7 Pheasant Ln, Lexington

Market Analysis for:

Mohsen Tabrizi

I've done a market analysis on your home at 7 Pheasant Ln in Lexington 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. 


  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 home, located at 7 Pheasant Lane, is a newly renovated split entrance single family home built in 1972.  Situated in a tranquil neighborhood of larger properties just 2 miles from historic downtown Lexington, it is nearby natural outdoor spaces including Idylwilde, the Old Reservoir and Lincoln Park.  Town residents benefit from Lexington’s superior school system as well as excellent town services.  Lexington is a robust historic town, offering a variety of dining and shopping experiences for all.

Your home affords commuters easy access to Boston, Cambridge and the Alewife T Station via Route 2, and via Interstate 95, easy access to the bustling commercial activity of “Route 128” and nearby towns with their light industry, high tech jobs, medical facilities and shopping.

Based on the assessor’s website, your home has 2,388 square feet on 2 levels, both levels providing outdoor access. The upper level is fully finished, and the lower level is fully finished with the exception of the utility room, storage room and the single car garage.  The home has nine rooms including four bedrooms and three full baths. The exterior of the home has vinyl siding.

The entire house is newly renovated with hardwood flooring throughout with the exception of the kitchen and baths which have new tile flooring.  All doors and moldings have been upgraded to solid wood, and the home has high end finishes and hardware throughout. The windows were not replaced in the renovation, but are insulated double pane windows, all in excellent condition and feature diamond muntin grilles.  The entire home has been freshly painted in a peaceful pastel blue w white trim.  Central air conditioning and a forced hot air system using oil heat ensure all-season comfort. Some of the walls have had additional insulation added during the renovation.

The level yard and front walkway lead up to a set of concrete front steps, iron railings and a new wooden front door with a decorative, oval shaped window. The door is surrounded by two side windows matching the decorative style of the front door.  Once inside, wooden stairs and a new wooden banister lead up to the upper level featuring an open concept living room, dining room and kitchen area.  The spacious living room to the right features a vaulted ceiling, recessed lighting and a large picture window surrounded by a double hung window w diamond muntins on each side for plenty of natural light.  The dining room has two double hung side-by-side windows, a small chandelier, recessed lighting, and is perfect for entertaining.

The kitchen, which opens fully to the dining area, is a showstopper with tasteful, white shaker cabinets, marble countertops and backsplash, stainless steel appliances including a stylish range hood over the electric cooktop, French door refrigerator with two freezer drawers, and double wall ovens. The cabinet above the sink features glass doors in a navy blue accent color.  This blue carries over to a built-in single stack wine rack to the far left. The kitchen floor features long, rectangular-shaped tiles in a stylish cream and light brown pattern.  Recessed lighting, two double hung side-by-side windows and a back door leading out to the back deck offer ample light and outdoor access.

The upper level has three bedrooms and two full baths.  The master bedroom has two windows, two sizable closets and a dedicated bath with bathtub.  The second bath is off the main hallway and features a standing shower. The baths have been tastefully renovated, all with marble floors, marble surrounds on the bathtub and showers, contemporary vanities and stylish fixtures throughout, and contemporary glass doors on the showers.  The additional bedrooms both have closets, and one has one window, the other has two windows.

The lower level includes a spacious family room and single attached garage to the front of the house, and a bedroom, a full bath, a generously sized laundry room/storage room, a utility room and a storage room all to the rear of the home.  This level exhibits the same attention to detail throughout the finished spaces as the upper level including recessed lighting and wooden floors throughout with the exception of the laundry/storage which has the same tile floor as the kitchen. The family room boasts a large picture window (including 2 double hung windows with diamond muntins for ventilation) and a brick accent wall with a working fire place.  The bedroom has a single window and closet and could double as an office or work out space.  The full bath is beautifully finished to match the upper level baths.  The laundry room/storage room has a sliding glass door leading out to the back patio and in ground unite pool.  The new side by side front loading washer and dryer units have a stainless steel finish.  There is ample room to add in a second refrigerator or freezer, and use the space for extra storage.

