Real Estate – What Tends to make A Property Desirable?

Should you were to ask a group of folks hunting for any new dwelling what tends to make a particular city, town or neighborhood desirable real estate, you’d likely get similar answers from each of the respondents. What do these in-demand places have in popular? Take into account the following:

Downtown Living

The closer a person lives towards the center of town, the greater the cost. An individual who wants to become inside walking distance of where the action is will pay a premium cost for the privilege.

Close to Water

If you wish to reside near a body of water, you’ll need to dig deeper into your wallet. Ocean- or lakefront properties are generally more expensive than these situated further inland. Some individuals consider of this purchase as an investment and count on the worth on the property increasing immediately.

House owners may decide to use their house near the water as a holiday get-away place only. The property may be rented out when the owners will not be using it as a solution to defray the cost of owning and preserving the home.

Golf Course Nearby

When hunting for a new household in the event you see a sign indicating that a golf course is nearby, you realize you will be taking a look at a home in a incredibly desirable neighborhood. There is a thing about being close to a golf course that instantly suggests luxurious living.

Older Property

Older houses that make it onto the list of most desirable real estate had been most likely constructed at the very least a century ago. An individual enthusiastic about among these residences just isn’t only buying the constructing and the land it sits on; they’re also purchasing the sense of history that comes with all the house.

To them, older homes have far more character than their contemporary counterparts. The craftsmanship demonstrated by builders in days gone by is just not a thing that can very easily be duplicated today.

Huge Dwelling

When asked to describe their dream dwelling, men and women tend to speak about a spacious residence with significant, airy rooms featuring high ceilings. We want to keep away from the feeling of becoming cramped or obtaining our furniture jammed into a too-small space.

Close to Amenities

Individuals wish to live close for the conveniences of modern day life. The conveniences that are vital to us vary, based on what stage of life we’re in. Individuals with young families desire to reside close to schools. Based on what activities their youngsters are involved in, they might choose to reside close to a swimming pool, skating rink, soccer field, or a dance studio.

No one desires to drive for a extended distance to get to a buying center, day care center, church or synagogue, medical professional, dentist, dance studio mckinney or veterinarian. These individuals who perform out consistently will choose to live close to a fitness center.

The most desirable real estate locations have these elements in frequent. Every single person who photographs his or her dream home will give much more weight to specific things on this want list. Which ones would be in the prime of yours?

Real Estate Generational Melting Pots


“Real estate is local” is a saying that will not go away because it’s very true. Every market has some unique characteristics from regional down to neighborhood levels. There are however global and national factors that have an impact all the way down to neighborhood or city levels. On the national front, we have an aging population with around 10,000 Baby Boomers reaching retirement age every day. Some of this group managed to profit from owning homes prior to the crash, but others were caught in the equity downdraft from 2007 forward.

We also have a growing group of younger generation citizens who are in the workforce and in need of housing for their families. This group has watched as their relatives and friends who owned homes lost them to foreclosure or are struggling with unaffordable mortgages that are underwater, more owed than the home is worth. They’re not excited about buying a home right now. They’re also not thrilled with their employment and career growth in the current economy.

Though there is 20-30+ years separating these two groups in age, there are some similarities in their current goals and outlooks that are influencing housing demand. You could be an investor trying to determine good areas in which to invest in rental property, or a consumer moving and wanting to locate to an area that is desirable and will appreciate in value if you buy. Even the younger college graduates searching for a great career start will have some goals common with the retired generation.

We’re tired of driving everywhere.

We may on the whole still love our automobiles, but we’re not as thrilled with a need to drive to the store, the movie theater, a museum or cultural event, or to the doctor or hospital. Every age group is demonstrating a preference for “walkable” neighborhoods. Old and young alike are searching for a place to live that allows them to leave the car in the garage for a weekend trip. They want to walk more to the daily activities we enjoy in life.

What does this mean to real estate and the market analysts? There is definitely a lot more activity in re-development in urban areas. The rejuvenation of older city centers is happening around the country. Of course the goal is to create a vibrant economic center with entertainment, restaurants and necessary support businesses in order to draw people. Those people will want to be housed close-by, and that’s one reason apartment construction has been booming.

Older or younger, people want to socialize with others holding the same interests.

The retired generation wants to gather for activities they like, and they want to be able to easily reach restaurants and entertainment where their friends are gathering. The younger generations have grown up with Facebook and geolocation on their phones. They all know where their friends are in real time. Being close-by in more urban centers allows them to meet-up casually, without the need to plan and organize transportation or figure out where to park.

There’s work at all levels in these rejuvenated urban areas.

A lot of this activity is found in areas with high tech companies and their headquarters. There are also benefits to other corporate types in urban areas, especially as cities are now luring them with tax breaks and other incentives.

These companies hire at all levels, from software programmers to janitors and cafeteria workers. They are hiring all age groups as well. Many companies have recognized the value of the experience of retired or semi-retired individuals, and they seek them out for positions, full time and part time. There is employment opportunity in these generational melting pots.

Investors should be investigating local plans and existing projects that are drawing people to urban areas. The one way in which these age groups will not always come together is in the features they want in a residence. There will be different requirements and feature demands, but we can’t melt everything together.

Bay Area's Over-The-Top Real Estate Market Stars On 'Million Dollar Listing San Francisco'

SAN FRANCISCO (KPIX 5) — The Bay Area’s white hot real estate market the star of its own TV show.

Bravo’s newest real estate reality show is ‘Million Dollar Listing San Francisco,’ with desperate buyers, over-the-top brokers, and plenty of drama.

These days the Bay Area’s one percent is dropping some serious cash for prime properties. A $4.5 million dollar duplex in the Marina will be just one of the many pricey pads featured on the show.

The show stars three young Bay Area brokers, Roh Habibi, Justin Fichelson and Andrew Greenwell, who will try and outsell each other in one of the most expensive real estate markets in the world.

“Hot would be an understatement,” says broker Habibi. “It’s sizzling. It’s fire.”

That’s because there’s a new generation of young millionaires and billionaires.

“You have 22-year-olds wearing hoodies and t-shirts and shorts, and they’re living here in the Mission District, and starting companies like Instagram and Twitter,” said Fichelson.



“I see a lot of it coming from technology,” agrees Habibi. “That new money that most of it – if not all of it is coming from technology.”

“I mean it’s absolutely insane,” says Greenwell. “For the first time in history, real estate prices are driven by obscure things like tech shuttle routes.”

San Francisco prices have shot up more than 30% in the last 2 years.

Low inventory and high demand for luxury space makes competition steep, and guarantees at least as much drama in this Million Dollar Listing show as any of the others — maybe more.



All three agents said they applied for the show to boost their careers. Million Dollar Listing has millions of loyal viewers around the world.

That’s publicity money can’t buy.

The new show starts Wednesday, on Bravo.

Waterfront estate along the Chesapeake Bay lists for $4.8 million

(Janelle Stroup of TruPlace)

A waterfront property with a plethora of indoor and outdoor entertaining spaces overlooking a tributary of the Chesapeake Bay in Queenstown, Md., is listing for $4.8 million.

