Highest Sale Price 2024- 10 Boardman Ave Manchester MA. Congratulations to the Fabyan and Filias Team at J Barrett & Company. Listed for $15,675,000 and Sold For $13,800,000.

Starting Fresh in 2025

As we kick off the new year, one thing is clear: the real estate buzz isn’t slowing down. My inbox and phone have been lighting up with questions like:

• What’s the market going to do?
• Are prices heading up or down?
• Will we finally see more inventory?
• What are buyers looking for—and avoiding?
• Is Cape Ann and the North Shore still the hot spot?
• And yes—what’s the top winter project color trend?

These inquiries reflect both the curiosity and uncertainty surrounding the year ahead. While it’s hard to see a national surge in home prices, our local markets might tell a different story.

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2024 in Review: Market Shifts in Focus

Last year brought notable changes:

• More price reductions
• Deals falling through
• An uptick in expired listings

National forecasts for 2025 are mixed, with appreciation predictions ranging from 0.91% to 4.9%. Morgan Stanley’s take? A bullish market could mean +5% appreciation, while a bearish one might drop -5%. Essentially, opinions are split—but the key insights lie in local data.

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Cape Ann and North Shore Market Insights

Essex (Single Family Homes)

• 2023: 27 listed | 23 sold | Median List: $919,000 | Median Sale: $925,000
• 2024: 31 listed | 26 sold | Median List: $849,000 | Median Sale: $827,500

Gloucester (Single Family Homes)

• 2023: 157 listed | 124 sold | Median List: $599,000 | Median Sale: $529,000
• 2024: 151 listed | 123 sold | Median List: $729,000 | Median Sale: $799,000

Gloucester (Condominiums)

• 2023: 104 listed | 79 sold | Median List: $599,000 | Median Sale: $529,000
• 2024: 86 listed | 74 sold | Median List: $659,000 | Median Sale: $625,000

Rockport (Single Family Homes)

• 2023: 73 listed | 46 sold | Median List: $865,000 | Median Sale: $849,500
• 2024: 63 listed | 44 sold | Median List: $878,000 | Median Sale: $852,500

Rockport (Condominiums)

• 2023: 29 listed | 26 sold | Median List: $525,000 | Median Sale: $424,500
• 2024: 34 listed | 22 sold | Median List: $524,000 | Median Sale: $575,000

Manchester (Single Family Homes)

• 2023: 51 listed | 36 sold | Median List: $1,600,000 | Median Sale: $1,597,500
• 2024: 69 listed | 49 sold | Median List: $1,425,000 | Median Sale: $1,120,000

Hamilton (Single Family Homes)

• 2023: 84 listed | 64 sold | Median List: $824,000 | Median Sale: $773,250
• 2024: 94 listed | 82 sold | Median List: $892,000 | Median Sale: $889,500

Ipswich (Single Family Homes)

• 2023: 117 listed | 92 sold | Median List: $919,000 | Median Sale: $874,950
• 2024: 114 listed | 85 sold | Median List: $949,000 | Median Sale: $895,000

Ipswich (Condominiums)

• 2023: 54 listed | 47 sold | Median List: $575,000 | Median Sale: $575,000
• 2024: 49 listed | 45 sold | Median List: $610,000 | Median Sale: $615,000

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Looking Ahead

The numbers reveal a dynamic landscape across Cape Ann and the North Shore. While some markets have cooled slightly, others show resilience and growth.

2025 holds opportunities for buyers, sellers, and investors—but staying informed will be critical. Whether you’re eyeing a winter renovation or planning your next move, I’ll continue sharing the data, trends, and tips to keep you ahead of the curve.

Let’s make 2025 a year to remember!

Revive, Renew, or Re-define! Welcome to your winter project! Choose to restore this home to its circa 1930 charm,  complete the current renovation,  or perhaps ….

