The Daniels Team | Sudbury Real Estate, Wayland Real Estate, Weston Real Estate, Stowe Real Estate

According to MLS, between August 1 and October 31, the following 57 single family homes and 9 condominiums are reported to have closed/SOLD in Sudbury. To note, many of the condominium sales are new construction and sale prices will reflect upgrades and options selected by buyer: The represents homes which we, the DANIELS TEAM, participated in the sale (either with the seller or buyer or both). If you have questions about any of the homes that have sold, don't hesitate to contact us at any time. SOLD BETWEEN $200,000-$500,000
  • 111 Willis Road - $199,000 (original list price $299,900)
  • 31 Robbins Road – $204,000 (original list price $179,000)* -  appraisers using this as a comp, Buyer paid an additional +$14k for septic system, total $218,000
  • 23 Allan Ave – $267,000  (original list price $319,900)
  • 46 Singletary Lane - $323,000 (original list price $369,900)
  • 18 Pinewood - $325,000 (original list price $359,000)
  • 443 Peakham Road - $390,000 (original list price $405,000)
  • 137 Pratts Mill Road - $395,000 (original list price $399,900)
  • 24 Jarman Road - $430,000 (original list price $434,900)
  • 31 Warren Road - $436,000 (original list price $455,000)
  • 16 Wilson - $436,000 (original list price $464,900)
  • 54 Old Garrison - $415,000 (original list price $475,000)
  • 230 Haynes Road - $437,500 (original list price $469,900)
  • 21 Saxony Drive - $494,000 (original list price $519,900)
SOLD BETWEEN $500,000-$799,000
  • 48 Kay Street - $500,000 (original list price $524,900)
  • 268 Old Sudbury Road - $501,500 (original list price $525,000)
  • 77 Colonial Drive - $508,000 (original list price $569,000)
  • 32 Old Framingham Road, Unit 52 - $509,940 (original list price $494,900)
  • 3 Axdell Road - $516,000 (original list price $650,000)
  • 11 Douglas Drive - $520,000 (original list price $594,000)
  • 409 North Road - $527,000 (original list price $527,000)
  • 61 Concord Road – $570,000 (original list price $629,000)*
  • 55 Landham Road - $589,875 (original list price $639,000)
  • 833 Concord Road - $590,000 (original list price $615,000)
  • Maple Meadows, Unit 202 - $595,000 (original list price $599,000)
  • 26 Old County Road, Unit 26 - $595,625 (original list price $629,900)
  • 39 Meadow Drive  - $596,000 (original list price $629,900)
  • 45 Cider Mill Road - $602,000 (original list price $639,000)
  • 30 Old County Road, Unit 30 - $619,900 (original list price $599,900)
  • 7 Cider Mill Road - $620,000 (original list price $619,900)
  • 23 Griscom Road - $622,000 (original list price $639,000)
  • 37 Cider Mill Road - $630,000 (original list price $659,000)*
  • 196 Haynes Road - $635,000 (original list price $699,900)
  • 22 Old Garrison - $635,000 (original list price $669,900)
  • 30 Nobscot Road, Unit 17 - $645,000 (original list price $895,900)
  • Maple Meadows, Unit 401 - $651,000 (original list price $660,000)
  • 75 Saxony Drive - $655,000 (original list price $689,900)
  • 19 Old County Road, Unit 19 - $656,800 (original list price $639,900)
  • 89 Dudley Road - $660,000 (original list price $735,000)
  • 33 Old County Road, Unit 33 - $661,510 (original list price $649,900)
  • 65 Virginia Ridge Road - $687,000 (original list price $724,900)
  • 15 Minuteman Lane - $696,000 (original list price $729,000)
  • 36 Thunder Road - $709,500 (original list price $784,900)
  • 21 Old County Road, Unit 21 - $710,000 (original list price $659,900)
  • 10 Scotts Wood Drive - $730,000 (original list price $759,000)*
  • 111 Mossman Road - $735,000 (original list price $750,000)
  • 147 Belcher Drive - $745,000 (original list price $800,000)*
  • 14 Virginia Ridge - $761,000 (original list price $874,000)
  • 127 Willis Road - $775,000 (original list price $829,900)
  • 111 River Road - $794,000 (original list price $839,000)
SOLD BETWEEN $800,000-$999,000
  • 104 Firecut Lane - $800,000 (original list price $795,000)
  • 45 Shadow Oak Drive - $839,000 (original list price $839,000)*
  • 177 Marlboro Road - $850,000 (original list price $900,000)
  • 5 Atkinson Lane - $850,000 (original list price $939,900)
  • 18 Atkinson Lane - $855,000 (original list price $850,000)
  • 33 Chanticleer Road - $901,000* (non-MLS)
  • 75 Belcher Drive - $903,000 (original list price $939,500)*
  • 280 Mossman - $910,000 (original list price $1,075,000)
  • 77 Water Row - $950,000 (original list price $1,250,000)
  • 91 Horsepond Road - $950,000 (original list price $999,000)
SOLD BETWEEN $1,000,000-$2,000,000
  • 15 Blandford Road - $1,000,000 (original list price $1,600,000)
  • 135 Peakham Road - $1,030,000 (original list price $1,249,000)
  • 54 Amanda Road - $1,087,000 (original list price $1,295,000)
  • 99 Powers Road - $1,200,000 (original list price $1,625,000)
