Marblehead beach house – 1st Open House TODAY
Newly listed Marblehead beach house – first Open House TODAY 1-3. Beat the Sunday rush!
Click 46 Gallison Avenue for details.
If you are considering selling your home please contact me on 617.834.8205 or [email protected] 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
Perfect Marblehead beach house for sale
Time to think of that perfect Marblehead beach house, as the weather brightens on Memorial Day. I will be listing this house tomorrow. Contact me for details.
If you are considering selling your home please contact me on 617.834.8205 or [email protected] 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
Essex Coastal Scenic Byway: Marblehead
You may have noticed these Essex Coastal Scenic Byway signs which have appeared around town recently:
This initiative was led by Essex Heritage and this is the description from its website: (more…)
What’s the current supply of houses for sale locally?
This report sets out to analyze the current supply of houses for sale in Marblehead, Swampscott and Salem.
Single Family Homes (SFH)
First, let’s look at sales so far this year to May 20. The pace of sales is slower in winter so these numbers overstate the supply. Bear in mind that a market is generally regarded as being in equilibrium between buyers and sellers when there is 6 months of supply.
Next I looked at recent activity, namely the number of SFHs which had offers accepted since the beginning of April and compared that with current supply. April, May and June are generally the three largest months for accepted offers in these markets, so these numbers may slightly understate supply going forward, but they provide a stark indication of how little supply there is today, especially in Swampscott and Salem:
Source: MLS, Oliver Reports
Condos
While sales numbers for SFHs are similar for the three towns, they are very different for condos, where only Salem has a large market. Thus the supply number for Salem is more significant than for the other towns:
Turning to accepted offers since the beginning of April, the supply drops sharply in all markets. Note that in Salem there have been 47 accepted offers so far in May alone and there are just 61 for sale.
Source: MLS, Oliver Reports
Comment
This report quantifies just how short of supply the market is, especially in Swampscott and Salem. And bear in mind that these numbers are for the total market; at lower prices there is even less supply, as higher priced properties generally take longer to sell.
The supply numbers are somewhat better in Marblehead where there is some evidence that list prices of SFHs have increased this year, possibly in advance of the market.
If you are considering selling your home please contact me on 617.834.8205 or [email protected] 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
Baseball returns to Marblehead TODAY
This Saturday at 5 p.m., baseball returns to Marblehead when the Seasiders — a new addition to Marblehead’s long tradition in the North Shore Baseball League — open their season at historic Seaside Park. (more…)
Marblehead says no to assisted living facility: a pyrrhic victory?
To the surprise of many, after several months of discussions and modifications, and after approval was granted by the Planning Board, the Zoning Board of Appeals voted unanimously to deny the application to build the proposed Mariner assisted living facility. I do not have the expertise to comment on many aspects of this decision, but I can ask the question: will this decision prove to be a pyrrhic victory* for the neighbors? Or, in the words of the editorial in this week’s Marblehead Reporter: “Be careful what you wish for.” (more…)
A look at “history-rich” Marblehead
The Boston Globe’s history-rich Marblehead article highlight’s the town’s maritime history:
“It was described in 1660 as New England’s greatest fishing town due to massive cod stocks off its coast. A hundred years later, the town arguably begat the Navy, building and manning the schooners that George Washington used to hobble British transport ships in 1775.
Today, Marblehead has yet another maritime claim to fame, as one of the world’s yachting capitals.”
Photo courtesy of Bart Snow
I do have a few quibbles with the article:
– It quotes the average selling price of a SFH in 2013 (why 2013?) as $526,000. I prefer to use median sales price, which in 2013 was $535,000, while the average sales price was $661,000. More pertinently, the median sales price in 2015 was $596,000 (and the average $754,000).
– The article repeats the old saw about Marblehead being inaccessible. One of the big advances in recent years – unnoticed by those who do not venture north from Boston – is the opening of the Ted Williams Tunnel which gives easier access to the Financial District and Cambridge, and greatly shortens the trip to the Cape or South Shore.
