51 Crestview Rd, Waltham

Market Analysis for:

Fulya & Ryan Hickey

I've done a market analysis on your home at 51 Crestview Rd, Waltham and have prepared this document to help explain how I've arrived at a price for your home. I perform a market analysis and calculate a price taking into consideration a home’s location, size, configuration, number of bedrooms and baths, lot size and general condition. I also scrutinize the home for issues that, in my experience, will impact the price of a home making it more or less valuable. Then, I look at your current competition - the other homes that buyers in your price range will be viewing, to help determine your price.

Contents

  1. Description of Home
  2. Market Dynamics
  3. Analysis of Relevant Properties
  4. Pricing Recommendation
  5. Marketing

Description of home

Please note that these comments do not relate to marketing, but are included purely to ensure that we have captured the information and reflect the major components of your home.

Your home is in a lovely neighborhood in a great location in Waltham, just off Trapelo Rd, with easy access to schools, shopping, restaurants, conservation area, greenways, and R95. 

 The home is an immaculate 4-bedroom, 2 full bathroom ranch built in 1955. According to public record, it has 1836 square feet of living space and is situated on 0.24 acres.  This includes the bedroom recently renovated. 

As you walk in the front door you enter the open plan living room and dining room. The dining room has a large cherry built in china cabinet. Access to the bedroom wing is via a doorway in the living room. Through a cased opening you enter the kitchen. The kitchen has been renovated with cherry cabinetry, stainless steel appliances, glass tile backsplash, ceramic floor tiles and quartz (?) countertop. A peninsula separates the kitchen from the family room. The family room has a cathedral ceiling, access to the backyard, gas fireplace with a brick chimney face.  A door leads from family room to a bedroom which has a half french exterior door.

The bedroom wing has 3 bedrooms including the master and a full bathroom. One bedroom is a little smaller than the other 2. The family bathroom is a little dated but fresh and clean. Two bedrooms have 2 closets, and the master bedroom has a small attached bathroom. The bathroom is a little dated but fresh and clean.

The home has 6 car off street parking, central air conditioning, hot water baseboard heat, has hardwoods throughout, has been freshly painted inside and out.


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Market Dynamics

We have been experiencing shortages of housing inventory in Waltham over the last 5 years or so. There are always a number of buyers looking to buy in Waltham because of its affordability, the community dynamics, commute to Boston and vibrant downtown & Moody St area. People like the feeling of the downtown area, and want to stop and have a coffee, or have dinner at the many restaurants, or just watch the world go by, chatting with folks who are out and about. 

The Waltham market has seen increasing prices over the last few years given the limited inventory. The demand for homes in Waltham far outweighs the supply and each month a snapshot of available homes for sale shows the declining inventory levels.

Average prices in Waltham are well above average prices obtained in the peak of the market in 2005. Average single family home prices have been increasing steadily since 2011. The real estate market downturn that existed for the last few years is well and truly over and prices are continuing to increase each year.

Sales distribution statistics for single family homes show that the $500K price-range is the most active in Waltham. The next busiest price range in Waltham is the $600K price range. 

Before reviewing the price per sq foot charts it is important to throw in a caveat of using the average as the definitive guide. There is wide variability among agents as to what is included in the living area reported in MLS. In some instances, agents will include a finished component of the basement in the living area and this is acceptable so long as how the living area is calculated is disclosed. Others report the living area reported in public record, which never includes finished areas in the basement, but note in MLS that there is a finished basement. To this end, it is important to review each individual listing to determine the ‘true’ price per sq. ft. of above ground living area, but we also need to factor into this when a home has a finished basement.

Reviewing the price per sq. foot charts for single family homes shows us that the average price per sq. ft. in Waltham around the $500K price range is around $339 per sq. ft. It’s important to note that the maximum price per sq. ft. achieved varies across most price ranges, along with the minimum obtained for each price range.

When the year built before the 1960’s the average price per sq. ft. is $323.

