41 Trillium Way, Carlisle

Market Analysis for:

Peter Donohoe & Sharon Chirban

I've done a market analysis on your home at 41 Trillium Way in Carlisle and have prepared this document to help explain how I've arrived at a price for your home. I perform a market analysis and calculate a price taking into consideration a home’s location, size, configuration, number of bedrooms and baths, lot size and general condition. I also scrutinize the home for issues that, in my experience, will impact the price of a home making it more or less valuable. Then, I look at your current competition - the other homes that buyers in your price range will be viewing, to help determine your price.

Contents

  1. Description of Home
  2. Market Dynamics
  3. Analysis of Relevant Properties
  4. Pricing Recommendation
  5. Marketing

Description of home

Please note that these comments do not relate to marketing, but are included purely to ensure that we have captured the information and reflect the major components of your home.

Your stunning Dutch Gambrel style home was built in 2012 and was designed by Patrick Ahearn. The home has gorgeous curb appeal with beautifully landscaped grounds, gardens and multi-level hardscaping. In total, the home has 5 bedrooms, 7 full and 3 half bathrooms; this includes the bedrooms and bathrooms in the carriage and pool houses. It has a 4-car garage – 2 upper and 2 lower. The home has exquisite finishes throughout its entirety and has been meticulously maintained.
Through the front door you enter the foyer which opens into the great room directly in front. The foyer has wainscoting on the walls, large coat closet to the left, and a beautiful staircase to the right leading to the 2nd floor. Past that staircase there is the staircase leading to the finished lower level of the home. Straight ahead, through a cased opening with columns is the great room. This room has lots of light from the walls of windows and French doors, which lead to the back patio. The room is open to the 2nd floor balcony/hall with additional windows in the upper level above. There is wainscoting all around, walnut stained hardwood floors and a gas fireplace with stone surround. Through a door at the left of the great room is a small hall to the library, full bathroom and office. The Library has French doors, redwood cherry Floor and walls of mahogany bookcases. The ceiling is coffered, there is a 2nd gas fireplace with stone surround and French doors leading out the back patio. The full bathroom has modern finishes with granite countertop and a large, tiled shower stall with a seat, stone/pebble floor and glass door. The office has sliding/pocket French doors from the hallway, lots of windows allowing for natural light, built in shelves and cabinets and a 2nd set of French doors leading back to the foyer.
Back past the great room, to the right and through French doors along a wall of windows, is the sunroom. This room is bright with 2 walls of exterior windows and 2 sets of exterior French doors leading to the back patio and back yard. The ceiling is white bead-board and coffered and there is a 3rd large stone fireplace, this one wood-burning. Across the hall, through French doors, is the large formal dining room. It has coffered ceilings with black beams and wainscoting. There are three large windows overlooking the front yard and sliding/pocket door leading to the kitchen. The kitchen is bright, open and airy. It has lots of white cabinetry, a huge center island with a sink, granite countertops, white bead-board ceiling and columns separating the spacious informal dining area. There is a butler’s pantry with more white cabinetry and glass upper cabinets and a stainless-steel Subzero refrigerator. Back in the kitchen there are professional grade stainless-steel appliances including a double wall oven, refrigerator, Wolf gas range, wine cooler. There are large windows over the stainless-steel sink and a half French door to the patio. The informal dining area is large and bright with lots of large windows, coffered bead-board ceiling, French doors leading to the patio and single French doors on either side of the 4th stone fireplace leading to the sunroom.  Tucked away through a door off the kitchen is another hallway with a half bath that has white bead-board walls and ceiling, and slate floor tiles. The hallway/mudroom has radiant floor heat with slate tiles, there are cubbies, hooks and closets along the wall with a staircase leading the lower level. There is a door leading to the “upper 2-car garage” with a tiled Audi emblem in the center of it, a large closet and another staircase leading to the 2nd floor in-law suite.
From this back staircase to the 2nd floor, you enter a large bedroom area that has nice natural light from the windows. There is an exterior door to the large, shared back deck with hot tub. Through the bedroom is a kitchenette area with a large closet and a large bathroom. The bathroom is beautiful with marble floor tiles and countertop, linen closet and a large tiled shower with glass door.
Going upstairs, from the foyer staircase, there is wainscoting on the walls, walnut finished hardwood floors and stairs treads and an open landing that looks over the great room below. The master suite is to the right at the top of the staircase. This room is stunning with lots of natural light with windows on three walls, a single French door leading to a small balcony and a second French door leading to the shared deck with the hot tub that connects to the in-law suite. There are two walk-in closets, one is a bit larger than the other and a sound system. The huge master bath has marble floor tiles with radiant heat and a white bead-board ceiling. There is a long, double sink marble countertop vanity, Carrera marble tiled steam shower and private toilet stall. There is a beautiful separate tub with a window and double French doors that lead to the shared deck. Back out to the 2nd floor landing, to the left of the staircase is a laundry room with granite countertop, white cabinetry and white bead-board walls and ceiling. The first family bedroom is large and bright with lots of windows. It has 3 built-in shelving units, large closet and private full bath with white cabinetry and vanity and a shower stall with glass and white wall tiles. The 2nd family bedroom is also large with a private full bathroom as well. The bathroom has white bead-board ceiling and a huge shower stall with glass and ceramic wall tiles and glass door. The bedroom has a triple bank of window and a double bank of windows allowing for lots of light, as well as a single French door leading to the small balcony connected to the master suite and a large walk-in closet with built-in shelving.
Down in the finished basement of the home there is marble-look ceramic floor tile, a bar area with double dishwasher, half bathroom, family room and theater. The family room is a large space that is bright. It has carpeting and a large closet for storage. The theater has dark wood, a built-in screen and projector, and a tray-ceiling with inset rope lighting. There is another large room that could be used as a sitting/transitional room or even a gym. Down a small hallway is a door to the systems room, which includes the well system, heating zone controls, hot water tank with lifetime warranty, electrical, septic alarm, internal vacuum system as well as the home’s security, wi-fi, music and entertainment control system. Further down the hall is a large storage closet, another large storage room and a coat closet. This hall ends with a side entry door, mudroom and access to the lower 2-car garage with the inset tiled Porsche emblem.
Down the driveway, past the main house, is the carriage house/gym/barn. The entry door to the left opens to a flight of stairs leading to the 2nd floor au-pair suite. There is an entry hall/sitting room with a large living room and kitchenette to the left. Past the sitting room is the bedroom with attached full bathroom with a nice sized shower stall with white tiled walls and pebble floor. The center entry door, from the front of the carriage house, enters into the enormous gym space. The space is bright with lots of windows and French doors to a patio area. There is a kitchenette area, second entrance mudroom area with a bench and cubbies and a lovely half bath. Through a door there is a small hallway area with seating and a door leading to the garage space which is being used as a spin cycle room. There are sound proofing baffles on the walls but also the original garage door tracks for conversion back to a garage space.  
Finally, the pool house is in the back of the main house surrounded by beautiful gardens, hardscaping, and lovely view of the back of the main house with it’s Gambrel roofline. There is a pool house with sliding glass and screen doors. Inside the pool house is a kitchen area with granite countertops and white cabinetry. There is white bead-board wainscoting and tile floor. There is a full bath with more white bead-board wainscoting and an exterior door.

