April 21, 2026
Dear Dan and Irene,
Thank you very much for giving me the opportunity to tour your home on Ernest Road. The enclosed proposal includes a comprehensive market analysis that was used to determine the approximate current market value of your home.
Sincerely,
Julie
Gibson
Thank you for the opportunity to tour your home on Ernest Road. It truly embodies the charm that makes your East Arlington neighborhood so sought-after. As I toured the interior, I noticed that the beautifully cared-for condition, room proportions, symmetry, character, spectacular sunlight, and timeless design elements spoke volumes; it’s a home perfectly suited for both entertaining and everyday living.
Your desirable location, within easy walking distance to the Thompson School, as well as all of the amenities and commuter options on Mass Avenue, offers a rare combination of convenience, privacy, and tranquility that Arlington buyers actively seek. Its ideal size, style, and “extra rooms” position it as a property with tremendous appeal.
If you choose to work with me, my goal will be to identify the right buyers who will appreciate and cherish your home as you have. I will use a tailored, data-driven marketing strategy that combines cutting-edge digital tools with unmatched local and global reach to attract the most qualified buyers. My commitment is to achieve the best possible price and terms while protecting your interests every step of the way.
Arlington continues to be a magnet for highly educated urban professionals working in academic, medical, and biotech fields, thanks to its top-tier schools, proximity to Cambridge and Boston, and enduring sense of community. Based on my experience, the target audience for your home will likely include many Generation X, Gen Y, and millennial families looking to upgrade from a rental or condominium within town or move to the Arlington area to further their career opportunities. These buyers often prioritize family life, work-life balance, and proximity to their workplace.
What sets me apart is my integrity, deep market knowledge, and referral-based approach to real estate. As a full-time advisor, I understand how buyers perceive our dynamic market. By staying ahead of trends and buyer behavior, I can anticipate and navigate negotiations while thoughtfully addressing the emotions that often accompany these decisions.
Once again, thank you for the opportunity to provide this opinion of value. I would love the chance to work with you to find the perfect buyers for your home and look forward to hearing from you.
$1,350,000
List Price: $1,279,000 Days: 13
Sold Date: 07/21/2025
Original List Price: $1,279,000
Original Sold Price: $1,350,000
% of List Price: 106%
$/SQFT: $509
Listing Courtesy of: MLS PIN *SQFT = Total Combined Square Feet
Property Type: Residential
Building Style: Cape
Year Built: 1952
County: Middlesex County
Tax Amount: $10,736
Tax Year: 2025
MLS #: 73386252
Elementary School: Thompson
Middle School: Gibbs/Ottoson
High School: Ahs
Kitchen: Flooring - Hardwood, Countertops - Stone/Granite/Solid, Cabinets - Upgraded, Recessed Lighting, Stainless Steel Appliances, Gas Stove, Remodeled, LightingOverhead, Open Floorplan
Main: Ceiling Fan(s), FlooringHardwood, Lighting - Overhead
Basement: Full, Partially Finished, Sump Pump, Walk-Out Access, Interior Entry
Garage: 0, Garage
Parking: Off Street, Paved Drive, Paved, Total: 4, Storage, Detached
Fireplace: 1, Living Room, Master Bedroom, Family Room
Heat: Natural Gas, Baseboard, Ductless
Fuel: Thermostat
Floors: Tile, Hardwood, FlooringHardwood, Flooring - Wall to Wall Carpet, Flooring - Vinyl
Roof: Shingle
Senior Community: No
S O L D
$1,350,000
List Price: $1,279,000 Days: 13
Sold Date: 07/21/2025
Original List Price: $1,279,000
Original Sold Price: $1,350,000
% of List Price: 106%
$/SQFT: $509
Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
C o m p a r a b l e # 1
15 University Rd, Arlington, MA 02474
R e m a r k s
This beautifully updated 8-room, 3-bedroom, 3.5-bath home in desirable East Arlington offers space, style & comfort. The recently updated open-concept kitchen—with stainless steel appliances, ample cabinetry, built-in desk— flows into a bright, spacious dining & family area, creating a welcoming heart of the home. A large living room, home office, & separate library offer flexible living options. The 1st floor primary suite includes a luxurious bath w/ Jacuzzi & glass shower. A half bath w/ laundry adds convenience. Upstairs are two generous bedrooms & a renovated full bath. The finished basement is perfect for a playroom or teen hangout. A detached home office provides privacy & versatility—ideal for remote work or creative pursuits. Enjoy a fenced yard, professionally landscaped grounds & great curb appeal. Filled with natural light, the home offers seamless indoor-outdoor living. Perfectly situated near Thompson & Gibbs Schools, Arlington Center, plus the surrounding parks and shops.
