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Another boring sunset
at Old Silver Beach
Phew, summer's over! Don't get me wrong, I love summer - and this summer, our weather was exceptional, wasn't it? I actually didn't run the AC for all of August. That's an indication of great weather for sure! 

But the crowds.... For someone like me, whose day is spent driving around the same three square miles, traffic tested my patience. On the few days that there were three drops of rain, town was pretty much gridlocked in every direction.

Surprisingly, more people in town doesn't necessarily correlate to more people looking for homes for sale. I guess they're focused on just having fun. But the last couple of weeks since summer visitors have left have been much busier in real estate, both in the number of new listings coming on the market and in the number of buyers. 

This week, it seemed that the magic number for listing price was around $600,000. So for this newsletter, I'm still featuring homes that run the gamut in asking prices, but I've added a selection of these new $580,000 - $695,000 listings.

Let's look at some houses! (And oh, by the way, read on for the cottage/bungalow contest and restaurant gift certificate prize.)
Cottages and Bungalows

#21406821
$259,000


With just under 1,000 s.f., this 3-bedroom, 1-bath home is terrifically appealing. The owners have done a great job presenting it: either they're truly minimalists, or they've cleared out and, as I like to tell my clients, prepacked. At any rate, this very small house shows really well. The lot is spacious, and the area is an older neighborhood, with a wonderful country feel. Most of the homes are historic, and most have really good-looking gardens right now. This home is small, but so is the price; it's probably the nicest in the best area in this price range currently for sale. I hope the new owners will keep it simple, and let it shine! 

#21407432
$279,000
 
 
Deepwood is on Jenkins Pond, so this house is not only cute and in great condition, but it's just steps from one of the Jenkins Pond beaches. The house is a little different from most: it was rebuilt and added on to in 2004, so it has a spacious, open floor plan with a cathedral ceiling kitchen, hardwood floors, and built-in ductless AC. What makes this listing pop is the lot that's over 16,000 s.f., the pretty front porch, and the attached garage. We almost never find such a great combination of attributes in this price range. Although it's just 2 bedrooms, 1 bath, and 1,128 s.f., it lives larger, and there is ample room for an addition if desired. This is an exceptional buying opportunity.

#21408168
$379,000



Morris Street is in marvelous Maravista, a little over a mile to the Vineyard Sound beaches and with a path at the end of the street to Great Bay for your afternoon paddle. The house is in meticulous condition, with a first-floor main bedroom suite and two more spacious bedrooms upstairs. The farmer's porch is appealing! But what looks like an expansive yard is actually a buildable lot, so there's probably going to be another house there someday. Still, $379,000 is a fair price for this 3-bedroom, 2-bath, 1,788 s.f. home.
 
#21408150
$419,900
 
 
New construction! (Click here to download floor plans.) As you know, we have very little new construction in any price range, and there's a lot that's appealing about new construction. This home is not only new, but it's across from Mares Pond, a delightful and quiet swimming/paddling pond. In addition, the house will have views of the pond. This 3-bedroom, 2.5-bath, 1,774 s.f. home sits on a 15,681 s.f. lot, and at a very reasonable asking price of $419,900 has a first-floor main bedroom suite, great room with cathedral ceilings and gas fireplace, oak floors, and an attached garage. House, location, new construction, price - it's got it all.

(Allow me a digression: it makes me crazy that with the miniscule number of new homes being built, builders for the most part don't pay attention to the possibility of an exciting and interesting floor plan. One refreshing exception is Greg Clancy of Clancy Construction. Greg's a quality builder; an honest, responsive person to work with; and has some really great floor plans available for his spec houses.)

#21408038
$439,000


This appealing 3-bedroom, 2-bath home is another young house, this one built in 2002, with 1,560 s.f. spread over two levels. Because the main bedroom suite is on the first floor, the living/dining areas are tight. The second floor, on the other hand, has two good-sized bedrooms and a nice, unfinished attic space which has potential to be utilized however you want. The attached one-car garage is a bonus in this location. Only steps away from my very favorite walking path along Great Bay, and a straight shot to Bristol Beach, it's a rare offering in Maravista. It was purchased three years ago for $422,500, so it should sell at or very close to the asking price. Even so, these sellers will take a small loss. 

