Small Markets See 4% Gain in Commercial Property Sales

Smaller commercial properties in secondary markets are still attracting buyers at good prices, but demand for big-market mega-properties appears to be easing, NAR second-quarter data suggest. Large markets saw a 5 percent annual decline in sales, while smaller markets saw a sales boost of 4 percent.

coomer“Shrinking cap rates and the higher interest rate environment are expected to lead to a plateau in price growth over the next year, especially for Class A assets in large markets,” NAR Chief Economist Lawrence Yun says. “As a result, investors will continue to look to small and tertiary markets for properties that have the best opportunity to provide stability and generate solid returns.”

On a national basis, vacancy rates are expected to retreat 1.1 percent to 11.9 percent for offices, 1.1 percent to 7.8 percent for industrial properties, 0.4 percent to 11.4 percent for retail, and 6.6 percent to 6.1 percent for apartments.

“A very healthy labor market and stronger confidence and spending from both consumers and businesses boosted economic expansion to a solid 3.0 percent last quarter,” says Yun.
“There’s momentum for more of the same growth to close out the year, which bodes well for sustained interest in all types of commercial space.” Yun added that the demand cycle for properties in larger markets is maturing, which means investor interest will likely focus on smaller markets.

Coverage in The Voice for Real Estate.

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Real Estate Market Trends in Nutley NJ

Trying to buy that perfect home in Nutley NJ is getting harder to do if you don’t have the right strategy!

You have to pay attention to the trends when buying a home, looking at comps is a good start but you need to be ahead of the curve & you don’t need to worry about overpaying because your bank will do an appraisal and let you know, Contact me at 862-228-0554 if you are thinking of buying a home in Nutley NJ

25% of Male Agents Carry a Gun

Safety is a concern in the real estate industry and it’s not limited to female agents. Recent NAR survey data show that a quarter of men in the business carry a gun to protect themselves. The survey is based on a sample of the NAR membership. Almost 49,000 members were sent the survey and a little under 3,300 responded, for a response rate of 6.7 percent. That puts the margin of error at plus or minus 1.72 percent.

VRE 74 imageThe 25-percent figure of men carrying guns might not be even across the country. More men might carry guns in one area, skewing the national figure higher than it otherwise would be. But, either way, it’s an eye-catching figure. For women, the corresponding numbers is 12 percent. That puts total gun-carrying agents at 16-percent. Overall, pepper spray is the most common self-defense weapon agents use, at 19 percent.

Safety apps are popular. Almost half of all female agents have some type of safety app on their phone. Although the apps differ, one common type of app is simply a way for someone to alert someone else where they are by pushing a button.

Actual violence against agents remains relatively rare, although even one violent act against an agent is one too many. About 5 percent of agents say they’ve been a victim of a crime while on the job. That includes non-violent crimes like having data stolen. About 4 percent of agents self-identify as having been victim of a physical crime: 2 percent say it was robbery, 1 percent say it was assault, and 1 percent prefers not to say.

The fear of crime is quite high, understandably, given that the job often entails meeting people for the first time in different types of settings. More than 40 percent of women in suburban markets say they have felt afraid at one time or another. Sometimes it was at an open house, sometimes it was at a showing.

The data is from an NAR safety report that was released a few weeks ago. It’s a top story in the latest Voice for Real Estate news video from NAR. The video also covers how REALTORS® responded to recent hurricane damage, what’s happening with flood insurance, and how commercial markets are faring (good in secondary markets and less good in bigger markets, where big properties are seeing prices flatten). Watch the video. 

 

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Nutley Real Estate

We Know We Need Housing and How to Get It. Unfortunately, That’s Where We Stop

Chuck Reed

Chuck Reed

The United States has a housing shortage. That’s why home prices are rising faster than what many people can afford. But in California, the housing shortage is a crisis. Many people want to live and work in the state, but developers have little incentive to build housing the average person can afford, especially in the hot areas like San Francisco and Silicon Valley. And government hasn’t found the will to be the solution. As former San Jose Mayor Chuck Reed says, “California cares about housing—just not enough to do anything significant about it.”

