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
New Listings mid-chilly week
A few New Listings to consider:

Marblehead New Listings
Swampscott New Listings
Salem New Listings
Beverly New Listings
Lynn New Listings
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
Conforming Mortgage Limits raised for 2020
The Federal Housing Finance Agency (FHFA) has announced the maximum conforming loan limits for mortgages to be acquired by Fannie Mae and Freddie Mac in 2020. In most of the U.S., the 2020 maximum conforming loan limit for one-unit properties will be $510,400, an increase from $484,350 in 2019.
Essex County
The first table shows the limit both nationally and in Essex County in recent years, as well as the maximum home price that would qualify for a conforming loan. Since 2012 the limit has increased 22% nationally and 48% in Essex County.

Massachusestts
The second table shows the 2020 limits for each County in Massachusetts for 1,2,3, and 4-unit properties.

How is the limit calculated?
The Housing and Economic Recovery Act (HERA) requires that the baseline conforming loan limit be adjusted each year for Fannie Mae and Freddie Mac to reflect the change in the average U.S. home price. According to FHFA’s seasonally adjusted, expanded-data HPI, house prices increased 5.38 percent, on average, between the third quarters of 2018 and 2019. Therefore, the baseline maximum conforming loan limit in 2020 will increase by the same percentage.
High cost areas
For areas in which 115 percent of the local median home value exceeds the baseline conforming loan limit, the maximum loan limit will be higher than the baseline loan limit. HERA establishes the maximum loan limit in those areas as a multiple of the area median home value, while setting a “ceiling” on that limit of 150 percent of the baseline loan limit. Median home values generally increased in high-cost areas in 2019, driving up the maximum loan limits in many areas. The new ceiling loan limit for one-unit properties in most high-cost areas will be $765,600 — or 150 percent of $510,400.
As shown in the table above in Essex County the ceiling for 2020 is $690,000.
Conventional vs Conforming
A conventional mortgage is any type of home buyer’s loan that is not offered or secured by a government entity, such as the Federal Housing Administration (FHA), the U.S. Department of Veterans Affairs (VA), or the USDA Rural Housing Service, but instead is available through or guaranteed by a private lender (banks, credit unions, mortgage companies) or the two government-sponsored enterprises, the Federal National Mortgage Association (Fannie Mae) and the Federal Home Loan Mortgage Corporation (Freddie Mac).
A conforming mortgage is one whose underlying terms and conditions meet the funding criteria of Fannie Mae and Freddie Mac. Chief among those is a dollar limit, set annually by the Federal Housing Finance Agency (FHFA)
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 Sunday December 1
Here are today’s Open Houses:

Click on these links for details:
Marblehead Open Houses
Swampscott Open Houses
Salem Open Houses
Beverly Open Houses
Lynn Open Houses
and 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 this weekend
It may be the busiest travel weekend but there are still a few Open Houses (and remember to check back at 8 a.m. tomorrow for an updated list for Sunday:

Click on these links for details (Saturday OHs are shown first):
Marblehead Open Houses
Swampscott Open Houses
Salem Open Houses
Beverly Open Houses
Lynn Open Houses
and 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
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
Open Houses Sunday November 24
Grab your rain gear as you head out to these Open Houses:

Click on these links for details
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
EXPERIENCE MARBLEHEAD AT ITS FINEST IN THIS AUTHENTIC “OLD TOWN” COLONIAL
7 Middle Street,Marblehead, Massachusett Open House: Sunday 11:30-1:00 PM Or call me on 617.834.8205 for a private showing.

Time-honored properties occupy a different place in the world than do other homes. Homes that have acquired charm, quirks, and storied pasts add their own lives to yours.
We take great pride in presenting 7 Middle St, in Marblehead. This thoughtfully updated antique offers timeless appeal at every turn.
Offered at $799,900 | 4 BR | 2.5 BA. LEARN MORE

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 November 23/24
Here are this weekend’s Open Houses. Check back tomorrow at 8 a.m. for an updated list for Sunday.

Click on these links for details (Saturday’s OHs are shown first)
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
How is Marblehead’s 2020 Property Tax rate calculated?
This article, which explains how the tax rate is calculated, is a follow up to Marblehead 2020 Tax Rate drops sharply
The formula is actually very simple: take the $ amount of the previous year’s tax levy, add 2.5% for Proposition 2 1/2, and also add any new growth (such as new construction or a condo conversion). This figure is the new tax levy. To this figure is added debt service – the Principal and Interest payable on the town’s debt.
Here are the numbers for Fiscal Year 2019 and 2020, remembering that the FY runs from July to June.