Size  of the home is 8763 sq ft (for the main home) + barn which has the  dimensions of 36 *40 (we will consider 2 floors of this area as finished  living area = 2880) + pool house of approx 15*10 (150)  = 11793 sq ft.

Home was built in 2012, and the barn in 2014.

There are 4 bedrooms in the main home with 5 full and 2 half bathrooms.

There is 1 bedroom and 1.5 bathrooms in the barn.

There is a full bathroom (?) in the pool house.

Total Bedrooms: 5

  • In-law suite
  • Master suite
  • Bedroom
  • Bedroom
  • Au Pair suite

Total Bathrooms: 7 Full & 3 Half

  • 1st Floor Main / near library – Full
  • 1st Floor Kitchen area – Half
  • In-law suite - Full
  • Master – Full
  • Bedroom – Full
  • Bedroom – Full
  • Basement - Half
  • Au Pair suite – Full
  • Gym – Half
  • Pool house – Full






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Market Dynamics

We have been experiencing shortages of housing inventory in Carlisle over the last 5 years or so. There are always a number of buyers looking to buy in Carlisle because of the strong school system, the rural nature and seclusion yet close proximity to Boston. The conservation areas close by pull those who desire an outdoor lifestyle while still remaining within commuting distance to Boston.

Average prices in Carlisle are back to the average prices obtained in the peak of the market in 2005. The real estate market downturn that existed for the last few years is well and truly over.

Sales distribution statistics for single family homes show that the $1M-$1.5M price-range is the most active in Carlisle. The next busiest price range in Carlisle is the $700K price range. 

Before reviewing the price per sq foot charts it is important to throw in a caveat of using the average as the definitive guide. There is wide variability among agents as to what is included in the living area reported in MLS. In some instances, agents will include a finished component of the basement in the living area and this is acceptable so long as how the living area is calculated is disclosed. Others report the living area reported in public record, which never includes finished areas in the basement, but note in MLS that there is a finished basement. To this end, it is important to review each individual listing to determine the ‘true’ price per sq. ft. of above ground living area, but we also need to factor into this when a home has a finished basement.

