Real Estate Transactions: Apr 15 – May 15, 2026

WAYLAND — A $2.75 million commercial conveyance on Boston Post Road anchored Wayland’s mid-April through mid-May deed period, while nine transfers with disclosed prices produced a median of $925,000 and an assortment of trust conversions and estate transfers made up more than half the month’s total recording volume.

MARKET OVERVIEW

Twenty deeds were recorded in Wayland between April 15 and May 15, 2026. Sale prices were disclosed in nine of those transactions. Prices among the nine ranged from $582,500 to $2,750,000, yielding a median disclosed sale price of $925,000. The remaining 11 transfers carried no consideration amount in the registry record — a pattern consistent with revocable trust conversions, estate settlements, LLC acquisitions, and intra-family conveyances that typically do not reflect open-market values. At least nine of the 20 deeds involve a grantor and grantee that share a surname or the same individual conveying property into a trust vehicle, indicating non-arm’s-length transfers rather than traditional sales. As a result, the market signal embedded in this period’s data is narrower than the raw count of 20 suggests.

TOP SALES

The period’s highest-recorded transaction was 78 Boston Post Rd at $2,750,000. Seller Newstone Wayland LLC conveyed the property to One Energy Inc on April 15. The corporate identities of both parties indicate a commercial transfer; deed records do not describe the property’s nature or any planned use by the buyer.

The top residential sale was 85 Lake Road Ter, where Emily Privot McNamara and Gregory Paul McNamara purchased from Rainer G. Kern and Deborah Harrison for $1,640,000 on April 22.

At 33 Oak Hill Rd, developer seller Keach Development LLC conveyed to Yuan Yuan TR and Aaron L. Zimmerman TR for $1,360,000 on April 16, suggesting a newly constructed or substantially improved property reaching the market through a builder.

Two arm’s-length residential sales recorded on April 23 came in close together: 20 Lee Rd changed hands for $940,000 from Robert L. and Marjorie W. Ford to Brent and Amber Colson, while 1203 Magnolia Dr Unit 1203 sold for $925,000, with Jodi Goldstein purchasing from Ilene M. Schuchman and Daniel R. Fishbein.

NEIGHBORHOOD BREAKDOWN

Magnolia Drive produced two recordings in the period. Unit 1203 at 1203 Magnolia Dr transferred at a disclosed price of $925,000, while 1304 Magnolia Dr moved at an undisclosed consideration in what the grantor and grantee names indicate was a trust conversion by the same owners.

Among residential sales with disclosed prices above $1 million, Lake Road Ter and Oak Hill Rd each contributed one transaction. Six disclosed sales fell in the $500,000-to-$1,000,000 range: Lee Rd ($940,000), Linn Ln ($825,000, Louise M. Whelton to Alex Taylor and Allison Serafin), Rich Valley Rd ($810,000, Juliette Thibaud and Nick Sermuksnis to Isabel Celio and Jacob J. Sykes), Lawrence Rd ($670,000, Jia Bin and Wu Xiaoqiu to Lawrence Rd LLC), and Pine Ridge Rd ($582,500, David M. and Nicole L. Foxe to Richard Patrick Condon). The Lawrence Rd sale to an LLC buyer may reflect an investment acquisition rather than an owner-occupant purchase.

Pine Ridge Rd, at $582,500, was the period’s lowest disclosed price.

MARKET NOTES

Non-arm’s-length activity dominated the recording log. Of the 11 transfers without disclosed prices, nine fit the profile of estate-planning or ownership-structure transfers: the seller is either the same individual as the buyer (now in a trustee capacity) or the buyer is a family trust bearing the grantor’s surname. Those nine include 17 Parmenter Rd, 22 Davelin Rd, 35 Riverview Ave, 14 Glover Rd, 16 Sedgemeadow Rd, 32 Highland Cir, 26 Plain Rd, 1304 Magnolia Dr, and 48 Edgewood Rd. A tenth undisclosed transfer — 37 Oxbow Rd — was an estate conveyance, with the Robinson estate listed as grantor. The eleventh, 157 Buckskin Dr, moved from a nominee trust to Buckskin Drive LLC at an undisclosed price; the LLC structure suggests an investor acquisition.

No square footage data is available from South Middlesex Registry deed records, so price-per-square-foot analysis is not possible for this period. The mix of property types cannot be confirmed from deed data alone, though the Magnolia Dr unit sale is consistent with a condominium transfer, and the Keach Development seller at Oak Hill Rd points to a builder-to-buyer transaction.

Recorded Deeds

Source: South Middlesex Registry of Deeds. Amounts as recorded; transfers without disclosed consideration noted as such.

Apr 13 – Apr 19

Apr 20 – Apr 26

Apr 27 – May 3