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                    [post_content] => Condo sales were ‘slow and steady’ at the Spruce Pond Village condominiums in Franklin, MA during the first half of 2011.  With only 2 units changing hands, sales activity maintained a restrained pace during the first six months of the year.

Modest recent declines

The average selling price of Spruce Pond Village townhomes declined a modest 3.7 % during the first half of the year compared to 2010 prices.



The average selling price of units at Spruce Pond has drifted moderately lower over the past three years after sharper annual declines since the top of the market in 2005.

Compared to the average selling price of $365,960 set during the first half of 2005, values of Spruce Pond Village  townhomes have dropped about 20%.  This compares favorably to the price declines at Franklin Crossing (-37%),  Stone Ridge (-30%) and Highwood (-28%).

2011 the time to buy?

Here are the two unit sales at Spruce Pond Village that went of record during the first half of this year:



Prospective home buyers take note: today’s low prices at the Spruce Pond Village condominiums in Franklin, MA should prove to be bargains in several years when the market recovers.

The first half of 2011 saw pronounced softness in home prices and sales volume in Massachusetts and in the Town Franklin, MA.

Current forecasts call for MA home prices to begin to recover in 2012.

Learn more about the Spruce Pond Village condo community.

Click the following hotlink to access information about the many reasons Franklin, MA is such a great place to call home!

Copyright ©2011 02038.com
                    [post_title] => Spruce Pond Village Condos Franklin MA first half 2011 real estate update
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                    [post_content] => MLS sales data for 2011 shows an 8.7% rise in average selling price for condo units in the Franklin Crossing condominium community in Franklin, MA compared to the first 6 months of last year.



However, this price statistic is unreliable due to the small samples from which it was derived: there have been only 2 unit sales at Franklin Crossing so far this year while only one unit in the complex sold on the MLS by this time in 2010.

37% decline in values since market top

Current selling prices at Franklin Crossing are 37% lower than their highs in 2006.  However painful this is for current owners, the new pricing is setting the stage for renewed buyer interest and a rebound in unit values as the MA real estate market regains its footing in coming years.

2 sales at Franklin Crossing so far in 2011



Of the two Franklin Crossing sales to date in 2011, one was a range-priced offering of a nicely upgraded unit that sold for $132,500 after initially asking $150,000.  The only other 2011 sale so far was an investor-owned unit that sold for $125,000.

Home prices and sales volume in Massachusetts were anemic during the first half of 2011, creating a distinct home-buying opportunity.

Forecasters are calling for MA home prices to remain under pressure for the rest of 2011 and then a recovery should begin in 2012.

You can learn more about the Franklin Crossing condo community in Franklin, MA.

Here's a wealth of information about the wonderful Town of Franklin, MA - a great place to call home or in which to buy an investment property!

Copyright ©2011 02038.com
                    [post_title] => Real estate update - Franklin Crossing Condos Franklin MA first half 2011
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                    [post_content] => The Highwood condominium community in Franklin, MA experienced something of a price bounce in the first half of 2011.  The average selling price of units at Highwood rose nearly 10% in the first half of the year compared to year ago levels.  However, there were only 2 unit sales at Highwood during the first six months of this year, decreasing the statistical import of the rise in the 2011 average selling price.

28% off 2005 peak

Current selling prices for condo units at Highwood are at about 28% off from their peak back in 2005.



Prospective home buyers take note: today’s low prices at the Highwood condominiums in Franklin, Massachusetts should prove to be bargains in several years when the market recovers.

Two Highwood sales during 1st half of 2011

Of the two Highwood unit sales recorded on MLS-PIN during the initial six months of the year, one was a short sale.



The short sale 38 Highwood Drive sold at the steeply discounted price of $130,000.

Time to buy a condo in Franklin, MA

The first half of 2011 saw extensive real estate market weakness throughout Massachusetts and also in the Town of Franklin, MA.

There is a current consensus among market analysts that MA home prices should turn higher in 2012 after continued softness for the rest of 2011.

So 2011 looks like a buying opportunity.  Now's the time to buy a condo in Franklin!

Learn more about the Highwood condo community.

Click the following hotlink to access information about the many reasons Franklin, MA is such a great place to call home!

Copyright ©2011 02038.com
                    [post_title] => First half 2011 real estate update Highwood Condos Franklin MA
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                    [post_content] => Condo prices fell during the first half of 2011 at the Stone Ridge condominium community in Franklin, MA.  The $208,643 average selling price for Stone Ridge units recorded on MLS-PIN in the first half of the year represents a nearly 18% decline in values from year ago levels.  Prices now appear compelling at Stone Ridge!