Reviewing the price per sq. foot charts for single family homes shows us that the average price per sq. ft. in Carlisle around the $1.5M - $2M price range is around $292 per sq. ft. It’s important to note that the maximum price per sq. ft. achieved varies across most price ranges, along with the minimum obtained for each price range.

When the year built in the 2010’s the average price per sq. ft. is $288.

The chart below shows the average price per sq ft of single family homes sold in Carlisle in the last 12 months.  The largest home sold last year was in the 7000 sq ft range and it had a price per sq ft of $159. 

The chart below shows how many months’ supply of inventory there is in a given price range. It uses the assumption that given the same rate of sales over the prior 12 months, and considering current inventory available for sale, how many months it should take to sell the available inventory. This is referred to “Absorption” in the real estate world. 

Any price range where there is more than 7 months’ supply, we consider there to be an oversupply of inventory, also known as a ‘buyer’s market’. Anything between 4 – 6 months is considered a balanced market. Anything less than 3 months’ supply is considered a shortage of inventory on the market at this price range, also known as a ‘sellers’ market’. As can be seen, currently, absorption rates for homes in the $2M - $3M price range is 24 months supply showing a buyers market. There are no homes in your price range sold in the last 12 months, and none on the market currently. 

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Analysis of Relevant Properties

The following map shows the  homes that we believe to be of value in determining the price of your  home. Below the map you will find basic information  provided for each home including the price the home was  listed at, and the price the home sold at (if sold), the listing date, Days on market, Bedrooms, Bathrooms, living area size and lot size.  Noted for each home is a classification of Relevance which outlines whether we think the  property is valued Less (L), Relevant/Comparable (R) or Higher (H) than  your home. The notes for each home outlines the similarities and differences between  your home and the one being analyzed.

Your details: Living area 11793 sq ft which includes 8763 sq ft (for the main home) + approx 2880 sq ft (barn) +  approx150 sq ft (pool house) | 5 beds | 7 full, 3 half baths | Lot size 2.72 acres | Built 2012 | 4 car garage

This contemporary colonial style home was built in 1990. It is larger than your home at 12,041 sq  ft of approx. living area which includes the pool house. Your home has 11,793 sq ft of approx living area which includes 8,763 sq ft (main home) + 2880 sq ft (barn) + 150 sq ft (pool house). This home has 2 more  bedrooms than your home with 7 bedrooms whereas your home has 5 bedrooms which includes the guest room and the bedroom in the barn. This home has less bathrooms than your home, having 6.5 bathrooms whereas your home has 7 full bathrooms and 3 full bathrooms. It sits on a smaller size 1.84 acre lot whereas your home sits on a large 2.72 acre lot.
The front entry is grand with a large portico and paved area leading up to the double front doors. Upon entry to the grand foyer, it has a high ceiling with a glass ceiling and is open to the 2nd level with 3 sides of open balconies and has marble tiled floors. The main level includes the living room which has a fireplace, tray ceiling with octagonal ceiling detail, deep crown molding, 5 walls of windows, chair rails, hardwood floors, and exterior access through glass doors. The formal dining room is in an octagonal area which has 5 walls of windows, octagonal ceiling detail, and hardwood floors. The family room has an open floor plan with the informal dining area and the kitchen. It has a fireplace, walls of windows, coffered ceiling, hardwood floors, and exterior access to the deck. The kitchen is new and has a breakfast bar peninsula, a cooktop center island, granite countertops, stainless steel appliances, coffered ceiling, bay windows, contemporary style cabinets, and hardwood floors. This level has a library which also has a fireplace, custom built ins, deep crown moldings, wainscoting, hardwood floors, exterior access, and an octagonal area which has a high ceiling, and 5 walls of windows. A bedroom is on the main level and it has a fireplace, hardwood floors, access to the deck, and has an attached marble tiled bathroom. The other family bedrooms, including the master suite, are on the 2nd level. The master suite has a fireplace, walk in closet, coffered ceiling, wall of windows, hardwood floors and an attached bathroom. The master bathroom has marble floors, and a jacuzzi. One of the bedrooms has a cathedral ceiling, custom built ins, and has an attached bathroom. The 2nd level hallway has coffered ceiling, beautiful millwork, wainscoting, and hardwood floors. This level also has a study. The finished lower level has wall to wall carpeting and includes a home theater, and a great room which has a wet bar with custom built ins, and spa. This level also has 2 bedrooms. One has an attached sauna and the other has an attached bathroom. All 3 floors have elevator access.
The home feels quite dated inside. The sellers replaced the kitchen recently but the style is not an appealing style for the buyers but the remainder of the home is showing its age being 28 years old.
This home has a heated inground pool, and a pool house. It has an attached 3 car garage and 8 car off street parking. It has forced air heating and central air conditioning. It came on the market at the end of Feb for $3,199,000 and is still on the market after 58 days.

