Fab Real Estate Blog: July 2008

Alternative Heating Options for your Connecticut Home

I heat my home with oil - I have a hydro-air forced warm air heating system with three zones.
When I built my home three years ago, has I suspected the price of oil would more than double in three years, I might have considered different heating options. 

Back in 2005 when I built the home, I contracted for oil for about $2.05 per gallon. 
This past year, I've been paying $3.59 per gallon. 
Now, I'm hearing quotes of $4.70 - $5.19 per gallon.  Ouch. 

Just by conservation - and the fact that now all of our kids are in school during the day - we've reduced our oil consumption from 1,500 gallons per year to 1,100 gallons per year. 
Those 1,100 gallons, at $5.19 per gallon, will cost me $5,500.  That's just too much money.

So, we've been researching various options on how to heat our home. 

We looked into installing a new geothermal heating and cooling system.  I've seen these in action, and they work great. Simplistically, geothermal systems use ground water to heat and cool your home.  There's no oil, no gas...just the electricity need to run the geothermal pump.  The cost savings can be amazing. 
But, the installation costs are prohibitive:  To retrofit my home will cost $40,000 - $60,000.  Even with these high oil prices, that's not a great investment. Apparently, these systems are much more cost-effective if installed during the construction of the home.  Something to keep in mind for the future...

Of course, we also took this time to look into installing solar panels.  They may not provide my heat, but they could reduce my huge electricity bill.  But, again, the installation costs are prohibitive. 

We considered replacing our gas (propane) fireplace with one that might actually put out some heat.  But, our chimney would have to be modified to fit a new unit that would probably only heat one or two rooms.  While this would obviously be cheaper than a geothermal system or solar panels, it still wouldn't be enough of a return on our investment to make it worthwhile. 

So we moved on to wood stoves.  I like these.  Radiant heat drifting through my home.  The look and smell of a real fire blazing.  The sound of that fire crackling.  Years and years of free wood available on my own property.  Stove prices are fairly reasonable, with some great new modern design stoves, but installation will double the cost.  And, will I ever really cut and split that wood?  Will I ever carry those dead trees up the hill? 
Unfortunately, we know our lifestyle.  We'll end up buying pre-split cord wood and storing it in the side yard.  There go some savings.  And, realistically, when there is 2 feet of snow outside, am I going to go out to get some wood?  I guess I could send the kids...  I still do like this option, but there is a lot of work involved.  Do I have the time? That is a definite consideration.

Next we looked at pellet stoves.  I wasn't too keen on this idea at first.  So I spent some time (OK, a lot of time) visiting stores and researching online.  Most pellet stoves are not pretty. But, with a little searching, some nice looking units are available, and they seem to have great reliability reviews.  True, I will have to store pellets in my garage, and the price of pellets has gone up lately.  But it is still much more cost-effective than oil, and fairly comparable to buying cord wood instead of cutting my own.  I found a few stoves that should heat my entire main level, and probably keep the upstairs in the low- to mid-60's at the same time.  Not too shabby.  My oil heat can become the supplemental system, and what we may need to use at night. 


There is a great fuel cost comparison calculator that can aid in your decision as to whether your savings will be worthwhile.

I think we're going to go with the pellet stove.  Of course, they are scarce right now and not cheap.  But, I think I may earn my money back in 2-3 years.  If oil prices drop and it takes longer, at least I know that I'm no longer completely dependent on foreign oil.  And, I'll have an additional fireplace in my home. 

I will have two heat sources in my house - I will be able to choose which one is used as the primary heat source at any given time, based on current fuel costs. 

How cool is that?

 

25 commentsDon Fabrizio-Garcia • July 24 2008 02:43PM

Oven Not Included

I've written before that sellers should remove valuables from their home.  Sellers should also remove anything that they do not wish to be included in the sale.

As an agent, I tire of seeing "Dining Room Chandelier Not Included in Sale."

Then, remove the dang chandelier and replace it now!

When selling, unless noted in the contract, all fixtures are included in the sale.  A fixture is any item permanently attached to the home. 