The property at 3102 Bennett Point Rd. sits on five acres on the Eastern Bay. It includes a deeded boat slip on the Wye River and sweeping views of the bay from most rooms inside the main house as well as on the grounds.

(Janelle Stroup of TruPlace)

The main house, built in 1999, has five bedrooms and seven baths. The home features a two-story foyer with a dramatic crystal chandelier, wood floors, coffered ceilings, a commercial-grade kitchen, a private home theater, a billiards room and a large first-floor master suite with a sitting area and a bedroom connected with a two-sided fireplace and a luxurious bathroom.

[Tudor-style waterfront home on Lake Barcroft lists for $1.875 million]

Outdoor entertaining spaces include patios and terraces, a swimming pool and whirlpool tub and a built-in grill. The property includes a two-bedroom guest home called “Serenity House” that has a massage room overlooking the swimming pool and the bay.

For more information, click here or contact Jimmy White, a real estate agent with Long & Foster Real Estate, at 410-320-3647 or

Michele Lerner is a freelance writer. To pass on a tip or news item, contact us at and put “Town Square” in the subject line.

THE WEEK IN SUDBURY: Later School Day?; Davis Field Update; Real Estate; New Jobs in the Area


Framingham School Committee proposing a resolution that all Massachusetts high school students not start their academic day before 8:30 a.m.

Take a look at some of what’s run so far this week on Sudbury Patch.By 2015065593517e54ebc.jpg

Staples, Pizza Hut, Adidas and Dun & Bradstreet are among the many hiring.


Graduate student Jessica E Tocci of Sudbury received a Master of Arts in Special Education.


What you need to know about the new payment structure when parking in MBTA lots starting July 6.


Check out the goodNEWSLETTER for the Week of June 22nd.201506558ad8ab42a7e.jpg

Looking in Sudbury? Start with this list from Zillow.

Plus, three teenagers are indicted after a brutal beating, and drivers get some good news heading into the holiday weekend.


Take a look at what sold, and for how much, in Sudbury.2015065591b0fce2d51.jpg

“There is no affected water on shelves,” a spokesperson said.11061764_893753507364177_366935126068422

Check out photos of members enjoying a Mass.20150655917d4d0e513.png

You might want to hurry and make that bank deposit before the weekend.2015065591679108814.jpg

AAA says gas prices are down two cents from last week.20150655914ccfa8bd2.png

The Sudbury Park and Recreation Department answered questions about plans for Davis Field.


When completed, the Rail Trail will be located through several communities, including Sudbury.


The organization offers safety tips for your four-legged family, and hosts national adoption promotion. Where are adoptive pets in Sudbury?20150655900cd1ed46b.jpeg

The 4-bed, 3.5-bath colonial has more than 3,300 square feet of living space on an acre lot.


Help beautify the town and coordinate walkways in neighborhoods.201506558caa35f3387.jpg

The Middlesex Sheriff’s Office is accepting applications.

More stories from Sudbury

Across Massachusetts

Trending Across Patch

Niagara County Real Estate Transactions


• Blackman Road, Joseph T. McCabe; Theresa M. McCabe to Richard Alvarez; Amanda L. Alvarez, $275,000.

• Baer Road, Martin L. Segarra; Susan C. Segarra to Erik C. Gustafson; Shane L. Gustafson, $56,000.


• Autumn Lane, Patrick F. Roemer; Cynthia A. Vandusen to Lawrence W. Manning; Sandra J. Manning, $415,000.

• Carriage Lane, Saddlewood Townhouses, Unit 81, Phyllis M. Phallen; Phyllis M. Lamonica to Louise Daoust; Andre Filiatrault, $180,000.

• L267 7th St. & Onondaga St., Rachael C. Schebell to Kathryn L. Fabian; Joseph D. Fabian, $150,000.

• L17 18 of L22 Seneca St., Alissa E. Spina to Joseph C. Alm; Jodie C. Lauzonis, $143,100.

LOCKPORT Highest price: $103,000 Average price: $61,690 Median price: $58,424 Number of Sales: 9

• Willow St., Jeffrey G. Donohue to Jacqueline M. Cook, $103,000.

• Georgia Ave., Sandra M. Abdulnabi to Kerri A. Ausman, $99,700.

• Prospect St. & Phelps St., Craig Gross to Harley D. Milstead; Tamee L. Parker, $74,000.

• Green St., Mary L. Haylett; David J. Haylett to Amy P. Porter, $62,600.

• East Genesee St. & Locust St., Kenneth Street to Joseph J. Kane, $58,424.

• 350 Walnut St., Kevin C. Crafts to Fannie Mae, $53,082.

• 8 North Bristol Ave., Terry L. Pinkerton; Margerete D. Sherman to Kristina M. Harris, $39,400.

• 348 High St., Secretary of Veterans Affairs to Robert W. Bechtold, $36,000.

• John St., Mark J. Dupont; Debbie A. Dupont to McKie Properties, $29,000.


• 7207 Brookside Drive, Stacey K. Hildreth; Thomas R. Hildreth to Kevin M. Baker; Kinda A. Baker, $300,000.

• Sebastian Drive, Marcy A. Trautman; Donald C. Trautman to Joseph T. McCabe; Theresa M. McCabe, $225,000.


• Ridge Road, Michael Harvey to Olin L. Bailey, $163,240.

• Ridge Road, Teddy R. Patronski; Gloria J. Patronski to James R. Yarington, $129,320.

• 6129-6131 Godfrey Road, Robin R. Coomey to Jason M. Baldwin, $100,000.

• Creek Road, James R. Yarington to Felicia Rounds; Adam Rounds, $73,000.

• Ridge Road, William B. Strong to Braden W. Strong; Natalie J. Dent, $17,000.

NIAGARA FALLS Highest price: $700,000 Average price: $99,257 Median price: $52,500 Number of Sales: 22

• Niagara Falls Blvd., Hospitality Inn of Niagara Falls Inc. to Kabir Group Inc., $700,000.

• 1001 Buffalo Ave., 1001 Buffalo Avenue Niagara Falls Llc to Papermill Llc, $450,000.

• Disney Drive, Jeffrey J. Juron; Kristina L. Juron to Thomas J. Jacob; Gina M. Jacob, $191,500.

• 1540 Whitney Ave., DHGF Llc to Horizon Trust; Mary Cappeck-Tinerella, $81,050.

• Hawthorne Place, Samuel Viverito; Michael J. Hotopp to Michael G. Hanner, $74,000.

• 104th St., Ann K. Powers-McMahon; John J. McMahon to Andrew J. Wilkins; Angelina M. Wilkins, $73,000.

• 167 59th St., Lindsey M. Meyers to Christopher Hetrick Jr., $71,500.

• 470 76th St., Donald D. Williams to Fannie Mae, $70,808.

• Parkway Condo, Unit 1012, Helen Wong to William M. Breed, $65,000.

