Boston Condos | Boston Real Estate

W Hotel Condos (Boston & Austin)

Boston Condo Guy (Boston Condo Guy) — Sat, 29 Nov 2008 09:54:59 -0600

Despite the fact that Austin and Boston are on near opposite ends of the country, it should come as no surprise that the W Hotel has decided to break ground in both cities. The W Hotel chain is known for selecting the most vibrant destinations around the world for construction of new facilities. Both Boston and Austin are iconic cities with a long and important history as well as a bright and promising future.

The planned 35-story Austin W Hotel structure will be similar to the W Boston Residences development in that hotel rooms will be on the lower floors, and condos on the upper - 200 residential condominiums on the upper floors in Austin compared to Boston’s 123. The first four floors of the Austin W Hotel and Residences will contain lobby areas for the hotel and residences, retail space with street frontage, a spa, swimming pool and pool terrace. Condominium owners will enjoy unprecedented access to five-star W Hotel amenities such as concierge services, valet parking, room and housekeeping services, and in-home spa services.

For more information: W Hotel Condos

Least Expensive One-Bedroom in Luxury Macallen Building

Boston Condo Guy (Boston Condo Guy) — Wed, 26 Nov 2008 20:45:56 -0600

The Macallen Building in South Boston represents concierge luxury living in a convenient location, with easy access to downtown via the Red Line across the street, and the city’s highways in close proximity. The 11 condos for sale at the Macallen currently have an average listing price per square foot of approximately $614. Unit 206, an open floor plan south-facing one-bedroom 801 square foot unit is currently listed at $448,800 ($560 per square foot), and represents the least expensive one-bedroom condo available at the Macallen Building.

Rare Lease to Buy at 700 Harrison Condos in Boston's South End

Boston Condo Guy (Boston Condo Guy) — Wed, 26 Nov 2008 14:08:30 -0600

Mitchell Properties LLC has recently opted to allow prospective tenants to sign 9-12 month leases with the option to sign a “lease to purchase contract” to contribute rent towards a future purchase at the new 700 Harrison condo development in Boston's South End. These new released rental units are moving fast - since last week, four units were rented after being on the market for only three days. Read more:700 Harrison Luxury Boston Rentals

Luxury FP3 Boston Condos Aren't Selling

Boston Condo Guy (Boston Condo Guy) — Fri, 21 Nov 2008 08:54:08 -0600

When Berkeley Investments Inc., local Boston restaurateur Barbara Lynch, and Mayor Thomas Menino broke ground at the mixed-use FP3 condo development on Friday, April 20, 2007, the project was heralded as the new luxury baseline in the Fort Point Channel. More than a year and a half later, the development is now a reality, but the 92 residential loft-style condos are not moving off the market. Read more: FP3 Boston Condo Sales.

Frank Gehry Architecture at Boston's 360 Newbury

Boston Condo Guy (Boston Condo Guy) — Fri, 14 Nov 2008 17:24:31 -0600

On the southeast corner of Newbury Street and Massachusetts Avenue (above Best Buy), the 360 Newbury development greets Boston's Back Bay residents with a sleek concierge-served lobby off of a Newbury Street entrance, and condos boast downtown skyline views, and high-end finishes and fixtures. We've put together a look at 2008 Boston 360 Newbury condo sales statistics. There's less turnover in the 54 loft-style unit building than one would think.

Need to Move In Fast?

Boston Condo Guy (Boston Condo Guy) — Tue, 11 Nov 2008 12:05:15 -0600

If you or a client of yours needs to purchase and move into a condo almost immediately, our list of move-in ready luxury Boston condo developments narrows down the choices for you. The typical one to three month real estate transaction life cycle is sometimes too lengthy for Buyers who need to move in quickly, situations like this can be specifically addressed by new construction condo developments that have been completed (a certificate of occupancy has been issued), and there are available units in the building still owned by the developer.

Luxury Boston Condos with Concierge Services

Boston Condo Guy (Boston Condo Guy) — Mon, 10 Nov 2008 09:50:50 -0600

Downtown Boston offers close to 50 different condo developments with in-house concierge services, a trait found in high-end luxury buildings. We're bringing you a comprehensive list of Boston condos for sale with concierge services (alphabetical order):

210 South Street (Leather District)
285 Columbus Lofts (Back Bay)
360 Newbury (Back Bay)
44 Prince Street (North End)
45 Province (Midtown)
75 Clarendon Street (South End)
Albert A. Pope Building (Back Bay)
Atelier 505 (South End)
Battery Wharf (Waterfront)
Boston W Hotel & Condos (Midtown)
Broadluxe (Financial District)
Burroughs Wharf (Waterfront)
Channel Center (Seaport District)
Charles River Park (West End)
Constellation Wharf (Charlestown )
Court Square Press (South Boston)
D4 Police Station (South End)
Dockside Place Condominiums (Seaport District)
Flagship Wharf (Charlestown)
Folio Boston (Financial District)
Four Seasons Place (Back Bay)
FP3 Condos (Seaport District)
Fulton Court (Waterfront)
Greenway Place (Financial District)
Harbor Towers (Waterfront)
Heritage on the Garden (Back Bay)
Intercontinental Residences (Waterfront)
Lewis Wharf (Waterfront)
Macallen Building (South Boston)
Mandarin Oriental (Back Bay)
One Charles (Back Bay)
Parkside (Midtown)
Parris Landing (Charlestown)
Penmark Condos (South End)
Ritz Carlton Towers (Midtown)
Rowes Wharf (Waterfront)
Strada 234 (North End)
The Belvedere (Back Bay)
The Bryant on Columbus (South End)
The Charlesview (Back Bay)
The Clarendon Back Bay (Back Bay)
The Grandview Boston (Midtown)
The Mariner (Waterfront)
The Metropolitan (Chinatown)
Tremont on the Common (Midtown)
Trinity Place (Back Bay)
Wilkes Passage (South End)
Zero Marlborough (Back Bay)

