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      Blog :: 2014

      2015 Assessments for Wellesley

      The 2015 assessments for Wellesley properties have just been released by the town. Hard copies of the summary report are available at the Assessor's Office in Town Hall and at the Wellesley Free Library. The Wellesley Townsman also publishes a special report in January. You will receive your new assessment with your tax bill in late December. When you read your home assessment, there are a number of things to keep in mind beyond the facts that a low assessment is good for your tax bill and a high assessment is good for marketing purposes.

      First, remember that the assessment is an opinion of value from the Assessor's Office. It is not an "appraisal" which is an opinion of value commissioned by a mortgage lender as part of a loan application. It is also not necessarily an estimate of market value, what your home is worth on the open market today, which is something with which we can provide you.

      Second, your assessment might lag behind market value. Most simply, your assessment reflects the Town Assessor's opinion of value based on the previous years' sales (closings in calendar year ending 2013 for 2015 assessments) and the physical characteristics of your home as of the mid-year (closed building permits and inspections as of July 2014 for the 2015 assessment).

      Third, most people in town should see their assessment and tax bill go up this year. The market value of almost all homes has increased with the improved real estate market. The tax rate is determined by town budget needs divided by the total value of all properties (we share the burden according to the value of our real estate). Since the values and the budget are both higher, the rate only increased slightly, from $11.54/thousand in 2014 to $11.56/thousand for 2015.

      Finally, assessment is one of the factors buyers consider when determining what they think is the appropriate amount to pay for a house. When comparing sales prices to assessments across town (remember these are averages!) we see a reflection of the market forces. In the lower price ranges which were ferociously competitive and saw great increases in average prices, we saw buyers paying about 20% more than assessment. In the upper ranges where we saw healthy but much more modest competition, buyers paid about 9% more than assessed value.

      Average Sales Price to Assessment Ratio 2014

      Single Family Homes in Wellesley

      So, remember your new assessment isn't just a tax bill, but also a sign of a healthy real estate market. Here's to continued growth in 2015!

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      News & Trends for November 2014

      We're in sales. We can't help looking at "quotas" as we approach the year end. Happily, with 8 weeks left in the year, we are trending towards meeting or surpassing last year's sales prices and volumes.

       

      A quick snap shot of the Wellesley market:

      • Fall inventory levels are higher on average than last year. While this may lead to some downward pressure on closing prices, it should also help boost volume sales in the remainder of the year.
      • Year to date sales unit volume is lagging slightly behind last fall, but inventory and homes already under agreement point to hitting our target.
      • Prices continue to be on an upswing. Average sales price in Wellesley is up 9% year to date.

      So, we are in good shape as we hit the home stretch. November is a great time to make your deal before the market slows for the winter holidays.

       

      Wellesley Single Family Units

       

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          Your Winter Home: Make it Warm and Cozy

          The weather is turning progressively cooler, more are leaves falling every day and we’ve even seen our first snow fall! As you consider the long New England winter ahead, know that there are some easy tricks to turn your home into a comfy haven that will keep you warm and happy and protect your health.

          Nothing ruins the feeling of a cozy home quicker than wrestling with unexpected water or structural damage. There are three jobs you can do or service calls you can schedule that will help ensure your home stays buttoned up this winter:

          1. Clear your rain gutters and downspouts after the last of your leaves have fallen to eliminate the chances of pooling or leaking water and ice build-up.

          2. Trim your trees to make sure that dead or unstable limbs don’t damage your house.

          3. Inspect your basement sump pump, if you have one, to protect your basement from flooding during the November and early spring rains.

          Stop drafts of cold air from killing the cozy atmosphere of your home. According to Energy Star sealing gaps and cracks in your home is “among the most cost-effective things you can do to increase comfort”. Statistics show that somewhere between 10% and 30% of energy costs are due to air leaks that could’ve been sealed. Identifying and closing air leaks with simple methods like caulking and weather stripping will make your home warmer before you even touch the thermostat. An additional trick is to run a humidifier during the winter months. Heating systems dry out air and a humidifier puts moisture back into the air, making your rooms feel warmer and more comfortable.

          The lack of natural light caused by winter’s short days and frequent clouds can cause serious doldrums. A little cleaning and effort can make your home significantly brighter and a happier place to spend time:

          • Clean your light fixtures and light bulbs. According to the U.S. Department of Energy, dirty bulbs shed 30% less light than clean ones.
            Read about how to clean all types of lighting fixtures.

          • Remove and store your window screens.

          • Wash your windows to maximize the natural light coming into your home.

