Massachusetts’ New Home Inspection Law went into Effect October 15, 2025: What You Need to Know
Buying or selling a home in Massachusetts just got a little more interesting.
Starting October 15, 2025, a new state law changes how home inspections work, and more importantly, how waiving them doesn’t.
If you’ve ever been in a bidding war, you know the pressure: “Waive the inspection and maybe they’ll pick your offer!” Well, Massachusetts has officially decided that’s not the kind of competition it wants in the housing market.
Let’s break it down minus the legal jargon and plus a little sanity.
What’s Actually Changing
Under the new rule (760 CMR 74.00), sellers and their agents can no longer make accepting an offer dependent on a buyer skipping their home inspection.
That means:
- Sellers can’t say “We’ll only take your offer if you waive inspection.”
- Sellers must provide a new disclosure form confirming buyers’ inspection rights—signed by both parties before signing an offer or purchase and sale.
- Buyers can still choose to skip an inspection, but it has to be a truly voluntary decision—not the result of pressure, suggestion, or Jedi mind tricks from the seller’s side.
- The law applies to 1–4 unit homes, condos, and co-ops.
- It’s only for contracts signed on or after October 15, 2025.
So no, home inspections aren’t mandatory, but now, neither is feeling cornered into giving one up.
Why Massachusetts Did This
Let’s face it: the past few years have been a real-estate circus. Between record-low inventory and sky-high competition, buyers have been dropping inspections faster than you can say “foundation crack.”
The state decided it was time to cool things down. Officials cited consumer protection and fairness making sure buyers get the chance to make an informed decision without sacrificing safety or sanity.
As Governor Healey’s team put it, this rule helps level the playing field. No more bidding-war brinkmanship that leaves homeowners with buyer’s remorse and a roof that leaks in five places.
What Buyers Should Know
The good news: you have more breathing room.
- You’ll receive (and sign) a disclosure form confirming your right to a home inspection.
- You still get to decide whether to inspect or not.
- Sellers can’t use “no inspection” as leverage to pick another offer.
Does that mean you should always inspect? That depends. If you’re handy, have nerves of steel, or enjoy the thrill of mystery repairs, maybe not. For everyone else, it’s usually a smart move.
Even with the new protections, it’s still worth negotiating your inspection timeline and setting clear expectations. The law allows “reasonable limits” (like capping repair requests), so communication is key.
What Sellers and Agents Need to Know
Here’s the short version: if you’re selling, update your process yesterday.
- Make sure that disclosure form is signed by both parties before any offer or P&S agreement.
- Don’t hint, imply, or outright suggest that inspection waivers make offers stronger.
- Review your templates and contingencies to ensure compliance.
- Keep everything documented. Massachusetts loves its paperwork.
This law isn’t about forcing anyone into longer closings; it’s about transparency. Think of it as adding one more checklist item to keep everyone out of hot water.
Pro tip: if you’re an agent, train your team early. Better to have an awkward “here’s the new rule” conversation now than an awkward call from the Attorney General later.
Who’s Not Affected
A few exceptions apply:
- Family-to-family sales (including estates or divorces).
- Foreclosures and similar lender transfers.
- Certain new-construction homes under warranty.
For everyone else, yes, this includes your charming three-family in Roslindale and that Cape in Westwood… the new regulation applies.
What It Means for the Local Market
If you’ve been buying or selling around Greater Boston, you know “contingency-free” offers became the norm. This new rule might shift that dynamic.
Expect:
- More buyers including inspections again.
- Slightly longer timelines (inspectors, rejoice).
- More balanced negotiations and less “take it or leave it.”
And maybe... just maybe, a few fewer stress-induced gray hairs for everyone involved.
It’s not a huge shake-up, but it does reset expectations. Sellers can still evaluate offers based on price, terms, and timing. They just can’t base it on who’s brave enough to skip an inspection.
Quick Tips for Smooth Transactions
Buyers:
✅ Make sure you sign that inspection-rights disclosure before your offer.
✅ Schedule your inspection ASAP after the offer’s accepted.
✅ If you skip it, do so by choice, not because you felt pressured.
