Blog :: 2012

December Market Update--You Know You Want to Know!

Ray Mikus

The November real estate numbers are in. See below for the total listings, sales, and new listings in Montpelier, Barre, U32, and Northfield. At the bottom of this post, you can see what sold, for how much, and how long it took.

Active New in Nov Under Deposit Closed in Nov Closed Nov 11-Nov 12
Barre City 65 7

5

1 65
Barre Town 62 4 3 10 74
Montpelier 43 7 8 6 67
U32 54 2 11 5 57
Northfield 49 4 3 1 27
Totals 273 24 30 23 290

 

And comparing to a year ago, the biggest "wow" data is the total number of sales. An additional 45 sales in the comparable 12-month cycles is huge in a market this size. The gain was spread throughout the market towns, with only the U32 towns seeing fewer sales year on year. Again, on the whole, the Central Vermont real estate market appears to be very healthy.

 

Also, the renovation of the new office at 135 Washington Street in Barre is just about finished. Feel free to stop by and see the new digs anytime after 12/15!

New 11/11 New 11/12 Closed 11/11 Closed 11/12 Closed 11/10-11/11 Closed 11/11-11/12
Barre City 7 7 4 1 45 65
Barre Town 11 4 1 10 53 74
Montpelier 8 7 3 6 63 67
U32 4 2 5 5 62 57
Northfield 4 4 1 1 22 27
Totals 34 24 14 23 245 290

 

 

 

And here are the closed transactions for November. Remember that I'm a total real estate nerd and have researched each of these transactions individually to learn the history. For example, a property that was on the market twice in a row for four months each time should, in my opinion, show as being on the market for eight months.

 

I also include any seller concession at closing as a reduction in total sale price. Makes sense to me because that's really the net purchase price. Also, that's how appraisers look at the sales.

 

Someone asked this last time...DOM means Days on Market. That might be on the test.

Town Address Original List Final List Closing Price DOM
Barre City 26 Hill St $108,500 $99,500 $97,000 156
Barre Town 836 Graniteville Rd $112,500 $90,000 $82,500 210
Barre Town 284 Route 14 $109,000 $105,000 $85,000 160
Barre Town 23 Cogswell $109,000 $109,000 $101,500 440
Barre Town 23 Meadowcrest $139,900 $139,900 $133,000 34
Barre Town 14 Panther Dr $145,000 $145,000 $133,920 17
Barre Town 115 Middle Rd $159,900 $159,900 $149,500 401
Barre Town 264 Middle Rd $198,500 $195,000 $184,785 91
Barre Town 5 Scenic View $229,000 $219,000 $204,000 148
Barre Town 26 Pine Ridge $225,000 $225,000 $210,000 41
Barre Town 280 Richardson Rd $365,000 $285,700 $265,000 114
Belin 339 Browns Mill $179,000 $179,000 $174,019 16
Berlin 180 Chandler Rd $230,000 $199,000 $180,000 791
Calais 42 Marshfield Rd $61,000 $28,000 $17,500 159
Calais 760 Kent Hill Rd $349,000 $349,000 $267,500 1184
East Montpelier 579 Bliss Rd $325,000 $299,000 $290,030 62
Montpelier 20 Independence Gr $132,000 $124,900 $118,243 161
Montpelier 172 Berlin St $194,500 $148,900 $135,900 370
Montpelier 26 Pleasantview St $179,000 $159,000 $152,000 528
Montpelier 11 Colonial Dr $214,900 $214,900 $192,500 70
Montpelier 6 Greenfield Terr $284,000 $267,000 $248,000 152
Montpelier 11 Merrill Terrace $325,000 $325,000 $312,000 7
Northfield 94 Expansion Lane $35,000 $35,000 $31,000 120

 

Want more? Or want to talk about what these numbers mean to buyers and sellers? Call or email.