Prices now 30% off market peak



From the chart above, it’s clear that average selling prices at Stone Ridge are down sharply from where they were several years ago.  In fact, current unit values at Stone Ridge in Franklin are now at about a 30% discount from where prices were at the market peak in back in 2005 - 2006.

This represents quite a buying opportunity!

Stone Ridge now presents very attractive prices for quality townhomes with garages in a superior location in Franklin, Massachusetts.

Seven sales during first half of year

There was a total of seven sales at Stone Ridge for the first half of the year.



This was a dramatic increase in sale volume from the paltry first half of year year sales in 2010 (1 sale) and 2009 (2 sales).

Of the seven sales, one was a post-foreclosure sale (71 Stone Ridge) and one was a short sale (75 Stone Ridge).

Franklin condo buying opportunity in 2011

The first half of 2011 saw a generally weak real estate market in Franklin, MA and the entire Bay State.

Massachusetts home prices are expected to remain soft for the rest of 2011 and then rebound in 2012.

Prospective home buyers and investors should take advantage of the currently advantageous real estate market and lock-in today's low prices.

Learn more about the Stone Ridge condo community here.

Click the hotlink to access information about why so many people love living in Franklin, MA!

Copyright ©2011 02038.com
                    [post_title] => First half 2011 real estate update Stone Ridge Condos Franklin MA
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                    [post_date] => 2011-05-01 16:55:03
                    [post_date_gmt] => 2011-05-01 21:55:03
                    [post_content] => The FHA recently began implementing previously proposed changes to its guidelines governing government-insured mortgage financing for condominiums. Among these new FHA mandates is a requirement that condo associations carry large capital reserves.  Many finance experts are predicting that most mortgage lenders will incorporate similar requirements into their own underwriting guidelines, making the new prerequisites almost universal among the majority of non-portfolio lenders in the United States.

Older condo communities across the country may find it difficult to comply with these new capital reserve requirements.

Many condo associations and unit owners appear unaware of the new capital reserve requirements and what failing to comply with them may entail for owners at non-compliant communities.  Condo unit owners in non-compliant communities may encounter severe trouble refinancing or selling their units.

FHA insures low-down-payment loans

Among many other functions and services, the FHA offers mortgage insurance for condominium mortgage loans.  These insured loans are important to the marketability of many condo communities because they allow buyers to obtain financing with very low down payments.



Condominium communities must be approved by the FHA

The FHA has to “approve” a condominium community before it will insure mortgage loans in that development.

If your condo community is not on the current approved list, the FHA will not insure mortgage loans there until it becomes an approved condo community.

Approvals last for a set time then have to be renewed.  The FHA has granted extra time for condo associations to prove compliance with the new guidelines, but the clock is ticking.

So even if your condo community was approved under the old set of rules, it is likely facing the need to confirm its approved status in light of the new guidelines.

If not approved, condos face problems refinancing or selling

If you own a condo unit in a condo community that is not compliant with the new FHA requirements, you may soon have a hard time finding a lender willing to refinance your current mortgage loan unless you have substantial equity.



And when you attempt to sell your condo unit in a non-FHA-compliant condo community, many mortgage lenders may not want to finance the sale of your unit if your buyer lacks at least a 20% down payment. You may be limited to selling your unit only to buyers with substantial down payments.  This will  greatly lessen your ability to sell your home.



10% of income to capital reserves

A full description of all the changes to the FHA condo guidelines is beyond the scope of this post.  But they all must be complied with to maintain your condo's approval.  The link below leads to good background on the new FHA condo approval guidelines and how to prove compliance; it's a very detailed review designed for mortgage lenders but does cover all aspects of the approval process:

FHA Condo Approval Guidelines

One of the most problematic of the new requirements is the new requirement that every condominium association must allocate at least 10% of its income to a capital reserve account and have adequate funds budgeted for casualty insurance deductibles.

Many older condominium associations will find themselves struggling to comply with these new budgetary mandates.

Time-consuming amendments to the governing condo association documents may be needed.  Condo fees may have to be raised and/or special assessments may be needed to fund the FHA’s capital reserve requirement.

Is your condo community currently approved?


