"#1 Team in Franklin's #1 Office"

Oak Hill Condo in Franklin MA Sold by The Kuney-Todaro Team of RE/MAX Executive Realty

oak hill franklin maToday, Lorraine Kuney of The Kuney-Todaro Team closed on a young townhouse at The Villages at Oak Hill in Franklin MA.  This property was a resale townhouse that was offered at $419,900 and sold for $400,000. 

This property is a Hayden unit with over $90,000 worth of upgrades included in that price.  What a deal for Lorraine’s buyer.  There are some good deals to be found in this market, especially compared to new condos that don’t have the vast list of amenities included. 

Lorraine Kuney did a great job of representing this buyer and they selected theoak hill franklin ma townhome with the most amenities; located in the best part of this subdivision; and they negotiated a fantastic sale price. 

Call Lorraine Kuney of The Kuney-Todaro Team at 508-380-9938, if you are interested in purchasing a new condo in Franklin MA. 

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New Homes in Franklin Massachusetts
9 comments • Barbara Todaro "Franklin MA Homes" • January 27 2012 12:09PM

Know The Real Costs Of On-Site Improvements Before You Buy....Your Condo Fee Could Soar!!!

People buy on comparison.  The days of buyers looking at one house/condo and buying it are long gone.  Buyers have too much to see today, and it’s critical to price those listings properly whether resale listings or new construction.  My team members are listing agents.  We know the importance of being competitively priced.

We are marketing three new condo communities, presently.  Along with competitive pricing, the condo fees are very important, and the services that each community provides are critical.  All of our condo communities are serviced by town water and town sewer. 

If a condo community does not have city sewer available and it exceeds a certain number of units, that community must provide a waste water treatment facility on site.  The cost of maintaining that entity results in a tremendous expense.  This figure contributes to the condo fee and the fee becomes excessive as the EPA continually requires upgrades.

Some builders subsidize that figure while they are managing their communities.  Buyers should be diligent about investigating the list of expenses that contribute to the condo fee.  If a condo fee is being subsidized by the builder that should be disclosed.  The actual expenses need to be disclosed to potential buyers.  Make sure you know the real numbers.  Eventually, that will be your expense to pay.

Town water and town sewer are features of a condo community that are irreplaceable.  Buyers and buyer agents would be wise to investigate the details of the future maintenance of on-site improvements and the expected estimated costs that could result.  This will influence your equity position in the future.  Know the numbers!!

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New Homes in Franklin Massachusetts
16 comments • Barbara Todaro "Franklin MA Homes" • January 27 2012 08:07AM

Another Pending Meadowbrook Heights Condo at 97 Grey Wolf in Franklin MA-

Another Pending Meadowbrook Heights Condo at 97 Grey Wolf in Franklin MA

Meadowbrook Heights Franklin MA

The Kuney-Todaro Team has another pending sale at Meadowbrook Heights in Franklin MA at 97 Grey Wolf Drive.  The townhomes in the active adult community are the best deal in the town of Franklin for this concept.  If you are 55+ and feel it's time to eliminate the upkeep of your present home, visit us at our open house events every Saturday and Sunday.

meadowbrook heights in franklin ma

We have a model home and you'll appreciate the first floor master bedroom suite, the open floor plan, handicap accessibility and many fine amenities included.  You'll find gleaming hardwood flooring, tile in the kitchen and 2.5 bathrooms plus the first floor laundry room.

meadowbrook heights in franklin ma

There is a gas fireplace, cathedral ceiling and a slider to a private deck overlooking the wooded area that surrounds this fine community.  The condo fee is a very reasonable $233/month.  This community is serviced by town water, town sewer and natural gas. 

Our prices start at $329,900.  The townhouse at 97 Grey Wolf was offered at $334,900 and will close at the end of February.

Call Lorraine Kuney of The Kuney-Todaro Team at 508-380-9938 for a private showing or visit our open house events every weekend.

Directions:  Pleasant St to Greystone to Pheasant Hill to Longhill Road to Grey Wolf in Meadowbrook Heights in Franklin MA.