Reed, who was term-limited in 2014 so couldn’t run again after eight years as mayor and almost 30 years in local government, is an attorney who specializes in land use issues. He was one of the featured speakers at a housing conference NAR hosted earlier this summer in Berkeley, Calif., and his remarks to REALTORS® make it clear he has no shortage of ideas to help get affordable housing built. Of course, his ideas focus mainly on California but they also provide a roadmap the rest of the country can follow.

Take the battle to the Supreme Court

For starters, we should take aim at all the hoops local governments put developers through to get building plans approved—occupancy limits, profit limits, eviction rules—by litigating these restrictions all the way up to the U.S. Supreme Court. As he puts to, “That is the only court where the 5th Amendment seems to be taken seriously.”

Next, change states’ fiscal restrictions to favor housing. He’s speaking about California, but there are lessons here for all states when he talks about modifying property tax allocations so that housing permits generate enough money for cities to pay for increased service demand. He also says states should share sales taxes based on where people live rather than where they buy things. And state and federal transportation money should be allocated to support high-density housing rather than the single-family house on the large lot in the suburbs.

He also wants to see environmental and other reviews streamlined so they’re not used to block developments just because people don’t want them in their backyard.

Long-term, people who care about housing, like REALTORS®, should continue to elect legislators who understand you can’t have job growth without also having places for workers to live.

Reed says California is organized  to make it hard to build housing of any kind, but as the housing crisis makes clear, economic development is only half the equation. The other half is having homes for the people who take new jobs. That’s a lesson that we benefit from no matter what state we’re in, as the continued housing storage throughout the country shows. Click on the PDFs below to read Reed’s full remarks.

a

b

Other coverage from the conference.

Conference coverage in the June 12 Voice for Real Estate video:

VRE 69 still

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What Homes Sold in Nutley New Jersey

Sponsor Webinar: Using Big Data to Create Effective Marketing Strategies

Business people at cafeThe following is promotional copy for a Quicken Loans webinar on how real estate professionals can use data mining in their marketing. REALTOR® Magazine is promoting the webinar because it believes the content might be useful to its readers, but it did not participate in creating the webinar.

Patrick Chism

Patrick Chism

In one of the most competitive industries in the world, real estate professionals can adapt to the times to find the right clients and reach them in the right way. It’s no longer just a matter of “trusting your gut.” If you’re looking for trends to push your business to the next level, you can pursue big data opportunities.

Patrick Chism,  a marketing lead on the Quicken Loans Social Media Team, will host a webinar on using data in your marketing on Wednesday, Sept. 20, at 3 p.m., Eastern time.

Chism is a writer and conversion strategist for the Zing Blog. Specializing in personal finance and entrepreneurial content, he enjoys breaking down complicated concepts into bite-sized information. He has also spent the last two years testing pizza dough recipes, and he’s close to finding the perfect crust.

Using Big Data to Create Effective Marketing Strategies
Wednesday, Sept. 20
3 p.m., Eastern time

Sign up.

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When Your Competition Has Lower Overhead Than You Do

Are you making much money even if you close a dozen transactions this year? Or, if you’re a broker, your sales associates close a lot of transactions? The answer depends on your overhead. If you’re not paying for office space, you have a much better chance of clearing a profit than if you are.

VRE stillThe issue of office space won’t matter much if you’re hanging your license with another broker and letting that brokerage manage this cost while you split your commissions with the company. But if you’re the owner of the brokerage, how much more money can you keep if you’re not spending on office space?

The question will take on increasing urgency in the years ahead because more of your competition have no office costs to manage. According to NAR research, between five and 10 percent of your competition today can be defined as virtual brokerages, meaning the agents work out of their home or remotely so brokers don’t have to absorb office costs. That percentage is expected to jump to 50 percent in coming years. That’s when your cost structure becomes particularly important, because you’ll be competing with brokers whose costs are structurally lower than yours by significant amounts.

The issue is touched on in the latest Voice for Real Estate news video from NAR. In the video, the person who heads NAR’s survey operation talks about what the association found when it asked brokers about their business models.

The video also looks at NAR’s Call for Action on flood insurance. For many real estate professionals, flood insurance is someone else’s problem because they don’t have to worry about floods. But far more areas are in designated flood zones than you might expect. The number will change as new flood maps are drawn, but right now about 22,000 communities throughout the country—in every state, in fact—are in flood zones. That means lenders can’t close loans unless the buyer has flood insurance. And that’s where the federal flood insurance program comes in. The number will vary based on area, but in many markets, there are essentially no private insurers, and those that are in the market are expensive. As a result, federal insurance is the main source of coverage. If that goes away, thousands of transactions each day won’t be able to close.

