Sudbury October Sale Prices Range From $887,450 To $2,999,000

SUDBURY -- Eight Sudbury properties changed hands for a recorded price in October, with values ranging from $887,450 to $2,999,000, while the broader deed log shows a wave of trust and family-related transfers moving through town.

MARKET OVERVIEW The South Middlesex Registry of Deeds recorded 19 property transfers in Sudbury between Oct. 2 and Oct. 31. Of those, eight carried a sale price, ranging from $887,450 to $2,999,000, with a median of $1,200,500. The remaining 11 entries were recorded as nominal consideration, typically $10 or less, and are not counted in the price range or median. Based on the eight priced sales alone, October showed a modest but not unusually high volume for the town; with more than half of all recorded transfers being nominal-consideration transactions, the month's arm's-length sales activity is smaller than the raw count of 19 suggests.

TOP SALES 21 Nolan Circle sold for $2,999,000 on Oct. 5. Brainstorm Real Estate Sudbury Corp. was the seller; Gina and Michael LaCorcia were the buyers. 42 Ironworks Road sold for $1,620,000 on Oct. 22. The sellers were listed as Ilya B. Mirman, trustee, and Barrie D. Mirman, trustee; no buyer was listed in the deed data. 28 Thompson Drive sold for $1,410,000 on Oct. 14. Carolee B. MacLellan was the seller; Jared M. and Stephanie L. Seymour were the buyers. 112 Thunder Road sold for $1,301,000 on Oct. 22. The sellers were Basil G. Pallone, trustee, and Jean Galligan Pallone, trustee; the buyers were Thomas and Emily Carney. 231 Nobscot Road, Unit 231, sold for $1,100,000 on Oct. 23. The seller was Patricia A. Pakos, trustee of the Patricia A. Pakos Living Trust; the buyers were Allen G. and Jane D. Brown.

NEIGHBORHOOD BREAKDOWN Thunder Road saw two recorded transfers in October: the $1,301,000 sale at 112 Thunder Road and a nominal-consideration transfer at 36 Thunder Road between Michael Thomas Cesaro and Meghan S. Cesaro as individuals and as trustees, a name pattern consistent with a family trust transfer. No other street had more than one recorded transfer in the period. By price tier among the eight priced sales: two sold under $1 million (133 Concord Road at $887,450 and 23 Poplar Street at $900,000); four sold between $1 million and $1.5 million (113 Newbridge Road, 231 Nobscot Road Unit 231, 112 Thunder Road and 28 Thompson Drive); and two sold above $1.5 million (42 Ironworks Road and 21 Nolan Circle).

MARKET NOTES Eleven of the 19 recorded transfers, more than half, were nominal-consideration transactions rather than market sales. Several of these show matching or overlapping grantor and grantee names with "TR" or "TRUST" designations, including at 131 Bent Road, 6 Lincoln Lane, 19 Kendra Lane, 61 Saxony Drive, 46 Sexton Street, 10 Pokonoket Avenue, 28 Village Road, 32 Old Framingham Road Unit 11, 116 White Pond Way Unit A9, a Sudbury parcel tied to the Parkhill estate, and 36 Thunder Road, consistent with trust or family-related transfers; no further detail on those transactions was available in the deed data. Two of the eight priced sales involved entity sellers rather than individuals: Panda Real Estate LLC sold 23 Poplar Street for $900,000, and Brainstorm Real Estate Sudbury Corp. sold 21 Nolan Circle for $2,999,000, the month's highest recorded price. One of the eight priced sales, 231 Nobscot Road Unit 231, was for a unit number rather than a standalone address, the only such designation among this month's priced transactions. Bedroom, bathroom and square-footage figures were not available in the deed records for any property, so no price-per-square-foot comparisons could be made.

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.