The Tax Levy calculation
The dollar amount raised by the property tax will increase year by year. That is because of the formula: last year’s number plus 2.5% plus new growth. In the table above you can see how the FY 2019 tax levy of $61,400,179 becomes the base for FY 2020. Add $1,535,004 for Prop 2.5% and $303,231 for new growth and the new figure is $63,238,414. To this number is added the debt service – Principal and Interest on the town’s debt, much as homeowners pay P&I on their mortgage – to give a total amount to be raised of $69,809,220.
The Tax Rate
The actual tax rate depends upon the total Assessed Value of all property: residential, commercial and personal. The tax rate is calculated by dividing the total dollar amount to be raised by the total Assessed Value of all property. Thus, while the $ amount raised by the tax (and therefore the median tax bill) will increase each year, the headline tax rate will fluctuate depending upon the direction of Assessed Values.
In simplistic terms, the $ amount raised before debt service will increase by a little more than 2 1/2% each year, so if the median Assessed Value also increases by a little more than 2 1/2% the tax rate will be unchanged. If the increase in Assessed Values is less than 2 1/2%, then the tax rate will rise. And if the increase in Assessed Values is more than 2 1/2% then the tax rate will rise. One other variable is the cost of debt service.
In FY 2019 the tax rate was $10.74, achieved by dividing the almost $67.8 million to be raised by the $6.3 billion of Assessed value. And in FY 2020 the calculation is $69.8 million divided by $6.7 billion, which produces a rate of $10.39. While the tax rate will decline in 2020, the median tax bill, based on the higher Assessed Values, will increase by $236, or 3.5%, to $7,003.
Note that the calculation of the tax rate is made simpler by the fact that Marblehead’s Board of Selectmen votes each year to have a single tax rate for both residential and commercial tax. In towns which elect to have a differential rate – i.e. by taxing commercial property at a higher rate than residential – there are generally two different tax rates, achieved by dividing the amount to be raised from residential and commercial taxpayers by their respective aggregate Assessed Values.
How does debt service affect the tax rate?
The announced property tax rate announced each year includes the cost of debt service, which Marblehead tries to keep to 10% or less of the total tax bill.

The historic link between tax rates and median prices
This chart shows the tax rate for each Fiscal Year together with the median price for the year used for the calculation (e.g. the median price for 2018 is used for the 2020 tax rate).

Remember that for the tax rate to go down, Assessed Values have to increase by more than the approximately 2 1/2% that the total tax levy will increase each year.
What is the outlook for FY 2021?
The residential real estate market in Marblehead has been firm again in 2019 (and 2020 prices will be the basis for the FY 2021 tax rate). At this stage it looks as though the SFH median price will be around $710,000, a modest 3% increase from 2018’s $689,500. But bear in mind this is the median price of the roughly 240 SFHs that will sell this year out of the more than 6,200 SFHs in Marblehead. This does not imply that the Town’s Assessed Value will increase by 3%, including as it does all types of property.
Nevertheless, it seems reasonable at tis stage to expect that the tax rate in FY 2021 will be similar to that for FY 2020.
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
New Listings week ending November 22
Here are the new listings over the last week:

Click on these links for details:
Marblehead New Listings
Swampscott New Listings
Salem New Listings
Beverly New Listings
Lynn New Listings
and click Other Towns to search towns not shown 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 2020 Tax Rate drops sharply
This is a good news, bad news story.
The good news: the tax rate for Fiscal Year 2020 (July 1, 2019 to June 30, 2020) will drop from $10.74 to $10.39.
The bad news: taxes paid are going up. The median Single Family Home assessed value increased 7% from $630,000 to $674,000, resulting in a 3.5% increase in the median tax bill from $6,766 to $7,003.
Remember that assessments for 2020 are based upon prices achieved in 2018.
What about Prop 2 1/2, you may ask?
Prop 2 1/2 refers to the entire tax bill in dollars. Take last year’s taxes, add 2 1/2% plus new growth, add in the cost of debt exclusions, and that produces the dollar amount for the following year.
Now take that amount and divide by the assessed value to get the tax rate. That is the rough formula. In towns like Marblehead, there is one rate for all types of property. Other towns choose to tax commercial property at a higher rate.
But sticking to Marblehead, getting the dollar amount to be raised each year is fairly easy. The main variable is the assessed value. In a year when the assessed value goes up sharply, as in 2020 when the median assessed value will increase by 7%, the tax rate will go down, because one is dividing the dollar amount raised by a larger figure.
This simplistic table illustrates how the calculation is made:

The first column represents Taxes of $100,000 to be achieved from an assessed value of $10,000 (I am ignoring mill rates to make the example simpler). $100,000 divided by $10,000 produces a tax rate of $10.00.
The second column shows a 2.5% increase in taxes to $102,5000, and an increase in assessed value to $10,500. Divide one by the other and the tax rate drops to $9.76 – but the dollar amount raised goes up. This is the scenario in Marblehead for 2020.
The third column shows what happens if assessed values go down. The amount to be raised it still $102,500, but dividing this by the reduced assessed value of $9,500 produces a tax rate of $10.79.
The bottom line is that taxes paid nearly always go up. Not universally: in any year some will go up, some down and some stay the same.
But at least now you know that in all probability, when you get that tax bill just before year end, although the tax rate will be going down, your tax bill will be going up.
I shall publish a more detailed explanation of the 2020 Marblehead tax rate in due course, along with tax rates for all 34 cities and towns in Essex County as they are announced in coming weeks. Click Property Taxes to go to the section of the blog with information about property tax rates throughout Essex County.
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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