Baaa humbug

106 Sheephill Road, new construction, has cut its price from $3.699 million to $3.290, which is better, but is it enough?

There are currently three other new houses for sale on Sheephill: two are asking $3.5 each, and the third is optimistically priced at $4.595, so would-be buyers on this street have plenty of choices.

There has been one prior sale here in this range, 108 Sheephill — same builder, right next door on the subdivided lot — and it went “highest and best” on its $2.9 offering price and for $3.3. The “winning” bidders were from Boston and might have to be forgiven for not knowing better, but unless all the bidders were from out of town, it can be assumed that some were locals, in which case, 106’s new price might do well.

All other sales on Sheephill have been much lower, however, with the next highest at $2.225, and dropping dramatically down from there. So … ?

By the way, the property tax shown below: $5,309, is very not what a new buyer will be paying, because the town appraised an empty 0.29 lot for $657,800 and calculated tax due from that number. There’s absolutely nothing wrong or deceptive about showing the current tax, because, until the finished house is appraised, a realtor only has knowledge of what’s on the card now, and not what come in the future. I only mention it in case there’s another Boston buyer out there who might be confused.

I prefer Denise Rosato’s approach in the MLS listing for 10 Harkim Road, which is reported to be under contract this morning:

Agent to Agent Rmrks: Please note current taxes will increase due to new assessed value of home

Any competent agent will know that, of course, but that class usually comprises 15% or so of the licensed realtors working the town.

10 Harkim Road, $2.795