• 71st St., Kathleen A. Kinan; Patricia A. Fowler; Edward J. Mamon to Daniel Mitchell, $55,000.

• Forest Ave., Louise Volpe; Filomena Volpe; Michael Volpe to Jaimie Connor, $55,000.

• L254 Cleveland Ave., Colleen L. Cuccaro; Rhonda J. Muto; Paul A. Imbert to Nancy Bernasconi; Anthony J. Bernasconi, $50,000.

• 628 4th St., Tamar Skrlin-Kozak to DHGF Llc, $48,000.

• 69 Steele Circle, HSBC Bank to Robert B. Jeeves, $42,000.

• L81 Falls St., Peng Wu; Yi Emily Wu to Robert E. Dusen; Jolene A. Dusen, $29,900.

• 558 12th St., KC Buffalo Enterprises to Philip Naftalin Llc, $25,500.

• 1727 Ashland Ave., LSF9 Master Participation Trust; US Bank to Wing Properties, $23,500.

• 3337 B St., Antonio Robinson; Tajuana A. Robinson to Nationstar Mortgage, $19,767.

• L39 of L3 20th St., Elhussein Mansour to Nateman Properties, $18,000.

• 1666 Cleveland Ave., Christina R. Lewis to Wells Fargo Bank, $15,120.

• L36 South Ave., John F. Davis to Melody J. Tompkins, $15,000.

• 81st St., Frank Arthur Doran; Annette Fiacco to Frank Arthur Doran, $10,000.

NORTH TONAWANDA Highest price: $280,062 Average price: $81,036 Median price: $68,950 Number of Sales: 10

• 761 Daigler Drive, Joelle Arscott to Federal Home Loan Mortgage Corp., $280,062.

• 395 Oakdale Drive, Edward G. Sinka to Fannie Mae, $115,596.

• Treichler St., Chester E. Frankowski; Daryl G. Frankowski; Lynette B. Frankowski; Mark S. Frankowski to Robert E. Reeves; Laura F. Reeves, $85,500.

• 592 Gilmore Ave., Peter D. Fiala; Karen M. Fiala to Andrea L. Harris; Richard O. Harris Jr., $80,800.

• Oakwood Ave., Druscilla J. Lis to Jacob K. Shingledecker; Lisa A. Shingledecker, $69,000.

• Tremont St., Dorothy L. Steele; James C. Steele to Wendy A. Steele; James A. Steele, $68,900.

• 306 Selkirk Drive, Charles E. Mye; Barbara J. Mye to Heidi A. Lehsten, $43,000.

• Walck Road, Eugene Rokosky; Lawrence Zarambo; Elaine M. Rokosky to Rosal Construction Company Inc., $25,000.

• Treichler St., Daryl G. Frankowski to Robert E. Reeves; Laura F. Reeves, $21,250.

• Treichler St., Lynette Kuntz to Robert E. Reeves; Laura F. Reeves, $21,250.


• Cain Road, Carl R. Mang to Amanda L. Jacobs; John A. Jacobs Jr., $104,900.


• Cottage Road, Nancy A. Felton; Robert F. Felton to Timothy A. Johnston; Cheyanne M. Johnston, $162,500.

• Lincoln Ave. Ext., David E. Pierce to Gasport View Dairy Farms Inc., $140,000.

• Fisk Road, Scott G. Little; Eva E. Little; James A. Little to Amanda Roth, $91,000.


• Brandwine Road, GMD Development to Timothy P. McGraw; Kristen L. McGraw, $355,900.

• Knoll Drive, Robert Mark Weinholtz; Beth Phelan Dumais; Richard Weinholtz to Jeffery R. Blarr; Donna M. Blarr, $145,000.

• Niagara Falls Blvd., Sylvester A. Barone to Sylvester C. Barone; Kathleen W. Barone, $70,000.

Chinese House-buying Binge in Canada Fuels Real Estate Bubble

Editor’s note: China’s newly rich, and even its middle class, have been seeking safe places to invest their money. In the current environment of economic and political uncertainty, their investment options in China are limited and highly insecure. With the Chinese real estate and stock markets showing dangerous bubbles, Chinese investors en masse have flocked to Western countries–mostly Canada, the U.S. and Australia–to buy up houses.

Chen Sijin, a Chinese Canadian living in Toronto, reflects on the consequences of the huge amounts of real estate investment made in Canada by mainland Chinese.

Chinese have poured a lot of hot money into Canada’s real estate market in recent years. This has sharply pushed up prices and forced many locals out of the housing market in Canada’s major cities. With home prices rising beyond the reach of average Canadians, anti-Chinese sentiments are also on the rise. Some cities are considering putting limits on foreign real estate investments.

Canada ranks third among countries favored by Chinese investors. In Toronto, Canada’s largest city, 50 percent of new homes are being bought up by foreigners. In Vancouver and Toronto, 50 percent of apartment buildings are owned by foreign investors. Canada now has one of the biggest real estate bubbles, and Canadian home prices have become the second highest in the world in relation to the average citizen’s income. Vancouver has a long-term home vacancy rate of over 15 percent. All this is having a big impact on Canadians.

Take my colleague Mike, for example. He’s a systems management engineer in my department, with an annual income of about $70,000 to $80,000 Canadian dollars, more than double the average income of his peers. Mike is married with two children. Three years ago he bought a big house. You’d think that he’s a happy man. But recently Mike seemed depressed. I finally let go of my Chinese trait of being reserved and asked him if something was wrong.

He glared at me and said: “It’s all because of you Chinese!”

Our Chinese people’s traditional image of being “hard-working” suddenly changed to one of being “opportunistic.”

I was taken aback and asked him to explain. That’s how I found out that Mike has serious financial worries.

Toronto’s home prices have soared and gone up at a much faster pace than people’s income, Mike said. When Mike bought his house, the market was already extremely high and quite unaffordable. The average home price in Toronto was over four times his and his wife’s combined annual income. So his financial situation has been tight. Then his wife was laid off a year ago. After six months she found another job, but with a big pay cut. Their household income had dropped quite a bit and after paying all their monthly bills–mortgage, insurance, property taxes, car loans and other living expenses–they ended up with a shortage of several hundred dollars every month.

I asked Mike, “But what does this have to do with Chinese people?”

Mike said it’s because Chinese people come here and buy up all the houses. Some buy four or five houses. They have an obsession with real estate investment, he said. Chinese buy up 70 percent of new homes, and they also rush to grab as many as they can in the second-hand home market.

“Chinese people are not interested in going to a restaurant, the cinema or opera. They don’t care about buying books, watching games at the stadium, traveling or going to the gym,” Mike said. “They just want to buy houses! Even if they don’t have the money, they will borrow it to buy houses.”

“Home prices in Toronto are inflated because of you,” he went on. “We cannot afford them! My parents are retired. They planned to spend their remaining years in their old home. But the value of their house has gone up and property taxes have also increased. They could not afford it anymore, so they had to sell and move far away to a small town in Ontario.”

