I feel that Massachusetts does a pretty good job, either thru grassroots organizations or towns saving money, in providing recycling opportunities to the local residents.

Ashland Recycling Program Info

Framingham Recycling Program Info

Holliston Recycling Program Info

Hopkinton Recycling Program Info

Medway Recycling Program Info 

Milford Recycling Program Info

Millis Recycling Program Info

Natick Recycling Program Info

Sherborn Recycling Program Info

Check out the previous posts regarding related sites:

Hazardous Waste Dates

Asbestos Removal Article from 2008

I hope you find these links as a useful source of information whenever you are searching out information on your town’s recycling program.

1. Are there a bunch of foreclosures driving down home values in our area?
2. How much of a discount can I get if I buy one of these foreclosure properties?
3. Is the market getting worse or better out there?

Foreclosures in Massachusetts

RealtyTrac reports that Massachusetts is one of the top 5 states in % of foreclosure sales for the 1st quarter of 2010. (June 30th – Not really sure why it took so long to issue these stats??)  As alarming as this sounds, let’s look a bit closer…

Number of foreclosure sales were 2,111 in quarter 1, which is 42% of all sales!  Sounds bad, right? 

How does this compare to other states they reported on?  It works out to .9% of Total foreclosures in the United States.

Still digging a bit deeper, I checked MLS data for number of sales in MA for the 1st quarter.  MLS reports 6628 total single family home sales, which works out to 32% of all single family home sales are foreclosure sales.  Since they report 2,111 were ALL sales, let’s add condos and multifamilies to that number… now it is over 11,000 sales, or about 19% of all sales. 

Remember, this MLS data does not include any For Sale By Owner homes either.

OK, I know what your thinking… It is still a high number, Ed!  I agree.  So, because I am not feeling this strain on the marketplace as a Full Time Realtor in Metrowest Boston, I want to dig even deeper!

In the Metrowest towns of Ashland, Framingham, Holliston, Hopkinton, Natick, and Southborough I pulled data from MLS regarding bank owned property.  Here are the findings using only single family properties since the start of 2010:

17 out of 552 Active homes are labeled Bank Owned (3%)

13 out of 158 Under Agreement homes are Bank Owned (8%)

34 out of 597 Sold homes are Bank Owned (5%)

I don’t know about you, but there are two results from this investigation. 

     Number 1 is that I feel better now than I do after reading RealtyTrac’s data.

     Number 2, where the heck are they getting those numbers from?  

Some explanations is that they classify homes in “pre-foreclosure” or “scheduled for auctions” and MLS is only as good as the agent that enters in the data as “lender owned” or “Short Sale”. 

In my test of RealtyTrac’s data, the 1st property I checked was in Ashland.  It was listed as a fairly new addition to the property site.  Come to find out it was sold months ago on MLS.  So for some reason their data is not updated as it should be.

Discounts when Buying a Foreclosure Property

Realtytrac reported that there is quite a discount that a buyer of a foreclosed property can receive.  Again, take this with a grain of salt since the way they create these numbers is, in my opinion, flawed. 

Massachusetts’ average Foreclosure sales price is reported as $161,089.   This is about a 35% discount to non-foreclosure sales in the marketplace for the 1st quarter.

They seem to compare Average Sales Prices of all Foreclosure Sales to Average Sales Prices of Normal Sales.  Since the majority of Foreclosure properties are on the lower end and are trashed by the past owners or lack of upkeep, OF COURSE they are going to be a discount.  Classify this stat as

“worthless data for people who think for a moment!”

From my experience, if you are handy and have some cash… there are lots of great deals out there to go after.   These are both foreclosures and non-foreclosures!

Local Market Conditions are Improving

The best evaluation of the local marketplace, in my opinion, contains the following:

A Local group of towns

Use a Specific category of housing, such as Single Family Homes

Look at past several years data to compare it to

Use 6 mos. or a year worth of history

When I do this for Metrowest Boston towns (specifics I am happy to share if you wish), I find the marketplace is showing strength even though Home Owners have taken a hit on property values over the past several years.  So, better for Buyers than it is for Sellers.