✅ Still read the report (if you get one). Knowledge is cheaper than repairs.
Sellers:
✅ Review and sign the new disclosure form with buyers.
✅ Don’t accept offers that hinge on waiving inspections.
✅ Communicate your timeline clearly to keep things moving.
✅ Remember: transparency builds trust and trust sells homes.
Agents:
✅ Update your forms and checklists.
✅ Educate your clients (and your office) on the changes.
✅ Keep signed documentation handy for compliance.
Bottom Line
Massachusetts isn’t outlawing home-inspection waivers, it’s just removing the pressure that turned “optional” into “expected.”
The goal? A fairer process, fewer hidden surprises, and maybe a few more buyers sleeping soundly the night before closing.
Whether you’re buying in Dedham, selling in Walpole, or eyeing that colonial in Norfolk, take the time to understand the new rule and use it to your advantage.
Because at the end of the day, a house should feel like home… not like a pop quiz you didn’t study for.
Planning To Sell in 2026? Start the Prep Now
Top Projects Massachusetts Agents Recommend Before Selling
You’ve got big plans for 2026. But what you do this year could be the difference between a smooth sale and a stressful one. If you’re thinking of selling next spring (the busiest season in real estate), the smartest move you can make is to start prepping now.
As Realtor.com says:
“If you’re aiming to sell in 2026, now is the time to start preparing, especially if you want to maximize the spring market’s higher buyer activity.”
Because the reality is, from small repairs to touch-ups and decluttering, the earlier you start, the easier it’ll be when you’re ready to list. And the better your house will look when it’s time for it to hit the market.
Why Starting Now Matters
Talk to any good agent and they’ll tell you.... you can’t afford to skip repairs in today’s market. There are more homes for sale right now than there have been in years. And since buyers have more to choose from, your house needs to look its best to stand out and get the attention it deserves.
That doesn’t mean you have to do a full-on renovation. But it does mean you’ll want to tackle some projects before you sell. Your house will sell if it’s prepped right and you don’t want to be scrambling in the spring to get the work done.
Start now, and you’ll be able to space those updates out however you want:
✅ More time.
✅ Less stress.
✅ No racing the clock.
Whether it’s fixing that leaky faucet, repainting your front door, or finally replacing your roof, you can do it right if you start now and take your time finding great contractors without paying rush fees.
Get an Agent’s Advice Early
To figure out what’s worth doing (and what’s not) in your market, talk to a local agent early. That way you’re not wasting time or money on something that won’t help your bottom line.
As Realtor.com explains:
“Respondents overwhelmingly agree that both buyers and sellers enjoy a smoother, more successful experience when they start early.”
A skilled agent can tell you:
- What buyers in your local area are looking for
- The repairs or updates you need to do before you list
- How to prioritize projects if you can’t do them all
- Which local contractors can get it done right
Having that insight early is a game changer.
What Agents Are Recommending Most
According to the National Association of Realtors (NAR), here are the top projects agents recommend before selling:
Top Projects Agents Recommend Before Selling
- Paint the Entire Home – 50%
- Paint an Interior Room – 41%
- Replace the Roof – 37%
- Upgrade the Kitchen – 30%
- Renovate the Bathroom – 24%
Image credit: NAR
Keep in mind, what’s worth updating depends on your specific market. Some homes only need light refreshes; others may need a few bigger updates to compete.
Bottom Line
If your plan is to sell in 2026, it’s time to get serious. Taking some time to prep means you’ll hit the market confident, ready, and ahead of other sellers who waited until January to start.
Want to know which projects are getting the best return in Walpole, West Roxbury, Dedham, or your neighborhood? Let’s connect so you can head into next spring with a solid game plan.
Why October Is the Best Time To Buy a Home in 2025 (Especially Around Boston’s Suburbs)
The Fall Advantage: Why October 2025 Is the Month to Make Your Move
If you’ve been sitting on the sidelines waiting for the “right time” to buy — grab your pumpkin spice latte, because that time is now.
According to Realtor.com, October 2025 is shaping up to be the most buyer-friendly month of the year, with a rare combination of factors tipping the scale in favor of homebuyers.