Those shelves are attached to the wall?  They're a fixture and they stay.
That dining room chandelier attached to the ceiling and the electrical system?  It's a fixture and it stays.

It's quite simple to replace that chandelier prior to marketing your home for sale.
It's just as easy to remove those attached bookcases and repair the wall now, prior to marketing your home for sale, then it will be later when you're moving.

Actually, it will be easier to make these changes now rather than waiting until you are rushed and stressed by your upcoming move.

And, it never fails.  You must take that chandelier with you.  Well, guess what?  Chances are that the  buyers will fall in love with that chandelier and request that it stays.  You've now opened up a potentially contentious negotiation issue that could have been completely avoided.


A new listing of a home for sale here in New Fairfield, Connecticut, came on the market last week. In the public comments it states the following:
Cooktop, oven and woodstove are not included.

The oven is not included?  You've got to be kidding me.
And, no cooktop, either?  Come on now.

Who's going to buy a house without an oven?  And, without a cooktop, too?
If I have buyers for this house, then surely we're going to request that these items be replaced with items of the buyer's choosing - at the seller's cost.  We will choose the replacement appliances the buyers want, and they probably won't be the Home Depot standard discount versions of these appliances.

The oven and the cooktop are important items for a house.  If you must take them with you, then replace them now.

Sellers:  Any items that you must take with you, replace them before we market your home.  It will save you time and stress - and probably even money - in the long run. 

 

 

 

 

7 commentsDon Fabrizio-Garcia • July 18 2008 08:55AM

Ridgefield, CT - June, 2008 Real Estate Market Report

Ridgefield, Connecticut Real Estate Update
June, 2008

Closed home sales in Ridgefield, Connecticut:

There were 39 home sales closed in Ridgefield, CT.
List Prices ranged from $399,000 - $2,750,000.
Closed Sales Prices ranged from $375,000 - $2,400,000.

On average, these homes sold for 94.3% of their final list price.

Marketing time ranged from 7 - 993 days on market.  The average was 288 days on market.

This compares with 52 closed sales in June, 2007, with an average sales price of $930,113 and a median sales price of $821,250.


Currently available homes for sale in Ridgefield, Connecticut:

Currently, there are 239 homes for sale in Ridgefield, CT.
List Prices range from $279,900 for a small ranch to $10,000,000 for a 16,000 square foot contemporary showpiece.


Ridgefield, Connecticut is a wonderful New England town bordering New York's Westchester County.  It is popular with those commuting to lower Fairfield County, Westchester County and New York City.

This Market Report prepared by:
Don Fabrizio-Garcia, REALTOR
Real Estate & Appraisals
203.746.1199
Connecticut Real Estate and Homes for Sale

 

Data compiled from the Greater Fairfield County MLS and believed to be accurate.

 

 

 

4 commentsDon Fabrizio-Garcia • July 14 2008 09:25PM

Bethel, CT - June, 2008 Real Estate Market Report

Bethel, Connecticut Real Estate Update
June, 2008

Closed home sales in Bethel, Connecticut:

There were 13 home sales closed in Bethel, CT.
List Prices ranged from $264,900 - $389,900.
Closed Sales Prices ranged from $245,000 - $380,000.

On average, these homes sold for 94.8% of their final list price.

Marketing time ranged from 35 - 635 days on market.  The average was 238 days on market.

This compares with 13 closed sales in June, 2007, with an average sales price of $426,915 and a median sales price of $386,000.


Currently available homes for sale in Bethel, Connecticut:

Currently, there are 116 homes for sale in Bethel, CT.
List Prices range from $229,900 for a bank-owned fixer property to $1,150,000 for a newer colonial.


Bethel, Connecticut is a quaint New England town with a wonderful pedestrian-friendly downtown area with plenty of shops.  Bethel borders Danbury to the west, Brookfield to the north and Redding to the south.

This Market Report prepared by:
Don Fabrizio-Garcia, REALTOR
Real Estate & Appraisals
203.746.1199
Connecticut Real Estate and Homes for Sale

 

Data compiled from the Greater Fairfield County MLS and believed to be accurate.

