Marblehead announces 2018 Property Tax Rate
(Click here to download a pdf of this report.)
The property tax rate for Fiscal Year 2018 (July 2017-June 2018) will be $11.02, just a penny higher than 2017’s $11.01.
Here is a breakdown in recent years showing the impact of debt exclusions (for items such as schools and the new transfer station):
Source: Marblehead Board of Assessors
As usual, the Board of Selectmen voted to maintain the commercial rate at the same level as the residential rate.
The median Single Family Home assessment for FY 2018 increased 4.3% to $603,000 and the median tax bill for FY 2018 will increase 4.4%, or by $281, to $6,645.
I will provide more details, including a breakdown of how the rate was calculated, in a report this coming weekend.
Meanwhile, may we all have something for which we can be grateful this Thanksgiving.
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact Andrew Oliver on 617.834.8205 or Kathleen Murphy on 603.498.6817.
If you are looking to buy, we will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver and Kathleen Murphy are Realtors with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Marblehead Oceanfront: Buy One Get One Free
This property offers not just one, but two houses on what is currently one lot. Oceanfront properties on the North Shore in general sell for $500-1,000 plus per sq.ft. 11 Crown Way is offered at just $440 per sq.ft. – and that counts just the main house. The carriage house is free.
Breathtaking views all the way down to the South Shore from this gracious, restored (1998-2006), 1870s oceanfront home. The open floor plan offers an easy flow for entertaining. The house sits on a private beach, high above the Atlantic, in a wonderfully protected location (no flood insurance required.) VIEWS and VIEWS and VIEWS.
Last Open House this Sunday 12:00-2:00 at 11 Crown Way. And here’s a link to the Video. and a recent Crown Way sunset.
Carriage house believed to be a stop on the Underground RaiIroad. Property featured by Massachusetts Historical Commission.
Listen to the sound of the ocean, while looking out over the rocks which provide a sanctuary for wildlife.
Just 13 miles north of Boston’s Logan Airport, while enjoying all the charms and delights of the “Yachting Capital of America”, and “New England’s Best-Kept Seaside Secret.” Huge price reduction allows for any further updating required.
Owner says “Bring Me An Offer.”
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact Andrew Oliver on 617.834.8205 or Kathleen Murphy on 603.498.6817.
If you are looking to buy, we will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver and Kathleen Murphy are Realtors with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Marblehead’s Collapsing Inventory in One Chart
Many of the headlines about real estate over the last year or so have referred to the decline in inventory. One result of the decline has been bidding wars. Another consequence is that some prospective buyers have become discouraged and stopped looking actively, while some sellers have not listed their house because they fear they will not be able to buy another house.
The chart below shows the month-by-month inventory over the last 4 years. The number of homes for sale in 2016 was quite consistent with 2015, but 2017 has seen a major drop. Most notably, there was no real pick up in inventory in either of the traditional selling seasons: spring and fall.
Source: MLS, Oliver Reports
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact Andrew Oliver on 617.834.8205 or Kathleen Murphy on 603.498.6817.
If you are looking to buy, we will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver and Kathleen Murphy are Realtors with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Videos of Marblehead from Channel 5’s Chronicle
This week Chronicle showed a new Marblehead 2017 video.
I also found this earlier Marblehead 2013 video.
Shayna Seymour was the presenter of both videos. I think she must really like Marblehead. What good taste she has.
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact Andrew Oliver on 617.834.8205 or Kathleen Murphy on 603.498.6817.
If you are looking to buy, we will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver and Kathleen Murphy are Realtors with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
The best value in Marblehead Oceanfront property?
This property offers not just one, but two houses on what is currently one lot. Oceanfront properties on the North Shore in general sell for $500-1,000 plus per sq.ft. 11 Crown Way is offered at just $440 per sq.ft. – and that counts just the main house.
Breathtaking views all the way down to the South Shore from this gracious, restored (1998-2006), 1870s oceanfront home. The open floor plan offers an easy flow for entertaining. The house sits on a private beach, high above the Atlantic, in a wonderfully protected location (no flood insurance required.) VIEWS and VIEWS and VIEWS.
Open House Sunday 12:00-1:30 at 11 Crown Way. And here’s a link to the Video. And a recent Crown Way sunset.
Carriage house believed to be a stop on the Underground RaiIroad. Property featured by Massachusetts Historical Commission.
Listen to the sound of the ocean, while looking out over the rocks which provide a sanctuary for wildlife.
Just 13 miles north of Boston’s Logan Airport, while enjoying all the charms and delights of the “Yachting Capital of America”, and “New England’s Best-Kept Seaside Secret.” Huge price reduction allows for any further updating required.
Owner says “Bring Me An Offer.”
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact Andrew Oliver on 617.834.8205 or Kathleen Murphy on 603.498.6817.