“By mid-October, buyers across much of the country may finally find the combination of inventory, pricing, and negotiating power they’ve been waiting for—a rare opportunity in a market that has been tight for most of the past decade.” — Realtor.com
What Makes October a “Sweet Spot” for Buyers
It’s not just a feeling — it’s backed by data. This month tends to bring:
- More homes to choose from — Inventory usually peaks as sellers who listed in summer are still on the market, joined by fresh fall listings.
- Less competition — Many buyers tap out once school starts or the holidays approach.
- Better prices — Homes that have been sitting since summer are often reduced to attract fall buyers.
- Sellers more willing to negotiate — If a home hasn’t sold yet, sellers become more flexible on price and closing terms.
- More time to browse — With fewer bidding wars, you can actually take a breath before making a decision.
What That Means for Boston Suburb Buyers
While the national “Best Week to Buy” lands around October 12–18, our local market in Greater Boston — especially in Walpole, Westwood, Dedham, Roslindale, and West Roxbury — tends to hit its stride a little later in the month.
In fact, Boston-Cambridge-Newton is projected to see its “best week to buy” between October 26 – November 1 this year. That means buyers in nearby suburbs could have prime conditions through Halloween and into early November.
If you’ve been struggling to find something in your price range all summer, the next few weeks could finally bring relief.
Why Fall Buying Feels Different
Let’s be honest — buying a home in spring can feel like standing in line at a Taylor Swift concert. Everyone wants in, everyone’s bidding high, and emotions run hot.
Fall? Much calmer.
Here’s what local agents (myself included!) love about helping clients buy in October:
- Sellers are serious. They’re not “testing the market” — they want to move before winter.
- Homes show beautifully. Crisp air, cozy lighting, and fall curb appeal make it easier to envision your new home.
- Local service providers have more availability. Need inspections, movers, or painters? You’ll wait less and likely pay less.
What the Experts Are Saying
It’s not just us real estate folks in Massachusetts who see the shift — the national experts agree:
“Homebuyers are in the best position in more than five years to find the right home and negotiate for a better price. Current inventory is at its highest since May 2020.”
— Lawrence Yun, Chief Economist, National Association of Realtors
“Now is a good time to buy, if you can afford it . . . with falling mortgage rates and significantly more inventory, buyers have an upper hand in negotiations.”
— Daryl Fairweather, Chief Economist, Redfin
“This fall just might be the best window for home buyers in the past five years.”
— NerdWallet
Local Snapshot: What’s Happening in Norfolk County
Here’s what we’re seeing locally as of early October:
- Inventory has ticked up, especially in Walpole, Norwood, and Westwood, giving buyers more to choose from.
- Days on Market are increasing slightly, meaning sellers are open to offers and discussions.
- Price reductions are happening — not across the board, but selectively where homes were priced too aggressively in summer.
- Interest rates have eased from their midyear peak, giving buyers a little more breathing room on monthly payments.
All this adds up to opportunity — but timing still matters.
How To Prepare for This “Golden Window”
If you’re ready to buy this fall, here’s your October playbook:
- Get pre-approved immediately. You’ll move faster when the right home hits the market.
- Know your local market. Every town — Walpole, Dedham, Norfolk, or Westwood — behaves a little differently. Work with an agent who can interpret those micro-trends.
- Watch for price drops. Properties that have lingered since July or August often adjust pricing right now.
- Schedule showings quickly. While competition is lower, good homes still go fast.
- Negotiate smartly. You may now have room for closing cost credits or flexible closing dates — things we rarely saw last year.
Bottom Line
If you’ve been waiting for the right moment to make your move, October 2025 is your month — especially across the Boston suburbs.
With inventory up, competition down, and sellers eager to deal before the holidays, this is the best balance of opportunity buyers have seen in years.
Let’s get your strategy in place now so you can take advantage of this narrow, powerful window.
Schedule your homebuying consultation today or get a free home search setup customized to your favorite towns.