This contemporary farmhouse offers a luxurious lifestyle! Built in 2015, is set on 28 acres of open fields and woodlands. The unique interior of this dazzling 3 bedroom home is notable for its open flow, soaring vertical space and a large wrap-around interior balcony. There is a first-floor main bedroom suite with a private bath and 2 bedrooms on the upper level. The large first-floor heated sunroom offers a plethora of floor-to-ceiling windows and stunning views of the countryside. 3 car attached garage. Escape to your private North Shore sanctuary! Available now. CLICK HERE FOR MORE INFO

320 Concord Street exemplifies the definition of a country pied-a’-terre. This 1969 renovated home sits on nearly two acres steps away from Walkers Creek. A circular gravel drive leads to what looks like a converted barn. The current owners purchased the property on July 21, 2005, and have lovingly renovated it inside and out. Every detail has been thoughtfully planned and executed.

While the home may not suit everyone’s taste or needs, it offers a unique charm. The first and second-floor living area covers 1,010 square feet, but thoughtful design choices, high ceilings, and a fluid layout make it feel more spacious. The kitchen opens to a deck and blends seamlessly into the dining room with a closeted built-in bar. The living room leads to a multi-level deck and bluestone patio, expanding the entertaining area and showcasing the picturesque backyard, with gardens, a rolling lawn, and beautifully pruned fruit trees.

The second floor provides two bedrooms, including a primary bedroom with a bank of custom-built storage solutions. The first-floor media room offers flexibility as a potential third bedroom.

Although the home has only one bathroom, it is a luxurious space, featuring custom Burmese teak cabinetry, a steam shower, and heated floors.

The lower level, not included in the total square footage, provides additional versatility with a partially finished workshop, office, and storage area.

Every corner of this home reflects care and love. The property includes a potting/storage shed and a fantastic custom chicken coop that resembles a five-star hotel. (It is unclear if the chickens are negotiable)  This one-of-a-kind property won’t stay on the market for long.  To learn more, call or text 978-764-4506.

Listing Courtesy of Barbara Dugan Engel & Völkers | By The Sea

SOLD! The Seller deferred offers for 10 days allowing our team to hold 4 Open Houses and do numerous private showings. We received 13 Offers and the property sold for$560K,  $111,000 over the asking price!  After decades of happiness and cherished memories, the torch is being passed. This 3-bedroom Cape Cod-style home offers a level lot and an enviable location in one of Ipswich’s “hidden” neighborhoods. Walk to the Ipswich River public landing. Stroll to the Little River Store, grab a sandwich, and dine with the egrets! Estate sale. This property is being sold “As Is”. Bring your architect/contractor. CLICK HERE for more information and photos

4 Arrowhead Trail

Gothic Revival! This is an early photo of our listing in Gloucester’s famed village of Lanesville. Click on the photo for more information on this estate sale.

The Pooler Team had the privilege to facilitate the transfer of this landmark North Shore equestrian property. Our buyer clients are jubilant!:

“We are so happy to say that this ”slice of heaven” is officially ours (or perhaps better said we are her caretakers” Be on the lookout for fun and educational opportunities at Aquila. Feels like home to me.”

“This place is honestly ‘spiritual’, there is work to be done in that we are going to rehab the 1880 carriage barn and probably do an indoor as well. The outdoor ring is spectacular and huge and needs only lots of horses to work on it. I do indeed, feel like the luckiest, girl alive.”

Our downsizing Buyers have been ‘homeless’ for several months after selling their Manchester home in August. They were the first showing at 50 Broadway in Rockport. They immediately made an irresistible offer and will own their new property before Christmas! We ‘kissed a lot of frogs’ to find this gem, quipped Kristal. We are so happy for our treasured clients.

SOLD! This property had a complex journey through probate. The estate’s buyers waited patiently until a new septic system was installed and a License to Sell was issued. The property was listed at $599K and sold for $630K with multiple offers.  

SOLD for $2,050,000 August 2022! The owners of this magnificent home decided to defer offers for 10 days. This allowed our team to show the property multiple times and hold 4 Open Houses. The result was tremendous interest and an offer that was $50K above the asking price! It closed in 30 days.

This alluring Dutch Colonial’s proximity to Singing Beach, Masconomo Park, MBTA Commuter Rail, and the vibrant village will draw you in. The architectural details, cottagey feel, simple lines, and natural light will captivate you… Click Here For More Info

This unique downtown property offered attributes that were particularly attractive to our client, a health care safety company offering state-of-the-art pharmaco-vigilance services for the pharmaceutical industry. 6 Park Street features a dazzling 1889 Victorian that was thoughtfully updated to support both residential and business purposes on a rare mixed-use 1-acre lot. After negotiating a very favorable agreement, we were able to help the company’s principals reach a comfort level that their planned usage would be allowed in Topsfield by coordinating meetings with the building inspector and their local attorney during the home inspection period. We wish them great success in their venture!