Here are two tidbits:

     Average Days on Market is 96.  Over the past 5 years this has ranged from 85 days to 119 days, so very reasonable.

     Ratio of Selling Price to Listing Price is 97%.  Over the past 5 years this has ranged from 96-98%, so again, very reasonable number.

I put together a graph of the Selling Prices over the course of the past 5 years for these Metrowest towns.  There is a 17% decrease in Median Home Values over this time frame.   This is data from July to July in each one of these years.

Here is a graph of the Total Number of Sales for these local towns.  Look at that promising increase of sales over the past year!  The area is running 10% fewer sales than we had 5 years ago.

Everyone under the sun is forecasting that the economy is faltering again, and it is very rare to hear that any uptick in this marketplace has legs to it.  Therefore, my report is that the local marketplace numbers right now have strength.  We will have to evaluate in this way, often, to see if this continues.  I will keep you posted on these numbers over the second half of the year.

This project brings much needed affordable housing to Holliston.

This 3 1/2 story building will house 30 units and parking for over 50 cars, half underneath the building.  Every single unit will be affordable. 

This means that if your income level falls under 60% of the prevailing median income, these units are available to you. 

Three of the units are for households that fall under 30% of the median income guidelines.  Holliston residents receive preference in these types of developments.

Based solely on 2009 median income figures from MA state websites, the 60% qualifying income levels look to be:

• 1 person household        $27,876
• 2 person household        $36,454
• 3 person household        $45,031
• 4 person household        $53,608

I will follow the building of this development, which they expect will take about 12 months to complete.

Metrowest Daily News article on Cutler Heights.

Funding for the project comes from a variety of sources.   Townspeople pay into a Community Preservation Act fund in their taxes, and this is one source. 

Additional sources include $2.2 million in state funds, and most importantly, $3.9 million in federal stimulus money. 

Yes, that’s right, Holliston is getting it’s little piece of the stimulus funds.  Frankly, without the state and federal funds, this project would have been dead in the water.

Clearing Cutler Heights

Affordable housing seems to get a reaction of “not in my backyard”, but this location and the great need this community has outweighs any negative points on this project. 

Cutler holds a special spot in my childhood, and I am glad to see this project moving forward!

Ed Daniels is a graduate of Cutler School 1st grade and currently is a Realtor with Re/Max Executive Realty.  His classmates can catch up with him by calling 508-341-7880 to plan our next reunion.

There’s nothing to sell!!

Compared to 2009, the number of available listings fell 15%.  In 2009 there were 67 listings, today there are only 56.

The Big Picture:

The Warren Group reported on the February real estate market for all of Massachusetts:

• Single Family Median Prices jumped 8.4% vs. Feb 2009
• Single Family# of sales climbed 13.5% vs. Feb 2009
• Year to Date Median Prices are up 9.8%

• Condo Median Prices jumped 6.8% vs. Feb 2009
• Condo # of sales climbed 8.9% vs. Feb 2009
• Year to Date Median Prices are up 10.6%

Is this a trend?

Median home prices have risen for 3 consecutive months (year over year).

Number of Sales in homes have risen year over year for 8 months in a row.

What is happening more recently?

The Massachusetts Association of Realtors tracks Pending Sales.  This tracking of signed Purchase & Sale Agreements provides reliable information about upcoming sales numbers. 

The number of homes put under agreement in March was up 27 percent compared to the same time last year.  Condos jumped 38%.

See full report from MAR on pending numbers.

Specifically Holliston:

Over the 1st 3 months of 2010, there were 20 sales, with a median price of $336,000.

Compared to 2009 sales, there were 15 sales and median price of $315,000.

Average time on market was 97 days.