The utility room off the laundry/storage room houses the furnace and hot water heater. The electricity has been upgraded to 200 Amps. The single car garage features an electric garage door opener and an additional single door for easy outdoor access.  Off the garage, there is a storage room with an additional door leading outdoors.  The paved driveway has room for an additional 5 cars.

The backyard, which abuts Interstate 95, is enclosed by a wooden fence and has a grove of trees between the property and the highway providing privacy. The outdoor space is ample, and the lower level of the home opens out onto a patio and built in gunite pool.  There is a grassy area by the pool with a swing set, and to the back of the fenced in area is a wooden shed. The property features a large deck off the upper level perfect for dining and entertaining, with stairs leading down to the yard and pool area, perfect for grilling.

 The home has solar panels on the roof, and a buyer would assume the contract for the solar panel lease. The town of Lexington has sewer and drain easements on the property which appear to be beyond the pool area and to the left of the driveway though we would need to confirm this.


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Market Dynamics

We have been experiencing shortages of housing inventory in Lexington over the last 5 years or so. There are always a number of buyers looking to buy in Lexington because of the strong school system, the community dynamics and vibrant downtown. People like the feeling of the downtown area, and want to stop and have a coffee, or have dinner at the many restaurants, or just watch the world go by, chatting with folks who are out and about. The Minuteman bike path and conservation areas close by pull those who desire an outdoor lifestyle while still remaining within commuting distance to Boston.

The Lexington market has seen increasing prices over the last few years given the limited inventory. The demand for homes in Lexington far outweighs the supply and each month a snapshot of available homes for sale shows the declining inventory levels.

Average prices in Lexington are well above average prices obtained in the peak of the market in 2005. Average single family home prices have been increasing steadily since 2009. The real estate market downturn that existed for the last few years is well and truly over and prices are continuing to increase each year.

Sales distribution statistics for single family homes show that the $1M-$1.5M price-range is the most active in Lexington. The next busiest price range in Lexington is the $1.5M - $2M price range. This is an indicator that new construction is having a significant impact on the average single family home prices in Lexington. The number of new construction homes being built in Lexington in 2013 was 55 homes, 70 homes in 2014, 71 homes in 2015, 66 homes in 2016, and 55 homes in 2017.

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 Lexington around the $900K price range is around $410 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 1970’s the average price per sq. ft. is $383.

The chart below shows that single family homes in Lexington of similar size to your home in the 2,000 square foot range, have an average price per square foot of $420 but it increases to $494 per sq. ft. when you decrease to the 1,000 square foot range. It is common across municipalities to see an increase in the price per square foot for smaller sized homes, as it reflects the minimum cost of a home in a town irrespective of the property size.

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 all homes in the $900K price range are under 1 month’s supply showing a severe shortage.

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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 analyze

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This Cape, listed on 5.17.18 and under agreement 4 days later, was built in 1963 and is slightly smaller than yours with 2,310 sq ft (yours has 2,388 sq ft). Like yours, it has four bedrooms, but has only two baths as compared to your home with three full baths.  It is in a quieter neighborhood than yours, with smaller homes on smaller lots.  This home is sited on .28 acres vs yours on .82 acres. This home has not been updated, though some of the rooms do have wooden floors.  The kitchen is severely outdated. The basement space is carpeted and unappealing compared to your beautifully finished, inviting lower level. It does have a carpeted family room with a vaulted ceiling as well as a paneled living room with wooden floors, built in shelving and a fireplace, all somewhat outdated. This home does have a single attached garage, but does not have central AC like yours.  This home was listed for $ 848,900 ($367/sq ft) and sold for $ 855,000 ($ 370/sq ft).

