admin

North Andover Real Estate Market Update

,
North Andover Real Estate Market


What’s New:

The North Andover real estate market saw 10 new properties come on the market this week, including 4 single-family homes and 6 condominiums. New listings ranged from approximately $275,000 to $1.100,000, giving buyers a fresh group of homes to consider.

Beyond the new listings, it’s also helpful to look at the bigger picture. Current inventory, recent sales, price changes and homes going under agreement can tell us much more about the direction of the local market.

Here’s a look at what’s happening in North Andover this week.

New Listings in North Andover This Week

The following properties were newly listed for sale in North Andover during the past week.

Single-Family Homes

Condominiums

 

These links provide the current listing information, photos and property details available through the MLS.

Inventory can change quickly. Some properties may receive offers shortly after being listed, while others may remain available longer.

View All Homes for Sale in North Andover

North Andover Market by the Numbers

New listings are only one part of the North Andover real estate market. Looking at overall activity provides better context for both buyers and sellers.

This Week’s Market Snapshot

  • New listings: 10
  • Single-family homes currently for sale: 35
  • Condos currently for sale: 16
  • Average days on market: 35

These numbers provide a quick snapshot of current activity. However, the numbers become more useful when we compare them with what has been happening over the previous several weeks.

What’s Happening With Inventory?

We may see overall inventory increase while the number of homes available within a certain price range remains limited. That can create very different market conditions depending on what a buyer is looking for.

A buyer searching below $700,000 may be experiencing a completely different market from someone searching above $1 million.

That’s one reason town-wide statistics don’t always tell the entire story.

Randy’s Local Market Take

Inventory increased slightly this week, but choices remain limited for buyers looking for single-family homes below $800,000. Several of the new listings entered the market at higher price points, which added to the total inventory without significantly changing the options available to buyers at the lower end of the market.

I’m also watching the number of price reductions. An increase doesn’t necessarily mean home values are falling. In many cases, it can indicate that sellers are adjusting asking prices after testing the market.

The next few weeks should give us a better idea of whether inventory continues to build or begins to level off.

What Should Buyers Watch This Week?

For buyers, new inventory creates opportunity.

If more homes are coming on the market, there may be less pressure to make a decision immediately. However, desirable properties can still attract attention quickly.

Buyers should pay particular attention to:

  • New listings within their price range
  • Recent price reductions
  • Days on market
  • Comparable recent sales
  • Properties returning to the market
  • Changes in available inventory

Don’t assume every property will receive multiple offers. At the same time, don’t assume a slower overall market means every seller is ready to negotiate.

Real estate conditions can vary considerably by property and price range.

What Should Sellers Watch This Week?

Sellers should pay close attention to the competition.

If three similar homes come on the market in the same week, buyers suddenly have choices they didn’t have a week earlier.

Pricing and presentation become especially important when inventory increases.

On the other hand, a home entering a price range with very little competition may be in a stronger position.

Before setting an asking price, sellers should look at more than recently sold homes. It’s also important to understand what buyers will see when they search for competing properties today.

Following the North Andover Market Week by Week

One week of housing data doesn’t establish a trend.

However, following the numbers over time can reveal changes that aren’t always obvious from individual listings.

Over the coming weeks, I’ll be watching:

  • New inventory
  • Price reductions
  • Days on market
  • Pending sales
  • Closed sales
  • Changes within different price ranges

Following these numbers should give us a clearer picture of where the North Andover real estate market is heading.

It can also help buyers and sellers make decisions based on what is actually happening locally rather than relying only on national real estate headlines.

Search North Andover Real Estate

Want to see what’s currently available?

North Andover Homes for Sale

Condos for Sale in North Andover

North Andover Community Guide

The North Andover real estate market changes every week. Check back for the latest new listings, sales activity, inventory changes and local market observations from Tibbetts Real Estate Group.