Compared to 200 average days on market in 2009.

Sellers received 97% of their Listing Price, and 93% of their Original Asking Price last quarter.

That, my friends, is strength in the local real estate market!

The MAhome Team

I just spoke to the Sellers good friend and described it as “the easiest short sale transaction I have successfully sold.”  I think he was shocked at that response to it since he was intimately involved, for the Seller is a co-worker friend. 

The fact is that the bank responded to us in about 2 weeks!  That is unheard of in this marketplace.  I have another short sale that is on the 4th buyer and we have waited for 6 months for a response from the bank.

The Buyer is a great local family using the home as an investment.  They got a great deal. 

The Seller had some unfortunate scenerios come up in their life during a very tough marketplace.  They got out, survived a difficult situation, and are moving on!

The only loser in this may have been the bank, but I guess it was better than the cost of a foreclosure.  See – everyone is a winner.

Welcome to the Neighborhood, Grimes Family!

Ed Daniels of Remax Executive Realty is the new neighbor for the Grimes Family on Morton St in Holliston.  Come by and say hi to the new neighbor and Ed (at 24 Morton St) anytime!

The Metrowest Boston area has special days set aside for homeowners to rid the house of waste.  

Holliston Hazardous Waste Day -

July 24th, 2010 9-noon at Adams Middle School

Natick Hazardous Waste Day -

May 15th, 2010 from 9-noon  -  Natick District Court

Limited: Only 300 cars, so pre-register here 

Framingham Hazardous Waste Day -

October  – Town site for all recycling info

I will post more details from other area towns as they become announced. 

The Metrowest Boston area appreciates that you dispose of your household chemicals at these special days that are offered.

Ed Daniels of Remax Executive Realty serves the Metrowest area towns.  If considering a move, the MAhome Team would love the opportunity to help.  Contact them at 508-341-7880 and Ed@MAhome.com

Holliston Aquaduct?

In reading the Holliston TAB the other day I came across the following article:

Five of Six Holliston Wells Have Significant Problems

As a citizen in town who likes to keep up with how the town is managed, I was amazed to hear this news.

Even more disappointing was the early quote in the article from Larry Weise, Chairman of the Board of Water Commissioners.  Mr. Weise was reported to say the town has two issues threatening the town’s water supply:  Quantity and Quality.

WHAT?  That sums up water supply… Quantity and Quality!  There is nothing else.

For several years I have followed the water supplies in the Metrowest region as perhaps a “more informed Layman”.  I don’t pretend to understand the geology of aquifers, but I certainly understand that there is science behind the water supplies.  I understand that even private wells pull from a common source.  

On the flip side, homeowners generally don’t follow this stuff.  They hate water bans during 2 weeks of rain showers.  Townspeople hear high levels of X in the water supply and immediately start showering in Poland Springs.  I swear, Ashland residents still think water is contaminated from the old Nyanza paint factory.  Fact is…  water wells are upstream from the site and Hopkinton even buys some of their water from Ashland wells!

One thing that I DO know as a taxpayer, I would much rather deal with water wells than ignore them.  The Holliston Water Commissioners have obviousily ignored the problems.  5 years ago it would have been a lot easier to make the case for taxpayer money to go to well improvements.  Little tougher now!

Medway just is fighting thru the terrible situation of waiting too late for replacement/repair of a well.

Medway MA Master Water Plan 11/09

The Town of Holliston presented an all-around State of the Town recently and here is the presentation:

Holliston Plans of the Town 11/09

The latest report I could find regarding the Report on the town’s water was the Annual Report for 2008:

Water Report for 2008 -  Issued 6/09

On September 3rd  2009, the Water Department issued a notice because the DEP required it.  The town had discovered some level of surface water getting into one of the town’s wells.  The DEP regulations required that they notify the residents.  In this notice, they also stated:

We are currently completing a Master Plan of the entire Holliston Water System evaluating the best approach for cost effectively continuing to meet all federal and state regulations and provide all our residents with the highest quality water.