“Our present living standard is all caused by you Chinese,” Mike added.

I was not happy listening to Mike. It never occurred to me that we Chinese look so bad in the eyes of the local people. But I did not say anything as I felt that Mike must be very frustrated to be saying these harsh words. Later, when I thought it over, I came to see Mike’s point.

Home price have gone out of control in places where Chinese people have settled in recent years, such as New York, San Francisco, Los Angeles, Vancouver, Toronto, Sydney, Melbourne, etc. Despite the global economic downturn, Chinese people are still buying houses while Westerners are unable to afford a house.

Meanwhile, Australia has implemented laws that restrict foreigners from buying existing houses, only allowing them to invest in new developments. This is rare in a free market.

In Vancouver, media often report about Chinese buyers–especially buyers from the mainland–grabbing properties in Vancouver. Local people, in emails to developers, have expressed their concern over high home prices that will harm the next generation. There is also talk about restricting Chinese immigration as there are too many Chinese already.

Peter Ladner, former Vancouver city council member, once stated the government should limit foreigners, especially Chinese, from buying houses. According to Ladner, the large number of real estate speculators from China is the main reason for soaring housing prices and for a lot of locals moving out. “Vancouver’s housing has priced its average citizens well out of the market,” Ladner wrote in a column.

Toronto residents recently initiated an online petition asking the government to regulate foreign investment in the city’s real estate market. Ten thousand people signed right away.

Incidentally, a few days ago, a survey showed that only 9 percent of Canadians “like” Chinese immigrants.

Who would have thought that our Chinese people’s traditional image of being “hard-working” would suddenly change to one of being “opportunistic”?

This is an abridged translation of Chen Sijin’s article published on his personal blog. Chen Sijin is a senior risk management consultant at a large multinational firm, and writes columns for First Financial and other Chinese finance publications. He is author of the book “Who gets rich through finance?”

Real estate transactions for Hampden, Hampshire and Franklin counties, July 5, 2015 edition


Angela A. Delude and Allen Delude to Steven M. Thomas, 58 Doane Ave., $187,500.

Daniel J. O’Connell, representative, Frances Pauline O’Connell, estate, and Frances P. O’Connell, estate, to Anthony J. Preston, 16 Memorial Drive, $157,777.

Michael E. Faulkner, representative, Peter J. Vergnani, estate, and Katherine M. Vergnani to Calabrese Construction LLC, 41 Spencer St., $82,000.

Richard A. Banard, representative, Millicent L. Banard, estate, and Millicent Lorraine Banard, estate, to David W. Kruzel, 108 Vassar Drive, $200,000.

Sergey Savonin to Whitney M. Stevens and Elliot F. Stevens, 50 Howard St., $255,000.


Ariella Schwell and Roger A. Magnus to Timothy L. Binzen and Bethanie A. Hooker, 19 Trillium Way, $440,000.

Bercume Construction LLC, to Ellen J. Keiter, 39 Linden Ridge Road, $805,00.

Lloyd R. Craighill Jr., Lloyd Rutherford Craighill Jr., Lloyd Rutherfor Craighill III, attorney in fact, and Mary Nute Craighill to Matthew Aaron Taylor and Carolyn Ashley Walker, 11 Cranberry Lane, $225,000.

Debra A. Sicilia to Aida Caraballo and Life Estate, 93 Crossbrook, $46,300.


Gina C. Maggi, Denise E. Degon, Linda Degon and Linda E. Degon to Pavel Taralunga, 270 Barton Ave., $46,000.

Property Group Inc., to Jaime B. Ryznic, 301 Old Bay Road, $36,000.

Mary Ellen Bryant to Jeremiah Wayne Bentley and Linda Janet Bentley, 98 Pondview Circle, $320,000.

Andrew J. Ferrier to Alexander Suvorov and Ylia Baladina, 274 Hamilton St., $220,000.


Shirley L. Grahame, estate, Gordon W. Grahame Jr., executor, Victoria L. Kelliher, and Victorial L. Grahame to Jeffrey Kelliher and Victoria L. Kelliher, 322 Martindale Road, $171,000.

Country Energy Solutions, and Country Oil Inc., to Eckler Properties LLC, 108 Northfield Road, $129,000.


Edward H. Clarke to Hamer D. Clarke, 73 Little Alum Road, $120,000.

Matthew W. Kmieczak, Kate A. Kmieczak and Kate A. Skowyra to Robert L. Kinghorn and Danielle M. Kinghorn, 92 Haynes Hill Road, $190,000.


Andrew T. Dimauro and Barbara C. Dimauro to Donna M. Dupuis and Lisa K. Gagnon, 196 Springfield St., $187,000.

Armenia Lopes, estate, Candido Ramos Lopes, Agostinho Ramos Lopes, Josefina Lopes and Francisco Ramos Lopes to James W. Fiore, 16 Tremont St., $36,000.

Bella Alvarez-Linehan to Bayview Loan Servicing LLC, 104 Johnson Road, Unit 103, $143,263.

Chicopee City to Leonid Ignatyuk, Gagne Street, $68,000.

Frank E. Szydlo and Holly A. Szydlo to Steven G. Negron and Tracy L. Negron, 6 Savory Drive, $285,000.

George Providakes to Timothy S. Beauchamp, 63-65 Mellen St., $185,000.

Jan E. Balicki and Elaine M. Balicki to John J. Kivel and Laurie M. Kivel, 18 Maryland Ave., $240,000.

Jonathan Fleury, Carrie Fleury and Carrie Cloutier to Gwen D. Ison, 128 Glendale St., $167,500.

June G. Travis-Stevens to Patrick R. Recor, 51 Richmond Way, Unit 26, $173,000.

Kathleine Mary Slowik, estate, Kathleine Didomenico, estate, and Constance M. Brassard, representative, to Matthew Tucker, 21 Janine St., $162,000.

Margaret Bradford, executor, Margaret M. Bradford, executor, Margaret Mary Bradford, estate, Margaret M. L. Bradford, estate, and Margaret L. Bradford, estate, to Dominic Kirchner II, trustee, and Erudite Realty Trust, trust of, 203 East Main St., $29,500.

Federal Home Loan Mortgage Corp., to Finney Family Irrevocable Trust, trust of, Cheryl Jean Henchey, trustee, Donald G. Finney and Jane B. Finney, 202 Horseshoe Drive, $112,000.

Scott Stuckenbruck to Wilfredo Cintron and Victoria L. Cintron, 95 Marten St., $167,500.

Steven G. Negron and Tracy L. Negron to Ryan P. Lafleur, 200 Newbury St., $179,000.

Steven M. Thomas to Cheryl McClendon, 113 Boulay Circle, $153,500.

Thomas J. Marjanski, representative, and Theresa M. Marjanski, estate, to Kimberly D. Demers and Lester G. Hoynoski, 221 Hampden St., $134,900.