Ensconced on a private cul-de-sac adjacent to the Rockport Golf Club, this well-kept, intelligently designed 3 bedroom home offers a luminous open-concept floor plan that is ideal for larger gatherings as well as…

An unprecedented Seller’s Market is creating vicious bidding wars on the North Shore

It is a well-known fact that Buyers are routinely waiving contingencies in an anguished attempt to procure an accepted offer. With apologies to Edvard Munch, it is enough to make an eager buyer SCREAM!

Waiving your right to a home inspection is a big risk, especially if you’re buying an older home or foreclosure or any property you plan to flip or rent out to others. Without an inspection, it’s impossible to know what problems lie within a home — or, more importantly, how much time and money those problems will take to fix.

When you don’t have that information, there’s no way to know you’re making a smart deal. What if you find wiring issues when tearing out the walls? What if your future renter finds black mold? Will you be liable for their medical bills? You’re taking a huge risk when you can’t fully assess a property before buying it.

If you’re considering waiving this contingency, you’ll want to think about:

• The home itself: How old is it? Who were the previous owners? How well-kept does it look, both inside and out?
• Your budget: Do you have the resources to address a big issue if it crops up?
• Your team: How confident are you in your contractors if something serious arises? Do you also have a good attorney on your side in case there are legal issues?

Before you opt to waive your inspection contingency we always advise that you bring in your most trusted contractor or knowledgeable advisor to view the home with you. Do they see any glaring issues? Any signs that indicate a deeper problem may be present? Don’t be afraid to walk the property several times to be sure. Additionally, always use an experienced professional Realtor that will be able to point out potential pitfalls.

Look very closely at the seller’s disclosures you receive. If there has been a lot of work done on the home, it may be a red flag that bigger issues exist on the property. Ask your Realtor to search the public record and procure the deed of the property in order to report any potential concerns before making your offer.

This Village home received an immense reception when offered in October of 2020!

Offered for $995,000

Zillow Zestimate Range $947,000 – $1,050,000.

Red Fin estimated value: $1,011,114

The Kristal Pooler Team showed it 110 times in one week

The Kristal Pooler Team received 16 offers

Closed for the price of $1,295,000!

Sold on December 8th 2020! Nestled in lush woodlands at the end of a long private drive, this distinctive, architect-designed contemporary home on nearly 5 acres offers unsurpassed privacy yet is convenient to excellent public and private schools, highway, shopping, and commuter rail. The flowing open-concept floor plan and a plethora of skylights, windows, glass doors, and vaulted ceilings create a serene luminous atmosphere. This remarkable home offers superb spaces for everyday living, working from home, extended families, and those considering aging in place possibilities. Three wood-burning fireplaces! The wood deck invites your barbecue grill and is perfect for evening star gazing under light pollution-free skies.

Sold!

$4.7M

This well-tailored brick Tudor Revival was built circa 1920. It enjoys the unique aspect of having frontage on freshwater Niles Pond as well as frontage on a deeded sandy beach on Gloucester’s Outer Harbor. Now lovingly referred to as ‘Swan Cottage’, the current owner purchased this signature property in 2006 and proceeded to enhance its legacy with a series of spectacular additions and renovations. The 2+ acre lot includes a 3-room granite cottage, manicured grounds, and a formal rose garden. A brilliant array of well-established border gardens and thoughtfully designed plantings dot the broad lawn and granite outcroppings of this magical estate.  

Listed for $450K / Sold for $553K!

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This home was listed for $450K on July 29th, 2019. It was an estate sale with a mandate to get the highest price possible. It sold for $553K . For the first two weeks of August, we showed the property to over 40 qualified buyers (there were no open houses per request of the estate) and entertained multiple offers. The market spoke as offers shot up and contingencies melted away.

One of the first things that people say when we meet them is “You always represent such special houses”!