North Andover Condominiums For Sale

23 listings found

78 Compass Pt New Virtual Tour
$659,900
78 Compass Pt North Andover, MA
3 bd | 3 ba | 2,175 sq ft
MLS#: 73595426 4 days on market
9 Icehouse Rd. Under Contract
$899,900
9 Icehouse Rd. North Andover, MA
2 bd | 3 ba | 2,352 sq ft
MLS#: 73594629 7 days on market
3 Harvest Dr Active Virtual Tour
$500,000
3 Harvest Dr North Andover, MA
2 bd | 2 ba | 1,243 sq ft
MLS#: 73592945 8 days on market
23 Merrimack St New
$375,000
23 Merrimack St North Andover, MA
4 bd | 2 ba | 2,094 sq ft
MLS#: 73592782 4 days on market
7 Walker Rd Under Contract Virtual Tour
$249,900
7 Walker Rd North Andover, MA
2 bd | 1 ba | 805 sq ft
MLS#: 73591501 5 days on market
106 Second Street New
$589,900
106 Second Street North Andover, MA
3 bd | 3 ba | 1,644 sq ft
MLS#: 73591118 4 days on market
4 Harvest Drive New
$499,000
4 Harvest Drive North Andover, MA
2 bd | 2 ba | 1,112 sq ft
MLS#: 73590276 4 days on market
23 Edgelawn Ave Active
$310,000
23 Edgelawn Ave North Andover, MA
2 bd | 1 ba | 850 sq ft
MLS#: 73588702 22 days on market
138 Amberville Rd Active Virtual Tour
$1,149,900
138 Amberville Rd North Andover, MA
4 bd | 4 ba | 4,827 sq ft
MLS#: 73587804 21 days on market
210 Chickering Rd New Virtual Tour
$465,000
210 Chickering Rd North Andover, MA
2 bd | 2 ba | 1,026 sq ft
MLS#: 73587485 6 days on market
8 Walker Road Active
$289,999
8 Walker Road North Andover, MA
2 bd | 1 ba | 780 sq ft
MLS#: 73587065 25 days on market
1401 Great Pond Road Under Contract
$319,000
1401 Great Pond Road North Andover, MA
1 bd | 1 ba | 783 sq ft
MLS#: 73584308 20 days on market
49 Kingston Active
$365,000
49 Kingston North Andover, MA
2 bd | 1 ba | 1,272 sq ft
MLS#: 73583986 29 days on market
459 Stevens St Active
$529,900
459 Stevens St North Andover, MA
3 bd | 2 ba | 1,374 sq ft
MLS#: 73583899 29 days on market
230 Chickering Rd Active
$289,999
230 Chickering Rd North Andover, MA
2 bd | 1 ba | 650 sq ft
MLS#: 73582657 34 days on market
156 Kingston St Active Virtual Tour
$409,900
156 Kingston St North Andover, MA
2 bd | 2 ba | 871 sq ft
MLS#: 73580911 24 days on market
72 E Water St Under Contract
$474,900
72 E Water St North Andover, MA
2 bd | 2 ba | 1,756 sq ft
MLS#: 73580901 31 days on market
8 Bixby St Active Virtual Tour
$514,900
8 Bixby St North Andover, MA
2 bd | 2 ba | 1,302 sq ft
MLS#: 73580223 19 days on market
250 Sutton Street Active
$599,900
250 Sutton Street North Andover, MA
3 bd | 3 ba | 1,546 sq ft
MLS#: 73577743 34 days on market
30 Fernview Ave Active Virtual Tour
$335,000
30 Fernview Ave North Andover, MA
2 bd | 1 ba | 850 sq ft
MLS#: 73574829 27 days on market
156 Chestnut Ave Active
$299,900
156 Chestnut Ave North Andover, MA
1 bd | 1 ba | 749 sq ft
MLS#: 73568700 58 days on market
20 Mill Pond Active Virtual Tour
$529,900
20 Mill Pond North Andover, MA
3 bd | 4 ba | 1,963 sq ft
MLS#: 73542473 53 days on market
21 Fernview Ave Active
$249,000
21 Fernview Ave North Andover, MA
1 bd | 1 ba | 675 sq ft
MLS#: 73504627 167 days on market

Ask a Local Real Estate Expert

Thinking about moving to North Andover? Contact Randy Tibbetts for local market insights, neighborhood information, and personalized assistance with your home search.

By submitting you agree to be contacted by Randy Tibbetts regarding this property and related real estate services.

admin

Keep more home equity with SMARTSALE

keep more home equity


Reduced commission can save sellers thousands.

Homeowners spend years building equity in their property. They make mortgage payments, maintain the home, complete improvements and benefit when property values increase. When it comes time to sell, it makes sense to look closely at how much of that equity you actually keep.

One way to keep more home equity is to reduce the cost of selling. That’s the idea behind SMARTSALE from Tibbetts Real Estate Group. Instead of automatically using a traditional commission structure, SMARTSALE uses today’s technology and real estate marketing tools to offer full-service representation at a lower commission.

The difference can add up to thousands of dollars.

What Does a Lower Commission Mean for a $1 Million Home?

Consider a home that sells for $1,000,000.

Using a 5% total commission as a simple example, the commission would be:

$1,000,000 × 5% = $50,000

Now compare that with a total commission of 2.5%:

$1,000,000 × 2.5% = $25,000

That’s a difference of $25,000.

Sale Price Commission Rate Commission
$1,000,000 5% $50,000
$1,000,000 2.5% $25,000
Difference 2.5% $25,000

For most homeowners, $25,000 is meaningful money. It can go toward the next home, moving expenses, renovations, retirement savings or simply remain in the seller’s pocket.

The home sells for the same $1 million in both examples. The difference is how much of the proceeds are used to pay commission.

What About a $500,000 Condo?

Reduced commissions can also make a significant difference at a lower price point.

Suppose a condominium sells for $500,000.

At a 5% commission:

$500,000 × 5% = $25,000

At a 3% commission:

$500,000 × 3% = $15,000

The difference is $10,000.

Sale Price Commission Rate Commission
$500,000 5% $25,000
$500,000 3% $15,000
Difference 2% $10,000

Again, the question isn’t simply what percentage you’re paying. It’s how many dollars leave your proceeds at closing.

Keep More Home Equity

Home equity doesn’t appear overnight.

For many homeowners, it represents years of:

  • Mortgage payments
  • Home improvements
  • Repairs and maintenance
  • Property appreciation
  • Financial planning

That’s why selling expenses deserve the same attention as the sale price.

A seller may spend considerable time negotiating an extra $5,000 for their home while paying substantially more than that in commission without questioning the structure.

Looking at both sides of the transaction can help you keep more home equity when you sell.

Real Estate Marketing Has Changed

The way homes are marketed today is very different from the way they were marketed 20 years ago.

Buyers now begin their searches online. Once a property is entered into the MLS, listing information can be distributed across major real estate websites and brokerage platforms.