How close are we to losing that insurance? About five weeks. The National Flood Insurance Program has to be reauthorized by the last day of September.

The good news is, the House has a widely supported bill that’s been reported out of the House Financial Services Committee. It awaits consideration on the House floor. NAR supports the bill and is encouraging its members to take a few minutes to send a letter to their member of Congress. The letter’s already written. It’s just a matter of going to RealtorActionCenter.com and clicking a few buttons.

The video also looks at the potential impact big technology companies could have in real estate in the years ahead. When we think of tech companies in real estate, we might think of realtor.com or other listing portals like that, but now really big companies are ready to make money in real estate. Amazon and Facebook are two of them. The way they want to make money differs from the way listing portals do, but their presence will be felt. The question is, does organized real estate cooperate with them or try to compete with them?

No answer will be straight forward, but it’s the kind of thing NAR’s leadership is grappling with. NAR President-elect Elizabeth Mendenhall and NAR CEO Bob Goldberg talk about the challenges and opportunity these new players in real estate pose to the industry.

The video also looks at a scam that’s hitting real estate, although it might be subsiding by now. Under this scam, the perpetrator poses as NAR and sends a text saying you owe a fine for an ethics violation or you just won a prize and you need to pay some taxes on it.

If you read the texts carefully you can’t help but see they’re frauds. They’re riddled with errors and say things that no professional organization would say. But sometimes you’re in  hurry and you just skim the text or you go to delete it and you accidentally hit reply, potentially giving them information you didn’t mean to.

This scam will likely disappear soon, if it hasn’t already, but you can be sure more scams are in your future. They’ve simply become a fixture of digital communications. You just need to be  aware of them, and while these latest text scams are riddled with errors, the next ones might not be. They might look quite real. All you can do is get in the habit of taking a second look at communications you didn’t expect to receive and do some checking before you act on them. That’s the case whether the communication comes as a text or an email.

Watch and share the video.

 

 

 

 

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Staging: More Money, Fewer Days on Market, Report Shows

To many real estate pros, home staging has gone from a luxury to a necessity. The National Association of REALTORS® found in a recent survey that sixty-two percent of sellers’ agents believe staging a home decreases the amount of time a home spends on the market, and a third say it increases the selling price.

staging thumbnailThe survey also found that staging can help buyers envision themselves living in that home. NAR’s Home Staging Report found that another 77 percent say that staging makes it easier for the buyers to visualize the property as their home. Staging can help transform a home into the type of residence that is demanded and desired in the market.

Some staging services that can be useful include photoshoot styling services. This involves prepping and photographing staged living areas to be featured in an online listing. This staging service is attractive because many home buyers are beginning their home search online and a nicely designed home can draw a buyer to the open house. Independent of how the market is, a staged home has a move-in ready feel and buyers will pay for it.

Of course, these benefits don’t come free. Staging services can cost hundreds or even thousands of dollars depending on the home’s condition, desired outcomes, size, and where it is and whether it is occupied or vacant. But home staging doesn’t have to involve a complete makeover. As NAR’s 2017 Profile of Home Staging shows, there are really three rooms one should consider staging: living room, kitchen, and the master bedroom.

Home buyers decide within eight seconds of seeing a home whether they like a home or not, according to the Real Estate Staging Association. That first impression can be long lasting. To help you learn more about the topic, we spoke with an NAR researcher and a Chicago-area stager and report on what they say. Access the video. 

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179 Centre St in Nutley NJ 07110 – For Sale (Official Listing)

This classic colonial home for sale in Nutley New Jersey is perfect for the home buyer who wants room and larger rooms with a built in pool and Jacuzzi tub!

179 centre st in Nutlet NJ

This home was built by Mr. Freeman of Nutley somewhere in the early part of the century when Nutley was still pretty much under developed only 2 families have lived in the home since then and the home boasts some of the period amenities like and open porch and larger rooms than homes that are being built today.