  • 14 Pine Hill Lane - $1,290,000 (original list price $1,360,000)
  • 14 Cobblestone Drive - $1,300,000 (original list price $2,385,000 - in 2008)
  • 17 Plantation Drive - $1,710,000 (original list price $1,799,000)
  • 4 Farm Lane - $1,865,000 (original list price $1,949,000)
For more information about homes that sold in Sudbury earlier in 2011, click here:
Closed between July 1-15, 2011
Closed between July 16-31, 2011

According to MLS, between July 16 and July 31, the following 14 homes are reported to have closed/SOLD in Sudbury: The * represents homes which we, the DANIELS TEAM, participated in the sale (either with the seller or buyer or both)
  • 710 Concord Road  – $245,155 (original list price $294,000)
  • 551 Concord Rd (the Highlands) - Unit 2 - $425,000 (original list price $449,900)
  • 507 North Road – $470,000  (original list price $499,900)
  • 57 Pine Street – $500,000 (original list price $489,000)*
  • 103 Water Row - $500,000 (original list price $529,900)
  • 57 Willis Lake Drive - $522,000 (original list price $539,000)*
  • 66 Colonial Road - $547,000 (original list price $539,000)
  • 120 Mossman Road  – $610,000 (original list price $625,000)
  • 26 Lafayette Drive– $655,000 (original list price $699,000)
  • 35 Shadow Oak Drive - $704,500 (original list price $724,000)
  • 12 Trevor Way - $875,000 (original list price $1,399,000)
  • 23 Anselm Way - $881,000 (original list price $1,075,000)
  • 19 Skyview Lane - $1,275,000 (original list price $1,485,000)
  • 17 Pine Hill Lane - $1,425,000 (original list price in 2008 $2,550,000, original list price in 2010 $1,899,000)
For more information on homes that SOLD between July 1-July 15, click here [caption id="attachment_928" align="alignleft" width="300" caption="SOLD - 57 Pine Street, Sudbury LISTED by the DANIELS TEAM, sold for $11,000 over asking price on the first day on the market"][/caption]   [caption id="attachment_929" align="alignleft" width="300" caption="SOLD - 57 Willis Lake Drive, Sudbury LISTED by the DANIELS TEAM"][/caption]

According to MLS, between July 1 and July 15, the following  homes are reported to have closed/SOLD in Sudbury: The * represents homes which we, the DANIELS TEAM, participated in the sale (either with the seller or buyer or both)
  • 47 Lakewood Drive  – $346,000 (original list price $354,500)
  • 16 Stone Road – $385,000  (original list price $389,900)
  • 201 Pratts Mill Road – $423,000 (original list price $409,000)*
  • 32 Old Framingham Road, Unit 29C - $520,900 (original list price $526,900)
  • 92 Marlboro Road  – $588,000 (original list price $599,900)
  • 353 Willis Road - $645,000 (original list price $609,900)
  • 6 Whitetail Lane - $811,000 (original list price $799,000)*
  • 9 Thornberry Lane - $1,092,000 (original list price $1,199,000, reduced to $1,159,000)
  • 82 Cudworth Lane - $1,195,000 (original list price $1,195,000)*
  • 28 Taintor Drive - $1,320,000 (original list price $1,325,000) [caption id="attachment_874" align="alignleft" width="250" caption="82 Cudworth Lane, Sudbury - SOLD by the DANIELS TEAM"][/caption]
[caption id="attachment_871" align="alignleft" width="300" caption="201 Pratts Mill Road, LISTED by the DANIELS TEAM, multiple offers, sold the 1st weekend on the market"][/caption] [caption id="attachment_872" align="alignleft" width="300" caption="6 WHITETAIL LANE, SUDBURY - LISTED by the DANIELS TEAM, multiple offers, sold the 1st weekend on the market"][/caption]

On June 1, as Sudbury residents were watching and listening to tornado warnings and receiving recorded phone calls from town Manager Maureen Valente, I was at a closing with my clients. As occupied as they were signing papers, I couldn’t help but think of the very real possibility that something could potentially happen to their new house before they even move in. Thankfully, nothing happened and the worst was that they had to physically move during the warnings and the awful weather. As much of a hassle that may have been – it is nothing in comparison to what could have happened and what did happen to our not-so-distant neighbors. We were so lucky. Monson, Wilbraham and Springfield are only 65-75 miles away from Sudbury. The force of the tornadoes killed three people and wreaked more havoc on homes than we could ever imagine. The stories that we continue to hear are absolutely devastating. For most, this is still a bit surreal — we are in Massachusetts, tornadoes aren’t “supposed to” happen to us. As Sudbury residents were grabbing everything they could think of from kitchens and running down to their basements (Tweeting and posting on Facebook in the process), it still didn’t feel real. Sort of like seeing bears in your backyard. How many of you called your insurance company on Thursday to confirm that you would be covered? How many ran to Sudbury Farms to purchase what should be in a emergency package, stored