The Knolls, North Falmouth

#21408038
$499,900


The Knolls is another one of those Falmouth neighborhoods with deeply enthusiastic homeowners who think that their neighborhood is the only one any buyer should ever choose. It's off 28A, across from Bourne Farm and around the corner from Thomas Landers Road, so it's convenient. (Some homes will hear the hum of traffic from MacArthur Boulevard.) It's a consistent neighborhood of homes built around 1980, on lots of about 15,000 s.f. This home has 4 bedrooms, 3 baths, and 2,152 s.f.; and includes that much-wanted first-floor bedroom and bath. The kitchen is almost new, and there's also a family room with cathedral ceiling and sliders to a multi-level deck. The lot in back slopes down, but the front is level with the all-important level driveway. The above-ground swimming pool is either a plus or a minus - you decide. I sold a similar house in the neighborhood last year for $465,000, so it will be interesting to see what the selling price is of this house - if prices are stable or increasing.

The Magic Number: $600,000

It seems that there's an unusual number of homes coming on the market around $600,000. Here's a sampling:

#21407778
$579,900


This is your classic vintage beach house. The breezes waft across the wrap-around porch and through this 4-bedroom, 2-bath, 1,404 s.f. house that's just steps from New Silver Beach with all of its amenities (beach, tennis, tea room, kids' activities). This is a 1925 shingle-style Colonial that could be in any book about old-time beach houses. It's simple and charming, and in its original condition, with electric heat and "Cape Cod" basement. The need for flood insurance if the buyer finances the purchase, and a $2,000 annual betterment fee for the new sewer, will be considerations.

#21408160
$595,000
 
 
The magic number can get you a condo. This is one of the largest units at Marine Park, with 1,700 s.f., 2 bedrooms, and 2.5 baths. It's in a super downtown location, across from the harbor, almost next door to Windfall Market, and down the street from the fast ferry to the Vineyard. This is also the most expensive unit lately in this complex, so it will be interesting to see what the selling price is. Convenience comes with a price - in this case, a buyer would have to love the hustle and bustle of harborfront activities, which include not only boat and ferry traffic, but band concerts and movies across the street. 
 
#21407268
$599,000
 
   
Another agent and I were joking yesterday that many Ballymeade owners have an inflated view of the value of their homes, because many listings come on the market as much as $100,000 more than they eventually sell for. This 3-bedroom, 2-bath, 2,762 s.f. home, on the other hand, seems to be priced more realistically. It's a Ballymeade original, built in 1997, and it doesn't look like it's been updated since then, so now it's looking a little dated. In addition, all three bedrooms are on the second floor, so the baby boomer market is pretty much eliminated. There are a lot of families with children in Ballymeade, however, and the pool in the backyard truly sparkles. That, in combination with an approachable asking price, may attract a buyer quickly.
 
#21408234
$649,900
 
 
Pin Oak Way is in that sought-after, just south of Main Street neighborhood. In addition to being convenient to both downtown, the beach, and the bike path, the area has an appealing variety of older homes. This is a 1920s 4-bedroom, 2-bath, 1,924 s.f. gambrel that was renovated in 2011, so it offers that rare combination of an updated home in a very desirable location. 

#21408124
$659,000


Another young home! I keep saying all these neighborhoods are desirable, but they are. This one is in Gray Rocks, just off 28A, and with direct access to the bike path and Wing Pond and a quick ride to Old Silver Beach. Built in 2002, and with 4 bedrooms, 4 baths, and almost 2,800 s.f., this home offers the option of either a first or second-floor main bedroom suite. Building lots are larger in this neighborhood. This one is 29,185 s.f., so there is privacy and elbow room surrounding the house. One more plus: it's in move-in condition. 

#21408230
$695,000


There's not often a financially approachable home that's been thoughtfully updated in Woods Hole Village, but this one is. In addition to water views from almost every room, and only steps to the beach, the homeowner here can walk to WHOI, MBL, shops, restaurants, and the ferry. I often think of Woods Hole as "Cambridge-By-The-Sea" because of the academic atmosphere and the sometimes highly individual and artistic homes. This one does not disappoint. Four bedrooms and 2 baths are squeezed into 1,630 s.f. (big difference from what your dollar buys you with homes in other locations). It's turnkey. I couldn't decide whether to place this in the "Magic Number" section or the "Cottages and Bungalows" section. It is indeed very charming though a bit pricey for a house of modest square feet.