 

 

 

 

 

 

October Real Estate Market Report--Montpelier, Barre, Northfield, U32

Ray Mikus

Here's the unofficial state of the Central Vermont real estate market for the end of September. The data comes from research that I have done on the current and past sales and market activity.

 

Active New in Sept Under Contract Closed in Sept
Barre City 69 11 6 2
Barre Town 71 11 7 8
Montpelier 45 7 9 5
U32 66 7 9 4
Northfield 54 3 3 3
Totals 305 39 34 22

 

And comparing to the same numbers over the past 12 months:

 

New 9/11 New 9/12 Closed 9/11 Closed 9/12 Closed 9/10-9/11 Closed 9/11-9/12
Barre City 7 11 9 2 51 66
Barre Town 15 11 7 8 64 68
Montpelier 11 7 6 5 66 66
U32 6 7 8 4 64 58
Northfield 4 3 0 3 18 27
Totals 43 39 24 22 263 285

 

Numbers like these are a continual source of entertainment for me.  Barre Town, Montpelier, and U32 all saw nearly identical sales figures over the past two years. Northfield and Barre City experienced notable increases in the number of sales. In fact, where there were 22 additional sales in 2011-2012 in the total central Vermont market, there were 24 additional sales in those two (the smallest two) markets.

Here's another reminder that Heney Realtors is expanding to meet the growing need for our services to both buyers and sellers. If you are, or you know someone who might be interested in a career in real estate, please call or email.  Sales experience is helpful, but not necessary. We're not looking for people who are good Realtors. Instead, we want good people who are Realtors.

And, just because you're curious and like to be the life of the party, here are September's sales figures. I took the extra time to track each closed property to see the original list price, the original list date, and whether there were any price concessions made. The days on market column takes into consideration whether a property was on the market, and removed before coming back on. It does not take into consideration when property was for sale by owner, then listed with a Realtor and sold.

Please call or email for additional information, or if you have any questions (preferably, but not necessarily, related to real estate).

 

Town Address Original Price Final Price Closing Price Days on Mkt
Barre City 190 Fairview $99,900 $99,900 $96,900 10
Barre City 29 Warren $119,000 $119,000 $120,000 11
Barre City 4 Daniel Drive $225,000 $199,000 $187,900 123
Barre City 43 Circle $109,000 $105,000 $94,000 236
Barre City 122 Batchelder #7 $127,800 $127,800 $122,000 338
Barre City 11 Westwood Pkwy $140,000 $135,000 $125,000 356
Barre City 34 Fecteau #25 $195,000 $175,000 $173,500 539
Barre Town 13 Lisa Drive $375,000 $375,000 $365,000 6
Barre Town 22 Orchard Terrace $140,000 $140,000 $140,500 34
Barre Town 5 West Skylark $169,900 $159,900 $145,900 36
Barre Town 104 Sugarwoods $297,000 $297,000 $285,000 38
Barre Town 80 Cassie $153,000 $153,000 $153,000 67
Barre Town 58 LePage $189,000 $179,000 $150,000 225
Barre Town 20 Countryside $300,000 $265,000 $250,000 318
Barre Town 479 Cutler Corner $399,000 $344,900 $315,000 500
Barre Town 24 Granview $175,000 $149,000 $148,410 838
Calais 104 Justa Rd $246,000 $199,000 $196,000 31
Calais 6067 Route 14 $189,000 $175,000 $165,000 774
East Montpelier 405 Haggett $209,000 $209,000 $199,500 100
Middlesex 24 Bolduc $177,000 $177,000 $177,500 57
Worcester 104 Worcester Village Rd $259,500 $248,500 $248,500 136
Montpelier 3 Pleasant $248,000 $248,000 $245,200 3
Montpelier 273 Berlin $184,000 $184,000 $178,000 12
Montpelier 23 Roberts $180,000 $180,000 $177,000 33
Montpelier 20 Deerfield Dr $254,900 $254,900 $235,000 82
Montpelier 3 Taplin $155,000 $102,000 $94,500 117
Montpelier 26 Woodrow $384,000 $385,000 $370,000 174
Montpelier 212 Cityside #53 $208,900 $208,900 $188,000 235
Montpelier 95 East State $228,000 $224,900 $210,000 274
Montpelier 179 North St $278,000 $278,000 $238,500 358
Montpelier 10 Hubbard Park Dr $320,000 $305,000 $305,000 446
Northfield 5 Riverside $40,000 $40,000 $35,600 39
Northfield 1443 Hallstrom $112,500 $112,500 $106,100 141
Northfield 745 Freeman $975,000 $825,000 $742,500 1164
Roxbury 1025 Thurston Hill $203,000 $189,000 $168,000 67