The chart below shows that single family homes in Waltham of similar size to your home in the 1,000 square foot range, have an average price per square foot of $347 but it increases to $428 per sq. ft. when you decrease to the below 1,000 square foot range. It is common across municipalities to see an increase in the price per square foot for smaller sized homes, as it reflects the minimum cost of a home in a town irrespective of the property size.

The chart below shows how many months’ supply of inventory there is in a given price range. It uses the assumption that given the same rate of sales over the prior 12 months, and considering current inventory available for sale, how many months it should take to sell the available inventory. This is referred to “Absorption” in the real estate world. 

Any price range where there is more than 7 months’ supply, we consider there to be an oversupply of inventory, also known as a ‘buyer’s market’. Anything between 4 – 6 months is considered a balanced market. Anything less than 3 months’ supply is considered a shortage of inventory on the market at this price range, also known as a ‘sellers’ market’. As can be seen, currently, absorption rates for all homes in the $500K price range is under 1 month’s supply showing a severe shortage.

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Analysis of Relevant Properties

The following map shows the  homes that we believe to be of value in determining the price of your  home. Below the map you will find basic information  provided for each home including the price the home was  listed at, and the price the home sold at (if sold), the listing date, Days on market, Bedrooms, Bathrooms, living area size and lot size.  Noted for each home is a classification of Relevance which outlines whether we think the  property is valued Less (L), Relevant/Comparable (R) or Higher (H) than  your home. The notes for each home outlines the similarities and differences between  your home and the one being analyzed.

 

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This cape style home was built in 1945, yours in 1955.  It is smaller than your home at 1,524 sq  ft of all above ground living area. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has the same number of bedrooms as with your home, having 4 bedrooms. And it has 2 bathrooms like your home does.  It sits on a smaller 0.14 acre lot, whereas your home sits on a 0.24 acre lot.

The living room has a stove fireplace with white mantel, and hardwood floors. The formal dining room has chair rails, hardwood floors, and access to the sunroom through French doors. The sunroom has beadboard walls and hardwood floors. The kitchen is quite dated with ceramic tile backsplash, hardwood floors, and exterior access to the backyard through French door. A dated full bathroom and a bedroom with hardwood floors are also on this level. The master bedroom and 2 more bedrooms are on the upper level. They have wall to wall carpeting and share a dated family bathroom.

The home has 2 car off street parking, a storage shed, central air conditioning, hot water baseboard heat, and was sold in "as is" condition. It was listed for $475,000 and sold higher than the asking price with competition, for $499,500.

Relevance: Less.  Given the smaller size of the home, inferior condition, smaller lot size I believe your home will sell for more than this home.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This multi-level style home was built in 1975, yours in 1955.  It is smaller than your home at 1,544 sq  ft including a finished lower level. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has the same number of bedrooms as with your home, having 4 bedrooms. And it has 2 bathrooms like your home does.  It sits on a smaller 0.16 acre lot, whereas your home sits on a 0.24 acre lot.

As one enters the main level, it has the living room through a door with stained glass, it has a fireplace on stone wall, picture window/s, and hardwood floors. A bedroom with wall to wall carpeting is also on this level. The dining area is on the upper level and  is open to the kitchen. It has chair rails, laminate floors, and exterior access to the deck through sliders. The kitchen has hardwood countertop, ceramic tile backsplash, pantry, stainless steel appliances, and laminate floors but is very dated. This level also includes a workshop with skylight, wall to wall carpeting, picture windows, and exterior access. A full bathroom and a bedroom with wall to wall carpeting are also on this level. The master bedroom, a family bathroom, and another bedroom are on the 3rd level. The master bedroom and the other bedroom have hardwood floors. The shared family bathroom has a whirlpool soaking tub. Everything feels very dated in this home, and it sits atop a hill and has lots of stairs. This home is located on a cul de sac on a hill in the Lakeview neighborhood. It has a detached 2 car garage and 6 car off street parking, and central air conditioning and hot water baseboard heat. It was listed for $535,000 and sold lower than the asking price, for $520,000.

