Rates. They really play a huge part in affordability. Right now, they are dropping like they’re hot. That means you can get a lot more house than last year when rates were around 5%.  A few people out there think that rates are going to continue to fall into the low 3’s…and maybe (huge maybe) the high 2’s this winter!!

If you’ve been on the fence and thinking about buying, give us a call now. Don’t wait until the holidays arrive. Don’t wait until the holidays end and the snow buries us. Don’t wait. Call. 508.414.7246 (Brian O’Neill cell) or 508.446.1932 (Heritage & Main Real Estate).

Wait until Spring.

Why?               And that’s my blog post for today. If you can’t answer that question with something incredibly substantial – then call us at Heritage & Main. We’re here to help – and ready when you are. (yes, even if you wait until Spring).

Happy Thanksgiving to everyone – especially the turkey’s that survive this week.

2018 Real Estate Market

Wow.  That one word is fitting for this spring. Listing inventory is low, buyers are plentiful, and rates are climbing.  That scenario has translated into a multiple offer situation (if priced properly) on day 1, and acceptance of offers well over asking.

Appraisals have kept things somewhat in check. The bank is holding their ground and not getting involved in lending money on the “over” that these offers are written for every time. Cash to cover is extremely helpful now, and well written offers are paramount.

In some cases, buyers are waiving their inspections and appraisals altogether. That is hard to compete with if you don’t have the resources.

So, what do you do?  Sellers have is easy. Price it well and negotiate the best deal. Use a great Realtor and you’ll have that done.  What about our buyers?  Well, you remain vigilant in your process that you’ve designed for buying a home with your Realtor. Use a Realtor that is proving to be very strong in the market the past few years. Interview them and go with results.  The best course after that…


Calling all VETERANS!!

Armed Forces Badges

Rates are on the rise – and that can virtually eliminate some people from the market. We are not there yet, don’t worry. Rates are still historically low, but going up and up again. What is the deal with veterans then? Glad you asked.

One huge perk is your eligibility to utilize your VA loan. The other, is your ability to let another veteran assume that loan. The assumption of that loan is a potentially huge marketing tool for you. See the example below.

Buy a house today at 4.25%, and even that might not be in play by next week. If rates continue to climb and in two years are at 6% (totally hypothetical) you would have the ability to let another VETERAN assume your loan that is still at the 4.25%.  The monthly savings could be in the range of $325 per MONTH on a $300,000 loan. The savings on a $400,000 loan could be around $431/MONTH!!!   That is huge.

Fast forward to a few years from now. A non-VA buyer might be priced out of your house. A VA buyer, that can assume your loan, may be able to afford a lot more and be the perfect fit. $325+ every month is a lot of money. Marketing your home for sale, with that amazing advantage, could make all the difference in the crazy real estate market.

Already own and have a VA loan?  Looking but not quite sure? Buy now, before those rates skyrocket. Call me when you have a minute…508.446.1932. Or reach out through the Contact tab on the website.

And Thank You for your service.

1900 Victorian!

Melendy Front147 N. Main St, Uxbridge – Wow!!    Not your typical home – this 1900 Victorian has been updated and upgraded all over, yet all of the character that makes it so special remains! Does YOUR house have a turret?  This one does.  It also has updated plumbing, electrical, windows and more. Are you on the parade route/town loop? This one is.  Is your ‘in town’ home one with a huge, level, fenced backyard? This one is. It is also an amazing home throughout with large kitchen, fireplaced dining room, huge family and living rooms AND an amazing sun porch fitted with woodstove. Second floor boasting three of the bedrooms and a great covered deck/balcony off the back. Head up to the 3rd floor to find the 4th bedroom with access to the huge attic storage space as well. Wait, don’t forget to climb up into the turret!!  They don’t make them like this anymore. $374,900

Coming Soon…

Spring. The ‘go time’ for all things real estate is not far off. I stay in touch with a lot of my peers and I believe almost all of them are working with a lengthy list of clients. Buyer or seller, spring is the target for a lot of people. Here is what is coming on before the calendar even says “Spring”.

Coming Soon – one year young colonial in a private neighborhood – with acres and acres of conservation behind the home. Loaded with upgrades and on the best lot in the development, this pristine 3 bedroom home with screened porch is located on the cul de sac out front with nature as far as you can see to the back. ~$425,000 in Uxbridge.

Coming Soon – an immaculate ranch home with finished lower level in Northbridge, under $300,000. Huge fenced backyard, expertly manicured landscape and privacy with no rear neighbors and a view of the pond. Less than 30 days from now is likely.

Coming Soon – a great condo up in the Scotland Yard neighborhood of Uxbridge. When a condo is listed here, the Open Houses are jam packed.  They are extremely well built, very good sized, and a great value. This is a two bedroom with easy expansion in the lower level for a 3rd. Around 1700 sq ft.  $234,900 – listing in a few weeks.