Modern marketing can also include:

  • High quality photos
  • Online listing presentation
  • Social media
  • Digital advertising
  • AI-enhanced marketing
  • Email marketing
  • Direct mail
  • Yard signage
  • Broker and buyer-agent exposure

Technology has made many parts of real estate marketing faster and more efficient.

SMARTSALE was designed around that change.

Lower Commission Doesn’t Have to Mean Less Marketing

A common concern with reduced commission programs is whether the seller will receive less service or exposure.

That doesn’t have to be the case.

SMARTSALE is designed as a full-service listing option. The goal is to use modern technology efficiently while still providing the services needed to prepare, market and sell a property.

That includes the MLS exposure and online marketing buyers expect, along with local real estate experience and guidance throughout the transaction.

The business model changes. The objective doesn’t.

The goal is still to successfully sell the property.

Why Should Commission Be the Same for Every Property?

Not every home is the same, and not every sale requires the same approach.

A $500,000 condominium and a $1 million single-family home may have very different marketing needs. Property type, location, expected sale price and other factors can all play a role.

That’s why SMARTSALE doesn’t have to rely on a one-size-fits-all commission structure.

Instead, the commission can reflect the individual property and the services required to sell it.

Look at Commission in Dollars, Not Just Percentages

Percentages can sound small.

One or two percentage points may not seem significant until they’re converted into actual dollars.

On a $1 million property, every 1% equals $10,000.

On a $500,000 property, every 1% equals $5,000.

That makes commission an important part of the seller’s financial picture.

If two approaches can provide the marketing and service you need, it’s reasonable to compare what each one costs.

What Could You Do With the Difference?

This is where the numbers become more meaningful.

Saving $10,000 or $25,000 isn’t just a line on a closing statement.

That money could help:

  • Increase the down payment on your next home
  • Pay moving expenses
  • Complete improvements on your next property
  • Reduce debt
  • Add to retirement or investment savings
  • Build an emergency fund
  • Pay college expenses
  • Simply preserve more of the equity you’ve built

Every seller’s situation is different. However, the money saved on selling expenses remains the seller’s money to use as they choose.

Keep More of What You’ve Built

The purpose of SMARTSALE isn’t simply to advertise a lower percentage.

It’s to ask a larger question:

With today’s technology and marketing tools, how much should it really cost to sell your home?

A homeowner who has spent years building equity should understand the available options before deciding how to sell.

Reducing selling costs is one way to keep more home equity without giving up the exposure and marketing that are important to a successful sale.

Commission rates and compensation are negotiable, and the appropriate structure can vary by property and transaction. The examples above are provided to illustrate how different commission rates can affect a seller’s proceeds.

Find Out if Your Property Qualifies for SMARTSALE

SMARTSALE provides homeowners with a modern alternative to the traditional commission structure.

Your property type, location and estimated value can help determine the SMARTSALE rate available for your home.

See if your home qualifies for SMARTSALE

Learn More About SMARTSALE

Tibbetts Real Estate Group combines local real estate experience with today’s technology to help sellers market their property while keeping a closer eye on the cost of selling.

admin

10 Things Home Buyers Often Overlook

, ,
things home buyers overlook


10 Things Buyers Don’t Notice Until After They Move In

When touring a home, it’s natural to focus on the big things. Buyers notice the kitchen, bathrooms, bedroom sizes, backyard and overall condition. But some of the most important things home buyers overlook have less to do with how a house looks and more to do with how it will feel to live there every day.

A home showing only gives you a short amount of time to take everything in. Before making an offer, it can be helpful to slow down and look beyond the obvious features. Here are 10 things that buyers sometimes don’t fully appreciate until after they move in.

1. The Neighborhood at Different Times of Day

A quiet street on a Saturday morning may feel completely different during the Monday morning commute. Nearby schools, businesses and commuter routes can all change traffic patterns throughout the day.

If you’re seriously considering a home, drive through the neighborhood a few different times. Morning and evening rush hour are helpful, but you may also want to visit after dark or around school dismissal.

You aren’t just buying the house. You’re also buying the location and everything that comes with it.

2. How Sunlight Moves Through the Property

Buyers often notice that a home is bright, but they don’t always consider how that light changes during the day.

A family room filled with morning sunlight may be much darker in the afternoon. The same is true outside. A backyard that looks perfect for a pool, garden or patio may receive more or less sunlight than you expect.

The direction a home faces can affect:

  • Natural light inside the home
  • Gardens and landscaping
  • Pools
  • Patios and decks
  • Solar panels
  • Outdoor living areas

If natural light is important to you, pay attention to the time of your showing and where the sun is located.

3. How Much Storage You Actually Need

Storage is one of those features that’s easy to take for granted until you don’t have enough of it.

A home can have plenty of square footage but very little practical storage. Take a look at the coat closets, bedroom closets, pantry, basement, attic and garage.

Think about where you’ll store everyday items as well as things you only use occasionally.

That includes:

  • Coats and shoes
  • Cleaning supplies
  • Holiday decorations
  • Luggage
  • Sports equipment
  • Outdoor furniture
  • Seasonal clothing

Storage may not be the feature that makes you fall in love with a home, but you’ll appreciate having it after you move in.

4. Whether Your Furniture Works With the Rooms

An empty room can look surprisingly large. It can also hide an awkward layout.

Look at where the doors, windows and fireplaces are located. Then think about where your furniture would actually go.

A large family room with several doorways, a fireplace and a wall of windows may have fewer furniture options than a smaller rectangular room.

The same applies to bedrooms. A room may technically be large enough for a king-size bed, but that doesn’t necessarily mean there’s a practical place to put one.