If you are looking to buy, we will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver and Kathleen Murphy are Realtors with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Marblehead house on Goldthwait Beach for only $52,000*
Sitting directly on and at the top of the longest beach in Marblehead is 46 Gallison Avenue. Huge price reduction means the house – which was substantially rebuilt in 1997 and updated in 2016 – is now offered for a mere $52,000 more than just its assessed land value. (more…)
Marblehead Oceanfront Open House: “Bring me an Offer”
Breathtaking views all the way down to the South Shore from this gracious, restored (1998-2006), 1870s oceanfront home. The open floor plan offers an easy flow for entertaining. The house sits on a private beach, high above the Atlantic, in a wonderfully protected location (no flood insurance required.) VIEWS and VIEWS and VIEWS.
Open House Sunday 12-1:30 at 11 Crown Way. And here’s a link to the Video.
Carriage house believed to be a stop on the Underground RaiIroad. Property featured by Massachusetts Historical Commission.
Listen to the sound of the ocean, while looking out over the rocks which provide a sanctuary for wildlife.
Just 13 miles north of Boston’s Logan Airport, while enjoying all the charms and delights of the “Yachting Capital of America”, and “New England’s Best-Kept Seaside Secret.” Huge price reduction allows for any further updating required.
Owner says “Bring Me An Offer.”
Marblehead Q3 Housing Report: prices break through $700,000
The median price of a Single Family Home (SFH) exceeded $700,000 for the first time in the third quarter. YTD the median price increased 7% to a new high of $656,000. With most of Q4 sales already under agreement, it is quite likely that the median price will exceed $700,000 for the second half of the year. Sales were down slightly YTD, a consequence of the low inventory all year.
Median Price
After a sequence in which the median exceeded $600,000 in 8 of 11 Quarters, the median price broke through $700,000 in Q3.
Marblehead Q3 market hits new record high
Here is a summary of the market in Marblehead – a full report will be published shortly. Click Marblehead_Q3_2017_summary to download a printable copy of this summary.
Single Family Homes(SFH)
The median price of a SFH exceeded $700,000 for the first time in the third quarter. YTD the median price increased 7% to a new high of $656,000. With most of Q4 sales already under agreement, it is quite likely that the median price will exceed $700,000 for the second half of the year. Sales were down slightly YTD, a consequence of the low inventory all year.
Condos
Marblehead has a small condo market and one which varies from waterfront purpose-built condos to conversions of former apartments. As such, the median price can and does fluctuate. What is notable is that nearly half the sales this year to date have taken place at or above the list price.
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact me on 617.834.8205 or Andrew.Oliver@SothebysRealty.com.
If you are looking to buy, I will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Marblehead house on Goldthwait Beach for only $52,000*
Sitting directly on and at the top of the longest beach in Marblehead is 46 Gallison Avenue. Huge price reduction means the house – which was substantially rebuilt in 1997 and updated in 2016 – is now offered for a mere $52,000 more than just its assessed land value.
There is an Open House on Sunday 11:30-1:00, or call for a private showing. The website includes a video of the property – and of the views.
Can you imagine living here and waking up to this?
followed by this
and then this
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact me on 617.834.8205 or Andrew.Oliver@SothebysRealty.com.
If you are looking to buy, I will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
MAKE ME AN OFFER: Marblehead Oceanfront restored home
Breathtaking views all the way down to the South Shore from this gracious, restored (1998-2006), 1870s oceanfront home. The open floor plan offers an easy flow for entertaining. The house sits on a private beach, high above the Atlantic, in a wonderfully protected location (no flood insurance required.) VIEWS and VIEWS and VIEWS.
Carriage house believed to be a stop on the Underground RaiIroad. Property featured by Massachusetts Historical Commission.
Listen to the sound of the ocean, while looking out over the rocks which provide a sanctuary for wildlife from sea birds to ocean wild life.
Carriage House on water’s edge believed to be a station on the Underground Railroad.
Just 13 miles north of Boston’s Logan Airport, while enjoying all the charms and delights of the “Yachting Capital of America”, and “New England’s Best-Kept Seaside Secret.” Huge price reduction allows for any further updating required.
Owner says “Bring Me An Offer.”
Open House Sunday 2-3:00 at 11 Crown Way
DCIM101MEDIADJI_0432.JPG
If you are considering selling your home please contact me on 617.834.8205 or Andrew.Oliver@SothebysRealty.com for a free market analysis and explanation of the outstanding marketing program I offer.
Read Which broker should I choose to sell my house?
If you are looking to buy, I will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Will the median home price in Marblehead reach $700,000?
In 2016 the median price of the Single Family Homes (SFH) sold in Marblehead was $620,000, exceeding $600,000 for the first time. In the first half of 2017 the median price reached $628,000 and in Q3, which ended yesterday, it seems probable that the median price will top $700,000 (it would be $710,000 if the remaining sales scheduled to close this week did take place).