Gary S. Miller, Mary Jane Miller and Mary Jane Grechel to Katelyn N. Lewandowski, 235 West Leyden Road, $163,000.

Rockwell J. Lively and Marilyn K. Lively to Mark A. Rosienski and Deborah R. Rosienski, 11 South Green River Road and Green River Road, $267,000.


Jane H. Kabat to Henry L. Kabat and Robert L. Kabat, Powell Road, $100.


Henry Komosa to RMJ LLC, 222 Greenfield Road, $635,000.

Matthew J. Trust and Marcia C. Evans, trustee, to Jocelin Cesar and Rose Cesar, 252 Lower Road, $370,000.

Patrick F. Mohoney and Wheaton A. B. Mahoney to Deerfield Academy Trustees, 6 taylor Road and Mill Village Road, $3,400,000.

Michael Zabre and Ruth Anderson-Zabre to Maksim Loboda, 11 North Hillside Road, $310,000.

East Longmeadow

Dino A. Isotti, Irene Isotti and Irene Berardi to Peter A. Kumiega and Mary Elizabeth Mari, 47 Lori Lane, $425,000.

John A. Matte and Gretchen J. Matte to Karl Schuhlen, 19 Crescent Hill, $150,000.

Jonathan R. Shayne and Dalphna Halpern to Joel D. Baillargeon, 1 Pecousic Drive, $285,000.

Karen M. Murphy and James S. Cranston to Thomas M. Mcgowan, 40 South Bend Lane, $252,400.

Robert W. Drumheller, representative, William R. Drumheller, representative, and Elizabeth K. Drumheller, estate, to Jonathan R. Fleury and Carrie Ann Fleury, 48 Greenacre Lane, $210,000.


David Niedzwiecki to Harmony K. Niedzwiecki, 180 Line St., $100.

Lisa M. Bartlett-Nuttelman and Lisa M. Bartlett to Jie Zhang, 8A West St., $232,000.

David W. Reinhart and Kristine Ross to Jon David Mitchell, 24 Adams Place, $145,000.

Mt. Tom Development Corp., to Jean M. Lamontagne, 311 East St., $275,00.


Richard J. Mei, Michelle V. Mei and Michelle V. Griswold to Albert V. Long and Sophorn Heng, 15 Amherst St., $242,500.

Elizabeth A. Ginepro, Raymond C. Ginepro and Elizabeth A. Ginepro, attorney in fact, to Elizabeth A. Ginepro, 3 Lyons Terrace, $100.


MKS Realty Trust and Vidya G. Patel, trustee, to Arcoleo Realty & Property Development LLC, 146 Federal St., $350,000.

Lawrence N. Hoffman Sr., estate, Lawrence Nicholas Hoffman, estate, Lawrence N. Hoffman Jr., personal representative, and Curtis T. Hoffman to Richard Urkiel, 112 South Shelburne Road, $230,000.

Mark Pereira to Peter M. Smith, 123 Hope St., $127,000.

Thomas H. Fifield and Sheila R. Fifield to Nicholas J. Podlesny, Poplar Street, Lot 1, $10,600.

David A. Walker and Deborah S. Walker to Henry S. G. Hardy and Roberta K. Baker, 37 Green River Road, $377,000.

Greenfield KMW LLC, to Petru Balan and Rodica Balan, Verde Drive, Lot 12, and 22 Verde Drive, $85,000.

Ethier Management Inc., to Pamela E. Parker, 56 Emile Lane, Unit 56, $255,000.


Leemilts Petrolium Inc., to B & B Brothers LLC, 13 and 17 Russell St., $95,000.


Dorothy Perella, representative, and Monica Mercure, estate, to Omari H. Murray and Lisa K. Murray, 711 Main St., $215,000.


Heath Town Treasurer to Robert L. Sessions and Sarah J. Sessions, 270 Jacksonville Stage Road and 48A Jacksonville Road, $8,000.


Brandon K. Boule and Danielle L. Boule to Juan C. Agosto, 20 Edbert Drive, $162,500.

Donna L. Mathes to Kevin F. Bouthillette and Ellen M. Bouthillette, 1383 Northampton St., $168,500.

Jennifer J. Boyle to Shannon L. Steele, 352 Pleasant St., $204,000.

J. N. Duquette & Son Construction Inc., to David L. Kolkemeyer, Beverly J. Kolkemeyer and Lori A. Kerbel, Michelle Lane, $354,000.

Nuzzolillo LLC, to Five Sac Self-Storage Corp., 17 Nick Cosmos Way, $392,500.

Peter M. Zaitz and Paula M. Zaitz to Agustin M. Barreto, 5 Harrison Ave., $157,500.

Thomas F. Bergin and Amy L. Bergin to Christopher K. Kennedy and Jennifer Woytach Kennedy, 64 Madison Ave., $221,900.


Boulder Hill Construction LLC, to Randolph P. Davis, Amy Hillbrich Davis and Amy H. Davis, 251 Park Drive, $816,000.

Carlos Rodrigo Acevedo Gadea, Carlos Acevdeo, Adriana Maria Doldan Silvero, Adriana Maria Doldan, Adriana Doldan Silvero and Carlos Acevedo to Maureen M. Hinshaw, 94 Pioneer Drive, $269,500.

Colony Realty LLC, to Goldfinch Holdings LLC, 132-134 Williams St., $55,506.

Janice A. Kalashian, representative, Ronald C. Malconian, representative, Donna M. Malconian, estate, and Azadouie M. Malconian, estate, to Robert A. Lane, Pamela S. Lane and Pamela S. Molta, 53 Kenmore Drive, $240,000.

Kevin R. Cousineau and Shannon M. Danahey to Erik Allis and Jenna Allis, 692 Laurel St., $239,900.

Marie Elizabeth Meserve-Lucier and Marie Elizabeth Meserve to Yesenia Y. Santos, 469 Maple Road, $266,000.

Patrick M. Sullivan and Heather S. Sullivan to Norman Smith and Suzanne Smith, 94 Woolworth St., $235,000.


Aldor Corp., to Amanda Provost, 70 Kirkland Ave., $172,500.

Mary Louise Almeida to Dominic Torretti and Deborah Torretti, Lyons Street, $325,000.


Jennifer Mae Zera and Joel Adam Zera to Jereth M. Hodge and Carlee A. Bouthiller, 39 Crest Road, $185,000.

Michael R. Rouette to Dimitri Krutov, 214 Cedar Swamp Road, $290,000.


Ronald H. Laczynski and Jean M. Laczynski to Andrew S. Hicks, 29 South Ferry Road, $219,750.

Shawn Stone to Jose A. Torres and Samantha E. Torres, 30 Davis Street, $166,000.


Montgomery Professional Center LLC, to Vitaliy Davidenko and Yuliya Davidenko, 1505 Southampton Road, $80,000.


Kristin K. Prentice and Jeanne M. Martin to Annette Capo, trustee, Jesus Capo, trustee, and Julio C. Capo Jr., trustee, 56 Summer St., $418,700.

