Only Two of Ten Royalston Deed Sales Disclose a Price Point

ROYALSTON -- Ten property transfers recorded at the Worcester County Registry of Deeds between July 10 and Aug. 8 included two North Fitzwilliam Road sales with prices ranging from $20,000 to $201,973, while the remaining eight transactions carried no disclosed sale price.

MARKET OVERVIEW

Ten sales were recorded in the period. Of those, only two listed a consideration amount: $20,000 and $201,973, producing a price range of $20,000 to $201,973 and a median of $110,986 based on the disclosed figures. The other eight transfers, all involving banks, mortgage companies, trusts or family entities, recorded no sale price, which is standard for foreclosure-related, trust, or inter-family deed transfers. With price data available for only two of 10 transactions, the period's raw filing count of 10 is the only reliable gauge of activity; overall market value trends cannot be assessed from this dataset.

TOP SALES

10 North Fitzwilliam Road sold for $201,973 on July 21. Seller was listed as Ryan Basso and Todd J. Basso; buyer was listed as Guild Mortgage Co. LLC and Mortgage Electronic Registration Systems Inc.

239 Deland Road sold for $20,000 on Aug. 6. Seller was listed as Lynn C. Nystrom; buyer was listed as Figure Lending LLC.

The remaining eight recorded transfers, at 10 N Fitzwilliam Road, 48 Athol Richmond Road, an unaddressed Royalston parcel, 22 Norcross Road, 1 Frye Hill Road, 0 South Royalston Road, 116 Winchendon Road and 17 N Fitzwilliam Road, had no disclosed sale price and are not ranked among top sales.

NEIGHBORHOOD BREAKDOWN

Fitzwilliam Road: Three of the 10 transfers were recorded on or near Fitzwilliam Road, including 10 N Fitzwilliam Road (Aug. 7, price not disclosed), 10 North Fitzwilliam Road ($201,973, July 21) and 17 N Fitzwilliam Road (July 14, price not disclosed). This was the only street with more than one recorded transfer in the period.

Other individual streets: Single transfers were recorded on Deland Road ($20,000), Athol Richmond Road, Norcross Road, Frye Hill Road, South Royalston Road and Winchendon Road, with no other street-level clustering evident in the data.

Price tier: Of the two disclosed sales, one fell under $500,000 at $201,973 and one fell under $500,000 at $20,000. No transaction in the dataset carried a disclosed price above $500,000.

MARKET NOTES

Financial institutions were party to more than half the recorded transfers. Mortgage Electronic Registration Systems Inc., Wells Fargo Bank NA, Freedom Mortgage Corp., Guild Mortgage Co. LLC, PNC Bank NA and Athol Credit Union each appeared as a grantor or grantee in at least one deed, a pattern consistent with mortgage assignments or lien-related recordings rather than conventional owner-to-owner sales.

Two recorded transfers involved the same family name, Lajoie, on the same day, Aug. 3: one from Gerald F. Lajoie and Marie A. Lajoie to Marie A. Lajoie Tr. and Gerald F. Lajoie Tr., and a second from Gerald F. Lajoie Tr. and Marie A. Lajoie Tr. tied to 22 Norcross Road. This is consistent with a trust-related transfer within the same family; no motivation is indicated in the deed data.

A separate trust transfer was recorded July 23 at 1 Frye Hill Road, from the Schodek Family Royalston Trust to Elizabeth K. Schodek as trustee.

The July 23 transfer at 0 South Royalston Road was between New England Power Co. and Massachusetts Electric Co., both utility entities, distinguishing it from residential sales in the dataset.

No bedroom, bathroom or square-footage data was available in the deed records for any of the 10 transactions, and no price-per-square-foot comparisons could be calculated. Property type (single-family, condominium or multi-family) was not specified in the available data for any transfer.

Recorded Deeds

Source: Registry of Deeds. Sale amounts shown as recorded; transfers without a disclosed consideration are noted as such.

Compiled from official town feeds, community organizations, and local press. Outside reporting is attributed inline.