The phrase popularized by Mark Twain that there are three degrees of falsehood: ‘lies, damn lies and statistics’ applies with full force to the 2011 sales stats at the Stone Ridge Condominiums in Franklin, MA. If taken simply at face value, the overall 2011 sales data can give you a misleading read on the market value of units at the Stone Ridge townhouse community.
The raw figures mask significant sales strength that becomes apparent if you look more closely at the numbers. Here’s why 2011 turned out to be a pretty good year for these desirable Franklin, Massachusetts condos . . .
2011 sales stats misleading
At first glance, the 2011 sales results at Stone Ridge are disappointing.
12 Stone Ridge condo units sold in 2011 at an average selling price of $213,625.
That’s a disheartening 9% decrease from 2010’s average price of $234,750.
Download full 2011 sales report
Please click on the image above or on the hotlink to download a report documenting all sales at Stone Ridge for 2011.
Distress sales distort 2011’s data
However, Stone Ridge unit owners should take heart: 5 of the 12 of the Stone Ridge units that changed hands in 2011 were distress sales (short sales, post-foreclosure sales and otherwise vacant units with what could be termed “don’t wanter” owners).
These sales pulled down the overall average selling price at the Stone Ridge community for 2011.
Distress sales at Stone Ridge
The graphic above shows the 5 distress sales at the Stone Ridge Condominiums in Franklin MA during 2011.
The average selling price of these 5 units was a very low $189,900. The discount selling prices of these 5 townhomes skewed the statistics at Stone Ridge for the year, giving the average selling price for all Stone Ridge units in 2011 a misleadingly negative slant.
Taking the distress sales out of the equation
Fortunately, the “regular” condo sale market was alive and well at Stone Ridge during the year just past.
There were 7 sales of owner-occupied units that were not under obvious duress. These Stone Ridge townhomes sold at much higher prices than the distress sales and present a more valid measure of market prices at the Franklin, MA condo community.
Regular sales at Stone Ridge
These 7 sales had an average selling price of $230,571. This is pretty much in line with 2010’s average selling price $234,750.
So 2011 was a good year at Stone Ridge!
Appraisers in 2012 will have good “comps”
What’s most beneficial for owners at Stone Ridge is the fact that bank appraisers will be able to use the 7 regular, high-priced sales as “comparables” in their appraisal work at Stone Ridge this year.
The higher priced “regular” townhouse sales will give appraisers leeway to omit the lower-priced distress sales as “comps” for Stone Ridge. Purchase money mortgage loans will get approved more easily at Stone Ridge due to the “good comps”.
It will be a lot easier to sell your Stone Ridge unit in 2012 at a good price, thanks to these 7 “regular” sales!
The outlook for 2012
A number of insightful forecasts for 2012 have been issued by a variety of global financial services firms and housing institutions.
Click the image below or the hotlink to access a helpful summary of these forecasts as they pertain to the Massachusetts economy and real estate market.
What all those reports say is that 2012 will be a better year than 2011, especially in Massachusetts where the economy is expected to continue to outperform the US economy as a whole.
Local hiring should pick up, particularly during the second half of the year. The experts say that real estate in MA should perform better in 2012 and beyond.
Thinking of selling in Stone Ridge?
The selling prices of the 7 “regular” sales at Stone Ridge in 2011 were spread in a range between $220,000 and $248,000. To get your Stone Ridge unit near the top of that range takes some planning and preparation, and a lot of real estate marketing expertise.
To get top dollar for your Stone Ridge townhouse, you need a skilled listing agent like Warren Reynolds.
Warren has created a lot exclusive of content on Stone Ridge to help buyers decide to buy your unit.
Warren will help you position and price your unit properly so that it sells quickly and for top dollar.
Ask Warren for a free Home Value Report for your condo unit. It’s your best first step to home-selling success!