We must confess that our hearts lean toward unique homes and the people who love these uncommon homes.  We delight in marketing homes that have ‘intangible’ value.  The value that comes from privacy, layout, patina, sunlight, views, prevailing breezes, gardens, trees, fireplaces, and yes, sometimes quirkiness! We will sing the praises of homes that don’t rely solely on the latest amenities and finishes to tell their stories.  We love selling homes that have a sense of timelessness and place.

No matter how many homes someone has owned or how analytical they are, the heart always speaks first. Buyers purchase homes that feel right.  Buyers want to see themselves swimming in the quarry, relaxing by the fire with a good book, creating masterful culinary delights or perhaps, a grilled cheese sandwich, in the kitchen. They can feel how it will be to have coffee on the deck, watch the birds, or take a relaxed stroll through the neighborhood.

The funny thing is that often the homeowner had the same feelings when they first saw their house. It is a privilege to watch a seller describe their home, their yard, their neighborhood and their memories of living there. Most unique homes are not perfect, but time and again, we see buyers falling in love with a house not despite the quirkiness but because of it.  Knowing the idiosyncrasies of homes that we sell and the clients we represent allows us to find the perfect buyer and in doing so, obtain the best price. 

When we put a buyer, a seller, and a home together, we know that we are participating in a kind of alchemy.  Our clients sense it too. It’s a win-win!

SOLD!

SOLD SUMMER 2019! When we want to experience the most inspirational ocean sunsets and refreshing sea breezes on Cape Ann, we head to Gloucester’s historic village of Lanesville. We love to walk on Lanes Cove’s newly reconstructed breakwater and drink in the magic! We are honored to be marketing the ‘Pancoast House’, a circa 1845 Cottage named after the renowned artist, Morris Hall Pancoast, who once lived and painted there. Sited directly above the cove, it is the kind of place I imagine a budding novelist escaping to on languid summer retreats. Or perhaps a plugged-in urbanite seeking a restorative getaway from the hectic pace of city life. Live your special dream here.

The Pancoast house is being offered for sale: Click Here to learn more.

It is a new day and we are with a new company, Churchill Properties! We are thrilled that you are here! Our new site will develop and blossom with the Spring market. We will be opining about The North Shore and Cape Ann with a strong emphasis on residential real estate and all its fascinating components.

SOLD OCTOBER 2019! Wilderness Farm is an opportunity to craft your rendition of the perfect equestrian home. The complex includes a 4 bedroom main house, separate 2800sf studio with guest quarters, a 4 stall barn, and an indoor riding ring, all on acres of fenced paddock and lawn. The lot includes an adjacent 8.8-acre undeveloped parcel for privacy and further equestrian use. Wilderness farm abuts and enjoys DIRECT private access to the 525 acre Sagamore Hill Conservation Area with scenic equestrian trails! Ensconced in the heart of horse country, Wilderness Farm is a short trailer ride to Crane Beach, Appleton Farm, Groton House, Myopia Schooling Field, and Bradley Palmer State Park and more! ALSO OFFERED at $1,395,000 WITHOUT 60 CANDLEWOOD on apprx 5.1 ACRES. ASK KRISTAL or RON

January 2025 Real Estate Market Report – Ipswich & Hamilton

Hamilton Single-Family Homes

• New Listings: 6 (up from 2 in 2024)
• Median List Price: $1,922,500 (up from $1,495,000 in 2024)
• Pending Sales: 5 (up from 4 in 2024)
• Median Pending Price: $1,599,900 (down from $2,245,000 in 2024)
• Sold Homes: 4 (unchanged from 2024)
• Median Sale Price: $785,000 (slightly down from $786,250 in 2024)
• Inventory as of January 31: 7 (unchanged from 2024)

Ipswich Single-Family Homes

• New Listings: 8 (up from 4 in 2024)
• Median List Price: $979,000 (down from $1,218,225 in 2024)
• Pending Sales: 4 (compared to 0 in 2024)
• Median Pending Price: $737,000
• Sold Homes: 7 (up from 6 in 2024)
• Median Sale Price: $1,158,000 (up from $860,000 in 2024)
• Inventory as of January 31: 9 (unchanged from 2024)

Ipswich Condominiums

• New Listings: 4 (up from 2 in 2024)
• Median List Price: $509,500 (down from $1,182,000 in 2024)
• Pending Sales: 3 (up from 2 in 2024)
• Median Pending Price: $334,000 (down from $934,950 in 2024)
• Sold Condos: 5 (down from 7 in 2024)
• Median Sale Price: $330,000 (down from $570,000 in 2024)
• Inventory as of January 31: 2 (down from 4 in 2024)

Notable Sale: 2 Heartbreak Hill, Ipswich, MA

A standout transaction in Ipswich was the sale of 2 Heartbreak Hill, listed and sold by the Fabyan and Filas Team from J Barrett. This expansive 1996 contemporary home sits on 15 acres and features over 10,000 square feet of living space.

