Goodbye Boston, Hello Marblehead
Here are my predictions of what will follow from COVID-19:
- People, especially families with young children, will look to move out of Boston and to towns like Marblehead with great schools, open spaces, history – and ocean
- The demand for open floor plans will give way to the desire for separate rooms. after families get bored of listening to everybody else’s Zoom calls, online classes, etc. etc.
- The perceived negative of Marblehead that commuting into Boston is a challenge (one which residents happily overcome) will diminish as more people work remotely at least some of the time.
- Did I mention the ocean?
Read Mid-Year 2020 Market Reports for in-depth reports on the markets Marblehead, Swampscott, Salem and Beverly, and a Summary of Essex County overall.
And then check out: Latest Inventory of properties for sale
“If you’re interested in Marblehead, you have to visit the blog of Mr. Andrew Oliver, author and curator of OliverReports.com. He’s assembled the most comprehensive analysis of Essex County we know of with market data and trends going back decades. It’s a great starting point for those looking in the towns of Marblehead, Salem, Beverly, Lynn and Swampscott.”
Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Marblehead Q1 2020 Market Summary
Single Family Homes (SFH)
The median price of Single Family Homes (SFH) sold in Q1 2020 was $692,500. This compared with $602,500 in Q1 2019 and $730,000 in Q1 2018, a clear indication of the quarterly fluctuations that can occur, especially during the winter months, when the number of sales is small.

The SFH median price increased 48% from its low in 2009 to 2019 and was 23% above its pre-Great Recession peak in 2005.

Condos
There were just 9 condo sales in Q1 2020, but that was more than the 5 in Q1 2019. Condo sales occurred between $280,000 and $1.1 million

COVID-19
Sales are a lagging indicator, reflecting offers that were accepted some 6-8 weeks earlier.A more current indicator is the number of new offers accepted.
Not surprisingly, accepted offers dropped sharply at the end of March and in early April, before recovering, slowly at first, and then more strongly as buyers and sellers adapted to the new way of doing business.
The 30-year Fixed Rate Mortgage dropped from 3.74% at the end of 2019 to 3.5% at the end of March and to 3.25% by the end of April, but the mortgage market was in some disarray, especially in the jumbo and non-conventional market, as a result of the disruption caused by COVID-19.
Inventory
After years of decline, the number of SFH for sale in Essex County on the first of the month compared with a year earlier (YOY) increased from August 2018 until June 2019, and of Condos from June 2018 until August 2019, whereupon the decline resumed.
With the uncertainty caused by the pandemic, the inventory of SFHs in Essex County overall was 35% below the 2019 level on May 1. In Marblehead there were 32 SFHs for sale compared with 50 in 2019.
Andrew Oliver
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m. 617.834.8205
www.OliverReports.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Currently available properties
In the continuing absence of Open Houses, I am replacing the normal Open House post with one showing details of all houses and condos currently available for sale. Different arrangements are being made for viewing so please contact me to see what is possible. Properties are still selling in this environment.

Click on these links for full details of each of the properties: (more…)
Open Houses Sunday February 23
50 degrees and sunny? Wow – a great day to visit these Open Houses: (more…)
What is Marblehead’s most expensive listing ever?
Patch this week featured 102 Harbor Avenue as the most expensive listing currently in Marblehead – which it is.
But is it the most expensive listing ever?
First, a couple of photos of 102 Harbor


Now, let’s roll back the clock to 2009 when this house on the Neck was listed for $10.5 million:


While this house was listed at $10.5 million in 2009, by 2015 the asking price had dropped to $6.6 million – and it did not sell.
But wait, there was one even higher listing. Back in 2003 another house on the Neck was listed for a jaw-dropping $23 million!!! But that listing was cancelled the very next day – and then re-entered at …… $2.3 million.
Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Pre-Revolutionary Marblehead: Open House TODAY
There is an Open House today, 11:30-1:00, for this Pre-Revolutionary Marblehead house. It is a perfect blend of old and new – and even has a double garage.





Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
www.TeamHarborside.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Two new Marblehead Neck Oceanfront listings
Just $4,000 separates these two new Oceanfront properties on Marblehead Neck (click on the links below the photos for full details):
Contact me to arrange a private showing.
Will house prices continue to rise in 2020?
Are You Thinking of Selling in 2020?
How is Marblehead’s 2020 Property Tax rate calculated?
Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
How did North Shore Home Prices Perform in the last Decade?
The decade from 2010-2019 saw a remarkably consistent record of Single Family Home Price increases throughout the North Shore and Essex County.
For the purposes of comparison I have converted all prices to a base of 100 for 2009.
The first chart shows the performance of Marblehead, Swampscott, Salem, Beverly and Essex County as a whole. If you look at the numbers for 2019 you can see how consistent the performance was, with a 50% increase over the decade.
(more…)
Twenty Questions with Marblehead’s Assessor
The FY2020 (July 1, 2019 – June 30, 2020) tax rate has been set at $10.39, down from $10.74 in FY2019. While the median single family (SFH) assessment increased 7.0%, or $44,000, to $674,000, the median SFH tax bill increased by half that – 3.5% – or $236, to $7,003. The commercial rate has once again been set at the same level as the residential rate.
Note that the tax rate includes the cost of debt exclusions (mainly for school construction and items like the new transfer station) voted by residents. Debt service accounts for $0.98 of the 2020 tax rate, down from $1.02 in 2019. Excluding the cost of debt service, the tax rate fell from $9.72 to $9.41.
Marblehead’s 2020 tax rate will again be the second lowest of the 34 cities and towns in Essex County. The highest rate in Essex County belongs to Wenham at $18.94; the lowest Rockport at $10.10; and the median is $13.68.
Approximately 75% of Marblehead’s revenue comes from property taxes. (more…)
Marblehead 2019 Housing Market Summary
[Click Marblehead 2019 report to download a copy of this report.]
Single Family Homes (SFH)
The median price increased 4.1%, breaking $700,000 for the first time. Sales recovered from last year’s dip and were in line with the average of recent years.

Condos
The median price increased 7.8% to just under $400,000, while sales were in line with the average of recent years.

NB Numbers in bold represent record levels. Sources: MLSPIN, OliverReports.com
Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Magnificent Marblehead Harbor View: LAST OPEN HOUSE TODAY
The next phase of your exceptional life starts right here. For those who appreciate refined elegance, this 5 bedroom, 3.5 bathroom Marblehead home reflects the grace and grandeur of a bygone era.
You have to experience this timeless home in person. Come to the LAST Open House TODAY 12:00-1:30.
Click 76 Bubier Road to go to the website, 3D for a 3D tour inside the house and Marblehead Reporter review for the Reporter article about the property.

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Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
www.TeamHarborside.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Old North Festival Chorus: last night tonight
The final concert in the 39th year Old North Festival Chorus concerts takes place this evening. Last night’s concert was acclaimed by a packed house.