September Real Estate Market Report for Barre, Montpelier, U32, and Northfield

By Ray Mikus

Here are the numbers for August:

 

Active New in Aug Under Contract Closed in Aug Closed last 12   months
Barre City 76 10 3 7 66
Barre Town 78 15 12 9 65
Montpelier 52 11 6 10 66
U32 79 12 7 5 61
Northfield 56 5 3 4 25
Totals 341 53 31 35 283

 

And comparing to last year:

New 8/12 New 8/11 Closed 8/12 Closed 8/11 Closed   8/11-8-12 Closed 8/10-8/11
Barre City 10 16 7 2 66 51
Barre Town 15 11 9 5 65 58
Montpelier 11 11 10 5 66 63
U32 12 9 5 7 61 65
Northfield 5 2 4 1 25 19
Totals 53 49 35 20 283 256

Discussion:  Even if it's been awhile since your last math class, and even if you've never had an economics class, this is going to make sense: Compared to last year, there were fewer new listings, and more sales in the Central Vermont market. That adds up to a reduction in inventory and a very clear sign that the market is shifting toward normalization. And, perhaps even toward a sellers' market. There, I said it.

On the rolling twelve month cycle, four of the five distinct markets saw an uptick in the number of sale. U32 was the only market that experienced a slight dip.

Looking at August's sales, it's interesting to note that the average sale price in Montpelier was very close to the average sale price in Barre Town. And, taking away the $742,500 sale in Northfield (a bit of an outlier), Barre Town and Montpelier were the markets with the highest sale prices.

VA and RD Loans: These loans can be very attractive to lots of buyers. VA (Veterans' Administration) loans are available only to those who have served in the military. RD (Rural Development) loans are available to everyone, and allow for up to 100% financing backed by the USDA.  Check with your favorite lender, or contact Heney Realtors with questions.

But there's a big catch. Both of these loan programs require the property to meet certain standards. The loan products tend to work better on newer homes and those in better condition. Things like cracked or peeling paint, ungrounded electrical outlets, and lack of handrails can prevent a property from qualifying.

Which means that if you're using RD or VA, you need to be very careful about the details of the houses you're looking at. If you're a seller, and an offer comes in with a buyer using one of these loans, know that there may be some additional repairs or improvements needed to bring transaction to closing. Who has to pay for them? That's all negotiable.

Lease-Purchase Options: I get a lot of questions about these (also known as "rent to own"). They can work in some circumstances, but they need to be structured correctly. They also depend on unique circumstances for both the buyer and seller. The seller needs to be comfortable as a landlord. Also, the seller must not need the money from the sale to move on to the next house (because the money won't be there until the sale, sometime in the future).

The buyer needs to be very confident that a purchase will be in the foreseeable future (6-12 months, generally, but it's all negotiable). Buyer must have a substantial non-refundable deposit for the "option". 5-10% of the purchase price wouldn't be uncommon. And the buyer must be able to remedy the reason they can't buy right now. For example, if it's a question of credit needing to be improved, the buyer better be reasonably sure that credit can be improved in the lease-purchase timeframe.

Oh, and for the love of all that's holy, get an attorney to draw up the documents.

Quote of the month:  "It had all that great original character, and then no one screwed it up." That was Jane after previewing a meticulously cared for 1920s Montpelier craftsman house. I think she meant that there was nothing to undo.