You can use the next link to check whether your condo community is currently on the approved list:

Approved Condo Communities

If you are unsure of the legal name of your condo community, just enter your state and zip code to see the list of all condo communities the FHA has approved in that zip code.

If your condo community meets the new FHA requirements

If your condo community is compliant with the new guidelines but has not yet formally proved this to the FHA, getting onto the new FHA approved list is just a matter of your association’s gathering the supporting facts and applying to the FHA.  This is called “HRAP” approval.  Beware that approval by the FHA may take months, given recent reports of backlogs.

As an alternative, some mortgage lenders have the authority to handle the approval process themselves as part of their making a purchase money loan for a unit at a condo community. This is called “DELRAP” approval.

If you condo community does not meet the new FHA requirements

The rub comes when a condo community does not comply with the new FHA requirements.

Some unit owners may balk at the increased payments that may be needed to bulk up their association’s capital reserve fund.  Many owners could face financial hardship coming up with the funds needed.  This could become a real problem at many under-capitalized condominium communities in coming months.

What to do

Condo associations and their unit owners would be wise to take the initiative to find out where they stand in light of the new FHA approval guidelines.  Don't wait until problems with attempted refinancings or unit sales crop up.

If you are thinking of buying a condo, by all means check immediately to see if the condo community has already proven compliance with the new FHA guidelines.

If the condo community you want to buy in still has yet to become approved under the new guidelines, ask about the sufficiency of the capital reserves before you commit to the purchase of any unit.

Copyright ©2011 02038.com
                    [post_title] => New FHA guidelines may hurt condo sales and refinancings
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                    [post_content] => The Spruce Pond Village condominiums in Franklin, MA comprise approximately 100 townhouse and ranch-style condo units built between 1986 and 1988.  The Massachusetts condo community has a highly desirable location very close to Exit 16 off Interstate 495 in an idyllic water-front setting on Spruce Pond.



Video of Spruce Pond Village

Here is a video introduction to this prime townhouse community:



Water views

Many townhomes at Spruce Pond Village offer water views.



Spruce Pond Village townhouses are sited to maximize views of Franklin’s Spruce Pond.

Wonderful location

The townhouse community’s location is a plus for more reasons than just tranquil pond views: it is ideally situated just off Exit 16 of Interstate 495.

Details on townhomes at Spruce Pond Village


Condominium homes at Spruce Pond Village range in size from roughly 1,150 sf to just over 2,000 sf.

Finished basement space in many units adds additional living area.



Some basements are walk-out, increasing their utility.

2 bedroom townhomes

Most condos at Spruce Pond Village in Franklin, Massachusetts were built with 2 bedrooms.  Many homes have a first floor den/study.



These rooms typically lack a closet (they otherwise make an ideal guest room).

2 story condos predominate

Most Spruce Pond Village townhomes are two story units; several are one story ranch-style homes.  Exteriors are wood.

All of the two story homes have a second floor loft overlooking a vaulted living room.



Some owners use the second floor loft as an additional sleeping area.  Other units use rooms in finished lower levels as additional sleeping space.

Gas heat and central air

All homes at Spruce Pond have gas hot air heat with central air conditioning.  Town sewer and water service are nice features.

Copyright ©2011 02038.com
                    [post_title] => Get to know Spruce Pond Village in Franklin MA
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                    [post_content] => A rare advantage offered by Spruce Pond Village in Franklin, MA is the water views enjoyed by many of the townhomes.



The townhouse condominium community is situated next to Spruce Pond in Franklin, Massachusetts.

Video of pretty water views

Below is a video showing the tranquil water views enjoyed by residents of Spruce Pond Village:



Townhomes overlooking pond

Quite a number of units have pretty views of the pond.



Some homes have decks overlooking the water.



Residents can watch the occasional goose and migratory water fowl.

Click the hotlink to see the other advantages offered by the location enjoyed by Spruce Pond Village.

Copyright ©2011 02038.com
                    [post_title] => Water views at Spruce Pond Village
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                    [post_content] => All homes at the Spruce Pond Village condos in Franklin, MA offer the many benefits of garage parking.  Your car is kept out of the elements – you wouldn’t have to scrape icy windshields in winter!  And you can unload groceries and other purchases out of your car without getting wet from the rain.

Video showing garages at Spruce Pond Village

The video below shows how garage parking is set up at Spruce Pond Village:



One car garage

Some condominiums at Spruce Pond have a one car garage.



These are typically situated next to the one car garage of an adjoining unit.