in the basement? More time was probably spent thinking about finishing the unfinished basement or redecorating the currently finished basement, and for those who have a property under agreement – you and your buyers were praying for the best, and for my clients in the midst of a move, they just wanted to get out of the rain. And if the tornado did hit Sudbury, would the leftover Lotus Blossom, box of Capri Sun waters, and bag of Popchips that you grabbed be enough? Never say never. Be prepared in the event this happens again. FOR YOUR OWN HOUSE: One of the biggest dangers with a tornado is flying debris. A tornado can, and will, remove your roof, blast open your windows and do much more damage than we can imagine. If this happens again, for homes with basements – go into the basement and stay away from the windows. Recall where your heaviest items are (couch, TV, table) in the room above the basement and stay away from that area. Mark the safe spots on the ceiling. For homes without basements, go to a small room in the middle of your house – stay away from the windows. Take a look outside and see if there are any large trees that hang over your house. I don’t need to tell you that these are a concern, especially if a natural disaster should strike. Remove debris from your yard. As effective as your impromptu kit of everything in the fridge and flashlights may have been, it would be important to have – in a safe place, all together – a disaster kit, containing:
  • Flashlight – and extra batteries
  • Portable TV or radio/ wireless laptop/iPad
  • Extra set of car keys
  • First aid kit – fully stocked
  • Credit card and cash
  • Copies of your personal identification
  • Candles and matches – it would be good to store these in a waterproof container
  • Rx medication/diapers/eyeglasses – everything for your own family’s needs
  • Signal flare (many first-aid kits contain these)
  • List of phone numbers (written) in the event that you do not have your mobile phone charged or nearby.
ARE YOU COVERED? I inquired with Sudbury Insurance Agent Katie Kissane about whether most homes are covered in the event of a tornado and was relieved by her response. Of course, she reminds us that everyone’s coverage is different and you should check with your own insurance company to verify your coverage. "Wind damage is covered by most insurance policies and damage caused by a tornado would be considered wind damage," she says. "As always, it is important to report the claim as soon as possible and take pictures of all damage. We have seen a lot of damage to houses due to lightning strikes and falling trees, and this is also covered by most insurance policies. Again, please call your agent for details of your specific coverage." IF YOU ARE IN THE PROCESS OF BUYING OR SELLING A HOME: Real Estate attorneys Marc Canner and Richard Vetstein, authors of the Massachusetts Real Estate Law Blog, addressed the tornado with respect to properties that are under agreement.  Once the house is under agreement, it is required that the seller keep the property insured.  They note: “The standard form Massachusetts purchase and sale agreement contains two important provisions dealing with homeowner’s insurance and casualty.
  1. The seller must keep the existing homeowner’s insurance coverage in place. A good buyer’s attorney will insert language that the “risk of loss” remains with the seller until the transaction closes, to ensure that if a tornado levels the home, that loss is the seller’s responsibility.
  2. Opt Out/Election. The standard form spells out what happens if there is a casualty. If the house is deemed a casualty loss, the buyer has the option of terminating the agreement and receiving his/her deposit monies back. However, the buyer has the option of proceeding with the transaction and can require the Seller to assign over to the buyer all of the insurance monies available. Depending on the amount of coverage available and the cost to re-built, this may not be a bad situation, but it’s the buyer’s call.
We recommend the following as a provision to be added to the purchase and sale rider to ensure that the buyer is protected in case of a disaster: Notwithstanding any provisions of this agreement to the contrary, in the event that the dwelling and/or other improvements to the premises are destroyed or substantially damaged by fire or other casualty prior to the delivery of the deed, buyer may, at buyer's option, terminate this agreement by written notice to seller, whereupon all deposits made hereunder shall be forthwith refunded, all obligations of the parties hereto shall cease, and this agreement shall become null and void without further recourse to the parties hereto.” Although there is nothing we can do to prevent a natural disaster, we can and should be prepared. Next up: What to do if a bear knocks on your door.