$1,350,000
List Price: $1,250,000 Days: 6
Sold Date: 04/10/2026
Original List Price: $1,250,000
Original Sold Price: $1,350,000
% of List Price: 108%
$/SQFT: $649
Listing Courtesy of: MLS PIN
Property Type: Residential
Building Style: Cape
Year Built: 1957
County: Middlesex County
Tax Amount: $9,487
MLS #: 73483297
Elementary School: Stratton
Kitchen: Flooring - Hardwood, Countertops - Stone/Granite/Solid, Exterior Access, Dining Area, Kitchen Island, Recessed Lighting, Stainless Steel Appliances, Gas Stove, Remodeled, Lighting - Overhead, Lighting - Pendant, Open Floorplan
Main: Flooring - Hardwood
Basement: Full, Partially Finished, Walk-Out Access, Interior Entry
Garage: 1, Attached Garage
Parking: Off Street, Paved Drive, Attached, Garage Door Opener, Total: 5
Fireplace: 1, Living Room
Heat: Forced Air, Natural Gas, Central Air
Floors: Tile, Hardwood, Carpet
View: Scenic View(s)
Waterfront: Other (See Remarks), Beach Ownership(Public)
Roof: Shingle
Senior Community: No
S O L D
$1,350,000
List Price: $1,250,000 Days: 6
Sold Date: 04/10/2026
Original List Price: $1,250,000
Original Sold Price: $1,350,000
% of List Price: 108%
$/SQFT: $649
Listing Courtesy of: MLS PIN *SQFT = Total Combined Square Feet
337 Washington St, Arlington, MA 02474
R e m a r k s
Discover this charming and beautifully renovated 3-bedroom, 2 bath Cape located on the Winchester line in Arlington Heights. The main level features a gorgeous open kitchen/dining area with SS appliances, granite, farmers sink and hardwood floors throughout. A FPliving room, first floor bedroom and full bath complete this level. Upstairs are 2 bedrooms and spacious renovated full bath. The large custom-built deck is perched high above the yard and adds a sense of privacy. It includes gates on both sides to keep it enclosed for children/pets. Walk down into the large fenced-in yard which includes a shed and a landscaped patio perfect for outdoor entertaining. The finished walkout basement includes a separate large laundry room spacious enough to add another bath. Additional storage for bikes, toys and summer items. There is an attached one car garage, plenty of off-street parking and conveniently located to bus routes, highways, the bike path and shops and restaurant in the “Heights”
$1,215,000
List Price: $1,299,999 Days: 84
Sold Date: 11/05/2025
Original List Price: $1,499,999
Original Sold Price: $1,215,000
% of List Price: 93%
$/SQFT: $382
Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
Property Type: Residential
Building Style: Cape
Year Built: 1970
County: Middlesex County
Tax Amount: $14,077 Tax
MLS #: 73410500
High School: Arlington High
Garage: 1, Attached Garage
Parking: Off Street, Paved Drive, Total: 2, Attached
Fireplace: 1
Heat: Oil, Baseboard, Central Air
Senior Community: No
Welcome to 30 Hartford Road and the charm and charisma of Arlington MA. This adorable Cape is perched at the top of Hartford Road on a quiet corner lot and conveniently located just minutes to the nostalgic downtown shops and restaurants. Arlington offers great schools, tree lined streets and easy access to highways and public transportation. The home welcomes you with new hardwood floors and custom book shelves. Enjoy the elegance of a formal dining area with built in buffet, open to a warm fireplace in living room, just perfect for entertaining. Two main level bedrooms and kitchen complete the first floor. Upstairs, enjoy a private bedroom & bathroom perfect for a kids or a guest retreat. This beautiful home is move in ready and available for immediate occupancy just in time for the school season. Enjoy all of the amenities Arlington has to offer including, local schools, bike trails, parks, shopping & restaurants. Come and see what the buzz is all about.