Terry S. Johnson to Anthony G. Gerzina and Gretchen Holbrook Gerzina, 88 Round Hill Road, $529,000.

Robin J. Longo to Hsiu Mei Wang, 35 New South St., $250,000.

Brian P. McDermott and Zoe Pappenheimer to Brian W> Dillon and Jorge A. Guzman, 17 Union St., $208,000.

Kevin F. Bothillette and Ellen M. Bouthillette to Evelyn Bloom, 40 Lake St., $240,500.

Sean J. Kellogg and Karin A. Russell-Kellogg to Leah Fletchall and Ian Cely, 9 Avis Circle, $380,000.

Shana Hiranandani and Netania Shapiro to Sean J. Kellogg and Karin A. Kellogg, 127 Overlook Drive, $211,000.

Jane H. Kabat to Henry L. Kabat and Robert L. Kabat, 884 Ryan Road, $100.

James L. Brady and Patricia M. O’Brien to Ximena C. Kilroe, 72-74 Barrett St., $102,000.

Elaine M. Yeskie to Joseph S. Yeskie, 17 Fair St., $100.

Thomas E. Judd and Diane Forman Judd to John Lane and Penelope Jeanne Lane, 20 Bridge Road, $519,000.

Alice Swersey to Zhe Chen, 123 South St., $243,800.

Martha Guzowski to Bradley Ferris, 575 Bridge Road, $15,000.

Clifford S. Dexheimer and Joann S. Dexheimer to Sheila M. Coy, trustee, and Sheila M. Coy, revocable trust, 31 Ridgewood Terrace, $418,500.

David R. Jackson and Patricia E. Jackson to Terrence R. Reynolds, 152 Maplewood Terrace, $388,900.

Janet G. Rainier to Joanne Jaffin, 69 Laurel Park, $259,500.

Frederick W. Ammerman, L. A. Bisaccia-Ammerman and Linda Bisaccia-Ammerman to 21A Layman LLC, 55 South St., $314,000.

Mary M. Stanton to Diane Holly Bower, 144 Acrebrook Drive, $100.

Diane Holly Bower and Mary M. Stanton to Amy Baver, 144 Acrebrook Drive, $225,000.


Patrick A. Kaltner and Lori A. Kaltner to Sarah D. Vanderlaan, 70 Oaklawn Ave., $125,000.

Eileen A. Pfeiffer to Kevin Esposito, 42-44 East main St., $180,000.


Albert D. Fontaine and Audrey M. Fontaine to Evelyn Robinson, 26 Geraldine St., $177,500.

Fannie Mae and Federal National Mortgage Association to Donna T. Stovall, 4018-4024 Church St., $140,000.

Gail S. Luzi to C. Michael Pelczarski, Main Street, $3,000.

John F. Chaves and Carol A. Chaves to Milestone Rentals LLC, 4042-4052 Church St., $254,000.

John F. Chaves and Carol A. Chaves to Milestone Rentals LLC, 4054 Church St., $65,500.


Lawrence Panzeri to Jacob Bole Morrow and Emma Jane Morrow, West Hill Road, $116,000.

South Hadley

Ralph D. Uzar, Steven J. Uzar and Kendall L. Uzar to Nancy L. Uzar, 28 North St., $100.

Nancy L. Uzar to Michael Ermold, 28 North St., $192,900.


Robert K. White to Keith R. White and David A. White, 117 Russellville Road, $100.


Sara J. Averill and Sara J. Steinnecker to Thomas J. Grimaldi, 127 Feeding Hills Road, $165,000.


Massachusetts Housing Finance Agency to Carlos I. Feliciano, 52 54 Dresden St., $95,000.

Alan Thompson and Sheila Armstead to Darrell F. Nichols and Keith Arnold Jubrey Jr., 23 Leete St., $105,000.

Alwin Burke to Christiana Trust, trustee, 45 Itendale St., $159,779.

Anthony C. Chicklowski, representative, and Patricia N. Chicklowski, estate, to Christina R. Staples and Theodore K. Staples, 131 Victoria St., $122,000.

Anthony L. Samuels to Deveron Russell McCummings and Rannetta McCummings, 166 Arcadia Blvd., $123,000.

Bank Of America to Hedge Hog Industries Corp., 16 Montmorenci St., $39,900.

Bethzaida Santiago to Ilia M. Calderon Comellas, 47 Eloise St., $118,500.

Car Homes LLC, to Grayson Darling Trust LLC, 140-142 Orchard St., $64,070.

Carla M. Verducci and Carla M. Garcia to Jose Soto, 117 Florida St., $500.

Christopher J. Macpherson and Laurie J. Macpherson to William A. Suarez, 171 Ambrose St., $112,000.

David M. Gawron to Tracey A. Trottier and Michael J. Tropea Jr., 127 Pennsylvania Ave., $229,900.

Edward P. Guy to Eric T. Hillman, 15 Warriner Ave., $100,000.

Springfield City Code Enforcement Housing, JJS Capital Investment LLC, receiver, and US Bank to Benjamin Swan Jr., 127 St. James Ave., $119,000.

Eric R. Goodkowsky to Roberto Felix, 144 Fenway Drive, $125,000.

Erik R. Juergens to Anthony L. Samuels, 201 Gillette Ave., $155,000.

Fannie Mae and Federal National Mortgage Association to An Dinh, 31 Spruce St., $37,000.

Fannie Mae and Federal National Mortgage Association to Charles Winston, 50 Fox Woods Drive, $173,000.

Fannie Mae and Federal National Mortgage Association to Rafael A. Reyes, $25,000.

Gary F. Caputo, Gail A. Boivin, Frank J. Caputo and Theresa A. Caputo to Dennis D. Griswold and Sheryl M. Griswold, 45 Archie St., $125,000.

George R. Sullivan to Harold H. Hershelman and Joan Marie Hershelman, 38 Yorktown Drive, G #143, $195,100.

Henry L. Clark Jr., and Lillian L. Hill to Heart & Home Realty LLC, trustee, and 111 San Miguel Street Land Trust, trustee of, 111 San Miguel St., $75,000.

Jason L. Sousa and Maria C. Sousa to Viesturs Ansbergs, 50 Haskin St., $115,000.

John N. Poulopoulos and Judith J. Poulopoulos to Marlow Frogameni, trustee, and ASF Realty Trust, trustee of, 42 Sunridge Drive, $60,000.

Joseph A. Gianetti, Jean A. Gagne and Janice A. Clini to Giannetti Realty LLC, 60-62 Tulsa St., $140,000.

Luis A. Moreno and Olga V. Moreno to Wilmington Savings Fund Society and Christina Trust, trustee, 111 Ramblewood Drive, $187,755.

Margaret Irene Slade, Patricia St. Louis, Patricia Jean Van Buren, Christine Louise Rattell, Allan Charles Bushey, James Nelson Bushey, Dan Paul Bushey and Louise R. Bushey to Ashley J. Parzych, 2084 Wilbraham Road, $145,000.