Relevance: Less.  Given the larger size of the home, inferior condition of the home, smaller lot size, your newer construction and extra bathrooms I believe that once all factors are considered your home should sell for more than this home.

Your details: Living area 11793 sq ft which includes 8763 sq ft (for the main home) + 2880 sq ft (barn) + 150 sq ft (pool house) | 5 beds | 7 full, 3 half baths | Lot size 2.72 acres | Built 2012 | 4 car garage

This was my buyer. This colonial style home was newly built in 2016. It is smaller than your home at 9,447 sq  ft of approx. living area. Your home has 11,793 sq ft of approx living area which includes 8,763 sq ft (main home) + 2880 sq ft (barn) + 150 sq ft (pool house). This home has 1 more bedroom than your home, having 6 bedrooms, whereas your home has 5 bedrooms. This home has 8.5 bathrooms which is 1 more full bathroom but 2 half bathrooms less than yours. It sits on a smaller size 0.41 acre lot walking distance to the town center whereas your home sits on a large 2.72 acre lot.
Entry to the foyer is through the wrap-around porch. The living room has a fireplace, coffered ceiling, hardwood floors, and 2 single french doors to the wrap around porch on either side of the fireplace. The formal dining room has tray ceiling, wainscoting and bay windows. The living room is open to the formal dining room through a cased opening and wainscoting flow seamlessly around the main living area. The kitchen is connected to the formal dining room through a butler’s pantry which has a wet bar. The kitchen has a breakfast bar island with a 2nd prep sink, granite countertops, ceramic tile backsplash, high end inlay and stainless steel appliances, pot filler faucet, white cabinetry, coffered ceiling with beadboard, crown molding, triple windows with built in seats, and hardwood floors. It has an informal dining area and has an open floor plan with the family room. The family room has a fireplace with a stone tiled central gas burning fireplace, coffered ceiling with white beadboard, bay windows, and hardwood floors and has exterior access via a french door to a porch leading to the patio. This level also has a wood lined study which has a coffered ceiling, wall of windows, wainscoting, and hardwood floors, and is mostly cherry mill work. It has access from the foyer and another to the mudroom, and has an attached full bathroom. The mudroom is complete with cubbies, seats, and hooks. It is in a hall with an office nook and the rear vestibule, with access to the garage, and this area has tall beadboard wainscoting, crown molding, and slate tile floorings. All the bedrooms on the 2nd floor have walk in closets, hardwood floors, and attached full bathrooms. The master suite has a fireplace, custom built ins, bay windows, crown molding, hardwood floors, his and her closets, and an attached bathroom. The master bathroom has lots of white cabinetry, his and her vanity sink with marble counters, separately enclosed toilet, shower stall, window seat, crown molding, and marble tiles. A huge laundry is on this level. The 3rd level has wall to wall carpeting and includes a bedroom with a full bathroom and a bonus room. The finished basement has wall to wall carpeting and includes a theater, gym and gameroom and has a wet bar with granite countertops, ceramic tile backsplash, white cabinets, and wine chiller. This level also has a full bathroom. The exterior was fairly basic with a small patio area and firepit.
This home is located in Munroe Hill in Lexington. It has an attached 3 car garage even though 2 of the spots in the garage were tandem spots, and 6 car off street parking. It has forced air heating and central air conditioning. It was listed for $3,650,000 and was sold for $3,425,000 after 12 days on the market.

Relevance: Less. Given the smaller size of the home, smaller lot size, extra bedrooms and bathrooms I believe your home will sell for more than this home.