On the Way to Mashpee Commons
 
#21406526
$845,000
 
 
Cash's Trail is the last street in Falmouth before Mashpee, and it too is a younger neighborhood with more interesting homes. This house is big - 4,140 s.f., with 4 bedrooms and 4 baths. Except for the main bedroom suite, the first floor is open, with high ceilings, and it's a delight to be in. The yard is just right - nicely manicured, but not too fussy. And it's an acre! What's special is the hidden hot tub area, like a private spa. Not five minutes from Mashpee Commons (which is getting better and better every year, with concerts, outdoor movies, and now the new Organic Market), the house feels tucked away and private. Which is a bit odd, because it is the first house in from Route 28, so there's certainly a lot of traffic going by. The price is probably a bit aggressive; we'll see what it sells for. 

Movie Set Homes

Here are four new listings that you'd swear have been in some movie you've seen. The homes are older. Most have minimal heat and no basement that you'd ever go into, if you could help it. But they're open and airy, and have views that you just can't believe. 

Many homes here, but not all, will need flood insurance if financed. (My buyers seem to be reallocating their assets, buying here with cash and essentially self-insuring - probably a pretty good idea.)

These first two are next door to each other, and in Black Beach, a very exclusive neighborhood of winding dirt roads, outstanding views, and ocean access.

#21408044
$1,550,000


Charming! So pretty, and with fabulous views, this 1939 bungalow (there it is again!) has a private dock - but if you want to go anyplace, your boat will have to be low enough to clear the Chapoquoit Road bridge. Inside, the 4 bedrooms, 3 baths, and 2,652 s.f. wind around; outside, you have almost an acre. There is no real central heating system, but there is a gas fireplace and two propane tanks, so the house can be used comfortably for probably nine months of the year. It's a dream!

#21406678
$1,750,000


Just next door, #128 has central heat (with two zones), but it still feels like a summer house. This, too, has a dock, and the lot is 1.5 private acres. The assessment is $1,503,900; it was on the market a few years ago but didn't sell. I think the market is better now, and with 3 bedrooms, 3 baths, 1,988 s.f., and these knock-your-eyeballs-out views, I think the prospect of selling this time looks good. 

#21405345
$1,850,000


As I started to describe this home, I became curious about what defines a cottage. With 5 bedrooms, 2 baths, and 2,010 s.f., this isn't really small, which usually comes to mind with cottages. But it's a really simple antique, 3-season home, mere feet from the harbor. Surely seemed like a cottage when I was there. So I looked online, and this is what I found.

What is a cottage? Described as a one or one-and-a-half-story small dwelling (but small is never defined), the word alludes to a cozy feeling and simple surroundings, and is often associated with vacation homes.

What is a bungalow? It is typically one story, or one-and-a-half, with the second story built into a long, sloping roof so that the house appears to be one story. Traditionally, the bungalow was a small (again, not defined), modest home. In the last 10 years, the American bungalow, which does have the long, sloping roof but also has prairie-style characteristics, has become increasingly popular - and increasingly large. 

Send me your favorite cottage/bungalow pictures and/or your description of what a cottage/bungalow is. I'll post a selection in the next newsletter, and an invitation for you to vote for your favorites. The winner will receive $100 gift certificate to the restaurant of his/her choice. Start sending!

#21407685
$3,625,000


Little Island is one of the more beautiful private beaches on Buzzards Bay. You have to know about Fasset's Point in order to find it, and once you're there, you might think you'd died and went to heaven. This 5-bedroom, 3-bath, 2,406 s.f. home was built in 1980, and is direct waterfront on almost an acre. What's even better is that it sits so high that, according to the listing agent, flood insurance is not required. It's one-in-a-million - or should I have said one in 3.625 million?
The Anatomy of My Business
 
Or, how do I find clients? 

42 Amvets Ave.
Few people outside the industry understand how difficult it is for agents to find good listings and ready, willing, and able buyers. In real estate classes, the instructors advise cold calling, sending postcards, posting often on Facebook, and reminding everyone you know all the time that you value their referrals. 