Getting Smarter: Did you know that you can become even more of a real estate expert than you already are? Like Heney Realtors on Facebook, and learn about hot new listings, get interesting "market slices", and win karma points with our contests. I realize that karma can only be apportioned by the forces of the cosmos, but I can pretend, right?

Looking for Something New? Heney Realtors is actively looking for Realtors, licensed assistants (or those willing to become licensed), and administrative assistants. Business is good now, and looking to expand in the near future.  Honestly, we need more good people to allow us to serve the growing number of buyers and sellers we're seeing. Experiences are helpful, but not necessary. We can train the right people. Call or email for more information.

August's Home Sales

Town Address Original Price Final Price Closing Price Days on Mkt
Barre City 190 Fairview $99,900 $99,900 $96,900 10
Barre City 29 Warren $119,000 $119,000 $120,000 11
Barre City 4 Daniel Drive $225,000 $199,000 $187,900 123
Barre City 43 Circle $109,000 $105,000 $94,000 236
Barre City 122 Batchelder #7 $127,800 $127,800 $122,000 338
Barre City 11 Westwood Pkwy $140,000 $135,000 $125,000 356
Barre City 34 Fecteau #25 $195,000 $175,000 $173,500 539
Barre City Average $145,100 $137,243 $131,329 230
Barre Town 13 Lisa Drive $375,000 $375,000 $365,000 6
Barre Town 22 Orchard Terrace $140,000 $140,000 $140,500 34
Barre Town 5 West Skylark $169,900 $159,900 $145,900 36
Barre Town 104 Sugarwoods $297,000 $297,000 $285,000 38
Barre Town 80 Cassie $153,000 $153,000 $153,000 67
Barre Town 58 LePage $189,000 $179,000 $150,000 225
Barre Town 20 Countryside $300,000 $265,000 $250,000 318
Barre Town 479 Cutler Corner $399,000 $344,900 $315,000 500
Barre Town 24 Granview $175,000 $149,000 $148,410 838
Barre Town Average $244,211 $229,200 $216,979 229
Calais 104 Justa Rd $246,000 $199,000 $196,000 31
Calais 6067 Route 14 $189,000 $175,000 $165,000 774
East Montpelier 405 Haggett $209,000 $209,000 $199,500 100
Middlesex 24 Bolduc $177,000 $177,000 $177,500 57
Worcester 104 Worcester Village Rd $259,500 $248,500 $248,500 136
U32 Average $216,100 $201,700 $197,300 220
Montpelier 3 Pleasant $248,000 $248,000 $245,200 3
Montpelier 273 Berlin $184,000 $184,000 $178,000 12
Montpelier 23 Roberts $180,000 $180,000 $177,000 33
Montpelier 20 Deerfield Dr $254,900 $254,900 $235,000 82
Montpelier 3 Taplin $155,000 $102,000 $94,500 117
Montpelier 26 Woodrow $384,000 $385,000 $370,000 174
Montpelier 212 Cityside #53 $208,900 $208,900 $188,000 235
Montpelier 95 East State $228,000 $224,900 $210,000 274
Montpelier 179 North St $278,000 $278,000 $238,500 358
Montpelier 10 Hubbard Park Dr $320,000 $305,000 $305,000 446
Montpelier Average $244,080 $237,070 $224,120 173
Northfield 5 Riverside $40,000 $40,000 $35,600 39
Northfield 1443 Hallstrom $112,500 $112,500 $106,100 141
Northfield 745 Freeman $975,000 $825,000 $742,500 1164
Roxbury 1025 Thurston Hill $203,000 $189,000 $168,000 67
Northfield Average $332,625 $291,625 $263,050 353

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From the front yard

Richly Appointed Home For Sale in Marshfield, Vermont 

Some houses have such a commanding presence that everyone knows them. Those are the houses that aren't described by their addresses or even cross streets, but rather by the houses themselves. The house with the big white columns. The house with the fantastic barn. Those sorts of descriptions.