Your details: Living area 11793 sq ft which includes 8763 sq ft (for the main home) + 2880 sq ft (barn) + 150 sq ft (pool house) | 5 beds | 7 full, 3 half baths | Lot size 2.72 acres | Built 2012 | 4 car garage

This French country estate style home was built in 1997. It has 9,201 sq  ft of approx. living area which does not include 1,795 sq ft in the finished basement and 710 sq ft in the carriage house, so it totals 11706 sq ft. Your home has 11,793 sq ft of approx living area which includes 8,763 sq ft (main home) + 2880 sq ft (barn) + 150 sq ft (pool house). This home has more  bedrooms than your home, having 7 bedrooms, whereas your home has 5 bedrooms. This home has 9 full bathrooms, your home has 7 full bathrooms and 3 half bathrooms. It sits on an even larger size 5.12 acre lot on the Carlisle line whereas your home sits on a large 2.72 acre lot.
This home has impressive curb appeal and has a covered porch with 3 french doors with transoms as the entry into the foyer which has marble flooring, crown molding, and columns that define it from the living room. The living room has a high coffered ceiling accented with deep crown molding, triple arched windows over 3 french doors leading to the deck, a fireplace, custom built ins with glass doors, and hardwood floors. The formal dining room is open from the foyer area and has an accented tray ceiling with crown molding, floor to ceiling bay window, wainscoting, all glass paned china cabinets, and hardwood floors. It has access to the kitchen through a butler’s pantry which has a wet bar, beverage chiller, and custom built china cabinets, and exterior access through sliding glass doors. The kitchen has a center breakfast island where the 2nd prep sink is located, another bar island where 2 cooktops are located, granite countertops, high end inlay appliances, coffered ceiling, ceramic tile backsplash, modern white cabinetry, pantry, large windows, and an informal dining area. It also has access to the mudroom leading to the garage. The informal dining area has china cabinets, floor to ceiling windows, has an exterior access to the patio through french doors, and is open to the family room. The family room has a fireplace in a stone facade chimney which extends to the ceiling, high beamed cathedral ceiling, large arched windows, custom built ins, hardwood floors, and exterior access on 2 sides through double french doors with transoms. The library is also on the main level and it has  a fireplace, coffered ceiling, wainscoting, bay windows, lots of custom built ins and cabinets to the ceiling, and has a wet bar. The master suite is also on the main level and it has walk in closets,  a fireplace, large floor to ceiling windows, high cathedral ceiling, chair rails, wall to wall carpeting, its own wet bar, and an attached bathroom, sitting area and exterior access to the deck. It also adjacent to a garden room. The master bathroom has his and her vanity sinks, granite countertops, jacuzzi, floor to ceiling windows, tray ceiling, crown molding, chair rails, custom built ins, and a shower stall. The master suite has access to the master office on the 2nd level through a staircase going up. This office has a fireplace, lots of custom built ins and cabinets, double windows, beamed cathedral ceiling, an attached bathroom, walk in closet, and cherry wood floors. It has access through a circular staircase from the master bedroom and access through the 2nd level hall way which is overlooking the living room. There are 4 bedrooms on this level all having attached bathrooms, walk in closets. Two of the bedrooms have cathedral ceilings, each access to their balcony, custom built ins, chair rails, and wall to wall carpeting. Another bedroom has bay windows with built in seats, custom built ins, an office nook, an attached bathroom, chair rails, and wall to wall carpeting. The other bedroom has skylight, chair rails, custom built ins, wall to wall carpeting, and has an attached bathroom. This level also has a billiards room which has a sauna, a wet bar, a beamed cathedral ceiling, custom built ins, large windows, beadboard walls, and wall to wall carpeting. The 3rd level has a bedroom with walk in closet, a dressing room, an attached bathroom, cathedral ceiling with skylight, custom built ins, and wall to wall carpeting. The finished lower level has wall to wall carpeting and chair rails all around and it includes a home theater, a putting room, a large wet bar which has cabinetry with glass paneled doors, and mirror backsplash, a fireplace, an exercise room with sauna and full bathroom, wine cellar and exterior access.
This home also has a carriage house and it has an open floor plan of the living room, the dining area, and the kitchen on the 2nd level. Entry is through a covered porch with multiple french doors and going up a staircase. It has a fireplace, cathedral ceiling, crown molding, hardwood floors, and  double doors leading to a deck. The kitchen has a breakfast bar peninsula, custom built ins and cabinets, and inlay appliances. Its bedroom has a built in bed with custom built ins, picture windows, and an attached bathroom. The home is open and airy, but quite dated and 'ornate' - buyers will not like the 'feel' of the home as much as yours.
This home includes an inground heated pool, a tennis court, a hot tub, a pool house, and natural and man made ponds and waterfalls. It has an attached 6 car garage and 10 car off street parking. It has oil and hydro air heating and central air cooling. It was initially listed for  $6,200,000 but price was dropped to $5,200,000 after 6 months on the market. It was dropped again to $4,900,000 and then to $3,985,000 until it went under agreement with a kick out clause which means that the sale is contingent on the buyer selling their home.

Relevance: Relevant. Given the similar living area, 'frou-frou' finishes which are not everyones tastes, 6 car garage, extra bedrooms and extra bathrooms, larger lot size, tennis court, I believe once all factors are considered this home is relevant to your home.