Try to picture your furniture in the home rather than simply looking at the dimensions.

5. Water Pressure

Water pressure probably isn’t going to determine whether you buy a house, but it’s something you’ll notice every day once you live there.

Turn on a faucet during the showing. If possible, check an upstairs bathroom as well.

The home inspection will give you another opportunity to look more closely at the plumbing system. You can also see what happens when more than one fixture is being used.

It’s a small detail, but that’s exactly why buyers sometimes miss it.

6. Cell Phone Reception

This is another simple one.

Take your phone out and look at the signal.

If you work from home or rely heavily on your phone, check reception in the rooms where you’ll spend the most time. Don’t forget the basement, garage and backyard.

Wi-Fi calling can solve many reception problems, but it’s still better to discover weak cell service during a showing than after moving day.

7. What the Driveway Will Be Like in Winter

This is especially important when buying a home in Massachusetts.

A long or steep driveway may look perfectly manageable in June. Snow and ice can change things considerably.

Pay attention to:

  • Driveway slope
  • Pavement condition
  • Drainage
  • Parking
  • Turnaround space
  • Plowing access
  • Where snow can be piled

Also think about your daily routine. A long walk from the driveway to the house may be beautiful most of the year, but less appealing when you’re carrying groceries through the snow.

8. The Sounds Around the Home

Most showings involve a lot of conversation. Take a minute and stop talking.

Listen.

You may hear road traffic, airplanes, trains, nearby businesses, sports fields or neighborhood activity that you didn’t notice when you first arrived.

The season can make a difference too. Trees and landscaping can provide a surprisingly effective barrier during the summer. Once the leaves fall, both the view and the sound can change.

Noise is subjective. What matters is knowing what’s there before you buy.

9. What’s Beyond the Property Line

A nice backyard can grab your attention, but look beyond it.

What’s behind the trees? What’s on the next street? Is there conservation land, another neighborhood, commercial property or undeveloped land nearby?

Also look at the elevation of the surrounding properties. If neighboring land sits considerably higher, think about where water may travel during a heavy rain.

These aren’t necessarily reasons not to buy a property. They’re simply things home buyers overlook when most of their attention is focused on the house itself.

10. How the Home Will Work on an Ordinary Day

This may be the most useful test of all.

Imagine that you’ve lived in the house for six months. It’s no longer exciting and new. It’s simply Tuesday and you’re coming home from work with groceries.

Which door do you use?

Where do coats and shoes and the kids leave their backpacks? Is there outside space for the dog? Trash barrels go where? Packages drop-off and deliveries? Guest Parking?

These details aren’t particularly exciting during a showing, but they have a lot to do with whether a house functions well for you.

A beautiful home is important. A home that makes everyday life easier may be even better.

A Second Showing Can Look Very Different

The first time buyers walk through a property, there’s usually an emotional reaction. You like it or you don’t.

A second showing can have a completely different purpose.

Instead of concentrating on finishes and first impressions, take another look at how the house actually works. Open the closets. Look out the windows. Think about your furniture. Stand in the driveway. Walk around the yard and listen to the neighborhood.

Many of the things home buyers overlook aren’t defects or serious problems. They’re simply details that become much more noticeable once you live in a home every day.

No house is going to be perfect. The goal is to understand the home you’re buying and decide whether its advantages—and its quirks—work for you.

Looking for a Home?

Online listings are a great way to begin a home search. Photos, floor plans and property details can help you decide which homes are worth seeing.

But there’s no substitute for walking through a property and looking beyond the listing photos.

SEARCH HOMES FOR SALE:

North Andover Massachusetts 01845 homes for sale.

North Andover Massachusetts 01845 condominiums for sale

Tibbetts Real Estate Group can help you evaluate not only what a home looks like during a showing, but how well it may work once you’re actually living there.

admin

Colonial Homes in Andover MA Outperform

,
Colonials in Andover MA

Why Buyers Love Colonial Homes in Andover MA

Ask buyers what style of home they’re hoping to find in Andover MA and there’s a good chance you’ll hear Colonial. While buyers certainly purchase Capes, Ranches, Split Entries, Raised Ranches and Contemporaries, Colonial homes in Andover MA continue to have exceptionally broad appeal.

I’ve seen that preference firsthand while working with local buyers. But I wanted to see if the actual sales numbers showed anything interesting.

So I looked at the past 16 months of single-family home sales in Andover and North Andover and compared Colonials with every other home style.

They did.

What Did Local Colonial Homes Sell For?

Over the 16-month period I reviewed, the numbers broke down like this:

Colonial Homes

  • Average sale price per square foot: $430
  • Average days on market: 18 days

All Other Home Styles

  • Average sale price per square foot: $400
  • Average days on market: 31 days

Colonial homes sold for approximately $30 more per square foot, or about 7.2% more, than all other architectural styles combined.

The difference in marketing time was almost double 18 – 30.

The difference in price per square foot is considerable as well.

What Does a $30 Per Square Foot Difference Mean?

On a 2,000-square-foot home, $30 per square foot represents $60,000.

On a 2,500-square-foot home, it’s $75,000.

Of course, that doesn’t mean taking a 2,500-square-foot Ranch and turning it into a Colonial would suddenly make it worth another $75,000.

There are too many variables in real estate.

Neighborhood, condition, age, renovations, lot size, garage space, bedrooms, bathrooms and overall quality all affect what a buyer will pay. Smaller homes can also naturally command higher prices per square foot.

