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Dear Neighbor,

It is so great to be living here. The leaf peeping season is upon us and while it may be a bit too dry, hikers come back to Bulls Bridge to see the cataracts and walk the trails in our hills.. It is also that time again for our annual neighborhood real estate report detailing the activity in the last 12 months. Wow, we are fortunate as the wonderful summer day's shift into lovely autumn splendor.

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

The local real estate market has been very 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 7 sales in the last month and a half with 8 homes presently in contract to close before the year's end. Kent is on track for a very strong year of over 50 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 42 $ 482,742 165 Days on $ 449,532

So here is what has transpired in your neighborhood:

Just south of the Village of Kent two buildings at 27 Kent Road sold on a .52 acre parcel of land. One building maintains commercial use while the other is a residence. The 1800 sq. ft. commercial building offers a one level large open room. It has been an office and a retail store for motorcycles. The 3 bedroom, 1 bath home has nearly 1300 sq. ft., wood flooring and a fireplace. The property sold for $256,000 last month.

Eve Iselin of my firm found the buyer of 16 Birch Hill Lane which was listed by our newest agent Dave Fairty. With just over 1000 feet of living space, this home is in impeccable condition. There are two bedrooms and an updated bathroom. The kitchen has been completely renovated and has new appliances. The level yard is fenced and overlooks the Housatonic River. Set on a third of an acre this home sold for $163,000 in multiple bids.

On the west side of the Housatonic River a 2 bedroom cottage with a separate guest cottage sold for $280,000. Having been listed for years, the house has 1716 sq. ft. and is nicely updated. Set well off the road and wedged between two waterfalls this is a lovely weekend escape at 250 Schaghticoke Road.

A super cute cottage on a level parcel of woods with view potential is available at 231A Kent Road and is listed by my partner Chris Garrity. This 609 sq. ft. bungalow is simple to operate and easy to maintain. The main room has a native stone fireplace and wood floors. There are new windows and an updated kitchen. Additionally there is a dining room, screened porch and full bathroom. Set on 4.38 acres, it's perfect for one person or a couple seeking a getaway from the world for $120,000.

With 3,400 sq. ft. the house at 19 Valley View Road took years to sell. The bank owned property had been neglected and finally sold for $201,500. Set on 4.25 acres of wooded land the house has 4 bedrooms and 3 full bathrooms. The kitchen is large and drops down to an open family room with a fireplace. Built in 1986 the house also has an attached 3 car garage.

25 Valley View Road is a 3 bedroom, 3 bathroom home built in 1990. This 2,874 sq. ft. colonial farmhouse has 2 fireplaces - (living room & master bedroom), an open foyer, kitchen with newer appliances plus a master bedroom suite including a whirlpool tub and double vanity. The lower level has 675 sq. ft. with an exercise room and large office. There is also a large deck off the family room and covered front porch; all opening to a level yard of 2.35 acres. It sold for $350,000.

Just beyond Bulls Bridge Inn at 341 Kent Road Toni Soule of my office listed and sold a wonderful family home with 3 bedrooms, oak floors, fireplace and large eat-in kitchen. There is a sunroom just off the kitchen, perfect for winter warmth. The land is special and quite a large 2 acre lot with herb, flower and vegetable gardens alongside fruit and specimen trees. It needs a little updating but this property listed at $240,000 closed for $235,000.

Around the corner at 237 Bulls Bridge Road a 352 sq. ft. cottage on .3 acres sold for $65,000. This sweet, two-room one bath home is on a level lot and in good condition. It sold privately.

Up on Spooner Hill, Toni Soule also closed on 21 Highland Road. This custom constructed home is tucked away privately upon 1.52 acres on a little traveled town road. Featuring 3 bedrooms, 2 and a half baths, this country farm house has a wide porch to sit, spacious living room with field stone fireplace and a screened porch off the dining room. It closed for $305,000 in 31 days.

Lastly, Dave Fairty assisted the purchaser of 128 South Kent Road. Completely remodeled 5 years ago this 2000 square foot, one level home has 2 bedrooms and 2 full bathrooms. The living room and kitchen are one large open room with a fireplace, cathedral ceilings and gourmet kitchen with granite counters and custom cabinetry. The house also has a separate studio and office. Listed for $289,000 it closed for $280,000.

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

Kent continues to thrive and the autumn colors are the best we've seen in years. So enjoy!

Respectfully,

David Bain

Chris Garrity

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

This graph shows the number of successful transactions

in our key towns of Cornwall, Kent and Sharon in 2014

Please note that not all listings and sales transactions are through David Bain Real Estate