Buying a Home with Kiklis Real Estate
Buying a house north of Boston is a different exercise than it was even three years ago. The rules changed, the market changed, and most of what's written on brokerage websites hasn't caught up. Here is how it actually works now — and who you'll be working with.
Meet Your Buyer's Agent
Karen Murphy leads buyer representation at Kiklis Real Estate. Born and raised in Stoneham, Karen has called Woburn home since 2007. She is a mother of three grown children, all of whom have graduated from local area schools. She is actively involved with the City and has been a Woburn Little League board member for over 10 years. Karen is an experienced REALTOR®. While Mark handles the listing, development, and commercial side of the firm, Karen's practice is buyers — which means when you call her, you are her client, not a lead being juggled against a seller roster.
That division of labor is deliberate, and it comes with a benefit few buyer's agents can offer: every client of Karen's gets access to Mark's twenty years as a broker and developer in new construction. When a house raises questions — structure, water, systems, what that renovation you're imagining would actually cost — Karen brings in a builder's eye before you commit, not after.
The Rules Changed. Here's What They Mean for You.
You'll sign a buyer agreement before touring homes — and that's to your benefit. Since August 2024, every agent working with a buyer must have a written representation agreement in place before touring any MLS-listed property. The agreement states exactly what your agent does for you and exactly what they're paid, and that compensation is negotiable — not set by law, not set by custom. In practice, seller-paid compensation is still negotiated into most deals; it's simply negotiated openly now instead of assumed. Karen will walk you through the form in plain English before you sign anything, and you should expect that from any agent you interview.
Massachusetts now protects your right to a home inspection. Under a state regulation that took effect in October 2025, sellers and their agents can no longer require or encourage you to waive your inspection as a condition of accepting your offer. For years, waiving inspection was the price of winning a bidding war in this market. That pressure is now illegal in most residential sales, with limited exceptions such as certain new construction with a builder's warranty and some auction and family transfers. You'll receive a mandatory disclosure form confirming your inspection rights at offer time. If anyone in a transaction suggests you should quietly skip your inspection anyway, that tells you something — and Karen will tell you what.
What You Get
Most buyer agents can unlock doors and forward listings. The portals do half of that already. What you're hiring is judgment and advocacy, and here is what that looks like in practice.
An honest read on value, not a number that wins your business. Before you offer, you'll get an analysis built from what comparable homes on comparable streets actually closed for — not the town-wide median, and not the Zillow estimate you walked in with.
A builder's read on condition. Through Mark, every house gets evaluated the way someone who has built them does. Some houses are bargains because they need work. Some are expensive precisely because the work they need doesn't show. You'll know which one you're standing in.
Negotiation with a full toolkit. Price is one lever among several: inspection scope, closing timeline, contingencies, seller credits, and — since compensation went negotiable — the structure of the offer itself. In a market where buyers have regained leverage, knowing which lever to pull matters more than shaving an eighth of a point.
Knowledge of what's coming, not just what's listed. Kiklis Real Estate tracks development pipelines, zoning changes, and new construction across these towns. Sometimes the right answer is the resale in front of you; sometimes it's the project breaking ground two streets over that nobody's told you about.
How You'll Work Together
It starts with a conversation — needs, towns, budget, timeline, and financing, including a hard look at what monthly cost you're actually comfortable with, taxes included. If you need lender introductions, Karen will make them; get pre-approved before touring, because no offer moves without it.
Then you look at houses, and she tells you the truth about them. When you find the right one, Karen builds the offer strategy with you — price, terms, inspection, timing — and negotiates it. From accepted offer to closing, she manages the sequence: inspection, purchase and sale, appraisal, final walkthrough. You'll know what's happening and why at every step.
Where We Work
Kiklis Real Estate is based in Woburn, and we work the towns around it — Winchester, Burlington, Lexington, Reading, Stoneham, Wakefield, Wilmington, Melrose, and the rest of the inside-128. Each of those markets prices differently, and several of our town pages explain how. If you're relocating from out of state, start with one honest fact most sites bury: some of these towns have commuter rail and some don't, and it changes both your commute and your resale.
Start the Conversation
No forms, no drip campaign. Call, text, or email Karen directly. Tell her what you're trying to do, and she'll tell you honestly how she can help.
Karen Murphy, REALTOR® | 781-789-5652 | karen@kiklisre.com
Woburn, MA Homes for Sale
This beautifully renovated one bedroom on top level in rarely available and conveniently located Park Place Condominiums, showcases tremendous space and light. Completel...