But a 7.2% difference across actual Andover MA sales is significant enough to be worth noticing.

It also lines up with what I see when working with buyers.

Why Are Colonials So Popular Here?

Part of the appeal is probably familiarity.

Drive through established neighborhoods in Andover and Colonials are everywhere.

Some are older traditional homes closer to the town centers. Others are Garrison Colonials built during the postwar growth of the towns. Move into subdivisions developed during the 1980s, 1990s and 2000s and you’ll find larger Center Entrance Colonials with attached garages, family rooms and primary bedroom suites.

The architecture changed over time, but the basic floor plan remained remarkably consistent.

Buyers understand it.

Living downstairs. Bedrooms upstairs.

Sometimes simple is exactly what works.

Colonials Fit Andover Neighborhoods

One of the interesting things about these two towns is the variety of Colonials you’ll find.

A buyer might find an older Colonial relatively close to downtown Andover’s Town Common and then tour a much newer Colonial later that afternoon in a completely different type of neighborhood.

Depending on location and age, buyers may encounter:

  • Antique and early traditional Colonials
  • Center Entrance Colonials
  • Garrison Colonials
  • Colonial Revivals
  • Expanded Colonials
  • Larger subdivision Colonials
  • Custom-built Colonials

That gives buyers a wide range of choices while maintaining the basic architectural style they prefer.

Colonial vs. Cape Cod Homes

Capes are also a natural fit for Andover.

They have classic New England character and can be particularly attractive when they’ve been expanded or renovated.

But traditional Capes usually have one-and-a-half stories rather than two full stories.

That can mean:

  • Sloped second-floor ceilings
  • Smaller upstairs bedrooms
  • Less closet space
  • Dormers needed for additional usable space
  • First-floor bedrooms in some layouts

For some buyers, that’s part of a Cape’s charm.

But families looking for three or four full bedrooms on the same level often gravitate toward a Colonial instead.

Colonial vs. Ranch Homes

Ranches have a completely different advantage: single-level living.

That can make a Ranch particularly desirable for downsizers or buyers thinking about aging in place.

And because Andover and North Andover have a limited supply of Ranch homes, a nicely updated one can generate considerable buyer interest.

But a Ranch requires a larger footprint to provide the same amount of living area.

A Colonial can put 2,500 square feet on two levels while maintaining a relatively compact footprint. That’s particularly useful on lots where homeowners still want a good-sized backyard, patio, pool or other outdoor space.

What About Split Entries and Raised Ranches?

You’ll also find plenty of Split Entries and Raised Ranches throughout Andover.

These homes can offer buyers a lot of usable space for the money.

The lower level may provide:

  • Family room
  • Home office
  • Additional bedroom
  • Laundry
  • Storage
  • Garage
  • Exercise room
  • Flexible living space

The tradeoff is the layout.

Some buyers don’t mind walking through the front door and immediately having stairs going both up and down.

Other buyers simply don’t like it.

That’s one area where the Colonial has an advantage. The traditional entry and floor plan tend to be less polarizing.

Colonials Can Be Traditional Outside and Modern Inside

Another reason Colonial homes in Andover MA remain popular is that they adapt extremely well.

Many older Colonials were built with separate kitchens, dining rooms, living rooms and family rooms.

Over the years, local homeowners have opened walls, expanded kitchens and added onto these homes.

Today it’s common to see updated Colonials offering:

  • Open kitchen and family-room layouts
  • Large kitchen islands
  • Mudrooms
  • First-floor offices
  • Primary bedroom suites
  • Finished basements
  • Rear additions
  • Screened porches or sunrooms
  • Larger decks and patios
  • Three-season or four-season rooms

The result can be the best of both worlds: a traditional New England exterior with a modern interior.

Does a Colonial Automatically Mean a Higher Home Value?

No.

A beautifully renovated Ranch in a desirable Andover neighborhood could easily be worth more than an outdated Colonial nearby.

Architectural style is only one part of determining value.

But our recent local numbers are hard to ignore.

Colonial homes in Andover averaged $430 per square foot over the 16-month period reviewed. Other home styles averaged 400 per square foot.

That’s approximately a 7.2% difference.

It doesn’t prove that being a Colonial caused the higher selling price. But it does suggest that the style continues to perform very well in these two local markets.

And broad buyer appeal certainly doesn’t hurt when it’s time to sell.

Looking for a Colonial in Andover?

If a traditional two-story layout is important to you, searching specifically for Colonials can be a good way to narrow down the available inventory.

SEARCH LOCAL HOMES:

[View Colonial Homes for Sale in Andover →]

[View All Andover Homes for Sale →]

There isn’t one architectural style that’s perfect for every buyer.

Some buyers love the character of a Cape. Others specifically want the convenience of a Ranch or see tremendous value in the additional space offered by a Split Entry.

But after years of showing homes locally, the Colonial remains one of those styles that appeals to an unusually broad range of buyers.

And now we have some local numbers to go along with that observation.

Over the past 16 months, Colonial homes in Andover and North Andover sold for nearly 8% more per square foot than other home styles combined.