3 Reasons Affordability Is Showing Signs of Improvement This Fall
For the past couple of years, a lot of hopeful homebuyers felt stuck on the sidelines. Prices climbed fast. Mortgage rates climbed too. For many, the math just didn’t add up.
But good news is here: this fall, affordability is finally showing signs of improvement.
The latest data from Redfin shows the typical monthly mortgage payment is about $290 lower than it was just a few months ago. That’s a real difference for your budget (see chart below):
So why is this happening? Affordability in housing really comes down to three things:
- Mortgage rates
- Home prices
- Your wages
And right now, all three are finally moving in a better direction. Here’s a breakdown.
1. Mortgage Rates Are Trending Down
Mortgage rates have been dropping compared to earlier this year. In May, they hovered around 7%. Today, they’re closer to 6.3% (see chart below):
That may not sound like a lot, but it’s a game-changer. Even a fraction of a percent matters when it comes to monthly payments.
For example: On a $400,000 mortgage, dropping from 7% to 6.3% saves you nearly $190 per month just from rates alone. That’s real money back in your pocket.
As Joel Kan, VP and Deputy Chief Economist at the Mortgage Bankers Association (MBA), said on September 10:
“The downward rate movement spurred the strongest week of borrower demand since 2022 . . . Purchase applications increased to the highest level since July and continued to run more than 20 percent ahead of last year’s pace.”
2. Home Prices Are Moderating
After years of sharp increases, home price growth has cooled. That’s giving buyers a breather.
Odeta Kushi, Deputy Chief Economist at First American, notes:
“National home price growth remains positive, but muted — low single digits — and we expect this trend to continue in the second half of the year.”
Translation: prices aren’t soaring anymore. In some markets, they’ve even ticked down. This moderation makes it easier to budget and opens the door for more opportunities.
3. Wages Are Growing
According to the Bureau of Labor Statistics (BLS), wages are up around 4% year over year. That’s meaningful because, as Lawrence Yun, Chief Economist at NAR, explains:
“Wage growth is now comfortably outpacing home price growth, and buyers have more choices.”
That means the average paycheck is stretching a bit further than it did before—always good news when you’re buying a home.
What This Means for You
When you combine lower mortgage rates, slower price growth, and stronger wages, buying a home is a little easier this fall than it was just a few months ago.
The data shows it clearly: typical mortgage payments are already down nearly $300 a month compared to spring.
Bottom Line
If you’ve been waiting, now may be your moment. The fall market is offering a window of opportunity before the busy spring season kicks in and competition heats up again.
Let’s run the numbers together. I’ll walk you through your budget, what’s changed, and whether this fall is the right time to move from window-shopping to key-turning.
How to Downsize Smartly in Boston’s Suburbs Without Sacrificing Lifestyle
You’ve raised your family, filled every bedroom, every closet, and maybe even the garage (or two). Now the kids are grown, the house feels too big, and you’re ready for the next chapter. But here’s the million-dollar question: how do you downsize smartly in Boston’s suburbs—think Westwood, Walpole, Roslindale, Dedham, Norfolk, Wrentham—without feeling like you’re giving up the lifestyle you love?
Spoiler alert: downsizing doesn’t mean downgrading. Done right, it can mean less maintenance, more freedom, and a home that suits this new phase of your life beautifully. Let’s dive in.
Why Downsizing Makes Sense
Empty nesters often reach a turning point where the family home feels more like a museum of memories than a practical living space.
- Too much house to clean (and we all know dust multiplies faster in empty rooms).
- High utility bills for heating and cooling unused space.
- Lawn care headaches—those shrubs don’t prune themselves.
- Equity locked in your current home that could fund your retirement, travel plans, or even that dream beach cottage.
In towns like Westwood or Walpole, where home values have soared, selling a larger home can free up equity while letting you stay close to family, friends, and all the Boston-area amenities you love.
Suburbs That Are Perfect for the Next Chapter
If you’re thinking of downsizing but staying local, here’s what’s attractive about some popular nearby towns:
- Westwood: Known for excellent schools (still a selling point for buyers) and proximity to Route 128, but also offers luxury condos and smaller homes with walkability.
