Top Manchester By The Sea Sale Hits $2.375 Million as Median Holds at $1.1 Million

MANCHESTER BY THE SEA -- Thirteen property transfers were recorded at the Essex County (Southern District) Registry of Deeds for Manchester By The Sea between July 24 and August 22, with disclosed sale prices ranging from $500,000 to $2,375,000. Six of the 13 transactions were trust or estate-related transfers that did not carry a listed sale price.

MARKET OVERVIEW Of the 13 recorded deeds, seven listed a sale price. Those seven ranged from $500,000 to $2,375,000, with a median sale price of $1,100,000. The remaining six transfers, nearly half the period's total, were transfers into trusts or between family entities and carried no disclosed consideration. Based on raw count alone, 13 recorded deeds in a one-month span is a moderate volume for the town; whether that represents an active or quiet period cannot be assessed without comparable data from prior months.

TOP SALES The period's highest-priced sale was 6 Victoria Rd Lot 6, which sold for $2,375,000 on July 28. Christopher C. Rollins sold the property to Christopher Forespring. Close behind, 33 Forster Rd Lot A sold for $2,270,000 on August 13, with Emanuele Pagani selling to Kimberly Anne Pittman. At 16 Tappan St, the property sold for $1,428,000 on August 12; Charles P. Brown, as trustee, sold to Sean Adams. At $1,100,000, 33 Smiths Point Rd sold on July 30, with 33 Smiths Point Nominee Trust selling to Cyrus Bartol LLC. Rounding out the top five, 3 Big Rock Rd Lot A sold for $975,000 on July 31, with SSE Realty Trust selling to Ryan Katzman.

NEIGHBORHOOD BREAKDOWN Two sales occurred on Norwood Avenue: 17 Norwood Ave, a trust-to-trust transfer with price not disclosed, and 27 Norwood Ave Unit 2, which sold for $530,000. No other street had more than one recorded transfer in this period.

By price tier, three sales fell in the $500,000-to-$1,000,000 range: 95 Summer St ($500,000), 27 Norwood Ave Unit 2 ($530,000) and 3 Big Rock Rd Lot A ($975,000). Two sales fell between $1 million and $2 million: 33 Smiths Point Rd ($1,100,000) and 16 Tappan St ($1,428,000). Two sales exceeded $2 million: 33 Forster Rd Lot A ($2,270,000) and 6 Victoria Rd Lot 6 ($2,375,000). The remaining six transfers carried no disclosed price and are not reflected in the price-tier breakdown.

MARKET NOTES Six of the 13 recorded transfers, roughly half, moved property from an individual owner into a trust bearing that same person's name, or between related trust entities: 17 Norwood Ave (David B. Franklin to himself as trustee), 2 Alpine Rd (Timothy J. Cawley to himself as trustee), 4 Knight Rd Lot F (Thomas Patrick Murphy to himself as trustee), 22 Hickory Hill Rd Lot 25 (Zachary George Tropeano Lovatt to the Tropeano Lovatt Revocable Trust), 0 Flatley Ave (Leslie Schoenherr to the Leslie Schoenherr Living Trust) and 1 Old Colby Way Lot 2 (Laurie H. Glimcher to the Laurie H. Glimcher 2001 Trust). None of these carried a disclosed sale price.

A seventh trust-related transfer, 27 Norwood Ave Unit 2, differed from that pattern: the Peelle Family Living Trust sold the unit to Marlene Parent for $530,000, an arm's-length sale with disclosed consideration.

Deed record types also point to a mix of property configurations. Several addresses carry "LOT" or "UN" designations, including 33 Forster Rd Lot A, 4 Knight Rd Lot F, 22 Hickory Hill Rd Lot 25, 3 Big Rock Rd Lot A, 1 Old Colby Way Lot 2, 6 Victoria Rd Lot 6 and 27 Norwood Ave Unit 2, indicating subdivided lots or condominium units rather than standalone single-family parcels. Bedroom, bathroom and square-footage figures were not available from the deed data and are not included in this report.

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.