O’Sullivan Select Properties

Kimberley O’Sullivan | REALTOR®

Real estate, with diligence, discretion & strategy.

Based in Wellesley & Woods Hole

Serving Greater Boston through the Upper Cape.

O’Sullivan Select Properties combines local market knowledge, disciplined representation, and modern real estate marketing technology to help buyers and sellers make confident, well-informed decisions. With lifelong connections to both Wellesley and Woods Hole, Kimberley O’Sullivan brings a strategic, detail-data driven approach to real estate across Greater Boston, MetroWest, Cape Cod, and the Upper Cape.

Primary Markets

How can I assist?

Whether you are preparing to sell, beginning a home search, evaluating your current equity, relocating, or simply trying to understand today’s market, O’Sullivan Select Properties provides organized, detail-driven representation tailored to your goals.

Select a resource below to get started.

Stay Informed Before Your Next Move

Real estate decisions are easier when you understand what is happening in the market. Follow current pricing trends, inventory shifts, days on market, and buyer activity across Wellesley, Greater Boston, Woods Hole, Falmouth, the Upper Cape, and surrounding communities.

Select a market below to view current pricing, inventory, days on market, and local activity. Market data updates automatically every 48 hours.

Not sure which market is best you?

Select a resource below to get started:

Real Estate Glossary

Real estate conversations often include terms that are familiar to agents, lenders, and attorneys, but not always clear to buyers and sellers. This glossary explains common real estate, financing, offer, and closing terms in plain language so you can feel more informed at each step of the process.

Mortgage & Financing Terms

• Pre-qualification
  An estimate of what a buyer may be able to borrow based on limited financial information disclosed to the lender without financial document review or lender commitment.
• Pre-approval
  A lender commitment for a loan amount which is based on the submission of financial documents of income such as a W2, in addition to a detailed credit review and verification of assets, and debts.
• Proof of funds
  Documentation showing that a buyer has enough available cash for a purchase, down payment, or closing costs.
• Down payment
  The portion of the purchase price the buyer pays upfront, separate from the loan amount.
• Earnest money deposit
  A deposit submitted with or shortly after an offer to show the buyer’s good faith. It is typically held in escrow.
• Mortgage contingency
  A clause allowing the buyer to withdraw from the agreement if they cannot secure financing by a certain date.
• Appraisal
  A lender-ordered estimate of a home’s value to confirm that the property supports the loan amount.
• Appraisal gap
  The difference between the agreed purchase price and the appraised value if the appraisal comes in lower than expected.
• Debt-to-income ratio
  A lender’s calculation comparing a buyer’s monthly debt payments to their income.
• Rate lock
  An agreement with a lender to hold an interest rate for a specific period of time.
• Closing costs
  Additional expenses due at closing, such as lender fees, title costs, recording fees, escrows, and prepaid taxes or insurance.

Buyer Terms

• Inspection contingency
  A clause allowing the buyer to inspect the property and negotiate, request repairs, or withdraw depending on the agreement terms.
• Home inspection
  A professional review of the property’s condition, often required by lenders including structure, systems, roof, plumbing, electrical, heating, cooling, and safety concerns.
• Due diligence
  The buyer’s period of investigation before fully committing to the purchase.
• Purchase and Sale Agreement / P&S
  The final detailed contract signed after an accepted offer, setting out the final terms that must be followed by both parties before closing. This overrides any prior stipulations in the offer.
• Escrow
  The holding of funds to be applied at the completion of the transaction by a neutral party during the purchase and sale process.
• Final walkthrough
  The buyer’s last visit before closing to confirm the property is in the expected condition.

Seller Terms

• Market value
  The price a qualified buyer is willing to pay based on current market conditions, comparable sales, location, condition, and demand.
• Comparative Market Analysis / CMA
  An agent’s analysis of similar recently sold, active, and pending properties to help estimate a home’s likely highest market value.
• Home equity
  The difference between the property’s current value and any outstanding mortgage or liens.
• Seller disclosure
  Information the seller provides about the property’s condition, history, systems, or known issues.
• Staging
  Preparing a home visually and strategically so it presents well to buyers.
• Days on market / DOM
  The number of days a property has been publicly listed for sale.
• Multiple-offer situation
  When more than one buyer submits an offer on the same property.

Offer & Negotiation Terms

• Highest and best
  A request for buyers to submit their strongest final offer by a deadline.
• Escalation clause
  A clause stating that a buyer will increase their offer above competing offers up to a certain limit.
• Waiver
  When a buyer gives up a contractual protection, such as an inspection or financing contingency.
• As-is sale
  A sale where the seller does not intend to make repairs, although buyers may still have inspection rights depending on the offer terms.
• Concession
  Something one party gives to the other, such as a closing cost credit, repair credit, or price adjustment.
• Seller credit
  Money the seller agrees to contribute toward the buyer’s costs, subject to lender rules.

Property & Market Terms

• Comparable sales / comps
  Recently sold similar homes used to help estimate a property’s value.
• Assessed value
  A value assigned by the municipality for property tax purposes. It is not always the same as market value.
• Zoning
  Local rules that govern how land and property may be used.
• Setback
  Required distance between a structure and property lines, roads, wetlands, or other boundaries.
• Easement
  A legal right for someone else to use part of a property for a specific purpose, such as access, utilities, or drainage.
• Title
  Legal ownership of the property.
• Title search
  A review of public records to confirm ownership and identify liens, claims, easements, or other issues.
• Lien
  A legal claim against a property, often related to unpaid debts, taxes, or contractor work.
• Deed
  The legal document transferring ownership from seller to buyer.
• Survey
  A drawing or report showing property boundaries, structures, easements, and other site details.
• Title V inspection
  In Massachusetts, an inspection of a septic system required in many property transfers.
• Flood zone
  An area identified as having flood risk, which may affect insurance, financing, and buyer interest.

Closing Terms

• Settlement statement / closing disclosure
  A document showing the final costs, credits, deposits, loan amounts, and funds due.
• Clear to close
  A lender’s final approval allowing the transaction to proceed to closing.
• Closing
  The final step when ownership transfers from seller to buyer.
• Closing date
  The scheduled date when the transaction is completed.
• Recording
  The filing of the deed and mortgage documents with the appropriate registry of deeds.
• Possession
  The point at which the buyer has the right to occupy the property which occurs after the recording of the closing with the registry of deeds.