- Walpole: A mix of classic colonials and newer townhome developments, plus the charm of Bird Park and the convenience of Walpole Center.
- Dedham: Legacy Place for shopping and dining, plus historic charm and commuter rail options.
- Norfolk: A quieter, more rural feel, but with commuter rail access straight into Boston.
- Wrentham: A balance of small-town living with outlets, dining, and plenty of recreational space.
Smart Downsizing Tips
Here’s where the rubber meets the road—or in Boston’s case, where Route 1 traffic meets the backroads shortcut.
1. Start with Your Lifestyle Goals
Ask yourself: Do you want to travel more? Be within walking distance of coffee shops and community centers? Have space for grandkids to visit? Your new home should match your vision for the next decade, not just the next move.
2. Think “Right-Sizing,” Not Just Downsizing
Smaller doesn’t mean sacrificing. Look for homes that are:
- Single-level living (bye-bye stairs).
- Open floor plans for entertaining without the square footage.
- Low-maintenance exteriors like vinyl siding or condo associations that handle landscaping.
3. Purge Before You Pack
Easier said than done, but this is key. Sort items into:
- Keep (things you truly love or use daily).
- Donate (local charities in Walpole, West Roxbury, and Dedham are always grateful).
- Sell (estate sales or even Facebook Marketplace work wonders).
- Toss (no one needs that VCR anymore).
4. Consider New Construction & 55+ Communities
Many towns around Boston have seen a boom in townhomes and active adult communities. They often offer:
- Clubhouses and social activities.
- Maintenance-free living.
- Modern finishes without renovation headaches.
5. Don’t Forget Location, Location, Location
You may be giving up square footage, but make sure you’re gaining convenience. Proximity to:
- Grocery stores (Walpole Stop & Shop, Dedham Whole Foods).
- Healthcare (Newton-Wellesley, Norwood Hospital - Yah, I know. It’s coming).
- Public transit (commuter rail lines from Westwood, Norfolk, or Walpole).
Common Downsizing Mistakes to Avoid
- Waiting too long—moving is easier when you’re still mobile and energetic.
- Keeping too much stuff—your new space will thank you if you edit now.
- Focusing only on cost savings—yes, a smaller home may be cheaper, but also make sure it adds to your quality of life.
- Overlooking resale value—choose a property that will be desirable if you need to sell again.
Downsizing Checklist
Here’s a quick cheat sheet for Boston-area downsizing:
✅ Evaluate current and future needs (mobility, family visits, travel).
✅ Choose a town that fits your lifestyle (walkable vs. quiet retreat).
✅ Explore 55+ or new construction options nearby.
✅ Purge ruthlessly—less is truly more.
✅ Lean on a local REALTOR® who knows the suburban market (hi, that’s me 👋).
Helpful Resources
- Bird Park, Walpole – a community favorite for walking and events.
- Legacy Place, Dedham – dining, shopping, and entertainment at your doorstep.
- Wrentham Village Premium Outlets – because downsizing doesn’t mean cutting back on shopping.
Final Thoughts
Downsizing in Boston’s suburbs doesn’t have to mean giving up the lifestyle you love. In fact, it can mean simplifying your home while expanding your experiences. With the right plan, you can trade in lawn mowers and unused bedrooms for coffee dates, weekend trips, and a home that finally fits just right.
Ready to explore your downsizing options? Get your free home valuation today and start your next chapter with confidence.
Mortgage Rates Just Saw Their Biggest Drop in a Year
What Sparked the Drop?
According to Mortgage News Daily, the shift came right after the August jobs report—weak for the second month in a row. When the economy shows signs of slowing, financial markets start pricing in what’s next. Historically, that often nudges mortgage rates lower.
So while the headlines sound dramatic, here’s the takeaway: this isn’t just about one day of data, it’s about the larger direction the market may be heading.
What This Means for You
This rate drop isn’t just a number on paper. It translates into real dollars saved when buying a home.
Take a look at this example for a $400,000 loan:
- At a 7% rate, the monthly principal and interest payment is about $2,661.
- At a 6.29% rate (where we are now), it drops to $2,473.