We have all heard it or said it before, when either introducing or being introduced to a potential mate who may not be known for their strikingly good looks, the first thing that is said is “He/She has a GREAT personality”. Translation – “he or she is not attractive”.   Well, although looks are not the most eminent feature about a mate or a house, they are important. Being attracted to a house and all it has to offer on the outside will make a big difference about how the inside appeals to a buyer.  Email me all you want about this next statement, but don’t tell me that it is not true. Looks do matter. They matter online, they matter in person, and they absolutely matter to the buyer who will be spending 6 or 7 figures to buy the equivalent of your great personality. While the location and the style of the house can not be easily altered, the features that will initiate the double-take when a buyer is driving by can be easily enhanced.  So often, I’ll be with buyers, driving or walking around a neighborhood and he/she will say “I wish that house were on the market”. This common statement is completely based on the look of the outside of the house.  Buyers spend more hours than their employers would like to know searching online, checking out every visual tour, every photo, every room of every house on the market.  With such limited time, they will omit the houses that don’t look pleasing from the outside. And when the buyers do get to your house, wouldn’t it be nice for them to highly anticipate what is inside? Back to dating – remember when you did go on a date with someone who was really good looking and then when he/she started to talk, you were disappointed? Same thing. To start, take a look at your house from the street. What do you notice? Does anything look unsightly? MAILBOX – Yes, your mailbox. It has nothing to do with the house and its market value or the layout or the amount of money you spent on new windows, but it is the first thing that people see. Think about it, where are most house #s noticed from the street? On the mailbox. If you still have a bungee cord holding it together as a result of the crazy-driving snowplowers, now is a fantastic time to get it fixed or replaced. GARAGE DOORS – Do they need to be power-washed? Is the paint chipping? Does the trim need to be replaced? You don’t necessarily need to replace the garage doors before you move unless they are not operational. Just confirm that they look nice. WALKWAYS – Is your walkway clear? What do you see when you walk to the front door? There are many ways in which to enhance your walkway with flowers, plantings, lights, etc. It is also crucial to ensure that there are no tripping hazards. If any of the stones or bricks are loose – fix them. If the agent is running in the house to get ice from your new freezer because your buyer fell flat on his/her face, that will be the end of the showing for that day.  They will always refer to your house as “the one that I fell at”.  All of the time you spent on the inside won’t make a difference. ENTRANCES – Do you have an attractive front door? How does your house look to you when you are standing at the door? If the house is to be accessed via a key in the lockbox at the front door, there are typically about 30 seconds or so that the agent and buyers are standing at the door before they go inside. Take 30 seconds to look around. Are there cobwebs hanging off the door that you never use because you come in through the garage? Do you still have holiday lights there? Does the doorbell work? What can you see inside the windows next to the door? How is the railing? What about your house number? If it is the same number that the original owners from 1978 put there, it is time to take a trip to Restoration Hardware and replace the numbers.  You get the picture... GUTTERS – when comparing your house to a dating experience, I could certainly easily deviate when referring to the gutters. However, you don’t want anyone’s mind to go near the gutter. Make sure they are clean, clear of debris. The gutter extensions that cost less than $10 will not only look much better, they will help preserve your house. Get the water away from your house. That is why you have the gutters. We, as real estate agents love to see this as it does indicate that care has been taken with preserving the outside of the house. LANDSCAPE – How pretty does your yard look? Does it look like it has been maintained or that you are away and forgot to contract with a landscaper?  Mow the lawn, put some pretty flowers outside, add some mulch – and keep the plantings AWAY from the house.  You should not have any moisture or anything that would attract wood boring insects against your house. Clear the area around the foundation. Buy new window well covers, they cost approximately $10-$20. There is absolutely nothing green about either of my thumbs, so for more information about gardening and landscaping, there is plenty of information online. DECK/PATIO -Power wash or paint if it needs it. Furniture: Does it look inviting? Could a buyer imagine themselves living there and entertaining friends and family on the deck or patio? Clean the furniture, stage the table. Make the backyard look enticing. EYESORES: A swingset is great, especially if you are planning on leaving it for the buyer. But – the primary color plastic toys that are so popular for kids should be put away.  I am not knocking the toys. I have them too – but they don’t need to be on display for your buyers.  If you have a tarp laying around, move it somewhere else.  This isn’t rocket science – if it doesn’t compliment the look of your house, make it disappear. LIGHTING: Although it is staying light later in the day, outside lighting is important. Make sure the bulbs work.  Buyers will drive around neighborhoods at night, and they will make appointments to see your house at night. Allow your house to stand out from the rest. You don’t need Extreme Makeover to visit your house in order for it to look like you just gave it the equivalent of a shot of Botox, a good mani/pedi, a new hairstyle and a look to knock potential buyers out of the market. These are fairly easy fixes and will come back to you when your buyer falls in love, with the great personality – of course.