 

 

4 commentsDon Fabrizio-Garcia • July 14 2008 08:55PM

New Milford, CT - June, 2008 Real Estate Market Report

New Milford, Connecticut Real Estate Update 
June, 2008

Closed home sales in New Milford, Connecticut:

Single Family Homes:
There were 23 single family home sales closed in New Milford, CT.
List Prices ranged from $219,900 - $1,675,000.
Closed Sales Prices ranged from $220,000 - $1,550,000.

The average closed real estate sales price for single family homes in New Milford was $431,905.
The median closed sales price was $355,000.
On average, these homes sold for 95.4% of their final list price.
Days on Market ranged from 35 - 635 days, with the average being 251 days of market time.

This compares to 37 single family homes closed in June, 2007, with an average closed sales price of $372,886 and a median closed sales price of $343,500.

Condos:
There were 9 condominium sales closed in New Milford, CT.

The average closed real estate sales price for condos in New Milford was $172,477.
The median closed sales price was $155,000.
On average, these homes sold for 96.1% of their list price.

This compares to 13 condos closed in June, 2007, with an average closed sales price of $182,084 and a median closed sales price of $157,000.



Currently available homes for sale in New Milford, Connecticut:

Single Family Homes:
Currently, there are 318 single family homes for sale in New Milford, CT.
List Prices range from $160,000 for an antique fixer to $4,200,000 for a restored 1860's home on 100 acres.

Condos:
Currently, there are 72 condos available for sale in New Milford, CT.
List prices range from $85,900 for a one-bedroom unit to $539,900 for a detached unit in an active-adult community.


New Milford, Connecticut, is the southernmost town in Litchfield County and is known as The Gateway to Litchfield County.  The town borders the northeastern shores of Candlewood Lake.  Several lake communities surround its Candlewood Lake shores, and typically offer a private beach for residents, boat docks and other amenities.  New Milford enjoys a population of about 28,000 residents.

This Market Report prepared by:
Don Fabrizio-Garcia, REALTOR
Keller Williams CT Realty
203.746.1199
Connecticut Real Estate and Homes for Sale

Data compiled from the Greater Fairfield County MLS and believed to be accurate.

 

 

 

0 commentsDon Fabrizio-Garcia • July 14 2008 08:04PM

Brookfield, CT - June, 2008 Real Estate Market Report

Brookfield, Connecticut Real Estate Update 
June, 2008

Closed home sales in Brookfield, Connecticut:

Single Family Homes:
There were 19 single family home sales closed in Brookfield, CT.
List Prices ranged from $189,900 - $769,000.
Closed Sales Prices ranged from $189,900 - $740,000.

The average closed real estate sales price for single family homes in Brookfield was $450,784.
The median closed sales price was $415,000.
On average, these homes sold for 95.8% of their final list price.
Days on Market ranged from 29 - 844 days, with the average being 253 days of market time. 

This compares to 28 closed sales in June, 2007, with an average sales price of $582,960 and a median closed sales price of $534,500.

Condos:
There were 8 condominium sales closed in Brookfield, CT.
The average sales price was $252,062
The median sales price was $201,000
These units sold for 95.2% of the most recent list price.


This compares to 6 closed sales in June, 2007 with an average sales price of $289,377 and a median sales price of $232,750.



Currently available homes for sale in Brookfield, Connecticut:

Single Family Homes:
Currently, there are 164 single family homes for sale in Brookfield, CT.
List Prices range from $259,907 for a fixer property to $1,950,000 for a Candlewood Lake waterfront home.

Condos:
Currently, there are 35 condos for sale in Brookfield, CT.  List prices range from $199,900 for a one bedroom unit to $609,900 for a newer 3-bedroom unit.




Brookfield, Connecticut, is located between Candlewood Lake and Lake Lillinonah, creating a multitude of water recreation opportunities in the town.  Several lake communities border Candlewood Lake, and typically offer a private beach for residents, boat docks and other amenities.  Brookfield enjoys a population of about 16,000 residents.

This Market Report prepared by:
Don Fabrizio-Garcia, REALTOR
Connecticut Real Estate & Appraisals
Keller Williams CT Realty
203.746.1199
Connecticut Real Estate and Homes for Sale

Data compiled from the Greater Fairfield County MLS and believed to be accurate.