This perfectly appointed Marshfield home (just past the Plainfield border) is one of those houses. It has impressive curb appeal both from a distance and from close up. From a distance, the first and second floor porches steal the show. Imagine walking out from the upstairs hallway in the morning, and looking out across several mountaintops.

The first floor porch/patio has carefully laid flooring, and is heated with a highly efficient radiant hot water system underneath. No more cold toes for evening cocktail parties or morning coffee.

Open Layout

Built with quality materials that whisper "luxury" throughout, including hardwood floors,  cherry cabinets and stainless steel appliances.  Exceptional features include a very large kitchen island, a spacious master bedroom and bathroom with soaking tub.

Learn more about this Marshfield/Plainfield home.

Currently set up as three bedrooms, with a large "play room". The play room could easily be used as a fourth bedroom or as a second family room, home office, studio, or exercise room.

11+ well-maintained acres situated for tremendous gardening or orchards.

This is one of those special properties that is as high quality as it appears. Call or email for information on this stately home for sale in Marshfield.

Get more information on this top tier property.

Details:

  • 2544 Square feet
  • Radiant flooring and baseboard hot water heating (multi-zone)
  • Three bedrooms
  • Two and a half bathrooms
  • Open kitchen/dining/living room layout
  • Formal dining room
  • Second floor porch
  • Heated patio on first floor
  • 11.68 acres
  • Birch and tile floors
  • Cherry cabinets
  • Stainless steel appliances
  • Attached two-car garage
  • Walk-in closets

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    Top 3 Picks from Montpelier Caravan

    Top 3 Picks from Montpelier Caravan

    By: Ray Mikus

    Today's Montpelier Brokers caravan was a little shorter (fewer properties on it) than I thought it would be. But still, it was a good mix. This time, we saw homes for sale in East Montpelier and Berlin as well as in Montpelier.

    Our office takes pride in strong participation in the local caravans. Six Realtors from Heney Realtors came along today as a way of gaining broader exposure to the housing market. We're still trying to figure out how some folks work out pricing using comparable sales if they haven't been inside the comparable sales.

    But I suppose that's another blog post. Another perhaps more cynical blog post.

    Here are my picks of the favorites from the Montpelier Caravan:

    9 North College Street Montpelier Vermont  9 North College Street, Montpelier--It's hard to find a hidden neighborhood in a state capital, but that's what North College Street in Montpelier is. This house is next to the end, with large maples in the front yard, and a nice level backyard. Totally renovated mid-century split entry with great floors, lots of natural lighting, and great fixtures. This one was a crowd pleaser. Want more information?

     

     

    6 Greenfield Terrace Montpelier--This one surprised me. I've been in lots of houses on Greenfield and Deerfield in the past four 6 Greenfield Terrace Montpelier Vermontyears (wow, has it been four years already!). This one has had some "work" done to it. Somewhere along the way someone opened up the kitchen into a VERY large one with an island larger than most kitchen tables. The master bedroom had been bumped out to enlarge it as well. Top to bottom renovation, and listed at $267,000. Email for information or to schedule a showing.

     

     

     

    Condos at Mansfield Lane in Berlin, VT63 Mansfield Lane, Berlin Condo--My third pick was a gorgeous (and affordable) condo at Mansfield Lane in Berlin. This three bedroom townhouse has a finished walkout basement suite (perfect for a teenager or houseguests), an open first floor with cathedral ceilings, and a three-season room featuring a bank of windows and fir floors. Attached one car garage, and incredibly energy efficient. Send an email for more information.

     

     

     

    All the brokers and agents who came today got a good look at some great Montpelier homes for sale. Remember that you can look at a property with any Realtor you want, so make sure you want to work with someone who wants to see all the comps.  Come on, I couldn't resist.