Your details: Living area 11793 sq ft which includes 8763 sq ft (for the main home) + 2880 sq ft (barn) + 150 sq ft (pool house) | 5 beds | 7 full, 3 half baths | Lot size 2.72 acres | Built 2012 | 2 car garage

This antique style home was built in 1908. It has 12,291 sq  ft of approx. living area plus  1,082 sq ft in the carriage house . Your home has 11,793 sq ft of approx living area which includes 8,763 sq ft (main home) + 2880 sq ft (barn) + 150 sq ft (pool house). This home has 1 more  bedroom than your home, having 6 bedrooms, whereas your home has 5 bedrooms. This home has 4 full and 3 half bathrooms whereas yours has 7 full and 3 half baths. It sits on a 12.01 acre lot in Lincoln whereas your home sits on a 2.72 acre lot.
The main level has mostly hardwood floors. The living room and the formal dining room each has a fireplace. The family room has a cathedral ceiling, custom built ins, access through french doors, and has an open floor plan with the kitchen and the informal dining area. The kitchen has stainless steel appliances, 2nd dishwasher, granite countertops, custom built cabinets, and pantry. The main level also includes a library which has a fireplace and custom built ins. The exercise room and the sunroom are also on this level. The family bedrooms are on the 2nd level including the master suite. The master bedroom has custom built ins, walk in closet, access to a balcony, and an attached bathroom. The master bathroom has double vanity sink with granite countertop, shower stall, and a jacuzzi. One of the bedrooms has a fireplace, and an attached bathroom. Another bedroom has a fireplace, and another one has an attached bathroom. This level includes a game room which has a wet bar, and an office. The 2nd level has also mostly hardwood floors.
This home is used as an equestrian estate with horse stables, paddocks and dressage ring. It has an inground heated pool, a tennis court, live-in help quarters, and guest house. It has an attached 3 car garage and 10 car off street parking. It has radiant and forced air heating and central air cooling. It was initially listed for $7,500,000, then dropped to $6,750,000, $6,400,000, $5,500,000, before it went under agreement and was sold for $4,000,000 after a total of 1106 days on the market. There is little information about this home in MLS so it is hard to relate this home to yours.

Relevance: Relevant. Given little information about this home apart from basic facts such as it is larger than your home, larger acreage, has less bathrooms, was built in 1908 so it is more than likely not in as good a condition as your home I believe it is more than likely relevant to your home.

Your details: Living area 11793 sq ft which includes 8763 sq ft (for the main home) + 2880 sq ft (barn) + 150 sq ft (pool house) | 5 beds | 7 full, 3 half baths | Lot size 2.72 acres | Built 2012 | 4 car garage

This colonial style home was built in 2008. It has 10,462 sq  ft of approx. living area which includes the finished lower level and the au-pair suite. Your home has 11,793 sq ft of approx living area which includes 8,763 sq ft (main home) + 2880 sq ft (barn) + 150 sq ft (pool house). This home has more  bedrooms than your home, having 6 bedrooms, whereas your home has 5 bedrooms. This home has 7.5 bathrooms. It sits on a similar size 2.6 acre lot as your home sits on a large 2.72 acre lot.
Entry to the foyer is through the wrap around porch. The living room is accessible from the foyer through double french doors. It has a fireplace with white mantel and overmantel, floor to ceiling windows, crown moldings, hardwood floors, and has an open floor plan with the formal dining room defined by half height walls with columns. The family room has a fireplace, coffered ceiling, floor to ceiling windows, a sitting area, custom built ins and cabinets, and has an open floor plan with the informal dining area and the kitchen defined by a half height wall with columns. It has access to the sunroom through a french door and exterior access to the patio through double french doors. The kitchen has a center breakfast bar island with the 2nd prep sink, granite countertops and backsplash, high end stainless steel appliances, lots of white cabinets, crown molding, picture window, hardwood floors, and is immediately accessible from the foyer through a cased opening. Its informal dining area has a wet bar with granite countertops, custom built ins, and has access to the hall leading to an office, the mudroom,  and the garage. This level also has a study room which has a fireplace, crown molding, double and bay windows, wainscoting, custom built ins and cabinets, and has an adjacent full bathroom.
The family bedrooms are on the 2nd level. They all have hardwood floors and attached bathrooms. Two of the rooms have custom built ins, one has a walk in closet and the other has a wet bar. The master bedroom has coffered ceiling, walk in closets, custom built ins, triple windows, and an attached bathroom. The master bathroom has double sink vanity with granite countertops, white cabinets, a jacuzzi, and a shower stall with seat, marble flooring, and frameless glass door and wall. The finished lower level has mostly hardwood floors and includes an exercise room, a media room, a playroom, and has a full bathroom.
This home is located in Nashawtuc Hill in Concord. It has an attached 3 car garage and 10 car off street parking. It has hot water baseboard, hydronic floor heating and central air cooling. It was listed for $5,380,000 but price was dropped to $4,990,000 before it went under agreement and was sold for $4,350,000.