- 1 Beds
- 1 Baths
- 73575725 MLS
- ['Park Place Condominiums'] Bldg.
- NEW Status
Listing courtesy of Listing Agent: Karen Butt from Listing Office: Compass.
Incredible opportunity to build equity in this spacious 4 bed, 2.5 bath home in a convenient Woburn location. The classic layout offers tremendous living space offering a...
- 4 Beds
- 3 Baths
- 73575381 MLS
- NEW Status
Listing courtesy of Listing Agent: Joanne Mulkerin from Listing Office: J. Mulkerin Realty.
Welcome to 76 Harrison Avenue. Discover the potential of this quaint New England Colonial set on an 8000+/- sq. ft level lot. This charming 2 bedroom home offers hardwo...
- 2 Beds
- 1 Baths
- 73575388 MLS
- NEW Status
Listing courtesy of Listing Agent: Joanne Mulkerin from Listing Office: J. Mulkerin Realty.
WELCOME HOME to this BEAUTIFULLY RENOVATED, TURN KEY GEM in one of Woburn’s most desirable West Side neighborhoods ! This sun filled home offers the perfect combination o...
- 3 Beds
- 1 Baths
- 73575184 MLS
- NEW Status
Listing courtesy of Listing Agent: Andy Mass from Listing Office: Mass Realty Properties.
Perfectly poised cape style home with beautiful curb appeal in central square. Offering one story living with incredible expansion potential, this flexible floorplan serv...
- 2 Beds
- 1 Baths
- 73575174 MLS
- NEW Status
Listing courtesy of Listing Agent: Joanne Mulkerin from Listing Office: J. Mulkerin Realty.
Welcome to 28 Bedford Road. This well maintained home offers the perfect blend of comfort and convenience, highlighted by an impressive, heated, two-car detached garage w...
- 3 Beds
- 2 Baths
- 73574761 MLS
- NEW Status
Listing courtesy of Listing Agent: Pamela Dimis from Listing Office: PD Properties.
Overwhelmed with quality finishes and luxury amenities, this massive ranch style home features tremendous living and entertaining spaces. The double door foyer offers a b...
- 3 Beds
- 2 Baths
- 73574620 MLS
- NEW Status
Listing courtesy of Listing Agent: Joanne Mulkerin from Listing Office: J. Mulkerin Realty.
Rare opportunity to own a meticulously maintained end unit at sought-after Crescent Park condominium complex. This fifth-floor, single-level unit offers 1,047 square feet...
- 2 Beds
- 2 Baths
- 73574585 MLS
- ['Crescent Park Condominium'] Bldg.
- NEW Status
Listing courtesy of Listing Agent: Andersen Group Realty from Listing Office: Keller Williams Realty Boston Northwest.
Tucked away at the end of a quiet cul-de-sac in the desirable Blueberry Hill area, this freshly updated home offers complete privacy and a peaceful setting. Every main sy...
- 4 Beds
- 2 Baths
- 73574249 MLS
- NEW Status
Listing courtesy of Listing Agent: Gary S. Vrotsos from Listing Office: Coldwell Banker Realty - Cambridge.
Rare Woburn offering! This true triple-decker 3-family - one of only a handful in the city - sits in the Horn Pond neighborhood just a quarter mile from Horn Pond and the...
- 6 Beds
- 3 Baths
- 73573709 MLS
- NEW Status
Listing courtesy of Listing Agent: Russell Hulteen from Listing Office: Coldwell Banker Realty - Lexington.
Cul De Sac Living at it's Very Best! FALL in Love and Move right into this inviting 3-bed, 1.5-bath duplex in desirable Woburn—an ideal condo or rental alternative w/ NO ...
- 3 Beds
- 2 Baths
- 73573885 MLS
- NEW Status
Listing courtesy of Listing Agent: Paul J. Cervone from Listing Office: Lamacchia Realty, Inc..
Location, Location, Location!! Warm and inviting meets luxury in this polished West Woburn townhouse, set peacefully back off Bedford Road, on a cul de sac! From the mom...
- 3 Beds
- 3 Baths
- 73574078 MLS
- NEW Status
Listing courtesy of Listing Agent: Eileen Doherty from Listing Office: Lamacchia Realty, Inc..
This Woburn townhome offers something rare: privacy, space, and affordability all in one package. Step inside to discover a thoughtfully laid out home that works for anyo...