Plenty more on the list that have plans to sell in a few months as well. Just don’t delay, as it sure feels that the current sellers market will remain in place throughout this spring, into summer.

Want to talk more about your plan? Reach out through the Contact page on the website, or give me a call at 508.446.1932.  Brian C. O’Neill Ma Broker 9558445.


Real Estate ownership is the aspiration of nearly everyone. Our name begins with Heritage, because of the definition that states: ‘a special or individual possession; an allotted portion’. Having something so significant be all yours is an achievement to most, as not too many people are just given this in their lifetime.  So, how does it all work? How do you get yours? What do I need to do to be in position to buy? We answer those questions all the time and are the right place for first time home buyers to come for answers.

If you don’t have a ton of cash, you can’t get a house without a loan. For the loan you need decent, or better, credit. You’re also going to need some savings for potential down payments and closing costs. We partner with many great lenders that can help you gain an awareness of your buying power.

Once you have that in place (a pre-approval) you are ready to go see houses in person. You absolutely want a Realtor, especially from Heritage & Main Real Estate, in your corner. We are your partners and consultants. We work hard to help keep you on the path that we would create in the beginning meetings. We watch the market with you and set up showings and give you personal guided tours. We help evaluate property and determine if it is truly a fit for what you started out looking for. We try to help steer you clear of falling for the “shiny object” – and keep you focused on your initial priorities.

You’ll find a house that you want at some point. We will walk through the offer process with you. It is really not that hard, which you’ll see when we get to that point. Just offer a dollar amount and some deposits, make the dates work for you, and write up contingencies. Contingencies are parts of the ‘deal’ that are required to happen. Remember, everything is negotiable. Expect a counter offer unless you make an offer that the seller can’t refuse. Once you reach an agreement with the seller, we move on to inspections and the creation of the Purchase and Sale (you’ll hear “P&S” mentioned often).

While a home inspection is not mandatory, you should really have one done. They are relatively inexpensive and worth every penny. You’ll have an expert with their eyes on the property and capable of seeing what most of us don’t. They do it every day, multiple times. A great inspector will let you know a lot about the home you are about to buy. You should come prepared to ask a lot of questions, and learn a lot about the house. They may find deficiencies as well. You, and your Realtor, can then go back to the seller and re-negotiate on those points. Once you get past that – you are ready to sign a Purchase and Sale.

The Purchase and Sale is a deeper dive into the parameters set forth by the offer and subsequent negotiations that follow. It really details more of the legal aspects about the property and the transaction. Again, although not required, you should absolutely have an attorney working for you on this. That attorney will work with the attorney that represents the seller to come up with a final P&S document that works for both parties. Once this is signed, the process shifts back to the lender. It is time for underwriting.

Underwriting begins after the P&S is signed because that is the point where the deal is ironed out and in effect. You now work with the lender to provide whatever documentation they ask for and should always get that to them as quickly as possible. If there are any issues, they will work through them with you. This part of the process averages about 4 weeks. Once they have everything they need and feel that the loan is going to move forward, they provide us with a Commitment. It means that, barring any unforeseen actions or events that could stop the loan at the last minute, you’ve got the loan you asked for. IMPORTANT DATE: When you offer, you list a “Commitment Date”. That date is around 10 days prior to the closing – and is also negotiable. This date begins a period of time, that lasts until closing, that your deposits are at risk of forfeiture. Why? The sellers need time to put plans into action. You want them out when you close so they have to move. When you tell them you have a commitment, they likely spend some money to move. They have also kept their house off the open/active market for you to get to closing. If that fails at the end, the seller has the right to keep those deposits. It doesn’t happen often, and having a great team in your corner helps a lot – but it has happened. (no, not to any of the agents, or clients,at Heritage & Main as of this post). We work very hard to help ensure that you get to closing.

Closing!  A few days before closing you will get the magical Clear to Close. Everything is in order and you will have your final numbers for what to bring to closing (dollars and documents). You go to the closing, whether it is at your attorneys office or the registry of deeds, and sign a stack of papers — and get your keys. What an amazing feeling!  We love it and that’s why we do this.

Questions?  Want to sit and talk, and make your plan?  On the website, click ‘Contact Us’ and one of us will be in touch as soon as possible.

Brian O’Neill – Broker Ma: 9558445






The current state of the market…

I’ve been looking through the growing list of contacts that I have. There are a lot of folks who want to buy a home and have that ability right now. A decent amount of those same people have a home to sell.

The market is desperate for listings.

Did you know, those of you that have a house to sell – but are waiting to find your next home, that you can list your house and make the sale of it contingent upon you finding it? Sure can. If everyone did that, we would instantly create a much richer market. Are you one of those people in this situation? Want some help navigating it? Call me, 508.446.1932. Brian O’Neill (Broker: Brian C. O’Neill Ma: 9558445)