Relevance: Relevant.  Given the similar size of the home in total, but the larger sq footage of this home in the main home versus your sq footage split between the carriage house, pool house and main house, inferior curb appeal of this home, lack of exterior living spaces, extra bedroom, similar baths, similar lot size, superior location walking distance to the town center I believe it is relevant to your home but the location might just kick it up higher than your home.

Your details: Living area 11793 sq ft which includes 8763 sq ft (for the main home) + 2880 sq ft (barn) + 150 sq ft (pool house) | 5 beds | 7 full, 3 half baths | Lot size 2.72 acres | Built 2012 | 4 car garage

This contemporary style home was built in 1996. It has 9,628 sq  ft of approx. living area but this does not include living area in the finished lower level. Your home has 11,793 sq ft of approx living area which includes 8,763 sq ft (main home) + 2880 sq ft (barn) + 150 sq ft (pool house). This home has 1 more  bedroom than your home, having 6 bedrooms, whereas your home has 5 bedrooms. This home has 7 full and 2 half bathrooms, your home has 1 half bathroom more than this home. It sits on a larger size 5.84 acre lot on the Carlisle line as your home sits on a large 2.72 acre lot.
The curb appeal of this home is lovely. A long paved driveway leads up to the 5 car garage which is discreetly hidden behind some plantings. The front entry is grand under the portico, and entry into the mahogany lined foyer provides views into the living room and through to the expansive back yard and exterior of the home. The living room has a huge fireplace with large white mantel, has coffered ceiling with crown molding, floor to ceiling windows overlooking the wrap around porch and multiple french doors leading out to this paved back porch, and is partially open to the formal dining area defined by a cased opening with columns. The dining room has coffered ceiling, and multiple french doors leading out to the wrap around porch. It has access to the family room and the kitchen through a hallway and also the butler’s pantry which has a wet bar with custom built cabinets and granite countertops. The family room has a fireplace, high cathedral ceiling, crown molding, and floor to ceiling windows with access to the balcony. The kitchen has a center breakfast bar island, granite countertops and backsplash, high end stainless steel and inlay appliances, lots of custom built cabinets with 2 tier overhead cabinets with glass paned doors, bay windows, and an informal dining area. The dining area has multiple exterior access to the wrap around porch through french doors, and has floor to ceiling windows, and is defined from the kitchen through an arched opening. This level also includes a library which has a fireplace, wall to ceiling windows, and lots of custom built ins. A guest bedroom is accessible from the mudroom leading to the garage and the adjacent full bathroom. The main level has mostly hardwood floors. The family bedrooms are on the 2nd level which has also mostly hardwood flooring. The master suite has vaulted ceiling, crown molding, bay window, walk in closets, and an attached bathroom. The master bathroom has a jacuzzi, a double sink vanity with marble countertops and floor, and white cabinetry. The other bedrooms all have walk in closets, custom built ins, triple windows, and an attached bathroom for each. Also on this level is a recreation room with multiple built ins, floor to ceiling windows, skylights. The 3rd level has wall to wall carpeting and cathedral ceiling and it includes a huge gym which has glass ceiling, and access to a balcony, a bedroom with an adjacent full bathroom, and an office. The finished lower level has wall to wall carpeting and a double mahogany door leading into the billiard room which is mahogany lined, has coffered ceiling, high mahogany wainscoting, and a wet bar. The game room has access to the 11 seat home theater. A sauna, full bathroom, walk in closet are off the games room. A crafts room is also on this level which has lots of custom built ins, and a wine cellar.
The guest house has a spa room, sauna, massage room, full bathroom behind the 2 car garage (adjacent to the main house and the 3 car attached garage) and has a bedroom, living room/dining room and kitchen along with a full bathroom on the 2nd level.
This home has an inground pool, tennis court, mini golf course, hot tub, guest house, large paved patio area adjacent to the wraparound porch, and a trellised walkway leading to the putting green and swimming pool. It has an attached 5 car garage and 8 car off street parking. It has forced air heating and central air conditioning. It was initially listed for $7,950,000 but its price was dropped to $5,800,000. It went under agreement and was sold for $4,850,000 after 499 days on the market.

