Tory Keith Real Estate

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Andrew Mitchell & Co
33 Bradford St
Concord MA 01742


Saturday, January 25, 2014

Home Improvement Projects: Maximizing Your Investment

It is widely accepted that in this area, with our frigid winters, adding a pool is generally not something that will increase the value of a home. Neither, according to to Remodeling Magazine’s Cost vs Value Report, does adding a sunroom. Of course, if the benefit of hosting never-ending pool parties on hot summer days is important to the homeowner, these projects can be well worth the cost.

But there are plenty of other home improvements that can both appeal to the owner and add to the resale value of the home. In the Boston area projects that add the most value are a minor kitchen remodel, which retains an average of 89% of its cost at resale, a wood deck and upscale siding, both recouping 86%, and installing a new steel entry door, which retains 81% of its cost. Interestingly, the report showed that a midrange basement finishing project would only preserve 62% of its value. However sales seem to show that a basement finished to the point that it adds livable square footage to an otherwise small home can be an excellent investment.

The averages are very useful, but in deciding whether a project is worth the expense, there are more specific considerations. Improving a home to make it similar in size and condition to others in the neighborhood will generally provide a very good return on investment, and will help it sell more quickly. If a property is in terrible condition and renovated to meet or slightly exceed the standards of the neighborhood, the renovations can easily bring more than their full cost to the value of the house.

However, overimproving and adding high end features to a starter home that buyers in a particular price range don’t expect will not increase the value of the home by the amount spent on renovations. Making a remodeling project too personal can also do more to turn off future buyers than appeal to them. If a home already has a reasonably modern, neutral kitchen, for example, installing expensive custom hardware or a stainless steel backsplash may look great, but should not be done as an investment in the value of the home.

Whatever spring or summer project you may decide to undertake, it’s important to do your research and make selections carefully. Always get several prices and ask contractors for references and examples of their work. Finally, be sure to get everything in writing, and then, having done all your homework, enjoy either the results or a fast sale of your home!

Tuesday, January 7, 2014

Price Per Foot By Town: 2013

2013 Average sale prices per square foot for Metrowest and surrounding towns:

Marlborough $166
Medway $179
Ashland $189
Millis $193
Framingham $195
Holliston $198
Hopkinton $204
Southborough $212
Walpole $214
Sudbury $233
Sherborn $238
Norwood $244
Medfield $251
Natick $256
Waltham $258
Wayland $268
Dover $272
Westwood $306
Lincoln $324
Needham $331
Lexington $352
Weston $362
Newton $372
Wellesley $401

Monday, January 28, 2013

Price per foot by Town: 2012

2012 average sale prices per square foot for Metrowest and surrounding towns

Marlborough 154
Medway 163
Framingham 174
Ashland & Millis 176
Holliston 183
Hopkinton 188
Southborough 197
Norwood 217
Walpole 204
Sudbury 224
Medfield 230
Natick 236
Sherborn 240
Waltham 241
Wayland 247
Dover 269
Westwood 289
Lincoln 295
Needham 311
Lexington 331
Weston 337
Newton 340
Wellesley 383

Monday, September 24, 2012

5 Stagg Drive


5 Stagg DrList Price: $499,900
Natick, MA 01760-2527
Middlesex County
Style: ColonialTotal Rooms: 8
Color: GrayBedrooms: 4
Grade School: BrownBathrooms: 2f 1h
Middle School: KennedyMaster Bath: Yes
High School: Natick HSFireplaces: 1
Handicap Access/Features: No
Directions: Speen St to Purington, left on Hampton, right on Stagg