• Original List Price: $2,870,000
• Sale Price: $2,137,500
• Assessed Value: $3,760,900

This property can only be described as HUMONGOUS, offering a rare combination of space, privacy, and luxury.

January Market Updates – Essex and Manchester

Single Family – Essex

Metric	2024	2025
New Listings	0	0
Pending Sales	0	0
Sales	2	1
Median List Price	–	–
Median Pending Price	–	–
Median Sold Price	$629,500	$823,000
Inventory (as of 1/31)	2	2

Single Family – Manchester

Metric	2024	2025
New Listings	4	1
Pending Sales	5	0
Sales	3	1
Median List Price	$1,885,000	$2,600,000
Median Pending Price	$975,000	–
Median Sold Price	$721,119	$825,000
Inventory (as of 1/31)	9	10

Bits and Pieces

🏡 11 Forest Avenue, Essex sold for $823,000. This 2006 three-bedroom colonial was previously sold in April 2015 for $450,000, nearly doubling in value over the past ten years. The property was listed at $749,000 and assessed at $702,400. Congratulations to Alexis Surpitski MacIntyre of Ocean’s Edge Real Estate for bringing this listing to market! 🎉

January Market Update – Rockport

Single-Family Homes

	2024	2025
New Listings	3	1
Pending Sales	4	3
Sold	3	4
Inventory (as of 1/31)	3	5
Median List Price	$1,261,500	$899,000
Median Pending Price	$1,049,500	$689,000
Median Sold Price	$855,000	$1,078,000

Condos

	2024	2025
New Listings	0	3
Pending Sales	1	1
Sold	2	2
Inventory (as of 1/31)	3	8
Median List Price	$739,000	$477,000
Median Pending Price	$1,200,000	$689,000
Median Sold Price	$695,000	$482,500

Bits and Pieces

Sold! 51 Phillips Avenue, Rockport

This stunning 1884 oceanfront Victorian, featuring original details, high ceilings, and a wraparound deck, has found a buyer! Initially listed at $3,499,000, the home underwent two price reductions before selling for $2,620,000 (assessed value: $2,350,200).

Listed and sold by Jane Metperel and Brian Marvelley – Churchill Properties Gloucester.

January Market Updates – Gloucester

Market Overview

While we may wish for the real estate market to burst into the new year, the reality is often more of a slow crawl. Here is a snapshot of how the market performed in January.

Single-Family Sales

Category	2025	2024
New Listings	8	5
Pending Sales	12	5
Sold	4	8
Inventory (1/31)	8	11
Median List Price	$1,092,500	$3,400,000
Median Pending Price	$677,000	$999,000
Median Sold Price	$609,500	$528,075

Condominium Sales

Category	2025	2024
New Listings	8	0
Pending Sales	6	3
Sold	5	7
Inventory (1/31)	7	9
Median List Price	$547,000	N/A
Median Pending Price	$1,218,500	$379,000
Median Sold Price	$665,000	$569,000

Bits and Pieces

• 15 Linwood Place, Lanesville
  • Listed and sold by Chris Viegaard of Churchill Properties.
  • Originally listed at $899,000.
  • Price reduced by $100,000 after 13 days.
  • Final sale price: $715,000.
  • Assessed value: $489,900.
  • Annisquam Waterfront Properties Withdrawn from Market

• 4 Lane Road        
  • A picturesque home at the head of Lobster Cove, featuring a rolling lawn, gardens, architectural charm, a barn red guest house, and a boat barn.
  • Listed by Scott Smith of CBRB
  • Originally listed at $3,475,000; currently listed at $2,250,000.
  • Assessed value: $2,267,500.
  • Last sale: 11/13/1998 for $795,000.
• 672 Washington Street
  • A direct riverfront property with a dock, offering stunning sunset views over Wingaersheek Beach.
  • Listed By Joshua Mulvey of Mulvey Real Estate
  • Formerly the Hodgkins Mill, now a spacious home with 5+ bedrooms, perfect for large gatherings.
  • Priced at $2,280,000.
  • Last sold on 11/17/2014 for $1,152,000.