          Finally, a constant concern in winter is avoiding the flu. One way to boost your immunity is to reduce the dust in your closed-up home. Top of the list is to change your HVAC filter every other month to prevent dust from recirculating through the house. If you have pets, change it monthly. Another trick is to vacuum while your thermostat is toggled to “fan on.” This helps catch the dust that is kicked-up during cleaning. Let the fan run for about 15 minutes after you finish with the vacuum cleaner before switching the thermostat fan setting back to “auto”.

          Don’t let the dark days of winter diminish your happiness and sense of well-being. Use these tips and tactics to turn your home into welcomed retreat.

          Rutledge Realtors Score High in the Annual WEF Spelling Bee

          It was another great event for WEF on the 25th anniversary of the Annual Spelling Bee. Wellesley realtors safely got out of the gate being (ok, spelling) erudite. We felt we were off to a scholarly start. The Rutledge Team broke away with the lead after 5 or 6 rounds feeling good and having consensus on all spelling thus far. In the end, we left it on the table to Wellesley College. If you have to go down, it’s nice to give way to an elite school. We topped all other realtors and felt efficacious in doing so.

          Congratulations to our fine spelling team!

          Four Open Houses in Wellesley, Sherborn and Westborough for Sunday, November 9

          84 Hopkinson Street Wellesley MA open house

          OH Sun., 1-2:30

          84 Hopkinson Street Wellesley $1,775,000

          11 room, 5 bed, 4f 1h bath Colonial
          Contact us for a showing

           

           

           

          250 1-29 bristolOH Sun. 1-3

          29 Bristol Road Wellesley $1,495,000

          11 room, 6 bed, 3f 1h bath Colonial

          Contact us for a showing

           

           

           

          250 1a-8 imperial court U9

          OH Sun. 1-3

          9 Imperial Court u:9 Westborough $410,000

          6 room, 2 bed, 2f 1h bath Townhouse
          Contact us for a showing

           

           

           

          1 Cider Hill Lane Sherborn MA open houseOH Sun. 2-3:30

          1 Cider Hill Lane Sherborn $995,000 NEW PRICE

          9 room, 4 bed, 2f 1h bath Colonial
          Contact us for a showing

           

           

          New Real Estate Listing in Wellesley, MA: Elegant Stucco Colonial

          Wellesley MA New Home Listing

          WELLESLEY - Elegant stucco Colonial offers 11 generously proportioned rooms for comfortable family living and gracious entertaining. The welcoming reception foyer, the Palladian window on the turned staircase, the 4 fireplaces and the detailing from a bygone era give this special home character, dignity and warmth. Four bedrooms include master suite with private sitting area, walk-in closet and full bath. Beautifully sited on a 3/4 acre property in the Farms. EXCLUSIVE: $1,650,000

          http://rutledgeproperties.com/listing/71763039/46-garden-road-wellesley-ma-02481/

          Contact us for a showing today! 

           

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            Four Open Houses in Wellesley, Natick and Westborough for Sunday, October 26

            250 1-29 bristolOH Sun. 12-1:30

            29 Bristol Road Wellesley $1,495,000

            11 room, 6 bed, 3f 1h bath Colonial

            Contact us for a showing

             

             

            250 13 hopewell farm 2-ExteriorOH Sun., 1-2:30

            13 Hopewell Farm Road Natick $659,000

            7 room, 3 bed, 3f 1h bath Townhouse

            Contact us for a showing

             

             

            250 3 wabanSun. 1-2:30

            3 Waban St., U2 Wellesley $417,000 NEW PRICE

            5 room, 1 bed, 2f 0h bath Garden

            Contact us for a showing

             

             

            250 1a-8 imperial court U9OH Sun. 1-3

            9 Imperial Court u:9 Westborough $410,000 NEW PRICE

            6 room, 2 bed, 2f 1h bath Townhouse

            Contact us for a showing

             

            Rutledge pleased to be a part of "Reinvest in You!" taking place this Saturday, October 25

            "Reinvest in You", is a free conference and expo bringing together experts who will provide helpful direction and options for healthy, vibrant and successful aging.

            It will be held at Wellesley High School from 11:00 AM to 5:00 PM on Saturday, October 25th, 2014, presented by the Wellesley Council on Aging and the Friends of Wellesley COA.

            We are pleased to be manning a booth all day along at the expo - stop by to pay us a visit! Watch for this sign:

            640 rutledge expo sign1

            Here is the flyer provided by the Wellesley Council on Aging and the Friends of Wellesley COA:

            Reinvest in You Expo on successful aging October 25, 2014 at Wellesley High School

            Reinvest in You Expo on successful aging October 25, 2014 at Wellesley High School

            Download the flyer here

            We look forward to seeing you there!

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