That’s an interesting statistic—and another reason the traditional Colonial continues to be such an important part of the Andover and North Andover real estate markets.

admin

New Listing 100 Sutton Hill Rd. North Andover MA

,


100 Sutton Hill Rd North Andover MA

New North Andover For Sale. This expanded Cape Cod offers a rare combination of space, flexibility, and an exceptional North Andover location close to the Town Common, Youth Center, Parks and schools. The main home features four bedrooms, two full baths, a dedicated office, hardwood floors, stainless steel appliances, and beautifully renovated bathrooms with quartz-topped vanities. The first floor has plenty of character, with arched openings connecting the main living spaces and a fireplace anchoring the comfortable living room. The dining room features built-in cabinetry and overlooks the backyard and pool, providing a beautiful setting for everyday meals or entertaining. A 770 sq. ft. in-law or au pair suite adds tremendous versatility with its own bedroom, full bath, kitchen, living area, and private washer and dryer. This separate living space is ideal for an in-law suite, extended family, guests, an au pair, or anyone looking for additional privacy within the home. Outside, mature plantings and established landscaping surround a sparkling in-ground pool and inviting backyard designed for summer entertaining and relaxing. The oversized 30′ x 30′ garage offers exceptional space for vehicles, storage, hobbies, or a workshop. Owned—not leased—solar panels provide another valuable benefit, helping reduce electric costs without the obligation of a solar lease. With its flexible floor plan, updated baths, hardwood floors, charming architectural details, separate living suite, beautiful backyard and pool, and impressive oversized garage, this is a distinctive home in a wonderful North Andover neighborhood.

Click button for full listing details.

100 Sutton Hill Rd. North Andover MA 01845

 

 



North Andover Neighborhoods

North Andover offers a variety of neighborhoods, each with its own unique character and appeal.

Old Center

The historic Old Center area showcases the town’s colonial heritage with beautiful historic homes, tree-lined streets, and proximity to local landmarks.

Library District

A charming, central area known for its community spirit, walkable streets, and proximity to local amenities.

Downtown North Andover

Downtown North Andover continues to evolve with a mix of local businesses, restaurants, shops, and residential developments. Residents enjoy a walkable environment and convenient access to everyday amenities.

Stevens Estate Area

Surrounding the historic Stevens Estate, this area features attractive residential neighborhoods, scenic landscapes, and access to community events held throughout the year.

Bear Hill / Smolak Farms

The western portion of town offers larger lots, open spaces, and a more rural atmosphere while still providing convenient access to major routes and town services.

Why People Choose North Andover

North Andover consistently attracts homebuyers because of its combination of strong community values, desirable neighborhoods, quality schools, recreational opportunities, and convenient location.

Residents appreciate:

    • Beautiful New England character
    • Diverse housing options
    • Strong sense of community
    • Commitment to education
    • Excellent commuter access
    • Abundant recreational opportunities
    • Convenient shopping and dining
    • Proximity to Boston and Southern New Hampshire

Whether you’re looking for a historic Colonial, a modern condominium, a luxury estate, or a family-friendly neighborhood, North Andover offers something for nearly every lifestyle.

admin

How to Read Listings Like an Expert

,

How to Read Listings Like an Expert

Searching online for a new home has never been easier. With thousands of listings available at your fingertips, it’s tempting to focus only on the price, number of bedrooms, or beautiful photos. However, experienced buyers know that the details hidden within a listing often tell the real story. Learning how to read a real estate listing can help you avoid surprises and identify the properties that truly fit your goals.

Are the photos telling you more than you realize?

Does the listing have mostly interior photos? Maybe the exterior isn’t the best.  Are there no wide exterior photos giving an example of lot and location? Possibly the location or how the home sits on the lot is a negative. A well balanced pictorial description of the home is preferred. It should paint a story of the property to entice any potential buyer.

Look Beyond the Photos

Professional photography and enhanced images showcase a property’s best features, but every buyer should also pay close attention to the written description. Look for information about recent updates, heating systems, roofing, windows, electrical service, and any renovations that may add long-term value. A well-written listing often provides insight into how well a home has been maintained. Smart buyers take the time to look at the home’s surrounding properties and neighborhood. When purchasing a home, you’re also purchasing the neighborhood, and if it’s in a poor overall condition, that can cause future problems.

North Andover MA single family homes for sale

Location Is More Than an Address

Two homes with similar square footage can have dramatically different values simply because of their location. Consider nearby schools, commuting options, shopping, parks, restaurants, and neighborhood character. Walking distance to downtown, access to major highways, or proximity to public transportation can significantly impact both lifestyle and resale value.

Understand What the Numbers Mean

The asking price is only one piece of the puzzle. Buyers should review:

  • Property taxes
  • HOA or condominium fees
  • Lot size
  • Living area
  • Year built
  • Days on market

These details help paint a more complete picture of a property’s overall value and ownership costs.

North Andover condos for sale

Read the Property Features Carefully

Many buyers search using keywords like “updated kitchen” or “finished basement,” but don’t overlook the details. Features such as central air, hardwood floors, energy-efficient windows, first-floor bedrooms, home offices, or finished lower levels can significantly influence both comfort and resale value.

Likewise, pay attention to what isn’t mentioned. If a listing is silent about the age of major systems or recent improvements, those are excellent questions to ask before scheduling a showing.

Don’t Ignore the Neighborhood

The home itself is only part of the investment. Research nearby amenities, future development, schools, recreation, and local services. A great neighborhood often contributes just as much to long-term value as the property itself.

North Andover Community Guide

Every Property Has a Story

Some homes are priced aggressively to generate multiple offers. Others have been on the market longer and may present opportunities for negotiation. Understanding the market context can help buyers make stronger, more informed decisions.

Working with a knowledgeable local real estate professional can provide valuable insight that online listings alone simply can’t offer.