179 Centre St Nutley NJ 07110

The History of Nutley NJ

The Township of Nutley is located in the Northern quadrant of Essex County and enjoys a unique picturesque suburban existence in close proximity to New York City. It is conveniently located near the Garden State Parkway, New Jersey Turnpike, Route 3 and Route 21. Even with a population of approximately 27,000, this bedroom community enjoys a small town ambience throughout its quiet, well-maintained tree lined streets.

The parks in Nutley are considered the “crown jewel” of the Essex County park systems. The Township prides itself in maintaining a commendable level of conservation while safeguarding this pristine natural resource from impending and unnecessary sprawl. The latest surveys list the Township as maintaining over 10,000 trees and over 100 acres of recreational land. No home in Nutley is more than one half mile from a park or playground.

Since the arrival of Robert Treat in 1666, the character of the men and women who have lived in Nutley in the past 300 plus years has influenced our town. Our forefathers quarried the brownstone from the mines along the Passaic River to provide the raw materials for expansion of our great cities, and they toiled in the mills that lay along the Third River to manufacture the basic necessities of life. Living in the Enclosure area, they created the paintings and authored the writings that contributed to our appreciation of the arts, and in more recent times they have established homes and schools, and created neighborhoods that give Nutley the characteristics of a small town in a metropolitan environment.

Nutley has been recognized as a town blessed with residents who take an active role in maintaining and improving the quality of life here. Although we may think this is something unique to modern times, a history of Nutley written in 1925 as part of the history of Essex County states “seldom can one find so deep a public spirit, so complete a participation in public affairs, so unselfish an affection for a place, as is shown by its people.”

This spirit of volunteerism has been demonstrated by many of Nutley’s distinguished residents. In 1894, Annie Oakley and Henry Cuyler Bunner, a renowned author and editor of the famous Puck magazine, spearheaded a community effort to benefit the American Red Cross with a performance of the Nutley Amateur Circus (See 1894 The Illustrated American magazine article) . Held at Eaton Stone Circus headquarters on Kingsland Road, prominent residents volunteered as performers and roustabouts. Later, in 1917, Col. H. G. Prout, editor of the Railroad Gazette, became the first president of the Nutley Red Cross when it became affiliated with the American Red Cross.

In the early 1900’s, John Bouvier, a successful New York trial lawyer, took an active role in Nutley organizations by serving as president of the Nutley Board of Education, president of the Nutley Field Club, trustee of St. Mary’s RC Church, and others. This characteristic of volunteerism was reflected in the life of his granddaughter, Jacqueline Bouvier Kennedy, and is similarly shown today in the lives of many people living here. Whether those families have lived in Nutley for generations or for a few years, the civic involvement here in Nutley is infectious.

Nutley derived its name from the large estate of the Satterthwaite family, established in 1844, which stretched along the banks of the Passaic River. In 1902, the quaint town of Franklin, New Jersey, once the northeast corner of Newark, changed its name to Nutley when a growth in population prompted a change in the form of government from Township to Mayor/Council. Prior to this event, the geographical area now called Nutley had a colorful 236 years of recorded history.

Since no photographs and little actual recorded data that describe life in Nutley in its earliest days are available, our knowledge dating back to 1666 must be inferred from other resources. These include paintings, old maps, wills, estate inventories, and most important, contemporary photographs of historic buildings in Nutley that survived the ages and today stand as a living and vibrant part of Nutley’s heritage. The fact that so many historic buildings exist bodes well for the people of Nutley and those in local government positions, for it is the Township of Nutley that has acquired ownership of three historic sites: Kingsland Manor, Van Riper House, Church Street School ( Nutley Museum). In addition to these the Vreeland Homestead and 12 homes within the Enclosure Historic District are listed on the State and National Register of Historic Places and are maintained by local homeowners.

The Lenni Lenape Indian tribe first inhabited the wilderness that greeted Robert Treat and a group of Puritans form Connecticut in 1666. They deeded to the Puritans a land filled with wildlife: pristine rivers and lakes stocked with abundant fish.