$1,199,000
List Price: $1,199,000 Days: 3
Original List Price: $1,199,000
$/SQFT: $594
Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
In-Person Open House Fri, Apr 24 5:00 pm - 6:30 pm Sat, Apr 25 10:30 am - 12 noon Sun, Apr 26 1:00 pm - 2:30 pm
Property Type: Residential
Building Style: Colonial
Year Built: 1937
County: Middlesex County
Tax Amount: $11,434
Tax Year: 2026
73504864
Elementary School: Thompson
Middle School: Gibbs and Ottoson
High School: Ahs
Kitchen: Flooring - Hardwood
Main: Flooring - Hardwood
Basement: Partially Finished
Garage: 1, Garage
Parking: Off Street, Paved Drive, Detached, Total: 5
Fireplace: 2
Heat: Natural Gas, Baseboard, Window Unit(s), Wall Unit(s)
Floors: Tile, Hardwood
Roof: Shingle
Senior Community: No
A C T I V E
$1,199,000
List Price: $1,199,000
Days: 3
Original List Price: $1,199,000
$/SQFT: $594
Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
75 Tufts St, Arlington, MA 02474 R e m a
This sun-filled brick Colonial single-family home in East Arlington offers a thoughtfully designed floor plan with bright windows. Newer oak hardwood floors installed in 2021. Same year updated kitchen features quartz countertops and a modern layout ideal for everyday living and entertaining. The living room includes a cozy fireplace, and the first floor offers a wellappointed half bath. Upstairs, the primary bedroom is joined by two additional bedrooms and a recently updated full bathroom. A finished basement provides flexible space for a playroom, study, or exercise. Conveniently located near the Minuteman Bikeway, shopping, and Spy Pond Park, with easy access to Cambridge and Boston. Exterior features include a private porch, paved driveway, garage, and yard.
$1,160,000
List Price: $1,160,000 Days: 20
Sold Date: 06/26/2025
Original List Price: $1,160,000
Original Sold Price: $1,160,000
% of List Price: 100%
$/SQFT: $498
Listing Courtesy of: MLS PIN
= Total Combined Square Feet
Property Type: Residential
Building Style: Cape
Year Built: 1965
County: Middlesex County
Tax Amount: $9,455
Tax Year: 2025
SQFT Details: Above Fin. 2,330 Total SQFT 2,330
MLS #: 73370940
MLS Area: ARLINGTON HEIGHTS
Community: Arlington Heights
Subdivision: Arlington Heights
Kitchen: Deck - Exterior, Exterior Access, Flooring - Stone/Ceramic Tile
Main: Flooring - Hardwood, Bathroom - Half
Basement: Full, Finished, Walk-Out Access, Interior Entry
Garage: 0
Parking: Off Street, Paved Drive, Paved, Total: 3
Fireplace: 2, Living Room
Heat: Oil, Wood Stove, Baseboard, Window Unit(s)
Floors: Tile, Hardwood
Roof: Shingle
Senior Community: No
S O L D
$1,160,000
List Price: $1,160,000 Days: 20
Sold Date: 06/26/2025
Original List Price: $1,160,000
Original Sold Price: $1,160,000
% of List Price: 100%
$/SQFT: $498
Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
C o m p a r a b l e # 5 26 Aerial Street, Arlington, MA 02474
R e m a r k s
Located in one of Arlington Heights’ most peaceful corners, 26 Aerial Street is a meticulously upgraded, architect-owned Cape offering privacy, thoughtful design, and close access to the 10-acre Turkey Hill conservation area with wooded trails and wildlife. With 4 bedrooms, 2.5 baths, and over 2,300 SF, the home is both spacious and welcoming. A skylit family room with a wood-burning stove anchors the main level, creating a warm, airy retreat. A recently installed deck off the kitchen and family room—accessed by insulated sliding doors—creates an easy indoor-outdoor flow ideal for entertaining. The professionally landscaped terraced yard features mature plantings and a flagstone patio, perfect for quiet mornings or evening gatherings. Recent improvements include a new roof and full interior and exterior painting. With 3 off-street parking spaces and close proximity to Arlington Heights shops, schools, and parks, this rare and special home offers the best of town and trail.