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        Top 3 Picks from Barre Caravan of Homes for Sale

        By Ray Mikus

        The Barre Brokers Caravan was on Tuesday, and there was a full docket of houses.  Sixteen, to be exact. Then, of course, Charlie Clark and I added one more--a new listing that he has on Richardson Road.

        But I digress.

        The sixteen houses in Barre (City and Town) comprised a wide range, everything from reconditioned 1900s houses with classic woodwork to a high-end log home with dynamite views and an elevator for $725,000.

        My picks as the favorites, or maybe as the properties that got the most interest from the Realtors who came through are the following:

         

        5 College Street Barre Vermont5 College Street--this early century house has gorgeous woodwork, great built-ins, and two levels of deck/balcony. Not the sort of thing you see everyday in Barre, and certainly not for $140,000. Big rooms, lots of space, and a butler's pantry. Cute little backyard too. Jane may have hit the nail on the head when she said, "I could live here." Email for more information.

         

         

         

         

        14 Sheridan Street--similar house, rich with woodwork, and a screened back porch overlooking the 14 Sheridan Street Barre Vermont backyard. The owners are putting some finishing touches on the place, including some paint/paper/plaster work.  Let me know if you'd like more information.

         

         

         

         

         

         

        264 Middle Road Barre Vermont264 Middle Road--From the road, it's hard to get a gauge on this one. And the property isn't quite as big as I thought at first--it's more in the backyard than the front yard.  But the house has been freshly painted, has good-sized rooms, a great full, walkout basement, and a three car  garage. Not bad for just under $200,000. Don't just drive by this one--email to schedule a showing.

        Honestly, there were some great properties on the caravan, and it's always a nice opportunity to network with agents and brokers from other agencies. I'm not totally sure why all the local agencies don't put their listings on the caravan, and I'm not sure why some Realtors don't come on caravan. But you know, it's Vermont, so I'm not going to judge.

        For more info on these or any of the other homes for sale in Barre City of homes for sale in Barre Town, just call or email.

        June 2012 Market Report--You Know You're Curious...

        We know that you pride yourself on having complete mastery of the Montpelier/Barre real estate market. That's why you come to this site.

         

        Here's a snapshot of the market for June. Most surprising was the low number of new listings and closed sales in Montpelier.

         

        Active New in June Under Contract Closed in June Closed last 12 months
        Barre City 65 15 13 10 66
        Barre Town 72 15 14 7 67
        Montpelier 51 4 17 2 66
        U32 69 15 11 8 73
        Northfield 56 12 5 1 28
        Totals 313 61 60 28 300

         

        And then, to compare across time, check out how June 2012 compared to June 2011 as far as the size of the inventory, the number of sales, and the overall activity. June turned out to be a slower month than might have been expected. Still, year on year sales are higher in 2011-2012 than the previous year.

         

        New 6/12 New 6/11 Closed 6/12 Closed 6/11 Closed6/11-6/12 Closed 6/10-6/11
        Barre City 15 15 10 7 66 63
        Barre Town 15 15 7 11 67 64
        Montpelier 4 14 2 13 66 65
        U32 15 20 8 7 73 57
        Northfield 12 13 1 4 28 20
        Totals 61 77 28 42 300 269

         

         

        Here are the June 2012 sales for Montpelier, Barre, U32, and Northfield. Don't get all bent out of shape by some of those cheap sales right at the top of the table. There were a few foreclosures that had been on the market for YEARS and finally sold.

        And yes, that one lonely sale in Northfield last month?  That was me.