As the Village of Newark developed, its inhabitants did not wander far from their settlement and the town grew slowly, with few men, known as planters, acquiring land as far north as the Third River where Nutley is located today. However, at this same time, the Dutch began to settle along the Passaic River just north of the Third River at Acquackanonck (now Passaic) and established farms, saw mills and gristmills. The earliest recorded presence of a Dutch planter in the Nutley area was recorded in the minutes of the Newark town meeting held March 5, 1693, which admitted Bastian Van Giesen. The Van Giesen home, which still stands today on Chestnut Street (The Women’s Club) exhibits the characteristic masonry of the Bergen County Dutch, while the façade and floor plan embody the influence of the English settlers of Essex County. This combination, extremely rare among the 219 stone houses in the area, highlights the use of transitional building features in a transitional geographical location.

In 1695, John Treat acquired land adjacent to VanGiesen, and in 1698 Thomas Stagg purchased another adjacent lot. These transactions signified the beginning of land development in Nutley in which people of different nationalities could live and work together.

Although it is not known when the first quarry was opened in the Nutley area, the existence of stone houses dating back to the early 1700’s gives credence that quarry operations had begun at that time. Located close to the Passaic River, which provided a mode of transportation for the stone, the quarries became the first major industry. Unfortunately, as the quarries were dug ever deeper, water seepage caused them to become uneconomical and they were abandoned in the early 1900’s.

A recently discovered map (drawn in 1792) of property along the Third River in an area now known as Memorial Park I, shows the beginning g of a small industry to meet the growing need of local inhabitants. It pictures a dam and pond; a home, gristmill, sawmill and a log yard operated by John and Thomas Speer. Mills located along the Third River became the second major industry in the mid 1800’s Joseph Kingsland operated a paper mill near Kingsland Road that produced a high grade safety paper used by banks throughout the world. Henry Duncan built mills at several locations, the largest being the Essex Mills located near Chestnut Street. Here he built his own home and helped to establish the quaint village of Franklinville. It consisted of about 30 small homes, a bakery, boarding house for bachelor workers, and the Franklin Hotel, later called Military Hall. Today only one of the original circa1850 mill structures exists, which has been adapted for use as our town hall. Workers spent 12 hours per day, six days a week eking out a living. In 1884, the lowering of tariffs against imported woolens destroyed the mill’s major business and ended this industry in Nutley.

In 1870, railroad service came to Nutley with three stations located within the town’s borders: Franklin Avenue station on High Street, Nutley station on Highfield Lane and Walnut Street station on Walnut Street.

With the advent of the railroad to towns surrounding New York, came a need for a true suburban home for commuters. William Lambert, president of the Nutley Realty and a noted architect and author of a book entitled Suburban Architecture, met this need. He is credited with giving Nutley much of its unique character. Lambert’s style, beauty, originality and reasonable cost met this need as exemplified by the 500+ homes he built in sections of town known as Prospect Heights, Nutley Park and Nutley Heights. Other structures included St. Paul’s Congregational Church, Nutley Post Office (now Starbucks) and High Street railroad station (now demolished). As the mills and quarries were phased out as the town’s major industries, these homes enabled Franklin/Nutley to become a haven for New York commuters, and a new spirit of camaraderie was born.

Another 19 th century land developer in Nutley was James Hay, who, in 1873, purchased the circa 1812 John Mason house located by Cotton Mill Pond, now known as the “Mudhole” in Memorial Park I. This house, which stands today, is of Federal design and is one of Nutley’s most architecturally significant buildings. It is now part of the Enclosure Historic District that was placed on the National Register of Historic Places in 1973.

Mr. Hay was instrumental in enticing scores of artists, authors and magazine editors to make the Enclosure and its environs their home.. Among the list of notables who lived in Nutley were painters Frank Fowler, Frederic Dorr Steele, Frederick Dana Marsh and his wife, Alice Randall, Albert Sterner, Arthur Hoeber, Earl Stetson-Crawford and his wife, Brenetta and Ferdinand Lungren; authors Frank Stockton, Henry C. Brunner, and editors of such prominent magazines as Puck, Century, Judge and The Railroad Gazette. Even the famous sharp shooter Annie Oakley took up residence in 1892 in a house on Grant Avenue (since demolished). In 1894, she and Henry C. Butler, the editor of Puck magazine, with many other town residents, volunteered their services to produce the Nutley Amateur Circus on the grounds of the Eaton Stone Circus Headquarters on Kingsland Road to benefit the American Red Cross. Special trains arrived from New York bringing in people to witness the event. (The spirit shown by these people lives on today as shown by the benevolent work of today’s residents).

