Just One of Twelve Orange Property Deeds Discloses a Sale Price

ORANGE -- Twelve property deeds were recorded in Orange during the past month, but only one included a disclosed sale price, limiting what the data shows about the local market's value trends.

MARKET OVERVIEW Twelve deeds were recorded in Orange between July 3 and Aug. 1, according to Franklin County Registry of Deeds records. Of those, only one, the July 9 transfer of 277 Walnut Hill Road, included a disclosed sale price, $292,000. Because just one of the 12 transactions carried a listed price, the reported price range and median for the period are both $292,000, based on that single data point. The raw count of 12 recorded deeds is consistent with routine monthly activity for the town, but the near-total absence of price disclosures makes it impossible to say whether the period was more or less active than usual in terms of dollar volume.

TOP SALES The only transaction with a disclosed price was, by default, the period's highest-value sale: 277 Walnut Hill Road, which sold for $292,000 on July 9. The deed lists Brian Pfeifle III and Alexis Pfeifle as sellers and Digital Federal Credit Union, together with Mortgage Electronic Registration Systems Inc., as buyers, consistent with a lender-related transfer rather than a conventional owner-to-owner sale. Price was not disclosed for the remaining 11 transactions recorded during the period, including transfers at 83 West Main St., 624 N. Main St., 63 Warwick Road, 14 Stone Valley Road, 218 W. River St., 120 Hickory Club Road, 49 Lincoln Ave., 30 Cottage St., 415 E. Main St. and 177 South Main St. No further ranking by price is possible this month.

NEIGHBORHOOD BREAKDOWN Main Street generated the most recorded activity of any roadway in the period, with four deeds spread across its West Main, North Main, East Main and South Main segments, 83 West Main St., 624 N. Main St., 415 E. Main St. and 177 South Main St. No other street had more than one recorded transfer. Because a sale price was disclosed for only one property, transactions cannot be grouped into meaningful price tiers this month.

MARKET NOTES Several of the period's deeds involved mortgage-servicing or lending entities as either grantor or grantee, including Mortgage Electronic Registration Systems Inc., which appears in three separate transfers, along with Digital Federal Credit Union, CMG Mortgage Inc., LoanCare LLC, Academy Mortgage Corp. and North Brookfield Savings Bank, indicating a portion of the month's recorded activity involved lender-related transfers rather than open-market sales between unrelated buyers and sellers. At least two deeds show the same individual listed as both grantor and grantee alongside an added second party: Wallace Michael Yohan at 120 Hickory Club Road transferred the property to himself and Jenny Claire Potee, and Harold O. Robinson at 49 Lincoln Ave. transferred the property to himself and Rodney A. Bryant. Those patterns are consistent with a family or estate-related change in ownership structure rather than a sale. One transaction, the July 7 transfer of 30 Cottage St. from B Directed LLC to Jasonrhomes LLC, was between two limited liability companies. Beds, baths and square footage are not available from deed records and are omitted.

Recorded Deeds

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

Jul 6 - Jul 12

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