But I have no quibble with these comments:
“It’s hard to find a town more steeped in history than Marblehead”
“Despite being only about 16 miles from Boston, this yachting mecca has a somewhat island-time vibe.”
“What’s not high? The town’s property tax rate ($11.09 per $1,000 of assessed value, one of the North Shore’s lowest) — and your stress level when you take in Marblehead’s ocean views.”
If you are considering selling your home please contact me on 617.834.8205 or [email protected] 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
How much are houses in Marblehead selling for?
The data I maintain on home sales is useful but, since sales can take 2-3 months to complete from the date an offer is accepted, they do not provide as current a picture of the market as accepted offers. This article covers month by month this year the listing prices of houses in Marblehead where the seller has accepted an offer, together with the Days on Market (the number of days since the house was listed for sale) of the current inventory. Read my comments at the end of the post.
Source: MLS, Oliver Reports
Note that 54% of offers were on houses under $600,000.
And here is the month by month breakdown:
Source: MLS, Oliver Reports
The pace of sales has picked up recently:
Source: MLS, Oliver Reports
Here is the current inventory by price and Days on Market(DOM):
Source: MLS, Oliver Reports
Comment
The median price for a SFH home in Marblehead last year was $596,500 and the median list price for the 76 houses that have received offers this year through April is $599,000. Often the early and late months see more sales at the lower levels, so we will get a clearer idea of actual pricing trends as we get the number for the first half of the year, but it is interesting to note that as of today the median price of the 51 recorded sales in Marblehead this year is $596,000.
The market in Marblehead is active, with well-priced and well-presented homes selling quickly, but it is not running away, as shown by the fact that the the 76 SFHs for sale have been on the market for an average of 3 months.
If you are considering selling your home please contact me on 617.834.8205 or [email protected]. for a free market analysis and explanation of the outstanding marketing program I offer.
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.
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 one of the “happiest places”
According to this zippia.com review of the happiest places in Massachusetts Marblehead ranks number 10 of the 115 towns with a population in excess of 2,000.
The criteria used in this analysis were:
- Being well educated (Population with at least a bachelor’s degree)
- Having a job (As measured by the unemployment rate)
- A short commute to work (God do people hate traffic)
- Low cost of living
- Having a family (Getting, and staying married, has a ton of happiness benefits, on average)
- Owning a home (That’s a big plus)
- And the poverty rate (Money definitely helps out)
Well, I looked through the list of the 9 ranked above Marblehead and I have one question for each of these towns: “where’s the ocean?” They are all inland – and happy? Really?
This is what being happy looks like:
Marblehead harbor from the Neck – courtesy of Bart Snow
If you are considering selling your home please contact me on 617.834.8205 or [email protected]. for a free market analysis and explanation of the outstanding marketing program I offer.
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.
Read Which broker should I choose to list my house for sale?
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
@OliverReports
Housing Inventory today, by price and town, versus a year ago
This article compares today’s inventory, by price, compared with that of a year ago.We are now past the vagaries of winter weather and the dates of Easter and Passover, thus making the comparisons like for like for probably the first time this year. I will look first at Essex County and Massachusetts for the big picture, followed by Marblehead, Swampscott, Salem, Beverly and Lynn, adding comments where appropriate.
Overall, the story is of a decline in inventory at lower price levels and an increase at higher price points, a trend consistent with a rising market.
Massachusetts and Essex County
Overall inventory is down in the entire State by 9% for SFHs and 6% for condos; in Essex County the decline is 10% for SFHs and 12% for condos. But…. there is a marked difference between supply under $500,000 and above that figure, with large declines in supply below $500,000 and increases above that figure, particularly at the top end.