 

 

 

0 commentsDon Fabrizio-Garcia • July 14 2008 07:26PM

Danbury, CT - June, 2008 Real Estate Market Report

Danbury, Connecticut Real Estate Update
June, 2008

Closed home sales in Danbury, Connecticut:

Single Family Homes:
There were 37 single family home sales closed in Danbury, CT.
List Prices ranged from $189,900 - $649,900.
Closed Sales Prices ranged from $190,500 - $627,000.

The average closed real estate sales price for single family homes in Danbury was $363,224. 
The median closed real estate sales price was $345,000.
On average, these homes sold for 96.2% of their most recent list price.
Days on Market ranged from 6 - 581 days, with the average being 180 days of market time. 

This compares with 42 closed sales in June, 2007, with an average closed sales price of $473,364 and a median closed sales price of $403,450.

Condos:
There were 36 condominium sales closed in Danbury, CT.
The average closed real estate sales price for condos in Danbury was $278,320.
The median closed sales price was $283,000.
On average, these homes sold for 95.6% of their most recent list price.

This compares with 49 closed sales in June, 2007, with an average closed sales price of $276,678 and a median closed sales price of $260,000.



Currently available homes for sale in Danbury, Connecticut:

Single Family Homes:
Currently, there are 331 single family homes for sale in Danbury, CT.
List Prices range from $79,000 for a summer-only as-is cottage in a lake community to $3,499,000 for a renovated 1920/s colonial on nearly 9 acres.

Condos:
Currently, there are 262 condos available for sale in Danbury, CT.
List prices range from $74,000 - $839,000.


Danbury, Connecticut, a former military depot during the American Revolution, is a diverse community of about 78,000 residents that borders New York State to the west and the southern shores of Candlewood Lake.  Several lake communities border Candlewood Lake, and typically offer a private beach for residents, boat docks and other amenities.  Danbury enjoys a convenient commute location to lower Fairfield County and Westchester County, New York.  Danbury is situated just about an hour by car to Hartford, Connecticut and New York City.

This Market Report prepared by:
Don Fabrizio-Garcia, REALTOR
Connecticut Real Estate & Appraisals
Keller Williams CT Realty
203.746.1199
Connecticut Real Estate and Homes for Sale

 

Data compiled from the Greater Fairfield County MLS and believed to be accurate

 

 

2 commentsDon Fabrizio-Garcia • July 14 2008 06:41PM

Sherman, CT - June, 2008 Real Estate Market Report

Sherman, Connecticut Real Estate Update
June, 2008

Closed home sales in Sherman, Connecticut:

There were 3 home sales closed in Sherman, CT.
List Prices ranged from $535,900 - $1,200,000.
Closed Sales Prices ranged from $491,850 - $1,050,000.

On average, these homes sold for 89.7% of their final list price.

Marketing time ranged from 79 - 319 days on market.  The average was 210 days on market.

This compares with 7 closed sales in June, 2007, with an average sales price of $676,557 and a median sales price of $507,000.


Currently available homes for sale in Sherman, Connecticut:

Currently, there are 74 homes for sale in Sherman, CT.
List Prices range from $275,000 for a small ranch with beach rights to $3,300,000 for an expansive estate on more than 24 acres.


Sherman, Connecticut is a small semi-rural community of about 4,000 residents that borders New York State to the west, New Fairfield to the south and hugs the northwestern shores of Candlewood Lake.  Several lake communities border Candlewood Lake, and typically offer a private beach for residents, boat docks and other amenities.  The northernmost town in Fairfield County, Sherman is often cited as being the fastest growing town in Connecticut per capita, yet still retains its rural roots and charm.

This Market Report prepared by:
Don Fabrizio-Garcia, REALTOR
Real Estate & Appraisals
203.746.1199
Connecticut Real Estate and Homes for Sale

 

Data compiled from the Greater Fairfield County MLS and believed to be accurate.

