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Dear Neighbor,

It is that time again for our annual real estate report detailing the activity in the last 12 months in the neighborhood. Wow, we are fortunate as the wonderful fall day's this late in December.

This same fortune seems to be trending in the real estate world. Confidence continues to be the main factor in the solidification of values. While there are daily occurrences of uncertainty, the national economic indices are faring well.

The local real estate market has been robust. We saw a strong 4^th quarter in 2014 with 11 sales, a fairly brisk first quarter of 2015 with 10 transactions and a third quarter 2015 boom with 14 properties selling. That trend continues with 8 sales so far this quarter and a half with 6 homes presently in contract to close before the year's end. Kent is on track for a very strong year with nearly 50 home sales.

With increased optimism and more sales, sellers who have been on the sidelines for the last 6 years are coming into the market. There are more listings on the market today (80) than last year at this time (73), a 8.5% increase. So, as the market becomes loaded with homes, the downward pressure on prices increases. We are already seeing this manifest in our listing to closing ratios.

Date Sales Av. List Price Market Time Av. Sales Price

2012-13 28 $ 553,579 199 Days on $ 494,927

2013-14 27 $ 813,852 146 Days on $ 740,189

2014-15 43 $ 488,108 198 Days on $ 443,322

So here is what has transpired in your neighborhood:

15 Hidden Meadow Lane is a large contemporary home on a privately sited 12 acre parcel. With spacious rooms, considerable natural light, pool deck and family game room this 4/5 bedroom home features an open floor plan. There is a stone fireplace that is floor to ceiling over 20 feet. Three car garage, large master suite all in this 3500 sq. ft. home built in 1997. This property was listed for originally for over a million dollars and we brought the buyer who paid $765,000.

Directly next door is a parcel of land we sold to the owners nearly 20 years ago. This 11.83 acres, level and wooded, sold to a neighbor for $100,000.

Down on Kent Hollow Road I sold the former Puskas homestead at 80 Kent Hollow Road on 5 acres for $170,000. This sweet 4 bedroom, 1 bathroom cape style home is just less than 1000 sq. ft. of living space with wood floors and a fireplace and in very good condition.

27 Upper Kent Hollow Road is a circa 1780 two bedroom Cape meticulously restored with great attention to detail. This 2.88 acre tiered property has stone walls and great southeastern views and gardens. The second structure is a restored vintage tobacco barn, currently a spacious one bedroom guest house with a fireplace, high ceilings and a large deck overlooking the grounds. A third structure is a pristine Post & Beam barn ready for conversion with electric and septic system in place. A magical property that Toni Soule of my firm had listed and that closed for $402,500.

142 Anderson Road is a 1,000 sq.ft. 2 bedroom home in the Hollow that Dave Fairty of my office listed and I sold. Open country kitchen, stonework and plantings throughout the property. Sited on a beautiful corner lot at Anderson and Kent Hollow Roads, this has lovely gardens. All mechanicals are brand new, as is the roof. This bank owned property closed for $ 126,250.

72 Anderson Road is a chic country farmhouse on quiet, private setting tucked off the road. Dramatic southwest views. 9.45 Acres. The non-traditional layout offers a charming interior and could support building a more substantial addition. Beautiful grounds, stream, small waterfall and an additional 2.5-Acre parcel. It closed for $597,500.

  314 Kent Hollow Road was a relocation company's property that was in need of considerable rehabilitation. The one level home of four rooms and 874 sq. ft. sits on 1.7 acres of open land. A perfect downsizing home with great upside it lasted only 11 days on the market and sold for $99,900.

I listed and sold a French Normandy stylish retreat at 260 Kent Hollow Road tucked away on 21 acres with pond and pool. With 18" thick masonry walls, imported antique tiles on the floor, leaded glass windows, extra heavy hand made doors; this is a well built home. Offering three bedrooms and three bathrooms in 2400 sq. ft. this home also features a cobblestone courtyard with a center fountain, fieldstone patio overlooking the pond, and a gunite lap pool in the side yard. This home is very unique and special from top to bottom. It was listed for $1,450,000 and closed for $1,337,500.

I sold 90 Beardsley Road in 2010 for $647,850. 5 years later with improvements in both the house and the real estate market, the house was listed for $745,000 and closed above that for $760,000. This tastefully restored 18th century colonial is a comfortable blend of old and new. Antique beams & wide board floors, vaulted ceilings in the kitchen,a living room with a fireplace opens to 20x20 screened porch overlooking gardens, meadows, stone walls, small pond. The increase of value indicates clearly that the market values of many homes are strengthening.

Lastly, 20 Sugarloaf Mountain Road sold for $312,500. This colonial built in 1985 has 4 bedrooms and 2 and a half bathrooms. In nearly 2600 sq. ft. this home offers hardwood flooring in part of the residence as well as an attached garage. It is situated on 0ver 8 acres of land.

There are a number of properties on the market in Kent and even in the neighborhood so if you wish to see any of them, know more about them, or have someone who might be looking, give us a call.

While the weather is balmy don't get complacent. Last year at this time it was warm and then we had one of the hardest winters. Be prepared with shovels and wood and be safe. Happy Holidays from all of us.

David Bain

Chris Garrity

& the Kent office -Toni Soule, Marilyn DeVos, Debbie Bain, Eve Iselin, Dave Fairty & Scott Harvey