- 3 Beds
- 2 Baths
- 73573643 MLS
- NEW Status
Listing courtesy of Listing Agent: Brian Quijada from Listing Office: EVO Real Estate Group, LLC.
Introducing 65 High Street #1 - a spacious and thoughtfully designed condo blending original character with modern comfort and exceptional flexibility. Gut renovated in 2...
- 3 Beds
- 3 Baths
- 73573276 MLS
- NEW Status
Listing courtesy of Listing Agent: Michael Wilson-Pierce from Listing Office: Cambridge Realty Group, Inc..
Here’s your chance to experience the combination of low-maintenance living with an ideal Woburn location! This immaculate townhouse has been updated with hardwood floors,...
- 3 Beds
- 3 Baths
- 73573038 MLS
- ['Village Estates'] Bldg.
- NEW Status
Listing courtesy of Listing Agent: David Lenhardt from Listing Office: Vanderbilt Properties, LLC.
Welcome to this renovated 2-family offering 6 bedrooms with a finished attic, newer flooring, updated electrical, and stainless steel appliances. Conveniently located in ...
- 6 Beds
- 2 Baths
- 73572986 MLS
- NEW Status
Listing courtesy of Listing Agent: Eric McNeill from Listing Office: EWK Realty.
Extensively remodeled in 2015 and lovingly improved on since; this commuter’s dream, is just minutes to 95/128, the Woburn Village, Burlington Mall, grocery stores and pu...
- 3 Beds
- 3 Baths
- 73572850 MLS
- NEW Status
Listing courtesy of Listing Agent: Alex Navarro from Listing Office: Coldwell Banker Realty - Beverly.
Set on a generous lot at the end of a cul-de-sac, this beautifully maintained 3 bed, 1.5 bath Colonial offers comfortable, flexible living across three levels. The bright...
- 3 Beds
- 2 Baths
- 73572678 MLS
- NEW Status
Listing courtesy of Listing Agent: VIP Group from Listing Office: Moor Realty Group.
perfect CONDO ALTERNATIVE in the heart of Woburn!Enjoy the privacy, outdoor space, and ownership benefits of this charming home without the monthly condo fee. Offering 2 ...
- 2 Beds
- 2 Baths
- 73571864 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Travon Clark from Listing Office: eXp Realty LLC.
HUGE REDUCTION Welcome to 159 Mishawum Road—a beautifully renovated six-bedroom home offering approximately 3,100 square feet of thoughtfully designed living space, excep...
- 6 Beds
- 4 Baths
- 73571339 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Lilian Regia Davis from Listing Office: Dell Realty Inc..
Welcome to 11 Hovey St! This newly constructed 1,804 sq. ft. home on an existing foundation offers modern finishes and a great Woburn location close to shopping, dining, ...
- 6 Beds
- 3 Baths
- 73569261 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Jenna Gaudette from Listing Office: Coldwell Banker Realty - Leominster.
A rare offering in one of the city’s most exclusive and coveted luxury enclaves, this magnificent 4-bedroom, 4.5-bath Colonial is surrounded by distinguished residences, ...
- 4 Beds
- 5 Baths
- 73569751 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Eileen Doherty from Listing Office: Lamacchia Realty, Inc..
Lovingly cared for by the same family for 70 years, this special home is being offered for sale for the very first time. Enjoy easy one-level living in a convenient North...
- 2 Beds
- 2 Baths
- 73569614 MLS
- CONTINGENT Status
Listing courtesy of Listing Agent: LeeAnne Trohon from Listing Office: LAER Realty Partners.
Set at the end of a quiet West Side dead-end street, this 4-bedroom Colonial combines a private, nature-filled setting with everyday neighborhood convenience, just moment...
- 4 Beds
- 2 Baths
- 73569358 MLS
- CONTINGENT Status
Listing courtesy of Listing Agent: Eileen Doherty from Listing Office: Lamacchia Realty, Inc..
Located in one of Woburn’s most sought-after neighborhoods, 33 Fairway Drive is a lovingly cared-for Colonial, offered for the first time by its original owners. With 4 b...
- 4 Beds
- 3 Baths
- 73568476 MLS
- CONTINGENT Status
Listing courtesy of Listing Agent: Gina Thibeault from Listing Office: Keller Williams Realty Evolution.
Surprisingly spacious within—this 2400+ sq ft expanded Cape offers the warmth of home with room to truly spread out. Step through the mudroom into a bright kitchen that o...