Relevance: Lower. Given that this house is slightly smaller but in a better location than yours, but that your home has superior upgrades in finishes and fixtures, we would expect your home to sell for more than this home. Sale price to list price ratio is 100.1%

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This split level home, which was listed in February, was under agreement in 8 days. This home is smaller in size with only 2,005 square feet whereas your home has 2,388 square feet. Like yours, it has 4 bedrooms, but has 2 full and one half bath. This home, with .36 acres vs your home with .82 acres, is in a quieter neighborhood away from the highway, has a flat yard like yours, and has a sizable deck out back like yours.  The home has been updated though it is not as recent a renovation and is not as sophisticated in style as yours. This home has wooden floors on the main level, and tile floors in the lower level basement. Your lower level has wooden floors and has a large picture window overlooking the front yard so that the lower level family room is bathed in natural light and doesn’t feel like a basement at all. Your home has Central AC and this home does not.

Relevance: Lower. Because of the smaller size, better location but less recent updating and finishes, we would expect this house to sell for less than yours would.  This house was listed for $879,000 ($438/sq ft), and sold for $872,000 ($434/sq ft). Sale price to list price ratio is 99%.

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This home, listed by our team on 6.28.18, received 7 offers and was under agreement 5 days later.  It is a touch smaller than yours with 2,330 sq ft, 5 bedrooms vs yours with 4 bedrooms, and like yours, has 3 full baths. The general layout is similar to yours - split level - but with a more contemporary and updated exterior and an addition on the main floor of a master bedroom and family room.  Your home has a vaulted ceiling in the living room and beautiful baths and a kitchen which is a less fragmented design than this home. The interior spaces of this home have all been newly painted like yours, but the kitchen and baths have not been updated but freshened up with paint. Your interior has higher quality finishes including your new wooden floors, solid wood doors and quality hardware.  Your home has Central AC and this home does not. Their lot, at .26 acres, is smaller than yours, but this home is in a quiet neighborhood away from any highway noise and is nicely landscaped. Whereas your home has one attached garage, this home has two attached garage spaces.  Like yours, this has a rear deck.  Your home has a pool and a larger, sunnier back yard space to entertain in, but their backyard has a shaded patio and freshly painted deck. It was listed for $839,000 ($360/sq ft) and is under agreement for $900,000 ($386/sq ft).

Relevance: Relevant. Given the similar size of this home, and your superior interior space but their superior exterior, superior location and quieter street, we believe your home would sell for a similar price. Sale price to list price ratio is 107%.

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This 1940’s expanded Cape, listed on 4.3.18 with an offer accepted 10 days later, is located on a relatively small .22 acre plot in a quiet neighborhood close to town and the bike path.  It is substantially smaller than your home, with only 1,700 sq ft compared to the 2,388 sq ft of your home. This home does have 4 bedrooms like yours, but it has only 2 baths whereas yours has 3 baths.  Like yours, it is fully updated with quality detailing, fixtures and surfaces, and features central AC, an updated and expanded kitchen, and a deck out back.  Like your home, it has a single attached garage.

Relevance: Relevant. Given the smaller size and smaller yard, need to pass through a bedroom to reach the 3rd bedroom upstairs, yet the superior location, we believe this home’s sale price to be relevant or slightly lower than what we would expect your house to sell for.  This home was listed for $ 850,000 ($ 500/sq ft) and sold for $ 925,00 ($544/sq ft).  Sale price to list price ratio is 109%.

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This split entry house, built in 1964, was listed on 4.26.18 and an offer was accepted within 5 days.  The house is smaller than yours, with 1,992 sq ft, whereas your home has 2,388 sq ft although they have the same general exterior appearance and landscaping.  This home has less rooms than yours as well, with 3 bedrooms instead of 4, and 2-1/2 baths instead of 3 like yours.  It’s property is smaller than yours with .39 acres rather than your .82 acres, but it is on a peaceful cul-de-sac near green space.  It is well maintained but not as recently updated as yours.  The home does have hardwood floors and recessed lighting in many rooms.  The kitchen and baths are contemporary but out of date, whereas yours are designed in the style today’s buyers prefer and are of the highest quality.