Marth-e LLC, to Yellowbrick Property LLC, 49 Maybrook Road, $129,900.

Medard Stopa Jr., and Jean A. Stopa to Marilyn Gonzalez, 133 El Paso St., $110,000.

Monica A. King to Theodore J. Bryda Jr., 14 Roy St., $79,900.

Noushique Merzoian to George Kazakos, 370 Tiffany St., $154,000.

Omari H. Murray and Lisa K. Murray to Kyle P. Fenton and Sarah L. Fenton, 172 Gardens Drive, $159,000.

Federal Home Loan Mortgage Corp. to Mario Bartolo Cruz, 14 Hawthorne St., $9,000.

Petra I. Cervoni to Karlene Sullivan, 101 Mulberry St., Unit 509, $51,000.

Robert L. McEwan, Robert McEwan, James A. McEwan and Marion J. McEwan, estate, to Karen M. McEwan, 17 Miner St., $60,000.

Saw Construction LLC, to Dylan N. Pilon and Rebecca E. Pirog, 13 Onodaga St., $186,000.

Springfield City to Craftsman Association Inc., Tyler Street, $1,000.

Springfield City to Gilmore Lumsden, 44 Princeton St., $24,150.

Thomas A. Gentile and Laura S. Gentile to David A. Bowker and Rita M. Blais-Bowker, Garford St., $13,000.

Wells Fargo Bank, trustee, to CR Properties 2015 LLC, 87 Monmouth St., $6,200.

Yesenia Y. Santos to Kaileen W. Dougherty, 70 Powell Ave., $127,000.


Hyun Kyu Lee and Jeong Suk Yoo to Greenfield Savings Bank, 162 Hadley Road, $202,858.

Kimberly W. Wissemann, and Kimberly A. Wissemann to David M. Wissemann and Jessica M. Wissemann, 159 Old Amherst Road, $258,000.

Catherine A. Carulli and Linda M. Sinapi to Barbara A. Salamone Trust and Barbara A. Salamone, trustee, 324 South Silver Lane, $357,000.


Juan A. Jarrett and Cristine I. Jarrett to Patrick M. Howe, 157 Upper Church St., $241,000.

Martin C. Adomat and Alexandria K. Adomat to Brandon Besaw, 46 Shoreline Drive, $200,000.

West Springfield

Massachusetts Housing Finance Agency to Omar S. Sayed, 18 Belmont Ave., $155,000.

Athena Dratelis to Alan Dean Sr., and Erin Dean, 38 Laurence Drive, $229,000.

Beech Hill Construction Inc., to Joseph A. Barone, 58 Beech Hill Road, Unit 26, $360,000.

Bryan F. Grabowski, Gina M. Grabowski and Gina M. Dorazio to Jonathan Dominik, 772 Morgan Road, $227,500.

Carol A. Caron, Carol A. Demarco-Caron and Norma E. Bermudez to Eric J. Barkyoumb, 6 Upper Beverly Hills, $239,900.

Edna M. Rainville to George G. Callahan and Marian J. Callahan, 34 Wolcott Ave., $160,000.

Frederick Borrelli to Gelson Laguerre, 293 Greystone Ave., $235,000.

Genevieve L. Smith to David A. Johnson, 80 Albert St, $160,000.

George G. Callahan and Marian J. Callahan to Arne C. Ekstrom and Ann M. Ekstrom, 150 Canterbury Way, Unit 18, $278,000.

James V. Izzo and Cheryl A. Izzo to Thomas J. Athas and Linda R. Athas, 99 Bear Hole Road, $365,000.

John W. Keiser to Adam Sapowsky and Jennie Murphy-Sapowsky, 136 Althea St., $180,000.

K & C Associates LLC, to Keshav Sanyasi, 17 Garden St., $176,500.

Kenneth Merrill, Jennifer Merrill, Kenneth M. Merrill and Jennifer J. Merrill to Hussein Al Nuwab and Israa Al Zubaidi, 31 Cayenne St., $267,500.

Lorelei J. Kaiser and Marc S. Dunne to Theresa Pelegano and Shawn R. Pelegano, 110 Bridle Path Road, $230,000.

Mary L. MacInnes to Alfred D. Albano and Carolyn B. Albano, 18 Hickory Hill, $360,000.

Michael Henry Boyer, Janet Boyer Hourihan and Mary R. Boyer to Christopher E. Grasso, 36 Greenleaf Ave, $220,000.

Raymond Rice and Janet R. Rice to Anatolii V. Gutul, 1141 Amostown Road, $108,000.

William J. Teece and Sara M. Teece to Brittany M. Stevens and Derek Stevens, 52 Lewis Ave., $185,000.


Brent Kreutzer and Lisa M. Kreutzer to John E. Nordquist, 134 Glenwood Drive, $310,000.

David W. Kruzel and Marylinda Kruzel to Sergio A. Alvarado and Melissa A. Alvarado, 51 Wildflower Circle, $340,000.

Dennis M. Placzek and Alison B. Placzek to Alison C. Stitsinger and Michael J. Stitsinger, 42 Country Club Drive, $219,900.

Devine Construction Inc., to Brian Peatman, 54 Dry Bridge Road, $191,400.

Granville Road LLC, to Barry E. Doody and Luz Martin-Doody, 78 Granville Road, Unit 41, $393,320.

Granville Road LLC, to Paul G. Masciadrelli and Sally A. Masciadrelli, 78 Granville Road, Unit 9, $378,051.

Hope E. Tremblay and Dennis P. Tremblay to Michael Carfi Jr., and Rene Carfi, 36 Casimir St., $158,000.

Joseph J. Karis and Harriett S. Karis to Aric E. Lunde, 37 Gladwin Drive, $220,000.

Mildred M. Cortesi to Angela Ann Delude and Allen Norman Delude, 19 Linda Drive, $255,000.

Raymond C. Sullivan and Dara N. Sullivan to Jose Julio Bermejo Castillo, Carlos Bolivar Bermejo Tenesaca and Luz Mila Neira Tenesaca, 52 Marla Circle, $425,000.

Robert F. Sawyer and Lucille V. Sawyer to Carolyn Urns, 57 Beveridge Blvd., $157,000.


Daniel J. Crowley Jr., and Catherine E. Crowley to David J. Havican and Susan A. Havican, 26 Mcintosh Drive, $406,500.

Keith A. Person and Sharon E. Person to Harry E. Meservey and Therese H. Meservey, 3 Daniele Drive, $212,500.

Maria E. Cantalini-Petitt and Maria E. Cantalini to Nicola E. Gioscia, Vincent F. Gioscia and Mary Angela Gioscia, 7 Balsam Drive, Unit 7, $315,000.

Walter G. Worthington to Ellen M. Noonan and Rachelle R. Letendre, 106 Mountain Road, $185,000.


Mary T. Bennett to David L. Matusko, 33 South St., $200,000.