That’s a savings of nearly $188 every month. Over the course of a year, that’s about $2,250 back in your pocket.
And if your budget is tight, this kind of shift can be the difference between stretching too thin and feeling comfortable in your new home.
Will It Last?
Here’s the honest answer: no one knows for sure. Rates could continue easing, or they could tick back up depending on what happens with:
- Upcoming inflation data
- New jobs reports
- The Federal Reserve’s next policy moves
But what we do know is that mortgage rates have finally broken free from the rut they’ve been in for months. As CNBC’s Diana Olick puts it:
“Rates are finally breaking out of the high 6% range, where they’ve been stuck for months.”
That’s reason enough to pay attention.v
Why Buyers Shouldn’t Wait Too Long
If you’ve been thinking about buying in our local communities—whether a starter condo in Roslindale, a colonial in Dedham, or new construction in Walpole—this change could open the door for you. Even a small drop in rates can increase your buying power and make homes that felt out of reach just a few months ago suddenly possible again.
Bottom Line
This is the shift buyers have been waiting for. Mortgage rates just saw their biggest drop in over a year, and that could mean real savings for you.
Want to see what today’s rates could save you on your monthly payment? Let’s connect and run the numbers together.
History Shows the Housing Market Always Recovers
When the market slows, it can feel like someone hit the pause button on your moving plans. Homeowners who hoped for top-dollar offers are increasingly choosing to take their homes off the market instead. According to Realtor.com, the number of homes being withdrawn is up 38% since the start of this year and 48% compared to last June.
In June alone, for every 100 new listings, about 21 were pulled back. If you’ve been in this position, you’re probably feeling frustrated—and rightfully so. But here’s the good news: slowdowns don’t last forever.
History Repeats Itself: Proof from the Past
This isn’t the first time the housing market has cooled down. In fact, history shows us that no matter the reason for a slowdown, the housing market always rebounds. Let’s look at a few examples:
- 1980s: Mortgage rates soared above 18%, pushing buyers out of the market. Once rates came down, home sales rebounded quickly.
- 2008: The Great Financial Crisis led to one of the toughest downturns in housing history. But even then, once the economy began recovering, sales and prices climbed back up.
- 2020: At the start of the COVID pandemic, home sales disappeared almost overnight. Yet within months, buyers came rushing back, creating one of the strongest housing booms in recent memory.
The lesson? Every slowdown is temporary.
Today’s Situation: Where We Stand Now
In the last few years, affordability has been the biggest challenge. Mortgage rates jumped at record speed in 2022 while home prices were also on the rise, making it harder for many buyers to qualify. Naturally, when fewer buyers are active, home sales slow.
That’s where we are today. Sales are sluggish, and many sellers are deciding to wait it out. But history—and the data—say this won’t last.
The Outlook: Why Things Will Improve
Here’s the encouraging part: the recovery is already on the horizon.
In 2024, about 4.07 million homes sold nationwide (gray bar below). This year, 2025, is projected to be nearly the same at 4.01 million (blue bar). But according to the latest forecasts from Fannie Mae, the Mortgage Bankers Association (MBA), and the National Association of Realtors (NAR), 2026 could see an average of 4.57 million sales (green bar).
Why the jump? Experts expect mortgage rates to ease up, opening the door for more buyers to re-enter the market.
What That Means for You
If you’ve recently pulled your home off the market, you made the best decision for your situation. Your frustration is valid—but don’t lose sight of the bigger picture. Just like the 1980s, 2008, and 2020, today’s slowdown is temporary.
And when the rebound begins, the buyers who’ve been waiting on the sidelines will start showing up again. That’s why it pays to stay connected with a local real estate professional who can watch the market closely and help you time your re-entry.
Bottom Line
If today’s market feels stuck, remember: it’s never stayed that way for long. Activity always returns, and opportunities follow.
So the real question is: will you be ready when the next wave of buyers arrives?
Let’s talk about your goals and map out the best timing for you. [Get your free home valuation today!]
