inevitable that I would work in real estate. My father was a developer who over the years built over 400 homes in Medfield and the surrounding towns. As a child, I loved to study blueprints and draw houses, and if I wasn't doing that, I was rearranging the furniture in my room. Even then, I loved houses and "staging", although we didn't call it staging back then. I also enjoyed going to the job sites. For me, there is nothing like the smell of lumber! In 1982 when I was a freshman in college, I decided to get my real estate license and work part-time. Of course the business was very different back then! We had rotary phones and every two weeks we looked forward to the "big MLS book" of new listings, which had one tiny black and white photo of each house. This was before the internet of course. People would walk in to the office, and you would take them out in your car with your map, the route highlighted in yellow. Back then, there was no buyer agency and consumers did not have access to listings. Wow have times changed! The internet, and of course the advent of the smart phone have revolutionized the process, and along with it our role as real estate agents.

I decided to go "full-tilt" in 2001, when my youngest daughter started kindergarten, and except for the occasional day off, I am always working on my business. Ask any full time Realtor what the hours are, and if they are successful they will tell you it's 24/7. Dedicated real estate agents are always working in some capacity, and if the do take a vacation, you will usually find them off by themselves on the phone with a client! As they say though, if you love what you do, it isn't work! I do what I do because real estate is who I am. The icing on the cake is that I get to work for myself with the help and support of a fantastic office, and every day is different. Mostly rewarding though, is the privilege of getting to know and helping so many wonderful people each year."

Where - Where is your favorite home for sale?

KM - "That's easy! Right now I have an absolutely breathtaking listing at 113 Pine Street in Medfield, built by Unique Homes, an award-winning local firm. It is in my opinion just as remarkable as the Boston Show House they designed and built awhile back in town. I have been in almost every home in Medfield over the years, and I can say with authority that the quality of this house is unparalleled. Where do I begin? The exterior elevation, the open floor plan, the magnificent windows, the spectacular mill work, the oversize doors and beautiful hardware...I could go on and on about the materials and workmanship in this home. It is priced $100,000 below appraised value at $1,699.000. There is a discerning buyer out there who will be very lucky to call this home!"

Find Kathy Murray online at

See her photos, floorplan and details on her favorite home here

113 Pine Street Medfield, MA

Wendy English
Wendy English, blog author & host of The Neighborhood radio show


Commonwealth Focus: Demographic Trends

by c21commonweath_ldowling 19. November 2014 14:35

Shifting population trends are a hallmark of America’s success and evolution. They spell opportunity for real estate professionals who understand the coming changes and tap into networks of rapidly growing ethnic groups, emerging economic sectors like the ‘knowledge’ economy or even age groups that experienced large birth rates. Here are some trends to watch in the coming years.

The Rise of Asian and Latino Markets

The country’s Asian population grew to 19.4 million last year, making this group on e of the fastest growing in the country. Latinos are an even larger population segment, with 54 million reported in the last Census. The Latino population accounted for 2.6 million first-time home owners during the past decade, the single-largest segment of newly minted buyers.

Both groups are known for well-organized community groups and networks that welcome those with an interest in learning about their heritage. For example, the Winchester School of Chinese teaches the language and culture of China through arts and cultural events. The Boston Spanish Language Meet Up organization in Cambridge hosts meetings weekly for its nearly 3,000 members.

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Both the Latino and Asian populations actively support cultural media outlets. For example, the El Mundo Spanish-language is in New England and is distributed to 21 cities around Boston. The Sampan newspaper, the only bilingual Chinese-English newspaper in the region, reaches 24,000 households, including many on the West Coast and in Hawaii. Both offer translation services for advertising.

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The Millennial Boom

Millennials, or Americans born between 1982 and 2004, are the single largest group of citizens in the United States, even if many of them aren’t old enough to vote. While few are of home-buying age, and even fewer are able to purchase homes following the Great Recession, experts predict this group will have an outsized influence on the housing economy in the next 5 to 10 years. Researchers note that this generation tends to be civic minded yet insulated from society’s institutions, value wealth yet may not have the temperament to climb the corporate ladder, and want to create change yet lack a focus for that ideal.

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 Even with large student loan debt ratios and tight credit, Millennials’ outlook on home ownership is expected to grow, according to a recent report by the Joint Center for Housing Studies of Harvard University. Key factors in Millennials’ purchasing decisions tend to center on lifestyle choices, not economic standing. Surveys show that Millennial will settle for smaller living spaces in exchange for desirable locations and access to preferred amenities, retail areas and entertainment. In particular, Millennials who are old enough to purchase homes tend to live within close proximity of restaurants, bars and shopping outlets.