I want to share with you a behind-the-scenes view from a member of the chorus.
It all starts on the last Wednesday in September when we register, collect scores and guides, and start the first rehearsal.
This is a great evening, greeting old friends and welcoming new singers. Discovering what Maria has selected for this year’s program and then – starting to sing!
It sounds simple, but is not. First, most of the music we sing is written for 4 voices: soprano; alto; tenor and bass. And each of those voices at some point will split into 1st (higher range) and 2nd (lower range).
So the first task is to identify the line in the score for your voice. Many of us use a colored marker to highlight our voice part.
Now we know what to sing we have to know how. Emphasize the downbeat, release on the upbeat, don’t sound the s until the very last moment, sing piano or forte. Take a breath here; don’t take a breath there; stagger breathing; look up. LOOK UP. LOOK UP.
Again, many of us make notations in the score. We write notes to ourselves. Remember that excelsis is pronounced ek-cel in the Bach and egg-shell in the Huron Carol. Make a note.
We get mps versions of our parts; we listen to our part on cyberbass; we listen to CDs and try to sing our part to the CD so that we can hear the overall sound.
Wednesday rehearsals soon become Wednesdays and Saturdays and then, after Thanksgiving, the pace picks up. On the Monday we go up on to the risers at the back of the church for the first time. The sound now is different as we are singing out to the sanctuary, not into a wall.
On Wednesday the string players (violins, etc.) come and for the first time we sing with more than piano accompaniment; excellent although that has been, it is very different singing with the strings. Excitement starts to mount.
And then, on Friday night, dress rehearsal! 3 hours singing the program in concert order with a full orchestra. Maria has two rehearsals with the strings and just one with the rest of the orchestra. However they may have played the music before – and whether they have or not – what matters is how Maria wants to direct it for these concerts.
So out come the pencils as the orchestra players, in turn, make notes and notations in their scores.
Saturday morning comes and – no rehearsal! But we meet early before the concert and warm-up with the orchestra, while Maria runs through a few spots that she wants us to focus on.
And then, it’s show time.
In his poem “How It Stays with Me”, written in 2011 after his first year singing with Festival Chorus, award-winning Swampscott poet Clem Schoenebeck wrote:
“In the parish hall of the memory center, where neurons
Bind and gag the learned music, the choir awaits its cue
To release all hostages in remembered performance
Lights flicker on and off. It’s time. Women smooth wrinkles
From their long black dresses. Men tug and tighten red ties.
Sip of cold water, cough drop, quick trip to the head?”
In the first half of the concert we sing the major piece or pieces – this year a Bach Cantata and Mendelssohn’s Vom Himmel Hoch – Latin and German.
And then comes the intermission. “I think that went quite well.” “The sopranos sounded great.” “The basses were awesome.” “The altos were perfect on their entrances.” “Boy, didn’t the tenors sound great?” Members are complimented on their section by a singer in a different voice part. One of those choir things.
In the second half we sit in rapt awe listening to the children’s choir and the Bell Choir, and then we are back on the risers for the lighter part of the program.
And then it is over – or almost. The audience is on its feet with a standing ovation. The soloists and Maria are presented with bouquets. A voice is heard yelling Brava.
And then the children come back and join the adults and the audience in singing “O Come All Ye Faithful” with the full orchestra. We may not be singing Amazing Grace, but grace is what we have received. And it is amazing.
And then it is over. Until Sunday when we do it all over again. The warm-up is a little shorter. “You were great last night,” says Maria. “Just one or two sections I want to go over. Last night was the first full performance with the orchestra. So tonight you can do even better.”
And we try. We try our best, not our hardest because that does not produce the best sound. We have learned that being part of a chorus means not focusing on our own singing but contributing to the performance for the audience. Can’t reach a high note? Lip sync. Got lost in a Bach run? KEEP SMILING and come back in when you can.
The performance. And when we hear the CD a couple of weeks after the Concerts, we pinch ourselves and say: wow! Because we don’t hear the concert; we hear the sound from our own section. Hearing the CD for the first time makes us understand the man who wrote one year and said: “I closed my eyes and could have been at Carnegie Hall.”
And how does this happen? An unauditioned group of singers of varying standards and experience? Who makes it possible? That would be Maria van Kalken, in her 31st year as Director; Maria, who seems to waive a magic wand rather than a baton; Maria who never stops smiling, never gets testy; Maria who repeats herself time after time (Look UP!) while still smiling. And Maria who treats the professional orchestra and singers with such courtesy that they always want to come back the following year.
And so we try that little bit more. For Maria.
After the Sunday concert we have the choir party. Some have to leave early because of work the next day; others have taken the day off or planned no morning activities. We sit and stand and eat and drink and talk and listen; with friends; friends who have become closer as the weeks go by; friends who are united by the shared experience of giving and receiving great joy.
And as Clem Schoenebeck said in his dedication to the poem:
“The concert is over, but the music doesn’t stop.”
Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
www.TeamHarborside.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Open Houses and last night of Festival Chorus Concert
It is the last day of the Marblehead Christmas Walk and Concerts so come and enjoy!Last night’s Festival Chorus concert was acclaimed by a packed house, so make sure to come tonight – after visiting these Open Houses – to confirm that Marblehead is a wonderful place to live and to bring up a family.

Marblehead Open Houses
Swampscott Open Houses
Salem Open Houses
Beverly Open Houses
Lynn Open Houses
Click Other towns to search towns not listed above.
Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
www.TeamHarborside.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Open Houses weekend December 7/8
Here are this weekend’s Open Houses. It is the Marblehead Christmas Walk and Concerts this weekend so come and enjoy!
A revised list of Sunday Open Houses will be published at 8 a.m.tomorrow.

Marblehead Open Houses
Swampscott Open Houses
Salem Open Houses
Beverly Open Houses
Lynn Open Houses
Click Other towns to search towns not listed above.
Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
www.TeamHarborside.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated
Marblehead Christmas Walk and Concerts
The Marblehead Christmas Walk is now underway and lasts through Sunday,with the climax being the the Old North Festival Chorus concert at 7:30 pm on Sunday (it is also on Saturday at 8 p.m.)
Click here for the full program.

Andrew Oliver
Market Analyst | Team Harborside | teamharborside.com
REALTOR®
Sagan Harborside Sotheby’s International Realty
One Essex Street | Marblehead, MA 01945
m 617.834.8205
www.OliverReports.com
www.TeamHarborside.com
Andrew.Oliver@SothebysRealty.com
Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated


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