Source: MLS, Oliver Reports
Marblehead
While Marblehead is one of the few towns to show an increase in inventory over 2015, it still shows a sharp drop from the 92 and 100 SFHs for sales on this date in 2013 and 2014, while condo inventory is more in line with numbers from those years. The increase in SFH inventory is concentrated in the $750,000 – $999,999 and over $2 million brackets for SFHs and, rather surprisingly, in condos under $250,000.
Source:MLS, Oliver Reports
Swampscott
The story in Swampscott continues to be the incredibly low level of supply, most markedly for SFHs below $500,000, where the number available has collapsed from 25 to just 3. And there are just 5 condos for sale in the entire town.
Source:MLS, Oliver Reports
Salem
While overall supply in Salem is down just slightly from last year, here again we see declines in inventory at the lower price levels:
Source: MLS, Oliver Reports
Beverly
The total number of SFHs for sale is much the same as last year but the mix has changed, with a huge drop under $400,000 and increases in most of the higher ranges. Condos for sale under $250,000 plunged from 16 to just 4.
Source:MLS, Oliver Reports
Lynn
The decline is most pronounced in SFHs under $300,000 where supply has more than halved from 48 to 23.
Source: MLS, Oliver Reports
If you are considering selling your home please contact me on 617.834.8205 or [email protected] 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
Marblehead Q1 Housing Market by the Numbers
This report shows a picture of the Marblehead Q1 Housing Market by the Numbers, followed by a snapshot of current inventory compared with a year ago. For a more detailed report on the Q1 SFH market read Marblehead home prices set record in Q1
Median Prices and Sales
Sales of both SFHs and Condos were quite consistent with the last couple of years. The median price of a SFH was the highest recorded in the first quarter, but as my report above showed a lot of that was due to the mix of sales in the quietest quarter of the year.
Marblehead’s condo market is a mix of older conversions and newer developments. This, together with the small number of sales, leads to great volatility in the median price over short periods of time.
Always remember that quarterly numbers can be – and frequently are – volatile, especially during the winter months. We will get a truer picture of the underlying market trends when we get the numbers for the first half of the year.
Source: MLS, Oliver Reports
Current Inventory
When looking at the inventory of houses for sale it is important to remember the difference between relative and absolute. Relatively speaking, inventory is up on a year ago with all the increase above $750,000. But in absolute terms the numbers are still low. Marblehead has averaged around 70 SFH sales in Q2 – April to June – in the last few years. Current inventory of 65, therefore, represents less than 3 months of supply.
The number of condos for sale, while higher than at this time last year, is still absolutely low.
Source: MLS, Oliver Reports
If you are considering selling your home please contact me on 617.834.8205 or [email protected]. for a free market analysis and explanation of the outstanding marketing program I offer.
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.
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
Are new listings up in Marblehead?
It would be logical to assume that, after a mild winter and with continued improvement in the housing market locally, new listings this year would show an increase. That has, indeed, proved to be the case compared with last year, but total new listings in the first quarter were very similar to the number for 2013 and 2014.
Total new listings Q1
MLS, Oliver Reports
Break down by List Price
When we look at the list price of new houses on the market, we see an interesting pattern, one which gives support to the belief that prices are rising. If we focus on 2013, 2014 and 2016, when the total numbers were very similar, we see a clear trend: a sharp drop under $500,000, and modest increases up to $1.5 million.
MLS, Oliver Reports
What is the seasonal pattern of new listings?
While this article has focused on new listings in Q1, the peak period for new listings is only now underway. Note how Q1 and Q3 were similar in 2013 but in 2014 and 2015 there were more new listings in Q3. And Q4, not surprisingly, saw the lowest number in each year.
MLS, Oliver Reports
And finally, if only because these I had to calculate all these numbers to get the summaries, here are the monthly numbers.
MLS, Oliver Reports
Comment
While it maybe somewhat surprising that new listings are not showing, at least so far, a greater increase from the levels of 2013 and 2014, we are now in the peak period for new listings. Half-way through April, however, we have seen just 21 new listings, not an indication of any general pick-up in listings.
