New England Properties

I have reprinted this post from by blog. As real estate agents we throw around the term Multiple Listing Service or MLS like we expect everyone to know what it means.  Home buyers and home sellers will say they no what it is but do they truly understand the impact that it has in their home purchase or home sale?

The Multiple Listing Service is probably the single greatest tool a real estate agent bring to a buyer and seller to aide in the purchase or sale of a home.  It is important for home sellers and home buyers to understand the impact that the MLS has towards their success in the real estate market.  If you combine the data in the MLS with an experienced committed real estate agent you surely will find success in the real estate market place.

Read the Article:

What is the Massachusetts Multiple Listing Service?

The Multiple Listing Service, or as it is commonly referred to, MLS, is a large property database or “warehouse” of homes for sale.  Participants in the MLS agree to cooperate with other members in the sharing of the inventory of homes for sale. Basically, all the real estate companies in Massachusetts pool the inventory of their homes they have to sell, making every home available to every other agent that participates in the MLS.

In this day and age, I do not know of a real estate office that does not participate in the Multiple Listing Service.   The Multiple Listing Service is the single biggest tool a real estate agent has to aid buyers and sellers in the real estate market today.

The Evolution of the MLS

Before the creation of the Multiple Listing Service, home buyers would go to each real estate office to see what inventory they had to sell.  Basically, you were limited to what that office had to offer.  You literally had to go to each individual office to see what was available.  Then the MLS was created and every week a “book” was created for each office in an associations territory and was distributed to each office.  Thus, it allowed buyers to go to one office to see all the inventory in a group of communities and it allowed sellers much greater exposure to the buying pool.

Around 1996 with the growing popularity of computers, the MLS data started to be put online.  Giving access to the individual offices much quicker with less lag time.   Fast forward to today and literally the minute an agent inputs listing data for a home for sale it is distributed not only to the real estate community but the generally buying public.

Some Interesting Massachusetts Multiple Listing Service Facts

As of November 4th 2011, I called the Massachusetts MLS that serves my area and a large majority of Massachusetts.  They told me that they roughly run 27,000 member real estate agents and approximately 40,000 homes for sale.  The pool of homes is tremendous as well as the pool of buyers that have access to the MLS.

I also wanted to do a little research to see how many of the home sales are run through the Massachusetts Multiple Listing Service.  In Andover Massachusetts there were 1,766 home sold through the MLS in a 5 year period. In that same time period, I looked at the public records and there were 2,318 home sales recorded.   So 76% of the home sales were run through the MLS.  Out of the 24% of the home sales left over, most of those are private sales (homes never offered to the general public, the most common being a transfer between family members), lenders taking back a home because of non payment and the rest being a For Sale by Owner.  Looking at nationwide statistics, a staggering 95% of the homes that are available to the general public are sold through a Multiple Listing Service.

What does the MLS Mean to a Seller?

If 95% of the homes are sold though the Multiple Listing Service. where do you think buyers turn to find their new home? They turn to a real estate agent that gives them access to the MLS.  It is convenient and gives them the immediate access to most of the available homes for sale that meet their criteria.  A home listed today can be at a buyers fingertips that same day!!

With today’s access to the internet, buyers are directly choosing the homes they see and not relying so much on a real estate agent to pick and choose the homes they see.  The MLS instantly exposes your home to the largest pool of buyers, instantly!!  No other media can even come close to the power of the Multiple Listing Service.

When registered with a Massachusetts Realtor or Real Estate Agent you have access to the largest pool of homes for sale that meet your criteria, instantly.  You will know about homes new to the market almost as quickly as the real estate age community does!!

Every participating real estate agent can provide access to the Multiple Listing Service data through an IDX (internet data exchange).  By the rules of the MLS for a home buyer to access all of the information they must be registered with an agent and all contact information must be on file with that agent.  Otherwise you can see a limited amount of data.

Essex County New to Market Inventory- Homes that are new to the market or have had a status change in the past 4 days.

Middlesex County New to Market Inventory- Homes that are new to the market or have had a status change in the past 4 days.