Relevance: Relevant, but higher. Given its much larger size (the 9628 doesn't include the full finished lower level), larger lot size, 1 more bedroom, 5 car garage, Kistler and Knapp construction, tennis court, golf putting green/bunkers I believe this home will sell for more than your home.

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Pricing Recommendation

My analysis of the relevant homes outlined above suggests a final market value for your home of $4,300,000-$4,700,000.  

Given the current market dynamics in Carlisle, I would suggest listing your home at the high end of this price range as there are fewer buyers in this price range in Carlisle and surrounding areas and you may need to negotiate off this price.  As can be seen by many of the examples above which sold significantly lower than their asking prices because they were initially overpriced. The market will pay what it believes is market value for your home, but the longer a home is on the market the lower the market value is perceived to be.  The sale price of the home on Page Rd would have been significantly lower than its true market value purely because it was on the market for 1106 days before it was sold.  The challenge with overpricing is that the buyers are very educated – they look for a long period of time to find 'the' home for their family in their price range so they KNOW what the prices are and what ‘feels’ right. 

I have to stress that these are recommendations.  We would bring your home on the market at whatever price you deem to be appropriate.  

When determining the right price - it all depends on your motivation and your risk tolerance level. We know that homes that are priced at the 'strike price' will sell quicker and may generate more than one offer.  I’m an excellent negotiator and know how to push a price up if we have the market activity. I also know that some sellers want to put their home on for a higher price than I might recommend, which I’m willing to do, so long as it is understood that putting the home on for more than the majority of buyers perceive its value, could mean that your home will have a much longer market time and sell for less than it should have had it been priced properly out of the gate.

I DO NOT DETERMINE THE PRICE - the market dictates the value - what a buyer is willing to pay. My job is to make sure that you have the best market exposure and that your home is positioned well in the market.   I do not believe in projecting more money than I think your home will sell for just to get your business.

My team and I know how to stage and market your home, and I understand its value, but I can only sell it for what the market or a buyer will pay. I strongly believe that a home should be priced compared to the current competition, not just on what has sold in the last six months.  At the end of the day, you will be competing for the buyers looking for a home like yours and in the same price range.  The prospective serious buyers will see your home within the first weekend of your home coming on the market, and they will have seen everything else in this price range.  In other words, the serious buyer knows what is priced well.  If they don't see value in your home at its listing price and are not motivated to make an offer, then they will move on and keep looking.  In times of increasing prices, it is often hard to predict what a home will sell for, but be assured that even if we price your home lower than what market value is currently, market dynamics will bring the price of the home up to where it should be.  Prospective buyers should walk in thinking the price 'feels right' and are motivated to make an offer in the short term, rather than letting several months’ pass.

It is important to stress the value of marketing your home to capture the highest price.  In times of low inventory, we know your home will sell by doing the bare minimum to market it, BUT that is not going to get you the maximum price for your home.  Key to getting the maximum price for your home is to prepare a comprehensive marketing plan that incorporates all avenues available to us to expose your home to the maximum number of buyers out there looking.  Exposure, and feet in the door, is what will get you the highest price for your home. Basic ratios help explain this.  If 10% of the buyers who walk in your door fall in love with your home, then if you only have 10 buyers walking in, then potentially there is only 1 buyer - if you have 100 buyers walking in your door then using the same ratios, you will potentially have 10 buyers falling in love with your home.  10 buyers will push the price up versus only one buyer.

Given the price point you are at your home would be categorized as a RE/MAX Collections home, which is the Luxury home brand for RE/MAX. For the first Open House we would organize to have a pianist/harpist come in to play, and food for Open House guests. We would market it as our Signature Open House. The aim is to have an ‘event’ of your Open House and get serious buyers seeing the home with as many people as we can to stimulate activity and excitement for the home. In addition to this we do additional marketing for our Collections listings and can be reviewed below.

 New statistics state that over 100% of potential buyers search the web as their primary search vehicle.  Thankfully, your home will show fabulously in photos. 

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So, what is our Marketing Plan? 

Read More to find out all about the standard marketing we offer, at no additional charge to the standard fee.

Marketing to sell your home

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 Because your home is a Luxury home, we offer additional marketing on top of the standard marketing seen above.

Marketing our Luxury homes

Additional marketing occurs when the home is a Collections listing.   RE/MAX Collecti...

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Who We Are | MA Properties Online | RE/MAX Leading Edge

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Testimonials | MA Properties Online | RE/MAX Leading Edge

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We look forward to working with you!   Please reach out if you have any questions at all about this market analysis or our plans to market your home! 

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