Commonwealth Community Profile: Somerville

by c21commonweath_ldowling 10. November 2014 12:20

There are many reasons why Somerville is widely known as the center of the “hipster” universe but the largest reason why is found in the 2010 Census. Among all American communities, Somerville has the 2nd largest percentage of adult residents between the ages of 25 and 34 years of age. That, along with funky neighborhood squares (Davis, Union and Teele to name a few), Tufts University and a vibrant arts community, has fueled a booming economy and tremendous growth.

A two-time winner of the coveted All-America City Award, Somerville is now home to the much-anticipated Assembly Row which transformed a former Ford Motor Company plant along the Mystic River into a sprawling retail, entertainment and residential center that features Lego Land Discovery Center, more than a dozen fashion and shoe outlets, and hot eateries. At the same time, the city’s economy is booming thanks to a myriad of ethnic dining destinations (including Brazilian, Ethiopian, Haitian, and Peruvian cuisine), unique ‘mom and pop’ businesses (such as Brooklyn Boulders rock climbing, the Esh Circus Arts center, and the Aeronaut Brewery.)

Many notable public figures have called Somerville home, including native son and U.S. Congressman Mike Capuano (uncle of Hollywood star Chris Evans of Captain America fame), Boston University hockey coaching legend Jack Parker and Archibald Query, whom you may know as the inventor of the iconic sandwich spread Marshmallow Fluff. Mr. Query is celebrated every year at the “Fluff Festival,” which is billed as a “madcap” affair complete with a “Shenanigans Stage.”

Somerville’s access to the MBTA subway, rail and bus system (15 stations between the Orange, Green, Red, Commuter Rail and bus lines) makes it one the most commuter-friendly cities in Greater Boston and more than half of the city’s resident commute by public transit, walking, or bicycling.

Somerville has come a long way since the Revolutionary War, where one of the first rebellious acts took place in the fight for American independence, and the Industrial Revolution, which gave the city of 79,000 people a reputation as a blue-collar enclave during the 20th Century. Today, the average single-family home lists for $670,000 and the average condominium lists for $461,500. For information about listings in Somerville, contact Charlie Ball at (617) 666-2121.


Commonwealth Connection: Online Tools That Work For You

by c21commonweath_ldowling 4. November 2014 13:46

Given the volume of web tools and mobile apps on the market today for real estate agents, it’s not always easy to select the most useful applications. This blog entry shares some of the web and mobile tools that can make your work easier, so you can focus on selling.

File share smarts

The two most popular online file sharing systems are Dropbox and Google Drive. But which one is better? If you need to share files quickly with clients, Dropbox might be the right tool for you. That’s because Dropbox is designed for quick sharing and storage. With Dropbox’s encrypted protection feature, it’s easy to send a secure link to a client or prospective buyers so they can access anything they might need, immediately.


By comparison, Google Drive is ideal for collaborative projects because the system updates and tracks shared files in real time. If you and other agents need to work on the same document at the same time, Google Drive lets you do that no matter where you are.

Spam be gone!

What’s more annoying than hundreds of email subscriptions jamming up your inbox? There’s a tool that can help. sifts through subscriptions that are associated with your account and cancel the ones you don’t want instantly. works by compiling automatic email subscriptions and allowing you unsubscribe to unwanted updates with a single click.

One caveat: only works for emails hosted on Google, Yahoo! and (i.e., it is not compatible with Microsoft Exchange)

Vmail with ease

Many experts believe that Video Emails will revolutionize real estate listings because they allow for immediate sharing of virtual property tours. One platform that is making waves in the realty industry is Bomb-Bomb, a video app that allows you to create property tours at the palm of your hands.

 The app lets you drop and drag photos of your listing into a template and then create a video incorporating all of the images you have taken at the property. With open rates of 67%, this tool is useful for direct marketing to longstanding clients as well as potential customers.

Social visibility

Every wished that you could you create a digital video property tour and upload it immediately to your social marketing platforms, including Facebook and Twitter? Welcome to the future, courtesy of Tout.

Tout’s mobile publishing platform means you can post videos instantly to any digital platform, including websites, other mobile apps and social media. The app works on IOS and Android as well as desktop through a proprietary webcam publisher available at 


Commonwealth Community Profile: Newton

by c21commonweath_ldowling 10. October 2014 10:47

Newton Massachusetts is home to the Boston College Eagles, the historic Brae Burn Country Club, and as the home of notable people from a range of disciplines, including drama (actors Jack Lemmon, Matt LeBlanc, and John Krasinski), literary arts (Isaac Asimov, David Mamet) and comedy (Louis C.K.). It is also the home of legendary corporate leaders such as Robert Kraft and Sumner Redstone.