Relevance: Less. Given its inferior condition, inferior positioning on the lot, smaller size versus the fact that it has a 2 car garage I believe your home will sell for more than this home.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This colonial style home was built in the same year as yours in 1955 and is in the same area.  It is larger than your home at 2,062 sq  ft of all above ground living area. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has the same number of bedrooms as with your home, having 4 bedrooms. It has half a bathroom more than you home, having 2.5 bathrooms, whereas you home has 2 bathrooms.  It sits on a similar size lot at 0.26 acre lot, whereas your home sits on a 0.24 acre lot.

The living room has a bay window and an open floor plan to the formal dining room. The kitchen has an informal dining area, older oak cabinets to the ceiling, laminate counters, black appliances, black sink and hardwood floors. The family room has a wood paneled wall and hardwood floors. This level also includes the sunroom which has older carpet, 1 full and 1 half bathrooms, the master bedroom and a family bedroom. These bedrooms have hardwood floors. The upper level includes 2 bedrooms with hardwood floors and share a full bathroom.  The home is quite dated inside and the same owners have owned it for 60 years. This home is located on the Lincoln line in your neighborhood. It has 2 car off street parking, a storage shed, and hot water baseboard heat. It was initially listed for $599,000 but price dropped to $579,000 and to $559,000 before it went under agreement and sold for $549,200.

Relevance: Less. Given the similar location, inferior condition, slightly larger size, similar lot size I believe the condition means that your home will sell for more than this home.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This cape style home was built in 1950.  It is larger than your home at 2,037 sq  ft of all above ground living area. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has 1 less bedroom than your home, having 3 bedrooms. It has 2 bathrooms like your home does.  It sits on a similar but smaller 0.22 acre lot, whereas your home sits on a 0.24 acre lot.

The living room has beamed ceiling, a fireplace on brick wall with white mantel and custom built shelves on either sides of the fireplace, and hardwood floors. The kitchen has an open floor plan with the dining room and to the living room through a cased opening with half height walls. The dining room has a fireplace with white mantel, chair rails, bay window/s, and hardwood floors. The kitchen has ceiling detail work, white cabinets to the ceiling, white appliances, hardwood floors and exterior access to the backyard. The family room has a custom built stone bar with brick wall, a fireplace on brick wall, some wood paneled walls, and hardwood floors. This level also includes a full bathroom with skylight and a bedroom with walk in closet and hardwood floors. The master bedroom and another bedroom are on the upper level and both have hardwood floors and share a full bathroom. The home is 'tired' and needs updating.  This home is located in the West Glenmeadow neighborhood. It has an attached single car garage and 2 car off street parking, a storage shed, and  forced air heating. It was initially listed for $609,000 but price dropped several times before it went under agreement and sold for $550,000.

Relevance: Less. Given the slightly larger size along with an attached garage, but inferior condition I believe your home will sell for more than this home.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This cape style home was built in the same year as yours in 1955.  It’s similar in size but slightly smaller than your home at 1,714 sq  ft of all above ground living area which does not include the basement. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has the same number of bedrooms as with your home, having 4 bedrooms. And it has 2 bathrooms like your home does.  It sits on a smaller 0.13 acre lot, whereas your home sits on a 0.24 acre lot.

The home has been beautifully presented. The home has hardwood floors. The formal dining room has a fireplace with wood mantel, chair rails, custom built glass shelves, and hardwood floors. The kitchen has double windows, older cabinets, ceramic tile backsplash, stainless steel appliances, ceramic tile floors, an informal dining area, and half french exterior door to the deck.  An office is also on this level and it has custom built cabinets, and hardwood floors. Also on this level are a full bathroom, and 2 bedrooms with laminate floors. The master bedroom, another bedroom and another updated full bathroom are on the upper level. The master bedroom has beamed cathedral ceiling with skylight, custom built cabinets, laminate floors, and exterior access to the balcony through french doors. The family bathroom on this level has granite countertop and a whirlpool soaking tub/ Jacuzzi.