The MLS is a very powerful tool in aiding both buyers and sellers either market properties or find properties for sale.  It also offers historical data that can be accessed by a buyer or sellers agent that will help determine fair market value of a home as well as median house price in a community, predict days on market and so on…

We all hear the term MLS or Multiple Listing Service and as agents I think we are quick to throw around the term.  I hope this post informs home buyers and home sellers on the impact of the Multiple Service has on the purchase or sale of your home.  As always I encourage viewers to post a comment or start a discussion!!

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This post was reprinted from What is the Massachusetts Multiple Listing Service?, and was provided by Kevin Vitali of EXIT Group One Real Estate.  Kevin has over 10 years experience and has closed on hundreds of homes bringing you the experience you need.  If you are looking to buy or sell a home call Kevin at 978-360-0422.

FIRST OPEN HOUSE

54 FARM ST., CANTON, MA

SUNDAY

9/18/2011

FROM 1:00 to 3:00

Beautiful 5 year old Colonial in the Ponkapoag area of Canton.  This home has a gracious foyer and center staircase  The family room is located  off the gourmet kitchen  The kitchen is large with granite a center island, wine cooler,  and breakfast room and off the kitchen is a powder room.  The hardwood floors are gleaming on he first floor and staircase.   This home is great for entertaining as well  as being  very warm and inviting.  Attention to detail in this home which was designed by a renowned local architect.

There are 3 bedrooms in addition to the master bedroom complete with walk in closet and tasteful bathroom.

A great feature of this home is low maintainence hardi plank siding.  Not only does hardi plank look good but it is very effectie in protecting your home against the elements mother nature can throw at it.

There is a 2 car garage and room for parking 4 cars in tandem. The circular driveway makes for an easy get away.

Come and visit this lovely home between 1:00 and 3:00 on Sunday.

Tara's Tips On Home Staging with Children

 1. De clutter, Downsize and Donate

Children's toys and clothes can linger long after they are used or are of any use. Get your home in ready to sell condition by starting step 1 as soon as the your thinking about listing your home. Donating is also a great form of tax right off.

2. A place for everything and everything in it's place

I heard this phrase from my grandmother a million times. Create a special place for your children's things. Designate a area in the most used room (living room), a big attractive looking storage bin that holds all mics. items is super easy and quick for clean up. By making clean up easy and within reach it's easy for your children to keep everything in it's place, alleviating a small burden from you.



3. Make it Fun

Children don't understand the home selling process and the thought of having to leave what they know is very scary. Explain to them what will happen, only scrape the surface though. Talk about all the great things that come with your move and the possibilities of their new home.

4. Create Incentive

Just like weekly chores (do children still do those?) give little incentives for keeping their things tidy, weeding the yard, cleaning fluffy's litter box etc. Little treats, a trip to the movies, a favorite dinner and of course $$ is king, even when your 4!

5. Use a Great Realtor

Make sure you hire a Realtor you understands the demands on a family selling their home. Last minute showing that throw you and the kids into a frenzy are not healthy. Your Realtor should note in the listing that you require a minimum of 1 hour for a showing request. There are many ways to make the home selling process a pleasant one for your children, a great Realtor is a big key in that.

 Our children are smart little people...when they understand Why something is happening it takes away the fear. Using games and incentives to make selling your home fun will alleviate stress from you and your children.

- Your Realtor, Tara Stone 

Please contact me for more info and help on selling your home. As always no strings attached just real Real Estate Market information and tip's on selling your current house and buying your home.

Another great article from NJ.com..This is a Must Read For Sellers or Those Thinking of Selling!  As a Realtor it is so imprortant to help our sellers have realistic expectations from this market.  The tough conversations are easiest BEFORE the home goes on the market.  - Tara

A seller's game plan for hearing offers

Don't place false hopes on a bidding war click here to read all articles By Dian Hymer
Inman News^TM May 16, 2011

When the market strongly favored sellers in 2005 and 2006, they usually didn't entertain offers the first day their listing showed up on the multiple listing service. If they had, they might have left money on the table. There were so many buyers chasing so few listings that waiting a week or so to hear offers often resulted in over-asking-price offers.