One of the little known facts about Newton is that it is one of the state’s larger cities, with 85,150 residents (11th most populous) and 18.2 square miles of territory (29th largest.) The community offers MBTA access to Boston (bus, subway and commuter rail), low crime rate, high-ranking schools and more recently, ‘green’ energy standards (in 2012, Newton announced that it purchases all of its energy via clean energy generation.)

No wonder the city was recently named the “Best City to Live In” by a national financial news and opinion outlet!

Newton remains one of the nation’s oldest communities (it was settled in 1630) and boasts a historically rich past as one of America’s earliest commuter suburbs (located 7 miles from downtown Boston, it’s easy to see why.)

The suburb’s convenient location makes it a hotspot for real estate, with the average 2014 home price valued at $819, 600, up 7% increase from 2013.

For more information about Newton listings, contact manager Greg Kiely at (617) 969-2121.


Luxury 101: Three Tips to Move Mansions

by c21commonweath_ldowling 2. October 2014 16:08

As the price of a home increases, real estate agents face greater challenges when seeking to sell them. Catering to buyers who know what they want and have money to spend means doing everything possible to highlight the appeal of a luxury home. While beauty always is in the eye of the beholder, there are three things to keep in mind when listing a luxe property that will help move it quickly to “sold.” 


1. The price must be right

Selling luxury does not mean that price is no object. In fact, pricing can be even more crucial when dealing with sophisticated, educated and sometimes competitive buyers who are driven by the idea of ‘winning.’ The best approach means listing the property at a price based on a reasonable structure. Remember: overpriced properties are likely to drive buyers away and may even freeze out a splurge buyer. The average luxury home sits on the market longer than a more moderately priced home, which in a strong market, is less than 45 days on average in Eastern Massachusetts. The easiest way to set an appropriate starting price for a luxury property is by conducting a thorough comparative market analysis. By looking carefully at prices of similar homes that were recently in your community, even the fanciest home can be priced appropriately in line with your overall sales strategy. 


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2. Staging for gazing

Staging helps minimize a home’s time on the market, regardless of price point. For luxury listings, this means emphasizing the elegant elements of home. Formal dining rooms must be set with formal china, sterling silver place settings and crystal goblets. Outdoor amenities such as garden terraces, patios, porticos and outdoor dining areas must be immaculate. Bedrooms must exude elegance with items like plush down pillows, gorgeous quilts, and stylized accessories like mirrors, chests and armoires. Remember the golden rule of luxury staging: demonstrating the extravagance of a home can’t help but impress potential buyers. 


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3. A picture is worth much more than a thousand words

Luxury buyers are human. The things they see will make an impress. That’s why every luxury home must be marketed with superior photos shot using professional-level equipment in the most flattering lighting possible. In fact, splurging on a professional photographer is recommended for any property over $2 million. Staged lighting, high-speed cameras and a professional photographer’s inmate style and touch will yield images that emphasize the finery and amenities within the property while highlighting its unique selling points. 


Three Fall Staging Tips to Wow Buyers

by c21commonweath_ldowling 30. September 2014 18:26

Autumn appeal for potential home buyers is adding a touch of flair to your staging décor. Warm scents, fall foliage hues, and inviting lighting accents provide elegant ways to ensure that a home leaves a lasting impression. Check out these three staging tips that will charm and delight buyers in a tastefully appropriate manner.

Come and knock on our door

Upping a property’s wow factor starts at the front doorway. Consider lining the steps with gourds of varying shapes and sizes. For a splash of color, incorporate an arrangement of potted chrysanthemums in bronze, yellow, burnt orange, and white. Spruce up the door itself by hanging a harvest wreath complete with vibrant foliage like leaves, myrtle, oat, wheat and berries.

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Seasonal Scents

The smell of pumpkin spice and warm cinnamon apples are synonymous with autumn. These comforting and nostalgic scents make a house feel cozy and warm. Popular varieties include Yankee Candle’s Bay Leaf Wreath, Apple Spice, or Pumpkin Ginger Bark, all which make a space feel homier. Candles should be displayed in a fall arrangement by placing them in glass trifle bowl and laying them atop a bed of artificial leaves.

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Let there be light

As the crisp autumn weather rolls in and daylight wanes, agents are presented with the challenge of brightening up homes during evening showings. To make lighting inviting for tours at dusk or at night, using soft tones is a must. Avoid fluorescent lights and use bulbs with gentler hues to create an ambient and familiar atmosphere.

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