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New Homes in Franklin Massachusetts
10 comments • Barbara Todaro "Franklin MA Homes" • January 27 2012 05:41AM

Open House Sunday January 29 at Sandy Knoll Estates in Franklin MA

Open House Sunday January 29 at Sandy Knoll Estates in Franklin MA

 sandy knoll estates in franklin ma

Visit The Kuney-Todaro Team at their open house event on Sunday, January 29 from 11:00am to 1:00pm at 67 Silver Fox Road in Sandy Knoll Estates in Franklin MA.

67 silver fox rd franklin ma

This 3,100 s.f. colonial boasts eight rooms with four bedrooms, 2.5 bathrooms and a house full of wonderful amenities.  You'll find hardwood throughout the first floor; tile in all the bathrooms and laundry; a cherry kitchen with a center island, granite counters and high end appliances; recessed lighting and pendant lights; custom wide moldings; walk out bay window in the dining room and a three car attached garage.

sandy knoll estates in franklin ma

There is an acre+ wooded lot with town water and private sewer.  

Offered at $599,900.

Call Lorraine Kuney of The Kuney-Todaro Team at 508-380-9938 for a private showing or visit our open house event every Sunday at 11:00am to 1:00pm at Sandy Knoll Estates in Franklin MA.  

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New Homes in Franklin Massachusetts
4 comments • Barbara Todaro "Franklin MA Homes" • January 26 2012 12:22PM

Open House Sunday January 29 Meadowbrook Heights in Franklin MA

Open House Sunday January 29 Meadowbrook Heights in Franklin MA

meadowbrook heights franklin ma

Join The Kuney-Todaro Team on Sunday, January 29 from 1:00pm to 3:00pm for their open house event at Meadowbrook Heights in Franklin MA.  This 59 townhome community is an Active Adult Community and boasts first floor master bedroom suites.

The condos offer an open floor plan with a kitchen that boasts maple cabinets, a breakfast bar and granite counters.  There are tiled floors, hardwood floors and plush carpeting. 

The family room features a gas fireplace, cathedral ceiling, paddle fan, slider and deck.  This community is surrounded by woods and nature at its best.

There is a front farmer's porch, handicap accessibility, town water, town sewer and natural gas.  The condo fee is $233/month.  Prices start at $329,900.

Call Lorraine Kuney of The Kuney-Todaro Team at 508-380-9938 for a private showing or visit our open house event.

Directions:  Pleasant St to Greystone to Pheasant Hill to Longhill Road to Grey Wolf in Meadowbrook Heights in Franklin MA.

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New Homes in Franklin Massachusetts
13 comments • Barbara Todaro "Franklin MA Homes" • January 26 2012 07:59AM

Open House Sunday January 29 The Villas at Eagles Nest in Franklin MA

Open House Sunday January 29 The Villas at Eagles Nest in Franklin MA

the villas at eagles nest in franklin ma

Join The Kuney-Todaro Team at the open house event on Sunday, January 29 from 1:00pm to 3:00pm at The Villas at Eagles Nest in Franklin MA.  These are new luxury condos with one level living.

The kitchen offers maple cabinets with a center island, granite counters, stainless appliances, recessed lighting, pendents over the island and tiled flooring. 

dining room

The dining area is open to a wetbar and the family room.  There is a gas fireplace, hardwood floors throughout except for the bedrooms and bathrooms.  There are 9' ceilings throughout.

There is underground garage parking, an elevator, a formal entryway, town water, town sewer and natural gas.

The condo fee is $288/month.  Prices start at $389,900.  Call Lorraine Kuney of The Kuney-Todaro Team at 508-380-9938 for a private showing or visit our open house event.

Directions:  Miller Street to Silver Fox Road to Eagles Nest Way at The Villas at Eagles Nest in Franklin MA.

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New Homes in Franklin Massachusetts
9 comments • Barbara Todaro "Franklin MA Homes" • January 26 2012 01:42AM

"You Can't Light A Fire With A Wet Match"....Unknown Author

How many times have you implemented a back to basics type method?  “New agent meets a new method of closing” and it’s love at first commission check.  Why is it that only new agents willingly take advantage of the basics?  Do seasoned agents think they are above the “old school” methods and “been there, done that” kicks in?