Does this mean that prices are booming in Marblehead? Well, first let me make this statement about statistics: Statistics can be helpful to understanding a market, but they can also be dangerous if taken out of context. Only rely upon statistics from trusted, informed sources. Be skeptical of numbers which claim to prove the writer’s theory if given without explanation.
And here is the not-legal not-small print: in Marblehead the 250 SFH sales reported each year through the MLS system constitute just 4% of the more than 6,200 SFHs in the town. Thus, in any year the sales that occur may or may not be representative of “the market” overall. Having said that, since sales so far in 2017 have taken place between $290,000 and $5.8 million, it is a reasonable assumption that the median price – for example number 51 out of 101 so that there are an equal number, 50, of sales above and below the median sale- provides a good guide to what is happening in the market.
Clearly, the larger the number of sales, the more reliable is the median price. In the entire state of Massachusetts, for example, there will be over 50,000 SFH sales this year and so the median figure for the State will be a very good indicator. And the smaller the sample, the greater the likelihood that numbers will fluctuate over shorter periods of time. One of the reasons for this fluctuation is that with a small number of sales there can be some quite large gaps in sale prices. For example, there were no sales in Marblehead in Q3 between $675,000 and $710,000. Thus, had there been just a few more sales under $675,000, the median price would drop $35,000 from the current projected level of $710,000.
I take no notice of monthly figures for median prices. In the winter the number of SFH sales in Marblehead may drop into single figures, making the median price quite meaningless.
One of my favorite reports – and one that fits in well with my Lies, Damned Lies and Statistics series – came from a broker in Watertown last year. Citing one month in the early months when the median price dropped 30% the report recommended that anybody selling in the second half of the year should expect to realize a much lower price. You know what’s coming – in Watertown in the second half of 2016 the median price jumped sharply to a new record high.
Let’s go back to Marblehead. Q3 has ended and it will take a few days for all sales to be recorded in MLS. What we do know is that, after a slow start to the year, there was a sharp pick up in Q3 in the number of sales over $1 million – including the second sale of the year at $5.8 million – and a sharp drop in sales under $500,000. I will analyze the break down of sales by price in more detail when I publish my Q3 report once all the sales are recorded.
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact me on 617.834.8205 or Andrew.Oliver@SothebysRealty.com.
If you are looking to buy, I will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Huge price reduction: Marblehead house on Goldthwait Beach
Sitting directly on and at the top of the longest beach in Marblehead is 46 Gallison Avenue. Huge price reduction means the house – which was substantially rebuilt in 1997 and updated in 2016 – is now offered for a mere $52,000 more than just its assessed land value.
There is an Open House on Sunday 12:00-1:30, or call for a private showing. The website includes a video of the property – and of the views.
Can you imagine living here and waking up to this?
followed by this
and then this
If you – or somebody you know – are considering buying or selling a home and have questions about the market and/or current home prices, please contact me on 617.834.8205 or Andrew.Oliver@SothebysRealty.com.
If you are looking to buy, I will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Two Marblehead Oceanfront Open Houses
There are two Marblehead Oceanfront Open Houses today:
11:30-1:00 at 46 Gallison Avenue – and here’s the 46 Gallison video
12:30-2:00 at 11 Crown Way – and here’s the 11 Crown Way video
If you are looking to buy, I will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Are you thinking about selling? Read Which broker should I choose to sell my house?
Please contact me on 617.834.8205 or Andrew.Oliver@SothebysRealty.com for a free market analysis and explanation of the outstanding marketing program I offer
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
“BRING ME AN OFFER” : Marblehead Oceanfront
Breathtaking views all the way down to the South Shore from this gracious, restored (1998-2006), 1870s oceanfront home. The open floor plan offers an easy flow for entertaining. The house sits on a private beach, high above the Atlantic, in a wonderfully protected location (no flood insurance required.) VIEWS and VIEWS and VIEWS.
Listen to the sound of the ocean, while looking out over the rocks which provide a sanctuary for wildlife from sea birds to ocean wild life.
Carriage House on water’s edge believed to be a station on the Underground Railroad.
Just 13 miles north of Boston’s Logan Airport, while enjoying all the charms and delights of the “Yachting Capital of America”, and “New England’s Best-Kept Seaside Secret.” Huge price reduction allows for any further updating required.
Owner says “Bring Me An Offer.”
Open House Sunday 12:30-2:00 at 11 Crown Way
DCIM101MEDIADJI_0432.JPG
If you are considering selling your home please contact me on 617.834.8205 or Andrew.Oliver@SothebysRealty.com for a free market analysis and explanation of the outstanding marketing program I offer.
Read Which broker should I choose to sell my house?
If you are looking to buy, I will contact you immediately when a house that meets your needs is available. In this market you need to have somebody looking after your interests.
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
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