HawthorneVillager.com

SOLD!! Thanks very much for the interest!
6th day on MLS brought us the perfect buyer!

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There is a fabulous brand new, never-lived-in 34 Plan 3 now for sale in the Derry / Holly area, upgraded nicely, with gorgeous views!

Detached 1600 sqft, 3 bedroom + loft (potential 4th) backing onto open greenspace, this home is loaded with 9' Ceilings, Granite, Hardwood, Lifetime Warrantied Shutters, High-end appliances, a fantastic view, and much much more,
All for only $439,900!

This home will NOT be on MLS for a while, so please contact me directly for a showing.

Other great features include:
- Inground Sprinkler system (let that lawn care for itself!)
- Garage door opener with garage access door (stay out of the elements completely!)
- Main Floor Laundry (stop venturing down to the basement just to clean clothes!)
- Larger basement windows (to let in more light in your future rec room)
- Energy saving features (Floor to ceiling bsmt insulation, HRV, Hot water Power Pipe)

Don't forget to check out the views from the master bedroom.

(Pic 13 and 24 (pan) in the tour linked below)

Please visit http://www.676snider.com for the complete virtual tour and hi-res photos

If you have friends or family looking for a smaller detached in a great location, PM, email, or call me and I'll show them personally!
Note: This home will NOT be on MLS - Any information, floorplan, or other details can be found on my website, or by contacting me directly.
Thanks for looking!!

_________________
Fred De Carolis
FREDHELPS.COM or on Facebook
Thanks for your support in the
search for Milton's Favourite Realtor!
REVEL REALTY -- MILTON'S FAVOURITE REAL ESTATE BROKERAGE, as voted by YOU!!!

OPEN HOUSE THIS SUNDAY, JULY 24th 2-4pm!

Hope to see you there!


Fred

_________________
Fred De Carolis
FREDHELPS.COM or on Facebook
Thanks for your support in the
search for Milton's Favourite Realtor!
REVEL REALTY -- MILTON'S FAVOURITE REAL ESTATE BROKERAGE, as voted by YOU!!!

Hi All!
After the owners tried a couple of months going the private / exclusive route, this house is now listed on MLS... I figured I'd give it a little BUMP in case anyone is looking to bring their family to town
This MLS listing is now ACTIVE -- come have a look!

Thanks,
Fred

_________________
Fred De Carolis
FREDHELPS.COM or on Facebook
Thanks for your support in the
search for Milton's Favourite Realtor!
REVEL REALTY -- MILTON'S FAVOURITE REAL ESTATE BROKERAGE, as voted by YOU!!!

439,900 for 1600 sq/ft??!! Wow.

www.932minchin.com same model slightly nicer kitchen just went for $437,900, but this one on Snider is on a 10k lot premium (which Mattamy now charges what for, 20? 25? to back onto a pond)

Granite, hardwood, inground sprinkler, top end new appliances...
It's priced at what the market is supporting right now. If I did any less, I'd be doing an injustice to my clients.

If you haven't been following the market lately, the summer was basically this year's 2nd spring, just with less inventory.

_________________
Fred De Carolis
FREDHELPS.COM or on Facebook
Thanks for your support in the
search for Milton's Favourite Realtor!
REVEL REALTY -- MILTON'S FAVOURITE REAL ESTATE BROKERAGE, as voted by YOU!!!

Still overpriced but what house isn't nowadays? Just means I can get a boatload for my 2800 sq/ft detached

I would agree in theory, but we can't call it "overpriced" if people are buying them within a couple of weeks As for the boatload for your place - you're probably right!

Should be around 398K or 405K.. but if there is crowd you may get $450K

LOL! 398k.
That one made me laugh

We will not get $450 and are not looking to oversell it for that amount.
My client just wants fair market value - very easy to work with.

I am not in real estate soo not sure about pricing .. it was just wild guess because mattamy selling it for $372K with lot premium and upgrades.. my frnd bought it for $402 K.. someone just sold 1850 sq ft of plan 4 34' lot for $445K.. but again.. it was just my opinion..

Resale is a different ballgame. Hope this helps:

Mattamy is selling this home for $372k Base price Elev A without lot premium http://mattamyhomes.com/GTA/Communities ... 34%27Homes
Add 6k fir brick/siding
Add 15k for private pond lot premium (minimum)

This home has:
$7k worth of appliances
$5k in granite
$5k in hardwood
$1k in hardwood stairs
$1k inground sprinkler system
$2k of lilfetime warrantied shutters
$1k backsplash
$1.5k upg kitchen

Also Add:
1k in Tarion enrollment fee you have to pay to the builder
2k in other closing costs (tree planting, driveway paving, service hookups, etc)

That's about $420k right there, and I left out smaller upgrades like the tile choices, garage door opener, partial fences done, energy star features, etc... and you don't have to wait for grass, driveway, etc.
This home may not be for everybody, especially people that don't mind waiting for the builder, but I hope this helps you understand why it will sell for WELL over your $398 number.
If it costs around $425 to reproduce exactly, and the demand is there, AND it's in a more central location, closer to completed schools, shops and no construction nearby, a sale in the mid $430s is where it will likely end up.

I hope this helped

_________________
Fred De Carolis
FREDHELPS.COM or on Facebook
Thanks for your support in the
search for Milton's Favourite Realtor!
REVEL REALTY -- MILTON'S FAVOURITE REAL ESTATE BROKERAGE, as voted by YOU!!!

Yes..

One week on MLS, and we are sold conditionally! Stay tuned for updates on the home inspection and financing - I will re-post if this home becomes available again.

_________________
Fred De Carolis
FREDHELPS.COM or on Facebook
Thanks for your support in the
search for Milton's Favourite Realtor!
REVEL REALTY -- MILTON'S FAVOURITE REAL ESTATE BROKERAGE, as voted by YOU!!!

Fred, given 15 to 20 thousand in realtor and legal fees, this type of house booked now would have to sell for $445K or so to breakeven next year then, wouldn't it.

That is the case with any home, correct.
Any home you buy today that you plan on selling for profit would have to increase in value to cover those costs by the time you resell, be it in a year, or whatever timeframe you are aiming for.