         

        Town Address Original List Price Final List Price Closing Price Days on Market
        Barre City 33 Maple Ave $108,000 $19,900 $27,000 413
        Barre City 65 Hill St $172,000 $69,000 $69,000 1180
        Barre City 15 Mill St $86,500 $86,500 $86,500 6
        Barre City 160 Seminary St $100,000 $88,900 $80,500 97
        Barre City 11 Downes $119,900 $119,900 $120,900 7
        Barre City 4 Crescent $129,000 $129,000 $75,000 100
        Barre City 194 Washington St $164,900 $139,900 $145,900 740
        Barre City 132 Batchelder St $165,000 $147,000 $140,000 1002
        Barre City 113 Country Way $238,000 $199,950 $190,000 382
        Barre City 43 Nelson $230,000 $230,000 $220,000 60
        Barre Town 51 Church Hill Rd $126,500 $39,900 $36,000 795
        Barre Town 16 Carnes Rd $125,000 $97,300 $91,500 586
        Barre Town 12 Orchard Terrace $127,500 $127,500 $120,000 99
        Barre Town 3 Wilmuth St $134,900 $134,900 $134,900 7
        Barre Town 61 Middle Rd $209,000 $169,900 $162,500 386
        Barre Town 17 Sunrise Rd $225,000 $200,000 $200,000 58
        Barre Town 306 Camp St $240,000 $224,900 $214,000 231
        Montpelier 16 Mountainview $186,500 $186,500 $185,000 7
        Montpelier 58 Wheelock $198,000 $192,000 $180,000 258
        Berlin 540 Route 12 $289,000 $265,000 $263,800 253
        Berlin 19 Black Rd $319,900 $319,900 $295,000 184
        Calais 272 Apple Hill Rd $155,000 $155,000 $147,500 3
        Calais 214 The Cove Rd $299,000 $179,000 $170,000 1454
        Calais 9879 County Rd $265,000 $265,000 $250,000 39
        East Montpelier 3978 County Rd $190,000 $175,000 $166,000 367
        East Montpelier 1550 Center Rd $214,000 $214,000 $220,000 4
        East Montpelier 140 Maplewood $289,900 $289,900 $275,000 13
        Northfield 342 Central St $268,000 $255,000 $245,000

        June Market Report (May Sales and Data)

        It's all about having the information that you want.

        Here are the May sales for Montpelier, Barre, U32, and Northfield:

        Town Address Original List Price Final List Price Closing Price Days on Market
        140 Washington St Barre City $180,000 $82,800 $60,000 185
        115 Tremont St Barre City $136,000 $124,000 $120,000 232
        15 Valliere Ave Barre City $126,900 $126,900 $122,000 34
        61 Beckley St Barre City $129,000 $129,000 $118,913 112
        13 Veeder Ave Barre City $150,000 $149,900 $141,000 13
        20 Delmont Ave Barre City $169,000 $169,000 $167,975 19
        293 Tremont St Barre City $190,000 $190,000 $185,000 12
        Averages $154,414 $138,800 $130,698 87
        20 Summer St Barre Town $105,000 $105,000 $88,000 9
        9 East St Barre Town $108,900 $108,900 $105,900 15
        10 Moonlight Dr Barre Town $152,000 $145,000 $140,000 553
        11 Clark Road Barre Town $190,000 $190,000 $185,000 28
        24 Grand View Farm Rd Barre Town $265,000 $265,000 $255,000 13
        26 Tree Top View Lane Barre Town $275,000 $275,000 $267,000 83
        Averages $182,650 $181,483 $173,483 117
        134 Ayers Road Berlin $118,900 $88,000 $68,000 306
        948 Paine Turnpike Berlin $162,000 $152,000 $148,000 264
        20 Mansfield Lane Berlin $239,900 $239,900 $235,000 32
        32 Lower Curtis Pond Rd Calais $230,000 $230,000 $220,000 7
        90 Fair Rd East Montpelier $160,000 $160,000 $149,000 56
        Averages $182,160 $173,980 $164,000 133
        26 Prospect St Montpelier $125,000 $98,000 $95,000 13
        3 Miles Ct Montpelier $169,900 $140,000 $125,000 435
        1893 Main St Montpelier $200,000 $175,000 $170,000 254
        7 Kent St Montpelier $185,900 $185,900 $183,650 10
        14 Roberts St Montpelier $219,000 $189,000 $183,330 247
        193 Dover Rd Montpelier $285,000 $249,500 $233,000 664
        6 Dunpatrick Circle Montpelier $339,000 $328,000 $315,000 172
        28 Dover Rd Montpelier $449,000 $350,000 $290,000 202
        288 Cityside  #62 Montpelier $259,900 $259,900 $215,000 35
        Averages $248,078 $219,478 $201,109 226
        1706 Union Brook Rd Northfield $169,900 $159,900 $147,000 515
        1833 Hallstrom Rd Northfield $250,000 $235,000 $225,000 310
        3081 Route 12A Northfield $20,000 $20,000 $20,000 188
        Averages $146,633 $138,300 $130,667 338