#Gloucesterhomes   #CapeAnnhomes    #Annisquam   #Lanesville

The final numbers for national home sales in 2024 reveal a bleak outlook, marking the slowest year for existing home sales in nearly three decades. However, Massachusetts defied the trend, reporting 42,019 single-family home sales—an impressive 2.9% increase from 2023. The median sale price also reached a record $615,000, reflecting a 7.9% year-over-year rise.

Meanwhile, the Federal Reserve announced plans to pause rate cuts, adding an air of uncertainty to the market.

The spring housing market is off to a mixed start. While a few bidding wars have emerged, some properties are sitting with multiple price reductions. Inventory remains scarce, and some buyers are reluctant to jump back in. Will those who act early reap the rewards?

“The power of finding beauty in the humblest things makes home happy and life lovely.”
– Louisa May Alcott

Every home has a story. Once, every house was someone’s sanctuary, filled with love and life. But some homes fall on hard times. While their soul remains, their outward condition may falter, affecting value and appeal.

When marketing a home needing TLC, it’s not just about presenting the basics—though details like size, zoning, and permitting are essential. Buyers and contractors must envision the potential, assess the structure, and run the numbers. Documents are invaluable here, but they’re only part of the equation.

The real challenge lies in capturing the essence of the home—the light, the flow, the charm of the space. It’s about helping potential buyers see what could be. Not every imperfection needs a spotlight. You don’t need photos of the water heater or every worn-out corner. Instead, showcase the natural light streaming through the windows, the way the rooms connect, and how the house rests gracefully on its lot.

Marketing a home is an invitation, a first impression that sparks curiosity and encourages a closer look.

This was our goal with 19 Marshfield, a house brimming with character and opportunity. Partnering with Bernadeta Biela of Yellow House Media was a joy; her keen eye found angles and details that brought out the home’s best features. Ron captured the home in different lighting, adding depth and warmth. Together, we curated a collection of images that tell the story of 19 Marshfield—its potential, charm, and soul.

The result? A website designed to invite you in: www.19marshfield.com.

ONE YEAR LEASE! Nestled on a private coastal road with stunning views of the Great Marsh and Ipswich Bay, this charming 2+ bedroom home is a nature lover’s paradise. The open-concept living area effortlessly blends indoor and outdoor spaces, featuring a screened porch and a spacious deck perfect for enjoying the expansive sky and stunning vistas... MORE INFO HERE

190 Main Street

MLS Photo: Engel & Volker

We have been watching this gorgeous home ( click here to take the full tour) since it went on the market on September 17, 2024. We are perplexed that it is still available over a month later with a $90K price reduction to boot. After an in-person tour, our perplexity has increased. The property shines! It was not long ago that the market would have gobbled up this special home for above asking price in an eye blink. The listing agent believes that the lack of a first-floor bathroom is a primary obstacle. With that said several interested parties are earnestly ‘circling the wagon’.

We could feel the pervasive quality, craftmanship, and sturdiness of 190 Main Street as we wandered through it. One non-scientific test we do is to shake the newel post on the stairway. This one was as solid as a rock! Anecdotally, we have detected that this is often the case in homes of this era.

There’s a widespread belief that homes built in the 1920s were constructed with higher-quality materials and craftsmanship than many modern homes. While this is a generalization, there are a few reasons behind this perception:

Quality of Materials: Homes from the 1920s often used materials like old-growth wood, which was denser, more rot-resistant, and durable compared to the faster-growing, younger wood typically used today. Brick and masonry were also more commonly used, especially in urban areas, which added durability.

Craftsmanship: Many 1920s homes were crafted by skilled laborers, as mass production techniques for home construction were less developed. This meant that homes were often built by hand by carpenters, masons, and craftsmen who took great pride in their work.

Architectural Details: Homes from this period often included custom woodwork, built-ins, detailed moldings, and other architectural details that are less common in contemporary construction due to cost and time considerations.