Boston Suburbs Homebuyer Searches Hit a 2-Year High – What It Means for Sellers in Walpole, Dedham, Westwood, and Beyond
Intro: Buyers Are Quiet… Or Are They?
If you’ve been assuming the housing market has gone into hibernation because of high mortgage rates, you might want to think again. Believe it or not, buyer interest in the Greater Boston suburbs is heating up—and we’ve got the Google search data to prove it.
Buyers Are Actively Searching Online
One of the best indicators of buyer activity isn’t just open house traffic—it’s online searches. According to Google Trends, searches for terms like “home for sale” and “homes for sale” have climbed to their highest levels in two years.
The chart above shows these searches spiking mid-July 2025, right in the middle of what many think of as the “summer slowdown.” That means people aren’t just idly browsing; they’re seriously considering buying.
Why This Matters for Homeowners in Our Area
In markets like Walpole, Dedham, Westwood, and Roslindale, inventory has remained tight. Homes that are priced right and move-in ready still draw strong attention, often from multiple motivated buyers.
Here’s why this uptick in search activity is important:
- Pent-up demand: Buyers have been waiting for mortgage rates to drop. Some are realizing waiting isn’t practical anymore.
- Seasonal opportunity: Fall in Massachusetts often brings fresh listings—but with search interest already surging, you could get ahead of the wave.
- Local draw: Communities like Wrentham (with its shops and access to I-495), Norfolk (with its commuter rail), and West Roxbury (with city amenities but suburban feel) remain highly desirable.
What Motivated Buyers Are Really Looking For
Based on recent conversations and client searches, here’s what’s topping the list for buyers in our area:
- Move-in ready homes – They don’t want big renovation projects.
- Home offices & flexible layouts – Hybrid work is still very real.
- Outdoor living spaces – Decks, patios, and yards are a big win.
- Proximity to commuter rail & major highways – Easy access to Boston is a must.
Thinking About Selling? This Could Be Your Window
Here’s the bottom line: you don’t need 10 offers to sell your home. You just need the right one. With buyer search activity at a 2-year high, your ideal buyer may already be online looking for a house like yours.
Even with today’s higher mortgage rates, motivated buyers are:
- Pre-approved and ready.
- Flexible on timing.
- Serious about making a move before year-end.
Bottom Line
If you’ve been holding off on listing your home, now might be the moment to get back in the game. Demand isn’t at pandemic frenzy levels—but it doesn’t need to be.
Let’s connect today to discuss how buyer demand in Walpole, Dedham, and the surrounding suburbs could benefit you this fall.
Massachusetts Bans Renter-Paid Broker Fees: What Suburban Renters Need to Know Before September Lease Season
If you're a suburban renter in Massachusetts thinking about moving ahead of September’s typical lease turnover, listen up: a brand-new law, effective August 1, 2025, changes the rental game. Say goodbye to paying your landlord’s broker fee—if you didn’t hire the broker yourself, you shouldn’t be footing that bill anymore. This post breaks down the rule, explores implications for suburban renters, and offers tips to navigate the shifting rental landscape with ease—and maybe a grin.
What Just Changed?
As of August 1, 2025, landlords can no longer pass their broker’s fee onto tenants, unless the tenant independently hired the broker.
In effect: Whoever hires the broker must pay the fee—no agent shopping required.
The law reinforces an existing rule prohibiting landlords from charging more than:
- First month’s rent
- Last month’s rent
- Security deposit (up to one month)
- Lock/key changing cost
Why It Matters to Suburban Renters
- Suburban areas—like Walpole, West Roxbury, Dedham—often get lumped in with city rules, but this new law applies statewide, making rental costs more transparent across the board.
- The timing is key: with the law kicking in just before September, landlords competing to fill places might shift their approach—not fees, but maybe rents.
- One caveat: if a renter hires their own broker, yes, they'd still pay. Many tenants in high-demand markets already use brokers, so costs may still linger.
Potential Landlord Responses
- Rent Increase
Some landlords may raise rent to offset their newly unavoidable broker fee—so your monthly could inch up even if upfront costs drop. - Dodgy Fees
Watch for disguised charges disguised as “admin” or “application” fees—these are still illegal if they replicate a broker fee. - Mixed Compliance
Without robust enforcement, some landlords may continue old practices—intentionally or not—despite the law.