Have you ever thought about why new agents bring energy and enthusiasm into an office?  They’re anxious to learn and when they apply what they’ve learned and win, it’s a new way of life. 

The newly licensed agent is ready to blaze a path to the finish line.  That newbie is ready to burn a trail of closed sales because the newbie is not stuck in the rut of “that was then, this is now.”  The newbie is ready to do whatever they’re directed to do, and they want to do it well. 

Teaching the basics of blogging to agents who do not know anything about blogging is just like mentoring a “newbie.”  The energy is high and the enthusiasm to do it well is evident.  It’s refreshing; it’s appreciated; and I can’t get enough of it.  Neither can they!!!

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New Homes in Franklin Massachusetts
17 comments • Barbara Todaro "Franklin MA Homes" • January 25 2012 04:30PM

When The Phone Rings....Answer It and Close For an Appointment....Talk Face to Face!!

The main goal of marketing is to make the phone ring.  Once the phone rings, the next step is to learn how to answer the phone, as stated in a comment on my last post by Karen Feltman, and she’s right.  There are too many phone calls that result in no business because the agent who answers that call is not closing for the appointment.

The main objective of answering the phone is to close for an appointment.  Too often the agent will be so enthused about the phone ringing that the agent loses focus on what the next step should be.  The only task that the agent has is to ask for a name, telephone number, address (if it’s a listing) and close for an appointment.

To go beyond that point is risky.  It’s allowing the buyer too much control.  If a buyer is calling and too much information is given about a property, the buyer will eliminate that property and not make an appointment.  All buyers are trying to eliminate properties rather than waste their time making appointments and looking at the homes. 

Making an appointment with the buyer to meet and discuss the buyer’s needs and goals will result in future appointments and eventually a sale.  It’s a control factor.  Too much information over the phone allows the buyer to be in full control.  Securing that name, number and appointment is the only goal of a first call.  If the buyer does not want to play by those rules, the buyer will not be working with you anyway, so why play his game? 

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New Homes in Franklin Massachusetts
33 comments • Barbara Todaro "Franklin MA Homes" • January 24 2012 11:42AM

If The Phone Is Your Life Line....Are You Still Afloat?

If your phone is ringing, you stay the course.  When your phone stops ringing, it’s time to change your direction to a new route.  Real estate agents are very predictable.  If an agent sees a deal ahead, the new direction and change of course will be “on hold.”

It’s not until the phone stops ringing that the agent jumps on the bandwagon to change marketing methods.  It seems that online marketing is a last resort rather than a system that’s in the forefront.  It’s a survival lifeline for those who feel they’re drowning.    

Better late than never is my response to agents with whom I’m meeting presently.  They are each signing up and using Realbird, and it’s a step forward with the process of online marketing.  We’re a listing office and Realbird is a great foundation for online exposure of our listings. 

The next step will be upgrading to a Wordpress website/blog and embedding html code.  It’s another simple task that sounds intimidating but once it’s taught, the agent understands how simple online marketing really is.  Consistent use is one of the many keys to success with online marketing.  The lessons go on and the agents who stay the course will survive.

 

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New Homes in Franklin Massachusetts
14 comments • Barbara Todaro "Franklin MA Homes" • January 24 2012 10:20AM

Top Real Estate Offices in Franklin MA in 2012

Top Real Estate Offices in Franklin MA in 2012

top offices closing franklin ma properties

This chart is a reflection of the top six real estate offices closing Franklin MA properties in 2012.  The top producing real estate office is RE/MAX Executive Realty in Franklin MA with 5 closed Franklin MA properties for a total dollar volume of $1 million dollars and 5 closed sides.

If you are thinking of listing your Franklin MA home in 2012, call The Kuney-Todaro Team of RE/MAX Executive Realty at 508-520-9881 for a Free Market Analysis.

This representation is based on data provided by MLS-PIN who does not guarantee the accuracy and the data may not reflect al real estate activity.

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New Homes in Franklin Massachusetts
13 comments • Barbara Todaro "Franklin MA Homes" • January 23 2012 11:37AM