New Listing 100 Sutton Hill Rd. North Andover MA

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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.

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Reduced Real Estate Commission

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Why Pay Based on a 20-Year-Old Model?

A reduced real estate commission can make a significant difference in how much money a homeowner keeps when selling a property. For decades, a common real estate commission structure was approximately 5% of the sale price, often divided between the listing side and the buyer’s side. But real estate marketing has changed dramatically over the last 20 years. Technology, online home searches, MLS syndication, social media, enhanced photography, video, and AI have made it possible for modern brokerages to provide full-service representation much more efficiently.

So why should homeowners automatically pay commissions based on a business model developed decades ago?

The Traditional 5% Real Estate Commission Model

For many years, a common commission structure when selling a home was approximately 5% of the selling price. In a typical example, approximately 2.5% was associated with the listing side of the transaction and approximately 2.5% with the buyer’s side.

There was a reason for higher commission structures.

Twenty years ago, marketing a property often involved newspaper advertising, real estate magazines, printed brochures, direct mail, office networks, telephone inquiries, and other expensive and time-consuming methods.

The internet existed, but buyers didn’t search for homes online with anything close to the efficiency they do today.

Real estate has changed.

The commission structure doesn’t necessarily have to remain the same.

Technology Has Changed How Homes Are Sold

Today’s buyers can discover a new listing within minutes of it entering the market.

Once a home is entered into the Multiple Listing Service (MLS), property information can be distributed electronically to real estate websites and brokerage platforms. Buyers receive automated alerts matching their search criteria and can immediately view photographs, property details, maps, tax information, and other information from their phones or computers.

Social media provides another way to place properties in front of potential buyers. Digital marketing, video, enhanced photography, email, and AI-assisted listing tools allow agents to create and distribute marketing material faster than ever before.

This doesn’t mean good real estate agents are no longer valuable.

It means technology allows experienced agents to work more efficiently.

And that efficiency can make a reduced real estate commission possible without automatically reducing the level of service provided to the seller. See if you qualify for SMARTSALE.

Reduced Commission Doesn’t Have to Mean Reduced Service

This is probably the most important distinction for homeowners to understand.

Reduced commission and reduced service are not the same thing.

There are limited-service and flat-fee real estate companies that provide only certain services. That model may work for some homeowners, but it isn’t the only alternative to a traditional commission.

A modern full-service brokerage can provide services such as:

  • Pricing and market analysis
  • Property preparation and positioning
  • Enhanced photography
  • MLS listing and exposure
  • Online listing syndication
  • Social media and digital marketing
  • Showing coordination
  • Buyer and agent communication
  • Offer analysis
  • Negotiation
  • Inspection assistance
  • Appraisal coordination
  • Transaction management through closing

Technology makes many of these services easier and less expensive to deliver than they were 20 years ago.

That creates the opportunity for full-service brokerages to operate under a more efficient commission model.

What Can a Reduced Listing Commission Save?

The difference between a traditional listing-side commission and a modern reduced listing commission becomes particularly noticeable as home values increase.

Consider an $800,000 home.

At a 2.5% listing commission, the listing-side commission would be:

$20,000

At a 1.75% listing commission:

$14,000

At a 1.5% listing commission:

$12,000

And at a 1% listing commission:

$8,000

Compared with 2.5%, that’s potential savings of between $6,000 and $12,000 on the listing side alone.

The question sellers should ask isn’t simply whether one percentage is lower than another.

The real question is:

What services am I receiving for the money I’m paying?

If a brokerage can provide professional, full-service representation for less, the seller may be able to keep thousands of additional dollars from the sale.

Buyer-Agent Compensation Is a Separate Conversation

Another important change in today’s real estate market is how buyer-agent compensation is handled.

The listing brokerage’s commission and the buyer agent’s compensation should be viewed as separate components of the transaction.

Buyer-agent compensation is negotiable.

Depending on the transaction, a buyer may pay their agent directly or may ask the seller to contribute toward the buyer agent’s compensation as part of their offer.

A seller can then evaluate that request along with the rest of the offer.

Instead of automatically assuming that a predetermined percentage of the selling price will go toward the buyer’s agent, sellers can consider the entire financial package being presented.

Look at the Net Proceeds of an Offer

This is where the newer compensation structure becomes particularly interesting.

Imagine receiving two offers.