Helpful Tips for Suburban Renters
- Always ask upfront: Who pays the broker’s fee? Landlord or tenant? If the answer is unclear or sounds like a trick, press for clarity.
- Budget smartly: Plan as though you might pay a broker—better to be pleasantly surprised than financially stuck.
- Document everything: If you're told you must pay a fee—even informally—get it in writing or take a screenshot. You may need it later if enforcement becomes necessary.
- Know your rights: If you feel you're being unfairly charged, you can file a complaint with the Massachusetts Attorney General’s Office.
- Choose your broker wisely: If you hire your own broker, make sure you get a fee disclosure form upfront—that’s required.
Suburban Spotlight: What This Means Locally
Dedham & Wrentham
With growing rental demand near transit hubs and academic institutions, landlords may test rent hikes—but upfront savings mean more cash for deposit or moving costs.
Westwood, Norfolk & Roslindale
Closer-in suburbs with mixed rental inventories might see more tenant demand; transparency could encourage more renter mobility and negotiation power.
Walpole & West Roxbury
Here, the broker-savvy may still pay for representation—but those going solo? They’ll breathe a little easier. Just be cautious of misleading fee language in listings.
Thinking of renting this fall? Get clarity on fees before signing anything. Want help understanding market rates or negotiating contracts in your area? Easy... contact me.
Is It Better To Buy Now or Wait for Lower Mortgage Rates? Here’s the Tradeoff
Why Rates Are Back in the Spotlight
Mortgage rates are still a hot topic — and for good reason. After the most recent jobs report came out weaker than expected, the bond market reacted almost instantly. The result? In early August, mortgage rates dipped to 6.55%, the lowest level we’ve seen so far in 2025.
That might sound like a tiny change, but for buyers who have been anxiously waiting on the sidelines, it’s a big deal. Even a small drop reignites the hope that rates might finally be trending down. But before you grab your pre-approval letter, let’s talk about what’s realistic and why waiting for your “perfect” rate might actually cost you more.
What the Experts Are Saying About Rates
The latest forecasts don’t predict a dramatic fall any time soon. In fact, most experts expect mortgage rates to hover in the mid-to-low 6% range through 2026.
While big changes aren’t likely, small movements are — and those shifts usually happen in response to new economic data. With more reports scheduled for release this month, we could see some bumps (up or down) in the coming weeks.
The 6% Benchmark: More Than Just a Nice Round Number
The magic number for many buyers is 6%. It’s not just psychological — it has measurable impact.
According to the National Association of Realtors (NAR), if rates drop to 6%:
- 5.5 million more households could afford the median-priced home
- 550,000 people would likely buy a home within 12–18 months
That’s a lot of pent-up demand. And as the chart shows, Fannie Mae predicts we might hit that number next year.
The Tradeoff of Waiting
If you’re waiting for 6%, you’re not alone — and that’s exactly the problem.
When rates do hit that benchmark:
- More buyers will flood the market
- You’ll face fewer available homes
- Prices will likely rise due to competition
- Negotiating power will shrink
As NAR puts it:
“Home buyers wishing for lower mortgage interest rates may eventually get their wish, but for now, they’ll have to decide whether it’s better to wait or jump into the market.”
Why Now Might Be a Quiet Advantage
Right now, the conditions are surprisingly favorable for buyers — at least compared to what’s likely ahead:
- Inventory is up → More choices than in recent years
- Price growth has slowed → Sellers are more realistic
- Negotiating leverage → More willingness to cover closing costs or repairs
These advantages may disappear the moment rates fall enough to wake up the rest of the buyer pool.
Bottom Line
Rates aren’t expected to hit 6% this year — but when they do, the market will get crowded, fast. If you want more negotiating room, more choices, and less competition, your window might be open right now.
Let’s talk about what’s happening in Walpole, West Roxbury, Roslindale, Dedham, Norfolk, Wrentham, and Westwood — and whether it makes sense for you to make your move before everyone else does.
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