Today, that strategy is still used in some hot niche markets that defy the national trend. Listings in some locations and some price ranges are in high demand. If the inventory of listings in these areas is low, it creates an imbalance that favors sellers in what is otherwise a buyer's market.

For example, one listing in Piedmont, Calif., a city with a great public school system, recently sold for $200,000 over the list price. The seller waited to hear offers until after two public open houses and a broker open house. Had he accepted offers earlier, he might not have done as well.

HOUSE HUNTING TIP: Waiting to hear offers can cost you money if your home isn't priced right for the market. If you price too high and also insist on waiting to hear offers, you're letting agents and their buyers know that you expect to sell for an unwarranted price.

On an overpriced listing, if offers aren't written by the designated date, you need to lower the asking price, usually by a significant amount, in order to rekindle enthusiasm for the property.

It's natural for sellers to want to get as much money as possible for their homes, particularly if they have a high mortgage balance. It's important to remember that the market sets the price, not the seller's expectations, dreams or how much they owe against the property.

One of the hardest exercises for sellers is to look at their home objectively, through the eyes of buyers who are hypercritical. Sometimes it helps for sellers to look at open houses of listings in their neighborhood that are similar to their home. However, some sellers are so emotionally attached to their homes that looking at other listings only strengthens their resolve that their home is worth more.

It's imperative for sellers to detach themselves from their homes in order to price for the market. Even in the hot segments of the market, overpriced listings don't sell. It helps to have an objective party advising you. Choose a local real estate agent who you respect and trust to represent you in the sale of your home.

Ask your agent to explain to you how your home compares with comparable listings that have sold in your area recently. What you might consider a benefit to your house may not be desirable in buyers' eyes. Listing at a price that's too high for the market will only hurt the marketability of your home in the long run.

Some buyers have an aversion to making an offer in competition against other buyers, especially if the news is that prices may not have hit bottom. In this case, you might not want to broadcast that you're waiting to hear offers until a specific date.

Here's another strategy to consider. Have your real estate agent tell agents and buyers who inquire about your game plan for offers that you haven't set a date, but that you want your home to have exposure to the market before you hear offers. In this case, you would at least want to have broad Internet advertising with photos, an open house for agents, and a public open house.

THE CLOSING: Putting off buyers who are interested in your home could backfire. So, don't wait too long if there are buyers who are serious about making offers.

Dian Hymer, a real estate broker with more than 30 years' experience, is a nationally syndicated real estate columnist and author of "House Hunting: The Take-Along Workbook for Home Buyers" and "Starting Out, The Complete Home Buyer's Guide."

Contact Dian Hymer:
Email	Letter to the Editor

Condo for Sale, Halifax, MA 02338 : 150 Twin Lakes Dr

Desired End Unit Cape Cod Style Townhome in Wooded Area.

This condo for sale in Halifax features a front to back living room with a brick fireplace and a slider to the back patio overlooking wooded area. Bedrooms offer plenty of closet space. The large master bedroom overlooks the wooded area. The finished loft features a skylight and cathedral ceiling on third level which could be used as a home office. This end unit features lots of privacy.

Located in a wooded complex featuring access to lake with beach and tennis/basketball courts.

Subject to 3rd party approval and authorization to sell.

Condo for Sale
150 Twin Lakes Dr, Halifax MA 02338

See more photos and get additional information about this condo for sale in Halifax, MA.

Find out if you can afford to purchase this home for sale in Halifax, MA.

If this home isn't what you're looking for, then try this MLS search for homes for sale in Halifax, MA.

Brokered and advertised by:

• Best Choice Real Estate Services
  PO Box 3, S. Easton, MA 02375
  Phone: (800) 984-3341
  
  
• Phil Austin, Real Estate Broker
  Phone Direct: (800) 941-6550
  
  
• Schedule a showing
  

Equal Housing Opportunity
Information deemed reliable, but not guaranteed.
Buyer(s)/Buyer's Agent to verify.