Upon searching for this Master Plan for the Water System, no mention of it on the town’s website or thru a google search.  I will keep hunting for it.  I am also interested as to why the last meeting minutes posted to the town site for the Board of Water Commissioners is from 8/26/09??

As a Realtor selling Holliston real estate, Buyers get access to all the press and reports on the internet, and we will have property values affected negatively if we don’t get our act together.  The town needs to feel confident about water Quality AND Quantity, and this is a non-negotiable!

Ed Daniels is a local Holliston resident and taxpayer, concerned citizen over water supplies in the region, and a Realtor hoping to sell many homes to families moving to Holliston.  To talk about everything regarding Holliston Real Estate, or other Metrowest homes, call 508-341-7880.

Over the past 4 years, $8.8 million has been secured to work on the prostheses needed for lower limbs. This company also works on technology for arms and hands, but the leg technology has more challanges to get right.

All the local politicians have visited the company to show off how the federal funds are being put to good use, like this video of a recent visit .

Holliston does not have a very large commercial base, primarily due to the restrictions caused by private septic systems.  Some people in town believe this helps to keep Holliston feeling like a “small town” that they have grown to love.  On the flip side, increased local business helps with the tax burden and employment for local residents.

Great job to Liberating Technologies and the work they do!

Ed Daniels of Re/Max Executive Realty markets real estate in Metrowest Boston and can be reached at 508-341-7880 or Ed@MAhome.com

Below are results from each Metrowest MA town and the vote counts for either Scott Brown (R) or Martha Coakley (D):

Town    -    Winner   -   Vote count

Ashland            Brown     3467 vs 2897

Bellingham    Brown     4090 vs 2179

Framingham     Coakley     10329 vs 9149

Franklin            Brown     8828 vs 4470

Holliston          Brown     3725 vs 2921

Hopkinton       Brown     4123 vs 2600

Marlborough     Brown     6817 vs 5037

Medway            Brown     3641 vs 2044

Milford             Brown     5432 vs 3561

Millis              Brown     2430 vs 1383

Natick          Coakley     7208 vs 6954

Northborough     Brown     3816 vs 2486

Shrewsbury      Brown     7867 vs 5242

Southborough     Brown     2689 vs 1845

Upton              Brown     2125 vs 1138

Westborough     Brown     3822 vs 2996

Results for other towns not posted here can be found by

 clicking this link.

Good luck to Scott Brown as he heads to Washington to help all citizens of Massachusetts.  The people have spoken with their votes and now it is his job to take care of us!

Ed Daniels of Re/Max Executive Realty is a local Realtor and home owner in Metrowest Boston.  

He can be contacted at 508-341-7880 for help in learning about the Metrowest area and buying/selling a home.

Here is a quick bullet of Holliston’s Marketplace:

• Average selling time over the past year has been 122 days on market.
• Median price is $350,000 over the past 12 months. Same as previous year.
• There are currently 36 Active single family homes on market.
• Holliston has 3.2 months of inventory currently – Under 4 months is considered a Seller’s Market
• Sellers are getting 95% of Listing Price over the past year.  91% of Original Asking Price.

 Just so that I am not coming across those readers that think I am a typical Realtor reporting only the “positive” stats, I have reported Median prices as opposed to Average prices.  This is because Average prices create a higher weight to the higher end priced homes and Median prices do not. 

That being said, the average prices for the past 12 months were $388882, down from the 12 months previous of $396328.  This results in a 2% decline in average prices in Holliston.

I have a buyer currently looking to spend up to mid $500K in Holliston, Medway or Hopkinton.  I just mailed a postcard to 400 Holliston households asking them if they were considering a move.  In 12 years as a Realtor, I can say I have never done this before. 

I believe this type of low inventory will result in upward price pressure for Holliston housing stock in 2010.