Copyright ©2012 02038.com
You get more with Warren Reynolds than you do with other top real estate agents. You’ll find in Warren rare knowledge and experience dedicated to helping you achieve all the value that home brings. Warren has a law degree and 20+ years of home selling success in Massachusetts. — talk with Warren today! 508-561-6259
"We have now bought and sold five homes. By far, you have been the best realtor we have worked with. Your professionalism and knowledge are so valuable to your clients. You made this process so easy. "-CB
Make better decisions
and feel in control.
Did you know you can materially improve your home selling success by choosing your marketing agent and brokerage brand wisely? It’s true! A marketing agent with a sterling reputation, backed by a strong brokerage brand, will do wonders for the reception your home gets upon entry to market. Call Warren today! 508-561-6259
"As first time homebuyers we were fortunate to work with Warren. He was a great asset and sounding board. He always gave solid advice. Warren played a pivotal role in helping us negotiate with a difficult seller. We truly benefitted from having Warren in our corner and so will you." -JK
Maximize your home selling success.
Not only is Warren highly skilled and dedicated to protecting your best interests, he will be highly responsive to your needs! He CARES about his clients and is always, always there for them. Why not give it a try? Contact Warren now and see how well he takes care of you! – talk with Warren today! 508-561-6259
"I had many, many questions which Warren was always more than willing to answer with a never ending patience. Throughout the process Warren looked out for my best interest. I may have purchased a garden style condo but Warren treated me like I was purchasing a million dollar estate!" -MP
Get the attention you deserve.
Warren is a very creative real estate practitioner and he uses that creativity in ways that provide important advantages to clients. Creatively runs in Warren’s family! His uncle was Harnett T. Kane, an internationally-recognized investigative journalist and New York Times best-selling author of thirty books about the American South. Experience Warren’s refreshing difference today! 508-561-6259
"Your creative approach to all aspects of my move helped make the transition easy and pleasurable. You were recommended to me by a friend who appreciated your integrity, expertise, friendliness and conscientiousness - qualities that I have witnessed in abundance as we've worked together." -KB
Get creative with Warren.
Warren is a highly dedicated professional in all his real estate dealings. That means he will continue to serve you well, even when others would compromise on their commitments. Warren’s ultimate goals in business are better transactions and greater client satisfaction. Talk with Warren today! 508-561-6259
"As first time homebuyers we were fortunate to work with Warren. He was a great asset and sounding board. He always gave solid advice. Warren played a pivotal role in helping us negotiate with a difficult seller. We truly benefitted from having Warren in our corner and so will you." -JK
Maximize your home selling success.
All real estate agents are legally and ethically bound to be fiduciaries acting in their client’s best interests. His name stands for integrity and he takes his fiduciary duties to you very seriously. He’ll steadfastly put your interests first throughout your home purchase or sale – talk with Warren today! 508-561-6259
"Warren was always there for us. Throughout the process, Warren kept on top of all our concerns. Warren worked for us, and looked out for our best interest. He is a very professional and caring person." - BP
Feel safe and well taken care of.
Warren is a highly dedicated professional in all his real estate dealings. That means he will continue to serve you well, even when others would compromise on their commitments. Warren’s ultimate goals in business are better transactions and greater client satisfaction. His devotion to excellence can demonstrably improve your home buying and selling decision-making and, consequently, your experience of home ownership. Warren constantly stays current on the local housing inventory. And he is conversant with the broader market trends that affect home sales statewide link to Market Updates. Warren knows that the market knowledge he works so hard to maintain and his high standards of real estate practice help him achieve for you the lasting, true value of home ownership. Talk with Warren today! 508-561-6259
"Warren was the finest real estate agent we've ever worked with. This was evident to us in comparison to quite a few realtors we attempted to utilize, as they were not very helpful, understanding or willing to work with us based on our preferences." -SM
“If you think it’s expensive to hire a professional,
wait until you hire an amateur.” Red Adair
Did you know you can materially improve your home selling success by choosing your marketing agent and brokerage brand wisely? It’s true! A marketing agent with a sterling reputation, backed by a strong brokerage brand, will do wonders for the reception your home gets upon entry to market. Warren is known in the local brokerage community as a dependable, highly skilled professional who is a straight-shooter. Other agents like working with Warren because they know they can trust him to be a reliable partner in any transaction. And the Berkshire Hathaway HomeServices brand stands for sound decisions and extraordinary strength and stability. The “Forever Brand” brokerage created by Warren Buffet sets the standard for the real estate industry by focusing not on selling more homes, but rather on selling homes for more!Call Warren today! 508-561-6259
"As first time homebuyers we were fortunate to work with Warren. He was a great asset and sounding board. He always gave solid advice. Warren played a pivotal role in helping us negotiate with a difficult seller. We truly benefitted from having Warren in our corner and so will you." -JK
Maximize your home selling success.