$1,035,000
List Price: $995,000 Days: 14
Sold Date: 11/26/2025
Original List Price: $995,000
Original Sold Price: $1,035,000
% of List Price: 104%
$/SQFT: $549
Listing Courtesy of: MLS PIN *SQFT = Total Combined Square Feet
Property Type: Residential
Building Style: Cape
Year Built: 1961
County: Middlesex County
Tax Amount: $9,653
Tax
Kitchen: Countertops - Stone/ Granite/Solid, Recessed Lighting, Flooring - Stone/Ceramic Tile, Breakfast Bar / Nook, LightingOverhead, Lighting - Pendant
Main: Closet, Flooring - Hardwood, Lighting - Overhead
Basement: Full, Partially Finished
Garage: 0
Parking: Off Street, Paved Drive, Total: 4
MLS #: 73447204
Elementary School: Dallin Elementary School
Middle School: Ottoson Middle School
High School: Arlington High School
Fireplace: 2, Living Room
Heat: Natural Gas, Baseboard, Fireplace, Ductless
Floors: Tile, Hardwood, Carpet, Flooring - Wall to Wall Carpet, Flooring - Stone/Ceramic Tile
Roof: Shingle
Senior Community: No
S O L D
$1,035,000
List Price: $995,000 Days: 14
Sold Date: 11/26/2025
Original List Price: $995,000
Original Sold Price: $1,035,000
% of List Price: 104%
$/SQFT: $549
Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
CLASSIC CAPE CHARM MEETS MODERN COMFORT IN THE HEART OF ARLINGTON! This inviting 3-bedroom, 2-bath single-family home offers nearly 1,900 sq. ft. of flexible living space on a quiet, tree-lined street. The sun-filled living room with a picture window and fireplace flows into the dining area, perfect for gatherings. The kitchen features granite countertops, stainless-steel appliances, and a convenient breakfast bar. A bright sunroom with sliders opens to a private deck and patio—ideal for outdoor dining or relaxation. Upstairs, spacious bedrooms showcase gleaming hardwoods and ample closet space, while the lower-level bonus rooms offer flexibility for a home office, gym, or playroom, complete with a second fireplace. Ready for your personal touch, this diamond in the rough is within walking distance to downtown, schools, and public transportation. Don’t miss this opportunity to own a classic Arlington home with endless potential!
S O L D
$1,025,000
List Price: $1,050,000 Days: 21
Sold Date: 11/25/2025
Original List Price: $1,050,000
Original Sold Price: $1,025,000
% of List Price: 98%
$/SQFT: $484
Listing Courtesy of: MLS PIN *SQFT = Total Combined Square Feet
Property Type: Residential
Building Style: Cape
Year Built: 1954
County: Middlesex County
Tax Amount: $9,036
Tax Year: 2025
MLS #: 73447060
Elementary School: Stratton
Middle School: Gibbs/Ottoson
High School: Arlington
Kitchen: Dining Area, Recessed Lighting, Flooring - Stone/Ceramic Tile, Chair Rail, Lighting - Overhead
Main: Closet, Flooring - Hardwood, Bathroom - Half
Basement: Full, Partially Finished, Sump Pump, Walk-Out Access, Interior Entry, Concrete
Garage: 0
Parking: Off Street, Paved Drive, Paved, Total: 3
Fireplace: 1
Heat: Natural Gas, Baseboard, Central Air
Floors: Tile, Hardwood, FlooringHardwood
Roof: Shingle
Senior Community: No
S O L D
$1,025,000
List Price: $1,050,000 Days: 21
Sold Date: 11/25/2025
Original List Price: $1,050,000
Original Sold Price: $1,025,000
% of List Price: 98%
$/SQFT: $484
Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
C o m p a
# 7 20 Lansdowne Road, Arlington, MA 02474
R e m a r k s
Extraordinary opportunity to own this full-dormered Cape offering surprising space in a welcoming neighborhood where families stay for generations. Lovingly maintained by the same owner for over 60 years, it's ready for new memories. The 1st flr features a formal living & dining room, bedroom, full bath, & an eat-in kitchen, plus a bright office/den & a convenient laundry room /mud room. Upstairs are two spacious bedrooms w/ abundant closets & a half bath--the primary bedroom is large enough to expand the bath if desired. The lower-level bonus room includes a fireplace, bath, & outdoor access, perfect for a playroom, gym, or guest space. Enjoy the three-season sunroom with bluestone flooring & views of the private patio & charming backyard. HW flrs, newer windows, fresh exterior paint & central a/c complete this inviting home. Move right in or get creative & explore the many layout possibilities. Enjoy nearby amenities this location has to offer & the close proximity to all schools!