Final Thoughts

Online real estate listings are an excellent starting point, but they don’t tell the whole story. Looking beyond the photos, understanding the property details, and evaluating the surrounding community can help you make more confident decisions throughout your home search.

Whether you’re looking for a single-family home, condominium, luxury property, or investment opportunity, taking the time to understand what you’re reading can save both time and money while helping you find the right property for your needs.

admin

New Massachusetts home inspection law 2025

, ,

🏡 New MA Home Inspection Law: What Buyers, Sellers & Agents Need to Know (Effective October 2025)

Big changes are coming to Massachusetts real estate! A new law—effective October 15, 2025—is aimed at protecting home buyers’ rights to inspections, ensuring a fairer and more transparent process for everyone. Bill S.2474 (An Act Protecting Consumer Rights in Purchasing Safe and Habitable Homes. The new Massachusetts Home Inspection law, which is part of the Affordable Homes Act, aims to protect homebuyers’ rights to a home inspection and address concerns that buyers were being pressured to waive inspections in competitive markets.

🔍 What’s Changing?

✅ No More Mandatory Waivers
Sellers and agents cannot require buyers to waive a home inspection to have their offer considered. Buyers have the right to a home inspection without pressure or misleading terms. This ends the pressure-cooker trend of “no inspection” offers to win bidding wars.

✅ Mandatory Disclosure
A new Home Inspection Disclosure Form must be signed separately—making it crystal clear that buyers have the right to hire a licensed inspector. The disclosure, signed by both buyer and seller, must be provided by the seller or agent before or at the first purchase contract signing, affirming the buyer’s right to an inspection. This disclosure guarantees the buyer a reasonable opportunity to get and review an inspection and to withdraw based on the results.

✅ Standard Inspection Window
Buyers get a 10-day window after offer acceptance to schedule inspections, plus 5 more days to review results and decide how to proceed.

✅ Penalties for Violations
Agents and sellers who break the rules face serious consequences—including fines, license discipline, and liability under MA consumer protection law.

🚫 What’s Not Allowed

  • Sellers can’t reject offers just because they include an inspection.

  • Agents can’t suggest or imply that waiving inspections gives an edge.

  • Buyers can’t offer to waive inspections upfront to sweeten the deal.

Buyers can still choose to waive inspections—but only after their offer is accepted and without any outside pressure.

🧾 Who’s Affected?

This law applies to most home sales in MA—single-family homes, condos, multi-families up to 4 units.
Exemptions: family transfers, foreclosures, auctions, some trust sales, and new construction with express warranties.

📅 Timeline Recap:

  • Law passed: August 2024

  • Final rules issued: June 2025

  • Full implementation: October 15, 2025

  • Offers signed before July 15, 2025: exempt from new rules

This law levels the playing field—especially for first-time buyers—by removing the pressure to skip inspections in competitive markets.

Whether you’re buying, selling, or advising clients, now’s the time to review your process and make sure you’re ready.

Have questions or want help navigating the new rules? Drop a comment or reach out!

#RealEstateMA #HomeBuyingTips #MassachusettsRealEstate #HomeInspectionRights #MAHousingLaw

0 Comments
admin

147 Haggetts Pond Andover MA 01810 SOLD

, ,

Stunning Four-Bedroom Home at 147 Haggetts Pond Road, Andover, Sells for $1.3 Million.

It’s not every day that a property like 147 Haggetts Pond Road in Andover, Massachusetts, hits the market. Nestled in one of the town’s most tranquil locations near Haggetts Pond, this beautiful four-bedroom, three-bathroom single-family home recently sold for $1,300,000. Randy Tibbetts represented the buyer in this transaction marking a successful chapter for the new homeowners.

Follow us on Facebook.

Haggetts Pond Location in Andover
147 Haggetts Pond Andover MA offers the perfect blend of privacy and convenience with easy access to the Haggetts Pond recreation area. Andover is known for its top-rated public schools, scenic parks, and proximity to major commuter routes, making it a sought-after area for families, professionals, and anyone looking for a blend of suburban peace and easy access to Boston.

Classic Design Meets Modern Comfort
Spanning over 4900 square feet, this charming home features a traditional yet modern layout designed for both comfort and style. The spacious home boasts not one, but two inviting fireplaces, perfect for cozy winter nights. The open-concept design flows seamlessly, with large windows allowing plenty of natural light to brighten the space.

The heart of the home is the gourmet kitchen, complete with modern appliances, plenty of counter space, and a charming breakfast nook that overlooks the private backyard. For those who love to entertain, the formal dining room offers the perfect space for gatherings with friends and family.

A Finished Walk-Out Basement
One of the standout features of this property is the fully finished walk-out basement, which offers additional living space for a home office, recreation room, gym, or whatever suits the buyer’s needs. The lower level opens up to a beautifully landscaped backyard, ideal for outdoor gatherings, barbecues, or simply relaxing in a peaceful, private setting.

Timeless Appeal and Thoughtful Details
The home also includes a luxurious master suite with a walk-in closet and a private en-suite bathroom, featuring a soaking tub and separate shower. The other three bedrooms are generously sized, offering ample closet space and large windows that let in natural light. Throughout the home, you’ll find classic finishes, such as hardwood flooring, elegant trim, and thoughtful details that enhance its overall appeal. 147 Haggetts Pond Andover MA.

Tibbetts Real Estate Group
As a real estate professional, it was a pleasure to represent the new buyers, and to help facilitate such a successful transaction. With the combination of a fantastic location, a stunning property, and a smooth process, this sale is a true example of how well-priced, well-marketed homes in prime locations continue to attract strong demand.