This home has 4 car off street parking, and hot water baseboard heat. It was listed for $518,000 and was sold higher than the asking price, with competition, for $552,000.

Relevance: Relevant.  Given the superior condition of the bathrooms, the basement, but smaller lot size I beleive this home is relevant to your home.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This ranch style home was built in 1960.  It is larger than your home at 2,208 sq  ft of  approx living area including a finished lower level. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has 1 less bedroom than your home, having 3 bedrooms. It’s half a bathroom less than yours, having 1.5 bathrooms, whereas your home has 2 bathrooms.  It sits on a similar but larger 0.27 acre lot, whereas your home sits on a 0.24 acre lot.

The first floor includes the living room, the dining area, and the kitchen on an open floor plan. The living and the dining area have cathedral ceiling, lots of windows, rosewood hardwood floors, exterior access to the deck through french doors. The kitchen has cabinets to the ceiling, ceramic tile backsplash, granite countertop, ceramic tile floors, and stainless steel appliances. The bedrooms, including the master bedroom, and a full bathroom are also on this level. The master bedroom has a fireplace, double walk in closets, custom built ins, and hardwood floors. The other bedrooms also have hardwood floors. The family room and a half bathroom are on the lower level.

The home has 2 car off street parking, a storage shed, central air conditioning, and hot water baseboard heat. It was listed for $574,900 but was sold lower than the asking price, for $559,625.

Relevance: Relevant.  Given the lack of a bedroom and another full bathroom, versus the much larger size of the home and similar condition of the kitchen I believe this home is relevant to your home.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This split entry style home was built in 1977.  It is larger than your home at 2,068 sq  ft of approx living area including a finished lower level. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has 1 less bedroom than your home, having 3 bedrooms. It has 2 bathrooms like your home does.  It sits on a larger 0.44 acre lot, whereas your home sits on a 0.24 acre lot.

The living room, dining area, and the kitchen have an open floor plan. The living room has a fireplace, triple window/s, and hardwood floor. The dining area has hardwood floor, has an exterior access to the patio, and is partly separated from the kitchen by a peninsula. The kitchen has cherry cabinets to the ceiling, stainless steel appliances, granite countertops, a breakfast bar peninsula, and hardwood floors. The bedrooms including the master bedroom have wall to wall carpeting and are also on this level. The bathroom on this level has double sink vanity and white cabinets. The family room is on the lower level and it has a fireplace with brick facing and white mantel, a beamed ceiling, beadboard walls, and hardwood floors. The second full bathroom which has been updated is also on this level.

This home has an attached single car garage and 2 car off street parking. It was initially listed for $629,900 but price dropped to $599,900 before it went under agreement and sold for an even lower price of $575,000.

Relevance: Relevant, but higher. Given the larger size of the home, larger lot size, single car garage, similar condition of the kitchen but larger more updated bathrooms, I believe this home is relevant to your home but it will sell for higher than yours.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This ranch style home was built in 1950.  It is larger than your home at 1,500 sq  ft of approx living area but this does not include a fully finished basement. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has the same number of bedrooms as with your home, having 4 bedrooms. And it has 2 bathrooms like your home does.  It sits on a similar size lot of 0.22 acre lot, whereas your home sits on a 0.24 acre lot.