2 car garages

Other homes at Spruce Pond Village have 2 car garages.



A big advantage of 2 car garages at Spruce Pond Village in Franklin, MA is that they are side by side.

This is a much better arrangement than the “tandem” 2 car garages found at some other condo communities in the Greater Franklin region.

Copyright ©2011 02038.com
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                    [post_content] => The Spruce Pond Village townhouse community affords plenty of peaceful water views of Spruce Pond in Franklin, MA.  But the townhomes’ location is advantageous for a lot more reasons than just a pond-front setting!



Follow the hot links below to learn about the many advantages offered by the location of the Spruce Pond Village condos:

Commuter-friendly location



Spruce Pond Village is seconds from Interstate 495 and just minutes away each of the two commuter rail stations in Franklin, MA.

Food and services nearby



There's a small shopping plaza across the street from the Spruce Pond Village townhomes and a gas station, eateries and a medical services office just around the corner from the condos on King Street in Franklin.

Convenient to regional shopping destinations



Two large shopping plazas are within a 5 minute drive of Spruce Pond Village and there are many more stores and service providers in Franklin and the surrounding  area.

Health club next door



Boston Sports Club has a large facility literally right next to the condominiums.

Medical services across street



Metrowest Physician Services is across King Street from the Spruce Pond Village townhouse community.

So now you can see that this Franklin, Massachusetts condo community commands a highly desirable the location!

Copyright ©2011 02038.com
                    [post_title] => Choice location enhances Spruce Pond Village
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                    [post_content] => Residents at the Spruce Pond Village condos in Franklin, MA are literally seconds from Interstate 495, the main commuter highway in the region.



Makes drive to work easier

Compared to condo communities in other Massachusetts towns situated miles from I 495, Spruce Pond Village's location just off Exit 16 will save you quite a lot of time off your drive to work.  In addition, there's no appreciable highway noise at Spruce Pond because there is a sizable buffer of open space and a shopping plaza between the interstate and the Spruce Pond townhomes.  You get the best of all worlds with these condominiums: very quick access to  I 495, in a serene setting with peaceful water views  and with shops and services nearby as well!

Video of drive to I 495

The video below shows you how easy the drive to I 495 is from Spruce Pond:



Quick access to commuter rail stations 

Another benefit of Spruce Pond Village's location is the short run enjoyed by the townhouse community's residents to both of the two commuter rail stations in Franklin, MA.



5 minutes to Forge Park

It's about a 5 minute drive from Spruce Pond Village to the Forge Park commuter rail station.



The station is off of Exit 17, one exit north of Spruce Pond's Exit 16.

7 minutes to downtown station in Franklin

You'll have to allow for some normal delays due to street traffic when you drive to the Dean/Downtown Franklin commuter rail station.



Still, that station is at most a 7 minute drive from Spruce Pond.

Location provides easy access to shopping as well

Spruce Pond Village benefits from good neighborhood shopping very close to the townhomes and easy access to regional shopping destinations as well.

Overall, the condos at Spruce Pond Village have a wonderful location!

Copyright ©2011 02038.com
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            [post_content] => Condo sales were ‘slow and steady’ at the Spruce Pond Village condominiums in Franklin, MA during the first half of 2011.  With only 2 units changing hands, sales activity maintained a restrained pace during the first six months of the year.

Modest recent declines

The average selling price of Spruce Pond Village townhomes declined a modest 3.7 % during the first half of the year compared to 2010 prices.



The average selling price of units at Spruce Pond has drifted moderately lower over the past three years after sharper annual declines since the top of the market in 2005.

Compared to the average selling price of $365,960 set during the first half of 2005, values of Spruce Pond Village  townhomes have dropped about 20%.  This compares favorably to the price declines at Franklin Crossing (-37%),  Stone Ridge (-30%) and Highwood (-28%).

2011 the time to buy?

Here are the two unit sales at Spruce Pond Village that went of record during the first half of this year:



Prospective home buyers take note: today’s low prices at the Spruce Pond Village condominiums in Franklin, MA should prove to be bargains in several years when the market recovers.

The first half of 2011 saw pronounced softness in home prices and sales volume in Massachusetts and in the Town Franklin, MA.

Current forecasts call for MA home prices to begin to recover in 2012.

Learn more about the Spruce Pond Village condo community.

Click the following hotlink to access information about the many reasons Franklin, MA is such a great place to call home!

Copyright ©2011 02038.com
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