Relevance: Relevant but lower. Given the smaller size house and property, inferior condition and out of date style, but superior location, we believe the sale price of your home would be similar, or more likely, higher than this home. The list price was $ 839,000 ($421/sq ft) and it sold for $ 930,000 ($467/sq ft).  The sale to list price ratio on this sale is 111%.

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This home, which was listed on 4.19.18, was under agreement within 6 days.  It is a contemporary home in a quiet neighborhood on a slightly smaller lot than yours (.73 acres) and is near conservation land but also close to Route 3 though the conservation seems like it might buffer some or all of the noise from the traffic.  It is a touch smaller than yours with 2,218 sq ft as compared to your home with 2,388 sq ft.  It has some recent updates whereas your entire house is newly updated with high end finishes and fixtures.  Like your home, this has 9 rooms total including 5 bedrooms (vs yours with 4 bedrooms).  Their master bedroom is on the main level, with three more bedrooms on an upper level and another bedroom in the basement. This home has a broad deck/patio area spanning much of the back yard, and is surrounded by beautiful landscaping and woods. Your home has central AC whereas this one does not, and this home does not have a garage.

Relevance: Relevant. We believe this home is relevant to yours, and your home might sell near this price. This home was listed for $ 899,000 ($ 405/sq ft) and sold for $ 976,000 ($ 440/sq ft). Sale price to list price ratio is 109%.

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This Craftman style Cape built in 1953 with recent updates was listed on 4.5.18 and under agreement 5 days later. Located in a quiet neighborhood near town, it is smaller than yours with 2,198 square feet whereas your home has 2,388 square feet.  The property is smaller with .37 acres whereas yours is .82 acres. This home has 4 bedrooms, like yours, but only 2 baths whereas yours has 3 baths.  Like your home, this home has high end fixtures and finishes throughout the home, including updated baths and the kitchen.  Whereas your renovations are all brand new and in the style of today’s buyers, this home is classic craftsmen style tastefully done. The lower level has a family room as well, theirs with a wooden floor and wood paneling. Like yours, it has one attached garage, and the home has curb appeal including custom landscaping, masonry and trellises spanning a portion of the facade of the home and over much of the back of the home. Like yours, it has ample space to entertain outside, but their yard is quieter than yours and the landscaping includes an impressive seating area with a stone patio, stone steps and walls and a trellis with columns and wisteria.  Unlike yours, this home does not have central AC.

Relevance: Relevant but higher. Given it’s prime location, smaller size, different style but similar quality upgrades inside, it’s superior landscaping and curb appeal, this sale is relevant to your home. We would expect your home to sell for a similar or slightly lower price than this home. This home was listed for $ 859,000 ($390/sq ft) and sold for $ 980,000 ($445/sq ft). Sale price to list price ratio is 114%.

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This home, listed on 5.10.18, was under agreement within 4 days.  It is a colonial farmhouse built in 1890 and  located within a few blocks of Lexington Center.  It is slightly bigger than yours with 2,484 sq ft, whereas your home has 2,388 sq ft.  Like yours, this home has four bedrooms and three bathrooms, though their living space is on three levels whereas yours is on two levels, and this home also has a basement.  This home is on a small lot (.11 acres) whereas your home sits on .82 acres. This home has hardwood floors on the first 2 floors, but unlike yours, the kitchen and bath are not updated. It’s back deck and yard are small and lack privacy. There is no garage, and there are 3 tandem parking spaces which is less convenient than your driveway with attached garage.  This home has central air like yours.

Relevance: Relevant but higher. Given the superior location and larger size, but smaller yard, lack of parking space and the fact that yours is newly renovated with high end finishes and fixtures, we believe your home would sell for slightly less than this home. This home was listed for $920,000 ($ 370/sq ft) and sold for $ 985,000 ($ 397/sq ft). Sale price to list price ratio is 107%.