The living room has a fireplace with brick facing, bay window, and hardwood floors.  Through an arched opening you enter the kitchen which is open to the dining area. The kitchen has cherry cabinets, glass tile backsplash, granite countertops, ceramic tile floors, stainless steel appliances, and exterior access to the deck and to the sunroom through sliders. The sunroom is lovely with a cathedral ceiling with skylights, ceramic tile floors, lots of windows and exterior door to the backyard. The master bedroom and 2 other bedrooms are also on this level and they have hardwood floors. The bathroom on this level has been totally renovated and has a double sink vanity, granite countertop, stylish cabinets, and ceramic tile backsplash. The family room is on the lower level and it has a fireplace on brick wall, a custom built beverage bar, ceramic tile flooring, and another full bathroom with granite countertop and white cabinets. Another bedroom is also on the lower level and it has wall to wall carpeting.

The home has a detached single car garage and 4 off street parking, a storage shed, central air conditioning, and forced air natural gas heating. It was listed for $589,900 and was sold at a higher price of $595,000.

Relevance: Relevant, but higher. Given the larger size of the home, along with the renovated bathrooms and similar kitchen condition, stunning sunroom, 1 car garage, versus the inferior location I believe this home is relevant to yours but it will sell for higher.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This ranch style home was built in 1950.  It’s larger than your home at 2,250 sq  ft of approx living area including a finished basement. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has 1 less bedroom than your home, having 3 bedrooms. It has 2 bathrooms like your home does.  It sits on a larger 0.47 acre lot in a neighborhood across Trapelo Rd opposite your home, whereas your home sits on a 0.24 acre lot.

The living room has a fireplace with white mantel, bay window, and has an open floor plan with the dining area, and has access to the family room through sliders. The kitchen is separated from the dining area by a serving window with breakfast bar peninsula, and has maple cabinets, stainless steel appliances, glass tile backsplash, marble tile countertops, and ceramic tile floors. The family room is huge and has beamed cathedral ceiling, picture windows, hardwood floors, and exterior access to the deck. The master bedroom which has a cathedral ceiling and 2 more bedrooms are also on the main level. The family bedrooms have wall to wall carpeting. The full bathroom on this level has been updated and has a double vanity sink, and jacuzzi tub. The lower level has a recreation room and has an updated bathroom with a shower stall.

This home has an attached single car garage and 4 off street parking, central air conditioning, and hot water baseboard heat. It was listed for $599,000 and sold for a higher price of $641,000.

Relevance: Higher. Given the larger size of the home, larger lot size, similar location, similar kitchen condition but updated bathrooms and a garage I believe your home won't sell for as much as this home.

Your details: Living area 1836 sq ft | 4 beds | 2 baths | Lot size 0.24 acres | Built 1955

This multi-level style home was built in 1957.  It is larger than your home at 2,008 sq  ft of approx  living area which does not include a finished area in the basement. Your home has 1,836 sq ft of approx. living area including the recently renovated bedroom. This home has 1 less bedroom than your home, having 3 bedrooms. It has 2 bathrooms like your home does.  It sits on a same size 0.24 acre lot.

The front entry had wide newly built front steps to the home presenting lovely curb appeal. The living room has a fireplace with brick facing and white mantel, picture window, and hardwood floors. It has an open floor plan to the dining room and eat in kitchen. The kitchen has a breakfast bar, granite countertops, cherry cabinets, hardwood floors, and stainless steel appliances. The family room is on the lower level and has wall to wall carpeting and is quite large. The master bedroom and the 2 other rooms are on the upper level and they all have hardwood floors.  Both bathrooms have been nicely renovated and are appealing. The home presented beautifully. There was a large mudroom with a laundry and ceramic tile floors. 

This home has an attached single car garage and 4 off street parking, window ac and hot water baseboard heat. There was a huge patio outside along with an above ground pool and the yard was fully fenced.  It was listed for $639,900 and sold for a higher price of $660,000.

Relevance: Higher.  Given the larger size of the home, renovated bathrooms, single car garage, lovely backyard I believe this home will sell for higher than your home.

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Pricing Recommendation

My analysis of the relevant homes outlined above suggests a final market value for your home of $575,000-$610,000.  