        And here's the current activity: the number of new listings, the number of current listings, those under contract, closed, etc. I also like to compare them to the previous year to give a little more context.

          Total Active New in May Under Deposit Closed in May Closed 5/11-5/12
        Barre City 66 15 14 7 59
        Barre Town 79 23 13 6 64
        Montpelier 56 14 14 9 70
        U32 63 9 16 6 67
        Northfield 52 8 4 3 30
        Totals 316 69 61 31 290

         

         

          New 5/11 New 5/12 Closed 5/11 Closed 5/12 Closed 5/10-5/11 Closed 5/11-5/12
        Barre City 14 15 4 7 62 59
        Barre Town 19 23 4 6 54 64
        Montpelier 13 14 6 9 57 70
        U32 17 9 2 6 52 67
        Northfield 8 8 3 3 19 30
        Totals 71 69 19 31 244 290

        Seller Tip--Be Accommodating for Showings

        Seller Tip--Be Accommodating For Showings

        When I was a kid, my parents planned the whole week's worth of menus and activities in advance, and then put it up on the refrigerator. I know other people whose schedules make it hard for them to even talk to each other before weekends.

        Selling a house in Montpelier Area

        Short Notice? Make It Work!

        Different folks plan differently. As someone selling a house in Central Vermont, it can be to your advantage to be accommodating to as many showings as possible. Even with short notice. Usually buyers will be able to give a day's notice...but not always.

        And sometimes, even while buyers are out with their Realtors looking at other houses, the conversation will turn to your house, and they'll want to schedule a showing. Do you have to accept the showing? No, but if it's at all possible, you should.

        You just never know when that buyer is going to make their decision, and you want to be in the mix.

        True confessions: If your house is anything like mine, it's not exactly "stage-ready" most of the time. Buyers understand that too. So run around really quickly, put the clothes and dishes away, make the beds, clear the table. Maybe run a vacuum.

        Buyers will appreciate that you've done everything you could to make the house ready for a showing. When they come back for the second showing (optimism!), you'll get more notice and you can really dazzle them.

        Selling a House in Montpelier or Barre? Tip--Seller Contributions

        It's not uncommon at all for buyers to make offers that include some sort of seller contribution at closing.

        Reaching Agreement

        Seller Contribution Can Keep a Deal Together

        This is done for a number of reasons. Sometimes buyers just need a little extra cash to help cover the closing costs or part of the down payment. Sometimes they have some improvements in mind and want to preserve their capital to pay for those projects.

        Whatever the reason, as someone selling a house, what really matters is the net sale price.

        As an example, if an offer is made for $205,000 with $5000 contribution to the buyers' closing costs, the way to think about the offer is that it's for $200,000. The property will have to appraise for at least $205,000 because the loan is going to be made based on a percentage of the purchase price. But the net sale price is $200,000.

        During any negotiations, just keep that net sale price in mind.  $202,000 with $2000 back to purchasers at closing is the same thing.  So is $204,500 with $4500 back at closing. You can see where this is going.

        Again, it's fairly common. Especially in times of low interest rates. Adding a little extra to the principal of a loan may seem worth it to protect a little additional cash for closing costs or improvements. It's essentially the same thing as borrowing some of the closing costs.

        Talking this through with an experienced, professional local Realtor can be very helpful. Just call or email.

        --Ray Mikus