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This home was listed on 4.12.18 and was under agreement within 7 days. It is a colonial built in 1947 and is in a quiet neighborhood near Spring St. It is slightly smaller than your home with only 2,304 sq ft whereas your home has 2,388 sq ft. It is on a smaller lot (.33 acres) vs your home on .82 acres.  It has 5 bedrooms versus your 4 bedrooms, but it has only 2 bathrooms, both out of date.  It has a high end kitchen that seems larger than yours, featuring top of the line stainless appliances, stone countertops and plenty of cabinets. The home has a beautiful sunroom that looks like a recent addition featuring a vaulted ceiling and beautiful walls of windows. Unlike yours, this home does not have central AC.  It has one attached garage, and simple landscaping out back with a stone patio.

Relevance: Relevant but higher. Though slightly smaller than yours in size, being sited on a smaller property, and with fewer baths (both not updated), we believe this home’s sale price would be similar or slightly higher than your home because of it’s superior location, expansive living room, updated kitchen and many bedrooms.  This home was listed for $ 969,000 ($420/sq ft) and sold for $ 1,075,000 ($ 466/sq ft).  Sale price to list price ratio is 111%.

Your details: Living area 2388 sq ft | 4 beds | 3 baths | Lot size 0.82 acres | Built 1972 | 1 car garage

This home, a brick cape built in 1952, was listed on 4.3.18 and was under agreement 6 days later.  It is a smaller house than yours, with 2,177 sq ft whereas your home has 2,388 sq ft. The yard is smaller (.27 acres vs yours with .82 acres) but it is located in a quiet, central neighborhood. Like yours, it has 4 bedrooms and 3 bathrooms. The home is completely updated throughout with high end designer finishes and fixtures and hardwood floors throughout. The open concept living and dining room spans the back of the house, and two sliding doors lead out to the oversized deck. The state of the art kitchen has lots of cabinet and countertop space, with stone countertops and stainless appliances. The master bedroom has a spacious master bath with soaker tub and separate shower, and there is a sizable carpeted family room in the basement.  Whereas your home has 1 attached garage, this home has 2 oversized attached garages and parking for 6 cars in the driveway.

Relevance: Higher. Though smaller than your home, the superior location and kitchen, the unusually large deck, the massive open concept living and dining room area, the overall designer feel and the 2 car garage lead us to believe this home would sell for more than your home.  This home was listed for $ 1,050,000 ($482/sq ft). and sold for $ 1,170,000. ($537/sq ft). Sale price to list price ratio is 111%.

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Pricing Recommendation

Our analysis of the comparable properties and your home at 7 Pheasant Lane suggest a market value between $ 930,000 -$ 980,000.  Given the current market dynamics in Lexington, we suggest listing your home at the lower end of this price range estimated to attract more interest and potentially multiple offers.

If the market deems your home to be worth more than the list price, then the price will be pushed over the market value of your home, and sometimes well over that when we get multiple offers.  You can see many examples in the above mentioned properties that came on the market for a lot less and competition pushed them up to a higher final sale price.

The challenge in estimating a price for a home is ‘would this home have sold for this price if they had priced it for higher’, or was competition the driving factor that got to this price?  Experience tells us that competition is why they sold for what they did, so we have to be careful with pricing.  A few recent examples of competition pushing a price higher than market value is 30 Blake Road which came on the market for $859,000 and sold for $ 980,000, 16 Hickory which came on the market for $ 839,500 and sold for $ 930,000, 30 Munroe Street which came on the market for $969,000 and sold for $ 1,075,000, and 43 Cedar Street which came on the market for $ 1,050,000 and sold for $ 1,170,000. 

As we see time and time again, if the buyers consider the market value of your home to be realistic in relation to the asking price, then competition will push the price up higher and often over the market value of your home.  The challenge with overpricing is that the buyers are very educated - they go week after week to see homes 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.  

Determining the right price 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. You can do far more 'damage' to the resultant price we get for your home if we overprice. 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.

 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. With historically low interest rates likely to increase and inventory at a 7-year low, there are still homes that do not sell in this market.  I’m making my recommendations to ensure that you are one of the sellers who will have success in the first month of being on the market, but optimally the first weekend.

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