Buyer A offers $800,000 and asks the seller to contribute 2% toward the buyer agent’s compensation.

Buyer B offers $790,000 and doesn’t request buyer-agent compensation from the seller.

The $800,000 offer initially appears better.

But is it?

The seller and listing agent should calculate the seller’s estimated net proceeds and consider financing, contingencies, inspection terms, closing dates, and the likelihood that each transaction will successfully close.

Buyer-agent compensation becomes another negotiable financial term of the offer.

That gives sellers an opportunity to evaluate what matters most:

How much money will I actually receive from the sale?

Higher Commission Doesn’t Automatically Mean Better Marketing

There can be a perception that paying a higher commission automatically results in better marketing.

That isn’t necessarily true.

Two brokerages could place the same property in the MLS and provide similar online exposure while charging very different listing commissions.

The important differences may instead be the quality of the presentation, pricing strategy, marketing plan, local market knowledge, responsiveness, negotiation skills, and experience of the agent handling the transaction.

Sellers should compare services—not simply commission percentages.

A reduced real estate commission only represents genuine value when it is combined with the professional services necessary to successfully market and sell the property.

Experience Still Matters

Technology can streamline real estate, but it doesn’t eliminate the need for experience.

Selling a home can involve difficult pricing decisions, multiple offers, inspection negotiations, appraisal problems, financing complications, title issues, deadlines, and unexpected problems.

An online platform can’t always solve those problems.

An experienced real estate professional can.

The opportunity created by technology isn’t to eliminate the real estate agent. It’s to allow experienced agents and brokerages to operate more efficiently while continuing to provide professional representation.

That is a very different concept from simply offering a “cheap” listing service.

Why Automatically Pay Based on the Old Model?

There is nothing inherently wrong with a traditional commission structure if the seller believes the services justify the expense.

But homeowners should understand that they have options.

If one brokerage charges approximately 2.5% on the listing side while another can provide comparable or better full-service representation for 1% to 1.75%, it’s reasonable to ask what justifies the difference.

On an $800,000 home, even a 1% difference represents $8,000.

On a $1 million home, it’s $10,000.

Homeowners routinely negotiate mortgage rates, contractor estimates, insurance premiums, and other major expenses.

Real estate commissions shouldn’t be any different.

A Modern Approach to Selling Real Estate

The way homes are marketed and sold has changed dramatically over the last 20 years.

Buyers are online. Listings are distributed electronically. Marketing can reach thousands of people quickly. Communication is nearly instantaneous. AI and digital technology continue to make the process even more efficient.

A modern real estate business model should reflect those changes.

For some homeowners, that may mean choosing an experienced full-service brokerage offering a reduced real estate commission of approximately 1% to 1.75% on the listing side while treating buyer-agent compensation separately as a negotiable component of an offer.

The objective isn’t simply to pay the lowest commission possible.

It’s to receive the service, marketing, exposure, experience, and representation necessary to achieve a successful sale—without paying more than necessary to get it.

Before listing your home, don’t simply ask what the traditional commission has always been.

Ask what you’re getting for your money.

And ask whether today’s real estate market offers a smarter alternative.

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Lot for sale North Andover MA

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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

 

 

 

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First Time Buyer Tips

First time buyer tips. Doing something for the first time is always a challenge. The same goes for buying your first home (or helping someone you know with their first home purchase). Today, that can be even more challenging, with competition from more buyers for fewer homes. Here’s how to succeed in making homeownership a reality.

Find out your credit score. Go to annualcreditreport.com, the only source for free credit reports authorized by federal law. You can now get one free report weekly from each of the three major credit bureaus. Lenders use this score to determine your viability as a borrower. Here’s more information if you need to improve your credit score.

Calculate your DTI. Your DTI (debt-to-income ratio) is also important when applying for a mortgage. It shows the percent of your income that’s used to pay your bills. Divide your monthly debts by your monthly income. For example, if you make $6,000 per month and have $2,700 in monthly debts, that’s a DTI of 45%.

Familiarize yourself with mortgage terminology. The mortgage lending process uses some special terms that will be unfamiliar to newcomers. Here are the definitions of the key mortgagefirst time buyer tips terms you may come across, provided by the federal government’s Consumer Financial Protection Bureau.

Learn about different loan options. We’re happy to talk to you about the various loan options available. You can get a head start on the conversation by looking at some background information. Here’s more on loan options from the Consumer Financial Protection Bureau.

