We here at REEF would like to thank all of our customers, contractors, and employees for a great 2012, and wish all of you a Merry Christmas and a Happy New Year for 2013.  We have great expectations for the coming year, and look forward to working on some exciting projects.

Here is another update on Eastham and Outer Cape Real Estate from our friend Bob Sheldon in Eastham. Looks like 2012 was a very strong growth year for Cape Cod Real Estate and 2013 just might be even better! If you are thinking of, Buying Land on Cape Cod,  Building a New Home, or Remodeling or Renovating your Existing Cape Cod Home, CONTACT US today!

Bob's Eastham Newsletter Bob Sheldon, REALTOR®, 508-237-9545 January  2013  -  Special Edition  BobSheldon@remax.net  www.RobertSheldon.com Blog: http://BobsEastham.blogspot.com RE/MAX Classic - Eastham   Eastham 2012 Year-End Preview

This Newsletter - Nine Years (& Counting)! I have been doing this newsletter for over 9 years.  I publish an expanded version of this newsletter monthly, roughly mid-month, primarily as an E-Mail newsletter. Don't miss the monthly Eastham real estate highlights, and lots of other Eastham news and "fun stuff". You can subscribe, without any obligation, on my website, www.RobertSheldon.com or by calling me at 508-237-9545. Eastham Highlights: November had 12 closings of single family homes, with an average sale price of $411.958 (and a median of $390,000). There are a total of 104 single family homes for sale in Eastham, with an average list price of $625K and a median price of $447K. There are 22 homes currently under agreement. The 104 number is  15.4% lower than a year ago. At the end of November, the YTD average sale price of a single family home was $443,122 down 4.2% from the full year 2011. The median sale price was $409K, up 0.8% from 2011. There were 122 homes sold through 11/30/12, up 32.6% from the same period in 2011, with an average sale price of $443K and a median sale price of $409K. There are 26 parcels of residential land on the market, ranging from $125K to $899K (this parcel, on Rt 6 has commercial possibilities). There were two sales of residential land in November, at $170K and $295K.   There are currently 10 condos for sale in Eastham, ranging from $139K to $419K. There were two condo sales in November, at $217K and $379K.   Commentary: Sales this year have been significantly ahead of 2011's 'under'-performance. The average sales prices have, however, lagged behind 2011 by about 4.2% while the median (a better measure) sales prices are essentially flat (plus 0.8%).  I expect December sales to be about the same as November's, which will not change the year very much. Inventory levels are seasonally down (see chart above), with mid-December at the same level as mid-November and at 2012's lowest levels. We continue to be in a Buyer's market.    Looking Forward - 2012 Year-End Preview I expect that the full year will close out 30-35% ahead of 2011's levels in terms of sales volume. Average and median prices will (I predict) show 2012 levels to be flat, compared to 2011.  As for 2013, I am personally bullish on both sales and prices. With the interest rates continuing in the 3%-4% levels, the economy continuing to recover (let's hope!), and with some pent-up demand from recent years, the marketplace might just return to pre-2005 levels. We made great progress in 2012, but the onset of new taxes (a sure thing - ugh!) may dampen demand, hopefully to be overpowered by economic optimism. Here's hoping!   November's Eastham Sales Details             The following table provides the details for the homes sold in Eastham in November, 2012. The "Original Price" is the beginning list price for the listed home. The "Listing Price" was the list price at the time of the accepted offer and reflects any price reductions the home may have taken. The "% List" is the Selling Price divided by the Listing Price (x100).   Street Address Original Price Listing Price Selling Price %List Listing Date Selling Date 695 Nauset Rd $359,000 $359,000 $345,000 96.1% 08/27/2012 11/02/2012 6 Brenda Ln $450,000 $435,000 $405,000 93.1% 04/09/2012 11/06/2012 30 Bradford Ln $529,000 $519,000 $510,000 98.3% 06/26/2012 11/07/2012 95 Queen Ann Dr $499,900 $365,000 $350,000 95.9% 08/16/2010 11/09/2012 20 Beverly Rd $383,500 $383,500 $370,000 96.5% 04/23/2012 11/15/2012 15 Cedar Ln $495,000 $439,000 $439,000 100.0% 10/07/2009 11/15/2012 40 Billingsgate Ave $675,000 $625,000 $540,000 86.4% 02/10/2012 11/16/2012 30 Split Rail Rd $399,000 $399,000 $375,000 94.0% 04/29/2012 11/27/2012 575 Great Pond Rd $349,000 $325,000 $325,000 100.0% 02/15/2012 11/28/2012 260 Summit Ave $489,500 $489,500 $479,500 98.0% 09/07/2012 11/28/2012 2 Kingfisher Rd $420,000 $399,500 $365,000 91.4% 06/18/2012 11/29/2012 125 N. Sunken Meadow $479,000 $449,900 $440,000 97.8% 06/17/2012 11/30/2012     Buying ? / Selling ? Will 2013 be your year to buy or sell Eastham property? Allow me to step through your options as your real estate agent. Call me at 508-237-9545 or send me an E-mail at BobSheldon@remax.net. Would you like to know what your Eastham home is worth in today's marketplace? Call me for a no-obligation market analysis review of your property. Please disregard the promotional content of this newsletter if your property is currently listed with another agent.