 

0 commentsDon Fabrizio-Garcia • July 14 2008 06:13PM

New Fairfield, CT - June, 2008 Real Estate Market Report

New Fairfield, Connecticut Real Estate Update
June, 2008

Closed home sales in New Fairfield, Connecticut:

There were 14 home sales closed in New Fairfield, CT.Welcome to New Fairfield, Connecticut
List Prices ranged from $259,000 - $2,395,000.
Closed Sales Prices ranged from $233,000 - $2,090,000.

The average closed real estate sales price for New Fairfield was $584,617.
The median closed real estate sales price for New Fairfield was $421,450.
On average, these homes sold for 93% of their final list price.

Days on Market ranged from 47 - 515 days, with the average being 157 days of market time.

This compares with 23 closed sales in June, 2007, with an average sales price of $430,260 and a median sales price of $395,000.


Currently available homes for sale in New Fairfield, Connecticut:

Currently, there are 122 homes for sale in New Fairfield, CT.
List Prices range from $189,900 for a small colonial  to $21,000,000 for a Victorian-style home on Candlewood Lake.

New Fairfield, Connecticut is a small community of about 14,000 residents that borders New York State to the west and Candlewood Lake to the east.  Several lake communities border Candlewood Lake, and typically offer a private beach for residents, boat docks and other amenities.  New Fairfield enjoys a convenient commute location to lower Fairfield County and Westchester County, New York.  New Fairfield is situated just over an hour by car to Hartford, Connecticut and New York City.

This Market Report prepared by:
Don Fabrizio-Garcia, REALTOR
Real Estate & Appraisals
203.746.1199
Connecticut Real Estate and Homes for Sale

 

Data compiled from the Greater Fairfield County MLS and believed to be accurate

 

 

0 commentsDon Fabrizio-Garcia • July 14 2008 05:49PM

Indy Mac No Longer Funding Loans

We had a listing that was supposed to close today.
It's not closing.

Why not?  Because the buyers were obtaining their mortgage financing through Indy Mac. 

It was announced recently that Indy Mac was leaving the mortgage financing business.  But, they said that would fund and close all loans currently in process.

That is no longer the case.  As of yesterday afternoon, we were told that Indy Mac will not fund any more loans, no matter where they are in the process.

Where does that leave buyers and sellers expecting to close with a loan through Indy Mac?  Screwed.

We'll work to try to patch this deal back together over the next few days.
But damage has already been done.

What a shame.

6 commentsDon Fabrizio-Garcia • July 11 2008 01:56PM

Dependents' Day 2008

Once again, in my home we're celebrating Dependents' Day!

Dependents' Day is the day before Independence Day.  On Independence Day, we celebrate the founding of our nation.  On Dependents' Day, we celebrate the founding of our family...

July 3, 2003:  We cried a little as the judge declared that we have now officially adopted our first two children.  they had been with us for a year as foster children, now they were legally and officially our sons. The Dependents They were now our dependents.  Hence, Dependents' Day!

After the adoption was complete, the judge invited us up to his desk.  He let the boys sit in his chair for a family photo.  I saw my youngest playing with some sort of button on the edge of the desk...I saw the judge yell and pull his hand away from the desk...I saw the court officer's hand reach for her gun...Yeah, my son hit the judge's panic button.  He made us so proud.  That should have been a warning...

July, 2004:  We cried a little bit more as the same judge, in the same courtroom, declared that we have now officially adopted our third child - their younger brother.  On that day, as we arrived at the courthouse, it was evacuated due to a bomb scare.  That should have been a warning...

July, 2005:  We're the greatest parents in the world.  We know everything.

July, 2006:  Maybe we just don't know as much as we thought we did...

July, 2007:  Wow.  Do we know anything?  Why am I so tired?

July, 2008:  We know nothing.  Nothing!  I'm exhausted.  Always tired.  Kids are expensive.  They always need us to buy something else... We're broke.  Did I say we're tired, too?

And, I wouldn't change a thing.

Happy Dependents' Day!

 


UPDATE:  I went out early this afternoon to show a home.  When I came back home, this is what I found drawn in chalk on the driveway in front of the garage:

Chalk

Say it with me:  Aaaawwww.....

 

4 commentsDon Fabrizio-Garcia • July 03 2008 09:46AM