Given the current market dynamics in Waltham, I would suggest listing your home at the lower end of this price range to attract more interest and potentially multiple offers.  If the market deems your home to be worth more than the list price, then the price will be pushed over the market value of your home, and sometimes well over when we get multiple offers. You can see many examples above that came on the market for a lot less, and competition pushed them up to the price they sold for. The challenge in estimating a price for a home is ‘would this home have sold for this price if they had priced it higher?’ or was competition the driving factor that got to this price.  Experience tells me that competition is why they sold for what they did, so we have to be careful with pricing. A couple of good examples of competition pushing a price higher than market value is at 39 Miriam Rd which came on the market for $639,900 and sold for $660,000, and the listing at 55 Christopher Rd which came on the market for $599,000 and sold for $641,000. 

When homes are overpriced they end up sitting on the market and ultimately selling for less than market value, whereas homes priced realistically can often sell for well over market value. Competition is what will get us the highest sales price. As we see time and time again, if the buyers consider the market value of your home to be realistic in relation to the asking price, then competition will push the price up higher and often over the market value of the home. The challenge with overpricing is that the buyers are very educated – they go week after week to see homes in their price range so they KNOW what the prices are and what ‘feels’ right.

I have to stress that these are recommendations.  If you decided to sell your home, then we would bring your home on the market at whatever price you deem to be appropriate.  

When determining the right price - it all depends on your motivation and your risk tolerance level. We know that homes that are priced at the 'strike price' will sell quicker and may generate more than one offer.  I’m an excellent negotiator and know how to push a price up if we have the market activity. I also know that some sellers want to put their home on for a higher price than I might recommend, which I’m willing to do, so long as it is understood that putting the home on for more than the majority of buyers perceive its value, could mean that your home will have a much longer market time and sell for less than it should have had it been priced properly out of the gate.

I DO NOT DETERMINE THE PRICE - the market dictates the value - what a buyer is willing to pay. My job is to make sure that you have the best market exposure and that your home is positioned well in the market.   I do not believe in projecting more money than I think your home will sell for just to get your business.

My team and I know how to stage and market your home, and I understand its value, but I can only sell it for what the market or a buyer will pay. I strongly believe that a home should be priced compared to the current competition, not just on what has sold in the last six months.  At the end of the day, you will be competing for the buyers looking for a home like yours and in the same price range. You can do far more 'damage' to the resultant price we get for your home if we overprice. The prospective serious buyers will see your home within the first weekend of your home coming on the market, and they will have seen everything else in this price range.  In other words, the serious buyer knows what is priced well.  If they don't see value in your home at its listing price and are not motivated to make an offer, then they will move on and keep looking.  In times of increasing prices, it is often hard to predict what a home will sell for, but be assured that even if we price your home lower than what market value is currently, market dynamics will bring the price of the home up to where it should be.  Prospective buyers should walk in thinking the price 'feels right' and are motivated to make an offer in the short term, rather than letting several months’ pass.

It is important to stress the value of marketing your home to capture the highest price.  In times of low inventory, we know your home will sell by doing the bare minimum to market it, BUT that is not going to get you the maximum price for your home.  Key to getting the maximum price for your home is to prepare a comprehensive marketing plan that incorporates all avenues available to us to expose your home to the maximum number of buyers out there looking.  Exposure, and feet in the door, is what will get you the highest price for your home. Basic ratios help explain this.  If 10% of the buyers who walk in your door fall in love with your home, then if you only have 10 buyers walking in, then potentially there is only 1 buyer - if you have 100 buyers walking in your door then using the same ratios, you will potentially have 10 buyers falling in love with your home.  10 buyers will push the price up versus only one buyer.

 New statistics state that over 100% of potential buyers search the web as their primary search vehicle.  Thankfully, your home will show fabulously in photos. With historically low interest rates likely to increase and inventory at a 7-year low, there are still homes that do not sell in this market.  I’m making my recommendations to ensure that you are one of the sellers who will have success in the first month of being on the market, but optimally the first weekend.

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