Starting in the latter part of the 19 th century and continuing throughout the 20 th century, civic groups were organized to help enhance the quality of life for the residents of Franklin/Nutley. Some organizations were purely recreational and catered to the social elite, while others were conceived solely to solve social and economic problems of the day.

Typical of the latter was the Yanticaw Improvement Association, organized in the spring of 1892. It strove to interest property owners and tenants in beautifying their residences, including such mundane concerns as the disposition of garbage and debris. Apparently the objectives were met, for the Association gave out yearly monetary awards for the best kept grounds in the town, and garbage dumping became regulated at sites like the large dump on John Street. Also, several old barrack structures on Washington Avenue near Grant Avenue, which housed quarry workers were in such deplorable condition that 200 citizens of Franklin attacked the buildings with disinfectant solutions in March 1893. They later raised enough money to purchase the structures and apply the kindling torch. Such was the character of our forefathers and their concern in maintaining a high standard of living.

Together with the Nutley Civic Society, both organizations strongly opposed buggy racing on Washington Avenue, the nuisance created at the Masonic Hall by boys loafing around the corner of Franklin and High Streets, the number of saloon licenses issued, slot machines in candy stores and whiskey drops on sale to minors, to name just a few of the turn-of-the-century social concerns. Question: were they successful? Answer: do we still have these problems?

The first of another type of organization in pre 1902 Nutley concerned the welfare of residents was the Granite Council No. 51, Order of United Friends that held its meetings in Rusby Hall, located on the second floor of Rusby’s grocery store. Founded in 1882, it was the only lodge at the time for mutual benevolent purposes. Today we have numerous groups that car4ry on the work started over 100 years ago.

Social organizations started with the Franklin Archery Club organized in June 1878. With the advent of tennis, the club evolved into lawn tennis and eventually became the Nutley Field Club located between the railroad tracks and what is now Tennis Place. The clubhouse became the focal place for the social events among the rich and famous of the day. Among the presidents of the Nutley Field Club was John Bouvier, grandfather of Jacqueline Bouvier Kennedy, who commuted to New York via the Erie train and lived on Nutley Avenue in the estate named Woodcroft.

Other civic groups also dedicated to improving life in Franklin/Nutley have disappeared over the years, including the Nutley Association, Nutley Civic & Improvement Association, First Ward Association, North End Association, Men’s Civic Association and the Fortnightly Club, whose altered clubhouse still stands on Franklin Avenue.

As would be expected of a town with such a spirit of volunteerism, in 1894 an all volunteer fire department was organized. Named the Yantacaw Hose and Truck Co., it was housed in the west end of our present town hall. In 1895 the Avondale Company was formed and in 1898 its headquarters was built on Park Avenue in a building still standing today. In later years, the Nutley Sun wrote: “Manned by men who not only had a sense of civic duty, but also the adventurous spirits of firefighters, the companies have been centers of neighborhood activities since the beginning of the town’s history.” An example of such neighborliness has been demonstrated over the years by the long hours firemen spend repairing broken toys for several months before Christmas. Remembering the events of 9 -11-01, we salute and thank all of our police and firefighters for the humanitarian efforts shown each and every day.

With the end of the 19th century and the start of the 20th, came a time of change like to other in the history of man. No millennium change had caused as much stress and apprehension. Events had occurred and were occurring that would affect man socially and environmentally in profound ways.

In America, the 1890 census called the frontier closed: all of the lands explored claimed and settled. The death of Queen Victoria in 1901 was not only the end of a monarch but also an end to the era named for her. By 1911 the earth’s north and south poles would be reached. The end of the 19th century closed the first great chapter in American history.

Just six months before the township of Franklin, NJ changed its name to Nutley the world was shocked by the assassination of President William McKinley. He was succeeded by Teddy Roosevelt, a charismatic man with boundless energy and progressive politics. In the years prior to 1902, Nutley was a blue collar community whose major industries were stone quarries, woolen mills and paper manufacturing. With the advent of the railroad in the late 1860’s, the town became a town of commuters. The caliber of its residents created the need for independence from the more provincial town of Belleville. The division established the Township of Franklin in 1874 and the geographical boundaries we have today.

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