The demand is clearly out there – 8 of April’s 21 new listings have already received offers – meaning this is an excellent time to list your house for sale if you are planning to move.
If you – or somebody you know – are considering selling your home please contact me on 617.834.8205 or [email protected]. for a free market analysis and explanation of the outstanding marketing program I offer.
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.
Read How should I choose the broker to list my house for sale?
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
You can REGISTER to receive email alerts of new posts on the right hand side of the home page at www.OliverReports.com.
@OliverReports
Open House TODAY. New Listing – Marblehead Old Town Antique
With winter weather due to return overnight, you may want to consider attending today’s first Open House at 59 Washington Street in Marblehead.
This Bright and sunny 1800 Antique Colonial is over 3,000 sf and has 6 Bedrooms and 4 Baths, including a self-contained 1 bed 1 bath apartment (AirBnB?). It has high ceilings, wide staircases, wide pine floors and 7 fireplaces, while also offering 2 decks and garden areas.
Open House today 12:00 – 2:00
Open House Sunday 11:30 – 1:00
Marblehead home prices set record in First Quarter
Marblehead home prices set a record in the first Quarter of 2016, with the median price of $660,000 equalling the record quarterly number in Q3 2015. But……the first quarter is almost always the lowest quarter in terms of the number of sales and, consequently, the quarter most likely to be distorted by the pattern of sales.
The goal of this blog is twofold: to report the numbers, and to interpret them. The second is the more important goal, since there are many, often automated, sources of bare bones numbers, but far fewer analyses and commentaries on the numbers.
Here is the breakdown for 2015 and 2016:
MLS, Oliver reports
And in chart form:
MLS,Oliver Reports
Commentary
In the first several months of 2015 the surprise, at least to me, was the lack of activity at the higher end in Marblehead. That changed as the year went on, and in Q1 2016 we are seeing some of that effect as sales agreed last year closed in this one. We have already had 3 sales over $3 million (1 over $4 million) and one just below that level.
As a market strengthens, so it is reasonable to expect that sales will move up into higher brackets. Note that sales between $750,000 and $1 million increased from 1 to 5, and that all sales over $750,000 doubled year over year.
While, because of the small number, I believe caution is needed as to the absolute number of the median price to start 2016, there is no doubt that the sales activity in Q1 is indicative of a healthy market. For the reasons I have mentioned it is quite likely that Q1 will see the highest median price for the year, something which last occurred in 2008 and we do not want to relive that year!
I have suggested before that 2016 may be the year when we see homeowners in Boston cashing in their profits and heading to the ‘burbs – and if you are going to move to the ‘burbs what better place to go than historic, idyllic (definition: peaceful, happy and enjoyable) Marblehead! Already this year a large percentage of buyers attending Open Houses are coming from Boston, suggesting that 2016 will be a good year for the real estate market here. (more…)
Where have all the sellers gone?
I am sure I am not alone in expecting that housing inventory would be higher this (early) spring, given the mild winter and continuing low interest rates,but that has not happened. In this post I look at inventory for both Single Family Homes (SFH) and Condos for local towns, Essex County and Massachusetts.
Marblehead, Swampscott, Beverly and Salem
None of these markets has higher inventory than last year – the big snow year, remember? All are sharply down from 2013 and 2014.
Similar story for condos – look at the drop in Salem.
MLS, Oliver Reports
Essex County and Massachusetts
These don’t show well in a chart so here are the numbers, which show a similar, but less pronounced pattern.
Changes in inventory since 2013
The last two charts show the percentage decline in inventory since 2013.
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, feel free to contact me on 617.834.8205 or [email protected].
Read Which broker should list my house for sale?
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty. Each Office Is Independently Owned and Operated
You can REGISTER to receive email alerts of new posts on the right hand side of the home page at www.OliverReports.com.
@OliverReports
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