This email was sent to: mteague@capecodbuilder.com This email was sent by: Bob Sheldon at REMAX Classic 3 Main St, Unit 6 Eastham, MA, 02642 Go here to leave this mailing list or modify your email profile. We respect your right to privacy. View our policy.

There are still great deals on lots and land on Cape Cod! Many of these listings have great potential for your New Cape Cod Home.  However, there are some things you should know before you buy your lot. 

• Never Purchase a Lot without a Building Permit

• Make your offer contingent on issuance of a full building permit for the size and type of home that you want to build. Without a permit, there is no guarantee you will be able to build your dream home, or any home at all for that matter

• Site Engineering

• Have the site engineered with a site plan, septic design and percolation tests. You want to make sure that you have good soil conditions, and there won’t be additional expenses for fill on the site.  You also want to know where the water table is on the site.

• House Design

• Depending on the location of the lot, the project may be subject to review by a historic commission, which may preclude some styling and design ideas.

• General Site Conditions

• Having the site engineered and applying for a permit will also identify potential issues such as, zoning, wetlands, or endangered species issues that can cost time and money to address.

The building permit process is clearly the best way to guarantee your investment in land will meet your expectations.  We have worked with customers in the past who have purchased land without permits, and have been disappointed in the final results.

If you are considering a land purchase on Cape Cod, CONTACT US, for a free site visit and initial consultation on your lot.  We are highly experienced in both simple and complex permitting for projects and can manage your engineering, design, permitting and construction processes in a predictable and timely manner. 

    All of the trade organizations and magazines are beginning to publish their outlooks for 2013.  In the Remodeling and Renovation realm, there are definitely some changes on the way.  Housingzone.com recently published their Top 10 Remodeling Trends for 2013. It looks like the trends are all focused on Kitchens, Baths, Interior Finishes, and a Healthy Indoor Environment. 

Here are their top 10:

1. Healthy Homes
2. Aging in Place- Multi-generational living
3. Texture and Sparkle
4. Bathroom Stone
5. Color Palette
6. Sylishly Simple Sinks
7. Glass Backsplashes
8. Hardwood Floors
9. Countertops
10. Kitchen Cabinets

Click here to see the whole article: Top 10 Remodeling Trends for 2013

If you are considering Remodeling, Renovating, or Building a New Cape Cod Home, keep these ideas in mind, and feel free to CONTACT US to see how we can work some of these trends into your next project!

   Everyone would love a new home, but the challenge of finding land, designing, building, and budgeting for a new home can be a daunting process.  We here at Capecodbuilder.com  always suggest starting with the most important factor, the budget.  With a realistic budget in mind, it is possible to craft a design that will still meet an owner's expectations, given the known financial constraints.  We will often suggest a meeting with a lender, very early on in the process, to ensure an owner can have access to the funds necessary to build their home. If you are in the early stages of your Cape Cod Home project, and are thinking about Building a New home, here is a calculator from the National Association of Home Builders that allows a homeowner to determine how much mortgage they can afford and help them establish a budget.  Here is the spreadsheet: How Much House can I Afford?

You can also use the information provided in our Construction Cost Guide to help establish your budget, Click Below to download:

The holidays are a great time to enjoy time by a warm fire. However, wood burning fireplaces can be extremely dangerous, and can result in a house fire, causing hundreds of thousands of dollars in damage. Here are some tips to ensure safe use of your fireplace this holiday season.