Not only is Warren highly skilled and dedicated to protecting your best interests, he will be highly responsive to your needs! He CARES about his clients and is always, always there for them. In person, by phone, email or text, whenever you need him, you’ll get a prompt response from Warren! Warren’s clients rave about the high degree of consideration and attention they get from him. Why not give it a try? Contact Warren now and see how well he takes care of you! – talk with Warren today! 508-561-6259
"I had many, many questions which Warren was always more than willing to answer with a never ending patience. Throughout the process Warren looked out for my best interest. I may have purchased a garden style condo but Warren treated me like I was purchasing a million dollar estate!" -MP
Get the attention you deserve.
Warren is a very creative real estate practitioner and he uses that creativity in ways that provide important advantages to clients. Creatively runs in Warren’s family! His uncle was Harnett T. Kane, an internationally-recognized investigative journalist and New York Times best-selling author of thirty books about the American South. Warren employs his own creativity by producing compelling marketing, both in print and especially online! His www.02038.com, is a highly effective website promoting the wonderful lifestyle afforded by the Town of Franklin, MA. And his Market Updates content on Massachusetts real estate trends gives home buyers and sellers alike the context they need to make more informed decisions about their housing investments. Warren frequently uses his abilities to devise resourceful solutions to the diverse challenges that threaten to complicate most real estate transactions. Warren has made real estate his career and won many sales awards in his 20+ years in brokerage, including the highly prestigious Chairman’s Circle Gold Award and the elite Centurion Award. Experience Warren’s refreshing difference today! 508-561-6259
"Your creative approach to all aspects of my move helped make the transition easy and pleasurable. You were recommended to me by a friend who appreciated your integrity, expertise, friendliness and conscientiousness - qualities that I have witnessed in abundance as we've worked together." -KB
Get creative with Warren.
You get more with Warren Reynolds than you do with other top real estate agents. You’ll find in Warren rare knowledge and experience dedicated to helping you achieve all the value that home brings. Warren has a law degree and 20+ years of home selling success in Massachusetts. His legal knowledge and decades-long experience in putting — and keeping — real estate sales together give him a better handle on the legal, practical and emotional dynamics of the real estate transaction. Warren uses these skills to empower clients to achieve more! He often anticipates and resolves problems BEFORE they can become serious impediments. Enjoy the sense of trust, security and control that comes from having a highly skilled expert at your side — talk with Warren today! 508-561-6259
"We have now bought and sold five homes. By far, you have been the best realtor we have worked with. Your professionalism and knowledge are so valuable to your clients. You made this process so easy. "-CB
Make better decisions and feel in control.
All real estate agents are legally and ethically bound to be fiduciaries acting in their client’s best interests. But many agents give their fiduciary duties short shrift in their quest for the quickest and easiest path to a closing. Not Warren Reynolds! His name stands for integrity and he takes his fiduciary duties to you very seriously. He’ll steadfastly put your interests first throughout your home purchase or sale. This may make Warren work longer and harder for you than most other agents would. But ultimately, Warren’s diligence and attention to detail is his commitment to an experience that transcends the sale. He wants you to have the confidence and peace of mind that comes with having a true fiduciary protecting you. Discover the difference of working with an agent who does not view you as just another opportunity for a commission – talk with Warren today! 508-561-6259
"Warren was always there for us. Throughout the process, Warren kept on top of all our concerns. Warren worked for us, and looked out for our best interest. He is a very professional and caring person." - BP
Feel safe and well taken care of.