- 4 Beds
- 3 Baths
- 73568332 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Team Sonia Rollins & Associates from Listing Office: EXIT Premier Real Estate.
Welcome home to this stunning, completely renovated Colonial where timeless character meets modern living. Thoughtfully redesigned from top to bottom, every space has bee...
- 2 Beds
- 2 Baths
- 73568134 MLS
- PRICE CHANGED Status
Listing courtesy of Listing Agent: Shannon Jenkins from Listing Office: RE/MAX Realty Experts.
This deceptively spacious, turnkey ranch is sure to check your boxes and then some! As you enter, you’ll be greeted by a light-filled living room featuring a cozy brick a...
- 2 Beds
- 2 Baths
- 73567848 MLS
- CONTINGENT Status
Listing courtesy of Listing Agent: Wilson Group from Listing Office: Keller Williams Realty.
Fully enclosed backyard? Yup! we’ve got that here! Welcome to 6 Carter Place, a hidden gem tucked on a dead-end street near Woburn Center. The backyard is ready for pets,...
- 4 Beds
- 2 Baths
- 73567811 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Henry Choi from Listing Office: Real Broker MA, LLC.
Welcome to 254 Russell Street, a beautifully updated home in Woburn’s desirable Shakerhill neighborhood, offering an impressive list of recent improvements and versatile ...
- 3 Beds
- 2 Baths
- 73567460 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Peterson Properties Team from Listing Office: Berkshire Hathaway HomeServices Commonwealth Real Estate.
Spacious Two-Family Home in Prime Commuter Location!!! Welcome to this fantastic two-family home offering the perfect combination of space, convenience, and opportunity. ...
- 4 Beds
- 2 Baths
- 73566926 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Michael Koster from Listing Office: Joe Bean Real Estate.
Attention all developers and builders!!!! Rare opportunity to purchase over an acre of land in one of Woburns most desirable commuter locations. Lot A is approximately .7...
- 73566928 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Michael Koster from Listing Office: Joe Bean Real Estate.
Attention all developers and builders!!!! Rare opportunity to purchase over an acre of land in one of Woburns most desirable commuter locations. Lot A is approximately .7...
- 73566927 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Michael Koster from Listing Office: Joe Bean Real Estate.
Attention investors, developers, and house flippers!!!Charming 1900s home in a great location!!! Step back in time with this charming early-1900s home, full of character,...
- 5 Beds
- 2 Baths
- 73566924 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Michael Koster from Listing Office: Joe Bean Real Estate.
Welcome to 57 Winter Street, a beautifully maintained, original-owner Cape-style home tucked away on a quiet street surrounding the Mill Pond Reservoir.The main level off...
- 3 Beds
- 2 Baths
- 73566458 MLS
- ACTIVE Status
LOCATION! LOCATION! LOCATION! Prime Downtown Woburn setting! Rare opportunity to acquire a well-maintained, freestanding mixed-use building offering approx. 3,900 SF of f...
- 3 Baths
- 73566173 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Sree Devireddy from Listing Office: StartPoint Realty.
Renovated 3-Bedroom Woburn home with attached garage and prime highway access! This beautifully renovated two-level home offers 3 bedrooms, 1.5 bathrooms, and an unbeatab...
- 3 Beds
- 2 Baths
- 73565906 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Rose Hall from Listing Office: Blue Ocean Realty, LLC.
Opportunity knocks at 27 Sylvanus Wood Ln! Welcome to this Gambrel Colonial on Woburn’s sought-after West Side. Built in 1979, this 4-bedroom, 1.5-bath home offers 2,078 ...
- 4 Beds
- 2 Baths
- 73565742 MLS
- PRICE CHANGED Status
Listing courtesy of Listing Agent: Kim Duke from Listing Office: Sold By Gold LLC.
Welcome to this inviting recently renovated Woburn home offering 3 levels of living space, a wonderful combination of comfort, space and natural lighting. The first floor...
- 4 Beds
- 2 Baths
- 73563715 MLS
- PRICE CHANGED Status
Listing courtesy of Listing Agent: Vena Priestly from Listing Office: Rise Signature Homes.
Nestled on a quiet street steps from Horn Pond and just blocks from vibrant Downtown Woburn, this impeccably maintained single-family style townhouse offers the perfect b...
- 4 Beds
- 2 Baths
- 73563038 MLS
- ACTIVE Status
Listing courtesy of Listing Agent: Michael Kwan from Listing Office: Denkar Realty Group.
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