* Never leave a burning fireplace unattended.
* Have your chimney swept annually, and inspected by a licensed chimney sweep every two years.
* Properly start your fire, and use only dry hardwoods to prevent creosote build-up.
* Leave flue open overnight, even if you think the fire is out. Carbon Monoxide can continue to build and most be exhausted out of the house.
* Ensure Carbon Monoxide detectors are nearby, and functioning.
* Keep roof area and gutters free of leaves, and pine needles, as embers could ignite them.
* Here is a good article covering more details about safe use of your fireplace from Freshome.com: How To Enjoy Your Fireplace Safely

And lastly, from all of us here at REEF Cape Cod's Home Builder, we hope you have a safe, healthy, and happy holiday season!

   This is a great time of year to look back at what trends were popular in Home Building for 2012.  Annually, Builder Magazine publishes the top 10, best selling house plans, and we have noticed some consistency with all of these plans.  First of all, 80% of them are 1-story plans, indicitive of demand coming from an aging population.  Other commonalities include open living spaces, indoor / outdoor entertaining areas, and as always, classic styling with a modern touch.  If you are considering Building a New Home on Cape Cod, or Remodeling, or Renovating your Cape Cod Home, take some time to look at these plans, as you might want to include some of these features in your project.

If you are considering a project for your Cape Cod Home, contact REEF today to see how we can incorporate these ideas into your home: CONTACT US

Click Here to See the full article and slideshow from Builderonline.com: Top 10 Best Selling House Plans

The kitchen island is the focal point of any home design, combing functionality for cooking and food preparation, with the style and taste of the homeowner.  A Kitchen Island is a great way to express your style, and could be considered a more a piece of furniture than a conglomeration of cabinets.  When designing your Cape Cod kitchen, take the time to look at all of your options, from size, style, lighting, countertops etc. In many of our Cape Cod Homes, we have sen trends towards a kitchen island that is a different color or style than the rest of the cabinetry. If you are planning to Remodel, Renovate, or Build a Custom Home on Cape Cod, a stunning kitchen island is definitely something to consider.  To see how REEF can help you design your next project, please CONTACT US today.

Here is an article from Decoist.com with some ideas that just might inspre you: Kitchen Island

    We have been asked several times to take over jobs started by homeowners or unlicensed contractors.  Most of the times, these jobs were started without plans, permits, engineering or any of the other prerequisites for a legal construction project.  After a town building inspector has been notified of an illegal project, they will issue a "stop work" order, bringing the New Home, Remodeling, or Renovation project to a halt.  The time and money a homeowner might save by skirting the permit process is far outweighed by the headache, embarrassment, and costs associated with correcting un-permitted work.  In general, the homeowner has to start from scratch, and usually ends up removing any of the work that was done so the critical items can be properly inspected.

   So if you are thinking of performing your own work, and not hiring a contractor, or even worse, if you are thinking of hiring an unlicensed contractor to do your work without a permit you are setting yourself up for failure.

Don't make this mistake, because you will regret it in the long run.  Sometimes people are unable to sell their homes because of poor workmanship, or discovery of un-permitted work. 

If you are thinking of a New Home, Renovation, or Remodeling Project on Cape Cod, click below to download our guide to hiring a contractor! Here is an article from MSN.com that talks about the risks: Work Without Permits

   Planning an addition to your home can be a fun and exciting process.  The dreams of new and additional space for you Cape Cod Home can allow room for entertaining and guests, especially in the busy Summer season. There are some things to think about as part of the Remodeling, and Addition process, that can prevent problems down the road.  Here are some factors we take into consideration when designing and building an addition here at REEF:

1. What are the real needs for the additional space?
2. Does it make sense to "built out" or "build up"?
3. Is there sufficient space on the lot for the desired addition?
4. Do you plan on living in the house during the project?
5. Are there other impacts on utilities, grading, or the septic system?
6. Does the project make sense given the condition of the existing structure?

All of these factors come into play as part of our comprehensive planning process, and can mean the difference between a successful project that meets the owner's budget and design expectations. Sometimes, depending on the size and cost of the addition,  it may even make sense to look at tearing down the house and building a complete new home.

Here is an article we found from HGTV.com that has some other tips about planning your addition: Building Up or Out