I'm not really too interested in the first three strategies. My practice is composed almost exclusively of people I know, or people I meet and get to know, or referrals from you, my valued friends. I track the source of all my business, so I can see what's currently most productive and how that changes over time. 

Today, I successfully negotiated an offer on behalf of buyer clients. As I thought about how they found me, I realized that this is the sixth sale I've had from a home I listed in June of 2013 for $279,900 and sold in September for $250,000. Here's how it happened:
  • Sales 1 and 2: 42 Amvets Ave, the house described above. (I both listed and sold.)
  • Sale 3: 26 Jeffrey Lane, my own house that was concurrently for sale. The buyers originally contacted me on the Amvets house. In the same price range, Jeffrey Lane had been redone top to bottom, and was inspiring.
  • Sale 4: 12 Pine Cone Lane. Buyer originally contacted me on 42 Amvets but preferred this house.
  • Sale 5: 12 Pine Cone Lane. Circumstances required above buyer to become a seller. House sold quickly.
  • Sale 6: 56 Carol Ave. Buyers referred by buyers of 42 Amvets. This is the offer that was accepted today. Keeping fingers crossed it becomes a sale.

And how did I get the listing on 42 Amvets? In 2005, I was Sales Manager for Dillingham Place, a new retirement community in Falmouth. Ms. Amvets Seller's mom bought one of the units, and I met the daughter during the process. Subsequently, I ran into her at Windfall Market on occasion, and she remembered me when the time came for her to list her Amvets Ave. home. The takeaway must be: go grocery shopping!

My Other Hat

Many of you know that between my first incarnation as a Realtor (Nadine Krasnow & Associates in Newton, 1979-1993) and my reincarnation (Falmouth Fine Properties) in 2009, I worked in the retirement housing industry in both operations and sales/marketing. 

One of the reasons I left that work was because I never found a company that put the consumers' interest above the company's own need for full occupancy. 

Given my unique insider's perspective and passionate commitment on behalf of the consumer, I recently established a small private practice, Cape Cod Elder Care, in which I advise seniors and/or their loved ones as they face a transition in their lives because of increasing needs. Falmouth Fine Properties is my 7-day, 60-hour-a-week work; but in addition I work with one or two CCEC clients at a time, guiding them through their transition.

Please contact me if you or anyone you know could benefit from compassionate and knowledgeable advice in making the very difficult decision of figuring out whether to stay at home or move to a retirement community or care residence. I will help you past the sales pitch to the most beneficial decision for you. You can also visit my website for more information.

This is what I do and how I do it, in the words of a recent client: 

"I didn't know how to begin the task of facilitating my mother's downsizing and moving back up north from Florida to be near me. I felt overwhelmed and stymied. I was fortunate to be referred to Nadine, who has empowered me to navigate this daunting process. She totally understood what my goals were and guided me through the steps that would lead to what I wanted for my mother.

Nadine possesses a unique perspective...and she knows all aspects of what is essential in choosing the right fit. After meeting and talking with her, I started to see real possibilities. As a result, my confidence and competence increased.

Nadine accompanied me on visits to assisted living communities as a coach, advocate, and confidante. She asked questions and made observations I would never have thought of. She was flexible in scheduling time to meet that worked best with my schedule. Throughout this process, Nadine has provided loads of encouragement. She was right there for every tiny success along the way. She checked in with me often to see how things were going. She has great communication skills. Inevitably, I felt 100% better after talking things through with her. 

Of the many things she taught me, these were particularly helpful: 1. Not everything has to be done at once - or in advance. I could set up the new apartment furnished with my mother's things first, bring her to the new apartment, and then go back to Florida later myself, and deal with all the details. 2) This is the beginning of a whole new relationship I can have with my mom - which is really what the whole process is about!

I recommend Nadine unconditionally!" 
                                                                                 ~ Carol Baldwin
They call it the shoulder season; I call it the best season. It's hotter than it was in August, the beaches are empty (and free), and roads are no longer temporary parking lots: you can actually be seated at the restaurants (although weekends are still mobbed). I love it - I hope you do, too!

Remember to send me your thoughts and pics on cottages and bungalows - and also your wonderful referrals! 


Cordially,

Nadine

Nadine Krasnow
Falmouth Fine Properties
P.O. Box 664
Falmouth, MA  02541
(617)921-7552
nadine@falmouthfineproperties.com


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