Looking Ahead
This sale is further evidence of the continued strength of the Andover real estate market, where homes in well-established neighborhoods continue to command strong prices. Whether you’re looking to sell or buy in this area, now is a great time to explore opportunities in this vibrant community.

For anyone considering buying or selling in Andover, I’m always happy to offer expert advice and insights into this competitive market. Let’s talk about how I can help you achieve your real estate goals!

0 Comments
admin

Recorded land and registered land in MA

Recorded land and registered land in MA. Recorded land is the most common type of ownership in Massachusetts. Documents affecting real estate, such as deeds and mortgages, if properly prepared and legally acceptable, are recorded at the Registry of Deeds in chronological order and assigned a book and page number. They are then indexed by grantor, grantee, document type and address. The documents affecting a particular piece of property are searched, analyzed and examined by a party seeking to determine the legal status of the ownership rights in the property. This status is referred to as the title to the property. In Massachusetts, the title search is usually done by a trained examiner or attorney hired by the buyer or buyer’s lender. Registered land comprises about twenty percent ofrecorded land and registered land in MA

the property in Massachusetts. Under this system (sometimes referred to as the “Torrens” system) the Massachusetts Land Court has adjudicated and decreed the status of the title. Thereafter, subsequent owners of registered land are issued numbered certificates describing the property and noting any encumbrances (such as mortgages) or rights affecting the property. Documents filed in the registered section are assigned document numbers, not book and page numbers. The criteria for filing documents affecting registered land are much stricter than those affecting recorded land.

Registered Land

The Department of Land Registration is a separate unit from the recorded section of the Registry of Deeds. This unit is an adjunct of the Land Court that has a main office in Boston. The Land Court is a Department of the Massachusetts Trial Court, which has control over ownership of real property that has been disputed. After the Land Court renders its decision as to the ownership and boundary lines of real property, the ownership of that parcel can never again be disputed or doubted by any person. The Registered Land section currently retains all documents that are registered, including the original deed. A parcel of land can be registered with the Land Court even if there is no dispute but the cost for the official title search, survey of the locus, etc., are substantial and time consuming.

Massachusetts Registered Land documents will refer to a document number and certificate number while Recorded Land is identified by a book and page.

Recorded land versus registered land in MA

New homebuyers should understand the differences between recorded land and registered land in MA prior to purchasing a home. Acquiring first time buyer knowledge and tips can help greatly in the buying process.

Recorded Land

Dealings with Recorded Land are based on the buyer beware concept. Registry personnel will accept or reject a document for recording on the basis of whether it meets minimum recording requirements. Not whether the document properly relates to a particular property. For example, a deed from John Doe to Jane Doe for Squibnocket Beach would be accepted for recording if John Doe’s signature was notarized and if the deed meets minimum recording requirements. If John Doe does not own Squibnocket Beach, it is not the registry’s responsibility to inform Jane Doe of this fact. This is where the buyer beware concept becomes obvious. It is Jane Doe’s responsibility to check the property history to determine who the legal owner is and from whom she would get a deed if she were to buy the property. The recording of a deed in the Recorded Land section of the Registry does not guarantee that the real estate is free from all liens, encumbrances, and other legal issues that could cloud the ownership. A title search conducted by a qualified attorney or title examiner will determine the status of a Recorded Land title or property.

 

In Massachusetts, Recorded Land is the most common form of land recording. When dealing with Recorded Land, there will be a reference to a book and page number in the document description or a reference to a Case File number.

Registered Land

Land that has gone through a Land Court Registration and Decree process is called Registered Land. This is a more complex form of land ownership. The “Land Court” or “Registry District” is separate from the regular (recorded land) section of the Registry of Deeds. Registered Land is an adjunct of the Land Court and has a main office located in Boston. As a department of the Trial Court, the Land Court has exclusive jurisdiction over Registered Land.
Generally, Registered Land is land which, at some point in time, had been the subject of an ownership or boundary dispute. Once the Land Court renders a decision as to the ownership or boundary lines of real property, those issues cannot be disputed again as they relate to that property. Subsequent documents affecting the property in question have to be registered with the appropriate registry district.

For more information about recorded land and registered land in MA contact Brooks and Crowley in Dedham MA

0 Comments
admin

Lot for sale North Andover MA

,

SOLD

SALE PRICE

$385,000

 

Lot for sale North Andover MA. Buildable 1.04 Acre lot in North Andover! This rare buildable lot is located in a quiet location amongst many handsome single family homes with many newly constructed homes over the past few years. 150 feet of street frontage. This lot is level with a slope at the rear of the property and wooded with easy access to RT 125 and then to I93.

This location is convenient for recreational hiking, biking and fishing at the Harold Parker State Forest or simply a refreshing walk through the woods. The Town of North Andover has this property zoned as Residence 2 with electric and water at the street. Why buy used when you have the opportunity to build new! Don’t miss the opportunity to build your dream home. Buyers and buyers agents to do their own due diligence as information gathered has come from third parties.

TYPE of PROPERTY LAND / LOT ID: 107.D-0051-0000.0
ACRES 1.04 ZONED R2

 

Town of North Andover MA MAP GEO

 

Lot for sale North Andover MA

150 Feet of street frontage

Lot for sale North Andover MA

Town of North Andover MA wetlands map

 

North Andover Property Card

 

Boston Street Walk through video

 

 

 

1 Comment