Jorge Fernandez Sierra, Damaris J. Fernandez Sierra and Jorge Illtyd Fernandez Sierra, power of attorney, to Anna Maunz, Christopher Reid, George S. Maunz, and Irene O. Maunz, 136 Old North Road, $142,000.

David S. Hunter to Alexandra Hunter, 86 Bashan Hill Road, $7,000.

Real-Estate Matters: Seller should have disclosed failing septic system

Q: Would the title company find out if a septic system was put into my home illegally before closing? The owner lied at closing about the original system. He never got a permit or engineering done for it.

Neither the real-estate agent nor my attorney told me the house failed the water inspection, and during the final walk-through I didn’t know to look for a new septic system. Should the title company have caught these things?

A: The title company is responsible for searching the “chain of title” of a particular property to make sure the history of who owned the property through the decades is known.

The title company is there to make sure that, when a buyer closes on the property, the buyer has an assurance that the buyer is the rightful owner.

The other part of what the title company does is disclose all matters that affect the title to the property, such as liens, easements and other restrictions that are on the title to the property.

Septic systems are not matters that affect the title and would not come within the scope of what title companies cover.

The person who should have told you about the septic system was the seller, and if not the seller, then the professional home inspector you hired (or should have hired) to scrutinize the property before you finalized your offer.

Furthermore, in quite a few areas, septic systems are necessary and their existence is common knowledge. If you didn’t know that septic systems were common where you were buying, your home inspector should have known.

At the very least, the question should have been raised ahead of time.

In areas where septic systems are prevalent, many real-estate contracts have a provision that addresses their existence and conditions.

The agent and the lawyer should have made clear that the property failed its water test, but we think you should have been driving that bus.

Furthermore, there are different kinds of water tests. You might have a water test for lead in the water, or you might have well water in the home and the test was for the well water.

And finally, you’d have a test for the septic system, but that usually is not referred to as a water test. You should have asked for the results and made sure you understood the implications. If you mean that the septic system failed the test and the seller knew, or should have known, that the property was on a failing septic system, you may be able to argue that this was a material defect that should have been disclosed to you before the closing.

You should discuss the issue with a litigation attorney who has had experience with your state’s seller-disclosure rules and see what options you have.

Send questions to Real Estate Matters, 361 Park Ave., Suite 200, Glencoe, IL 60022, or contact author Ilyce Glink and lawyer Samuel Tamkin through the website www.think

Real Estate Notes: Pittsburgh Ballet Theatre seeks expansion of educational programs

• Pittsburgh Ballet Theatre Charitable will seek approval from the Pittsburgh Zoning Board of Adjustment on plans for a two-story addition to 2900 Liberty Ave., Polish Hill, to expand the theatre’s educational programs. Romaine Fulton wants to use a structure at 6736 Kelly St., Homewood, West, as a restaurant. East End Group LLC wants to construct a three-story single-family structure with garage at 141 45th St., Central Lawrenceville.

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Aspen real estate market's first half best since 2007

The Aspen-area real estate market surged to its best first half this year since prerecession days.

All real estate transactions in Pitkin County totaled $929.24 million from January through June, according to statistics through April that were compiled by Land Title Guarantee Co. and from the Pitkin County Clerk and Recorder’s Office for May and June.

The dollar volume includes sales of everything from employee housing to commercial buildings in Aspen’s downtown core.

That tops the first-half performance every year back to 2007, when sales from January through June hit $1.43 billion, according to records kept by Land Title Guarantee Co.

Last year, the Pitkin County real estate market hit $662.80 million during the first half. This year is up 40 percent from that time.

Andrew Ernemann, a real estate agent with Aspen-Snowmass Sotheby’s International Realty, said there is no doubt total dollar volume this year will exceed 2014’s. However, dollar volume is still well behind levels set in the mid-2000s.

“We are seeing prices back at that level — not everywhere,” he said.

The high end of the luxury residential market — homes greater than $10 million — is faring particularly well right now, Ernemann said.

Even back in 2009, when overall activity was low, the luxury market was healthy, he said. The segment retreated a bit in 2013 but bounced back in 2014 and is on track for a stronger year this year.

A report prepared by Ernemann shows there have been eight sales in the Aspen area of homes more expensive than $10 million, and another five sales are pending through June. Last year, there were 17 sales of homes at $10 million or greater.

There are 28 homes listed at prices exceeding $15 million. There are 14 active listings between $12.5 million and $15 million and eight between $10 million and $12.5 million, according to Ernemann’s report.

In addition to exceeding last year’s dollar volume, Ernemann said he believes the number of transactions this year to last will be up, though not by a huge amount.

Carrie Wells, a real estate broker with Coldwell Banker Mason Morse, said price per square foot is exceeding prerecession levels for prime properties. That was a trend that started last year, she said.

Markets segments such as the downtown core, West End and Red Mountain are leading the current surge, as they often did in the past, said Wells, who is a previews properties specialist with Coldwell Banker, meaning she specializes in more expensive homes.

“We’re seeing a continuation of how important location is and the lifestyle of our buyers,” Wells said. Many buyers want to be close to the core. That’s resulted in a lack of inventory in those areas. Lower inventory means higher prices.

Aspen-area single-family homes prices are up 18 percent from last year, she said. The average single-family home price for all areas in and around Aspen is $6.3 million, according to Wells.

The 2015 market also has been strong for speculative builders.

“The developers are back in full form, buying and selling,” Wells said. And with good reason, she noted. “New construction is always attractive.”

The strong sales activity has got advantages and disadvantages. Sellers are getting closer to their asking prices. Single-family homes in Aspen are selling for about 91 percent of listing price, Ernemann said, and Aspen condos are going for about 95 percent of listing price.

On the other hand, the sales surge has gobbled up the inventory. Listings are down by about 50 percent in the Aspen area over the past five years, Ernemann said.

In Aspen, the listing inventory is down 9.4 percent from last year at this time in single-family homes and condominiums, while it’s about the same in Snowmass Village, according to Ernemann’s report.

He said he sees two factors contributing to a “glass ceiling” in the Aspen-area estate market. The drop in oil and gas prices could affect the activity in the market from buyers from Texas and other oil-rich places, he said.

Also, the “widespread buzz” about the strength of the market could drive up sellers’ listing prices, even if not warranted.

Ernemann, like most real estate agents who work extensively with statistics for reports, looks at market segments rather than total dollar volume of all sales. His research shows there are some areas that are performing “great” in terms of transactions and prices. Other areas are experiencing strong performance but not great, he said.

However, sellers are getting bullish, regardless of where their property is located.

“They’re hearing that the market is doing well and they don’t want to leave money on the table,” Ernemann said.

In fact, it’s been an “uneven recovery,” he said. Property in and close to the core is doing well. Condos have soared 20 percent in prices since 2012, he said, while single-family homes in the neighborhoods closest to the core are up 20 to 25 percent over that period.

Wells said she expects the first half trends to continue during the second half. About 60 percent of business is during the summer months, she said, and August is particularly robust. Nothing short of a “global catastrophe” could derail the strong performance this year, she said.