List Price-$1,279,000$1,250,000$1,299,999$1,199,000$1,160,000 Sold Date-07/21/202504/10/202611/05/2025-06/26/2025
Original List Price-$1,279,000$1,250,000$1,499,999$1,199,000$1,160,000
Sold Price-$1,350,000$1,350,000$1,215,000-$1,160,000 $/SqFt-$509$649$382$594$498
Tax Amount-$10,736$9,487$14,077$11,434$9,455
Building Style-CapeCapeCapeColonialCape
Fireplace1, Living Room, Master Bedroom, Family Room 1, Living Room122, Living Room
Kitchen-
FlooringHardwood, CountertopsStone/Granite/ Solid, CabinetsUpgraded, Recessed Lighting, Stainless Steel Appliances, Gas Stove, Remodeled, LightingOverhead, Open Floorplan
FlooringHardwood, CountertopsStone/Granite/ Solid, Exterior Access, Dining Area, Kitchen Island, Recessed Lighting, Stainless Steel Appliances, Gas Stove, Remodeled, LightingOverhead, LightingPendant, Open Floorplan -
FlooringHardwood
Deck - Exterior, Exterior Access, Flooring - Stone/ Ceramic Tile
BasementFull, Partially Finished, Sump Pump, Walk-Out Access, Interior Entry Full, Partially Finished, WalkOut Access, Interior Entry -Partially Finished Full, Finished, Walk-Out Access, Interior Entry Garage-0, Garage1, Attached Garage 1, Attached Garage1, Garage0
Parking-
Floors-
Heat/AC-
Waterfront
Off Street, Paved Drive, Paved, Total: 4, Storage, Detached
Off Street, Paved Drive, Attached, Garage Door Opener, Total: 5
Off Street, Paved Drive, Total: 2, Attached
Off Street, Paved Drive, Detached, Total: 5
Off Street, Paved Drive, Paved, Total: 3
Tile, Hardwood, FlooringHardwood, Flooring - Wall to Wall Carpet, Flooring - Vinyl Tile, Hardwood, Carpet-Tile, HardwoodTile, Hardwood
Natural Gas, Baseboard, Ductless
Forced Air, Natural Gas, Central Air Oil, Baseboard, Central Air
Natural Gas, Baseboard, Window Unit(s), Wall Unit(s) Oil, Wood Stove, Baseboard, Window Unit(s)
Other (See Remarks), Beach Ownership(Public )
Elementary SchoolThompsonThompsonStratton-Thompson*SQFT = Total Combined Square Feet
Bathroom Details- Full Bath 2-Sqft*2,2931,8842,116 Living Area-1,8842,116
List Price-$995,000$1,050,000
Sold Date-11/26/202511/25/2025
Original List Price-$995,000$1,050,000
Sold Price-$1,035,000$1,025,000 $/SqFt-$549$484
Tax Amount-$9,653$9,036
Building Style-CapeCape
Fireplace-2, Living Room1
KitchenCountertopsStone/Granite/ Solid, Recessed Lighting, Flooring - Stone/Ceramic Tile, Breakfast Bar / Nook, LightingOverhead, LightingPendant
Dining Area, Recessed Lighting, Flooring - Stone/Ceramic Tile, Chair Rail, LightingOverhead
Basement-Full, Partially Finished Full, Partially Finished, Sump Pump, Walk-Out Access, Interior Entry, Concrete Garage-00
Parking-Off Street, Paved Drive, Total: 4 Off Street, Paved Drive, Paved, Total: 3
FloorsTile, Hardwood, Carpet, FlooringWall to Wall Carpet, FlooringStone/Ceramic Tile
Heat/AC-
Natural Gas, Baseboard, Fireplace, Ductless
Tile, Hardwood, FlooringHardwood
Natural Gas, Baseboard, Central Air
= Total Combined Square Feet
$1,100,000
$1,050,000
1,9002,0002,1002,2002,3002,4002,5002,6002,7002,8002,9003,0003,100