Beautiful 4 bed, 2.5 bath Colonial conveniently located in excellent neighborhood. Renovated in 2012 with additional updates in the last month. Hardwood floors, new kitchen w/ tile, stainless steel, & granite, breakfast bar, family room w/ picture window, dining room w/ sliders leading to patio in level fenced yard, fireplaced living room, master bedroom w/ double closets & new ensuite bathroom, Pella windows, 30 yr architectural roof, new driveway & more! Showings begin Tue 9/25.
Property Information
Approx. Living Area: 1710 sq. ft.Approx. Acres: 0.24 (10454 sq. ft.)Garage Spaces: 0  --
Living Area Includes:Heat Zones:   Forced Air, OilParking Spaces: 2  Off-Street, Paved Driveway
Living Area Source: Public RecordCool Zones:   NoneApprox. Street Frontage:
Living Area Disclosures:
Room Levels, Dimensions and Features
Living Room:118x12Fireplace, Flooring - Hardwood
Dining Room:113x11Flooring - Hardwood, Balcony / Deck, Slider, Wainscoting
Family Room:110x19Flooring - Wall to Wall Carpet, Window(s) - Picture, Chair Rail, Sunken
Kitchen:119x11Flooring - Stone/Ceramic Tile, Countertops - Stone/Granite/Solid, Breakfast Bar / Nook, Remodeled, Stainless Steel Appliances
Master Bedroom:215x12Bathroom - 3/4, Closet, Flooring - Hardwood
Bedroom 2:210x12Closet, Flooring - Hardwood
Bedroom 3:210x9Closet, Flooring - Hardwood
Bedroom 4:214x10Closet, Flooring - Hardwood
Bath 1:1Bathroom - Half, Flooring - Stone/Ceramic Tile, Remodeled
Bath 2:28x5Bathroom - Full, Bathroom - Tiled With Tub & Shower, Flooring - Stone/Ceramic Tile, Remodeled
Bath 3:23x6Bathroom - 3/4, Bathroom - Tiled With Shower Stall, Flooring - Stone/Ceramic Tile, Remodeled
Appliances: Disposal, Microwave, Refrigerator - ENERGY STAR, Dishwasher - ENERGY STAR, Range - ENERGY STAR
Area Amenities: Public Transportation, Shopping, Swimming Pool, Tennis Court, Park, Walk/Jog Trails, Stables, Golf Course, Medical Facility, Bike Path, Conservation Area, Highway Access, House of Worship, Private School, Public School
Basement: Yes   Partial, Interior Access, Concrete Floor
Beach: Yes   Lake/Pond
Beach - Miles to: 1 to 2 Mile
Electric: 200 Amps
Energy Features: Insulated Windows
Exterior: Vinyl, Brick
Exterior Features: Patio, Gutters, Fenced Yard, Garden Area, Stone Wall
Flooring: Tile, Wall to Wall Carpet, Hardwood
Foundation Size: 21x22
Foundation Description: Poured Concrete
Hot Water: Electric
Insulation: Unknown
Interior Features: Cable Available, Finish - Sheetrock
Lot Description: Paved Drive, Fenced/Enclosed, Level
Road Type: Public, Sidewalk
Roof Material: Asphalt/Fiberglass Shingles
Sewer Utilities: City/Town Sewer
Terms: Contract for Deed
Utility Connections: for Electric Range, Icemaker Connection
Water Utilities: City/Town Water
Waterfront: No
Water View: No ,  --
Other Property Info
Adult Community:No
Disclosure Declaration: No
Home Own Assn:No
Lead Paint:Unknown
UFFI:   Warranty Features:
Year Built: 1950  Source: Public Record
Year Built Description:Renovated Since
Year Round:
Short Sale w/Lndr.App.Req: No
Lender Owned: No

Friday, April 20, 2012

Upcoming Metrowest Weekend Events

For those looking to take a break from their "nice little Saturdays going to Home Depot and maybe Bed Bath and Beyond", here are a few fun local events coming up:

Natick will hold an Earth Day celebration on the common this Sunday, 4/22 from 11-3, with animals, music, recycled crafts, and other entertainment.

Wellesley's Wonderful Weekend is coming up in May from the 18th through the 20th, with a parade, concert, and fireworks on the 20th.

The next Food Truck Festival will take place at Shoppers World on 10/6 from 12-4.

Monday, April 2, 2012

Local Housing Market Springing Back

We all keep hearing about bidding wars, the possibility of rising interest rates, and the market generally picking up. I can attest to more activity and several cases of multiple offers on a property, and am glad for our sellers (and for my own two projects that should be on the market within the next months), and to  find some proof that all this is happening in the Metrowest area, I found some statistics for each town. I was expecting an increase from February to March, but the following sums it up best.

Natick, Wellesley, Dover, Sherborn, Wayland, Framingham

February 2012

  • 69 homes sold
  • $519,000 average sale price

March 2012

  • 94 homes sold (up 36% from the previous month)
  • $685,000 average sale price 32%

Monday, March 12, 2012

North Waltham Ranch

36 Hemlock Ter Waltham, MA

Great opportunity to own a 3 bedroom home at the end of a quiet street in excellent North Waltham/Bentley College area neighborhood. This home could use cosmetic updates but there are hardwood floors throughout under carpet, most windows have been replaced, and driveway was paved 2 years ago. Dry, partially finished basement with half bath could make great additional living space.

More Information

List Price: $359,900
Style: Ranch
Total Rooms: 5
Bedrooms: 3
Fireplaces: 1
Grade School: NortheastBathrooms: 1f 1hMiddle School: Kennedy:High School: Waltham High
Neighborhood/Sub-Division: North Waltham/Bentley College