Don’t forget closing costs. In addition to the cost of the home, there are charges involved with the buying process—items such as an appraisal, home inspection, credit reporting, title work, origination fees, and more. Closing costs are typically about 3% to 6% of the purchase price. You can either plan to pay these costs, or finance them as part of the mortgage.

First time buyer tips

Save what you need for a down payment. While a 20% down payment isn’t required to buy a home, if you put down less, you might have to pay for private mortgage insurance (PMI). Depending on your circumstances, you could qualify for a loan with lower down payment options like: a fixed-rate conventional loan; an FHA loan; a VA loan for active military and veterans; a USDA loan with programs for people who live in rural areas who meet certain income qualifications. A lender can help research these loans, as well as first-time homebuyer programs from Fannie Mae, Freddie Mac, and government resources. These can help with a down payment or give you additional low down payment options.

HOW FIRST-TIME HOMEBUYERS CAN SUCCEED

Tibbetts real estate buyer tips

Experienced representation

Think about how to make a competitive offer. You should absolutely show credit worthiness and your mortgage pre-approval with your offer. Additionally working with an experienced real estate broker or agent is key when forming your offer to purchase. An experienced broker can guide you through the paperwork, current market situation and the nuances of making an offer. When it comes time to bid on a property, you can include or remove items in your offer to purchase that strengthen your position as a buyer.

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This weekend Andover MA open houses

Tour and find your new home by attending an Andover MA open house.

 

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What is an Andover MA open house?

An open house is an event during which potential buyers can tour a home that’s on the market. It’s usually hosted by the seller’s listing agent, or by the seller themselves, in case of a for-sale-by-owner (FSBO) listing. Open houses usually take place on weekends, during a set range of hours — typically midday.

Open house benefits for buyers

No scheduling required: Unlike a private showing, you don’t need to set up a specific appointment to see a home. Simply show up during the open house hours and view the home at your own pace.

Scope out the competition: If you’re interested in a home, attending the open house can help you gauge interest from other buyers. This can be helpful when determining how quickly you need to submit an offer and how much you should offer.

All Andover MA homes for sale.

Understand current home values: Seeing what homes are selling for in your area and what you can buy at a particular price point can be helpful if you’re just starting your search.

Redefine your nonnegotiable home features: Checking out homes in person can help you redefine your list of must-haves: Do you really need that extra bedroom? What does a backyard of this size really look like?

How do open Andover MA open house work?

Not every seller or listing agent will hold one, but here’s the typical process for sellers setting up an open house:

The seller and their agent determine a day and time for the open house.
The agent lists the open house on the local MLS.
The agent advertises the open house on social media, online and with print ads or flyers.
The agent prepares for the open house — purchasing refreshments, printing flyers, setting up signs and adding little touches to make the home feel welcoming to buyers. (Yes, as a shopper, you can eat the cookies.)
The agent hosts the event, greeting buyers and answering questions about the property and community.
Buyers remove their shoes, tour the home, take pictures and video (if allowed) and jot down important notes.
Any buyer who liked the house will contact their own agent. They’ll then set up a private showing to see the home again or they’ll submit an offer right away — the latter is common in fast-moving real estate markets.

All Andover MA condominiums for sale

Who hosts an open house?

The person hosting an open house could be any one of the following:

Listing agent: As the person hired to sell the home, the listing agent should be an expert Andover MA open house agent of the property.
Listing agent’s team member or associate: A busy listing agent may also send another agent in their place — either someone on their team or another agent in their office. They should be experts in the local market, but may not be as familiar with the individual home.

Andover MA homes for sale

Find the latest Andover MA open houses in 01810 Single family homes and condominiums for saleAndover homes for sale. For sale on great streets like Balmoral, Overlook, Maple, Francis Drive, Andover Country Club, Spring Valley, Powder Mill Square, Ivana Drive.  Search homes for sale in quaint Andover neighborhoods of Ballardvale, Shawsheen Village, South Andover MA and West Andover MA.

For additional Andover MA real estate for sale or rent click Andover MA luxury homes for sale, Andover MA condominiums for sale, Andover MA Multi-family, Andover MA real estate for rent and Andover MA commercial real estate.

All Andover MA Open House for sale listings come directly from the Massachusetts MLS and list condominiums for sale that are currently active and on the market to view. Contact Randy Tibbetts.

 

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North Andover MA condos

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