How to Dispute a Low Home Appraisal

Boston Condo Guy (Boston Condo Guy) — Sat, 08 Nov 2008 15:05:05 -0600

Should you ever find yourself in a situation where, during the purchase of a home, the home appraisal comes in low, what do you do? A very popular article revolves around the in's and out's of how to dispute a low home appraisal - anywhere from negotiation tactics to reasonable alternatives.

Philippe Starck Boston D4 Condos

Boston Condo Guy (Boston Condo Guy) — Wed, 05 Nov 2008 11:16:11 -0600

After opening to the public in late 2007, the Philippe Starck designed redevelopment of Boston's D4 Police Station in the heart of the South End can now boast of having a resale condo in the 25-unit boutique luxury development. Fitted with all of the upgrades and amenities, unit 11 was listed for sale several days ago. The 798 square foot one-bedroom one-bathroom condo with a small outdoor terrace and a tandem garage parking space is listed at $729,000 ($914 per square foot). Condo fees are approximately $651 per month.

For more information about unit 11, see First Resale at D4 Condos

For more information about the development itself, see Boston D4 Condos

Boston South End Market Shows Signs of Darwinism

Boston Condo Guy (Boston Condo Guy) — Tue, 04 Nov 2008 09:10:53 -0600

Our recent look at the movement in the South End condo market of downtown Boston demonstrates that the sheer number of condos being sold has absolutely decreased over the past year, however, other pertinent data points paint a unique picture.

Perhaps most notably, it's a picture of the survival of the fittest, in that the condos that are being listed for sale are commanding excellent sales to original list price ratios, staying on the market for a shorter amount of time, and overall, there is a smaller amount of inventory.

Get an in depth look at our most recent featured article on Boston South End condo statistics, including a 5 year historically analysis along with corresponding charts.

Environmentally Conscious Living at Boston's Green Macallen Building

Boston Condo Guy (Boston Condo Guy) — Mon, 03 Nov 2008 07:21:34 -0600

If environmentally conscious living is important to you, and you want to live in downtown Boston, the Macallen Building has more than likely shown up on your short list of properties. The Macallen represents Boston's first Gold LEED certified condo development, and it's a luxury one at that.

From the cotton insulation, to the pressed natural materials and fibers that make up the interior finishes, to the green roof that collects rainwater for onsite use, the Macallen Building set a new standard in green living when it opened to residents in the Summer of 2007.

Average price per square foot for condos for sale in the building right is now is approximately $614. Unit 206, an open floor plan south-facing one-bedroom 801 square foot unit is currently listed at $448,800 ($560 per square foot), and represents the least expensive one-bedroom Macallen condo - see more information on this Macallen Building One-Bedroom Condo.

IPod Audio Tours – New Way to Explore Favorite Cities

Boston Condo Guy (Boston Condo Guy) — Thu, 30 Oct 2008 08:00:13 -0500

An innovative new way to explore your city, as well as others that you visit, is to leverage an iPod / MP3 audio walking tour from Audissey Guides. A Boston-based company, Audissey Guides, offers self-guided iPod tours that “take urban travelers off the beaten path”. Current tours include the following:

Boston
Halifax, Nova Scotia
Miami
Seattle
New Orleans
Chicago
Hampton, Virginia

For more information, and a sample of what you can hear, visit Audissey Guides.

Boston Property Taxes

Boston Condo Guy (Boston Condo Guy) — Tue, 28 Oct 2008 23:14:19 -0500

The City of Boston has an Assessing Department that is responsible for accurately determining the value of all real and personal property located within the City for the purpose of taxation. The City takes the assessed value of a condo and applies a residential tax rate to it to determine gross tax bills.

The City of Boston publishes a residential tax rate table to help guide you in estimating your taxes based on your assessed home value. For 2008, for every $1,000 of assessed value in your condo, you are taxed $10.99.

For more information, visit the Boston Condo Blog to learn how to estimate Boston property taxes for a $515,000 condo.

10 Questions to Ask Before Buying a Condo

Boston Condo Guy (Boston Condo Guy) — Sat, 25 Oct 2008 14:21:46 -0500

When purchasing a condo, a Buyer will be given an opportunity to review the condominium documents and financial information. During review of these items, focus can be given to the following topics.

1. What percentage of units is owner-occupied? What percentage is tenant-occupied? Generally, the higher the percentage of owner-occupied units, the more marketable the units will be at resale. Also take into consideration (on a percentage basis) how much turnover occurs in the building.

2. What covenants, bylaws, and restrictions govern the property? What grandfather clauses are in place? You may find, for instance, that those who buy a property after a certain date cannot rent out their units, but buyers who bought earlier can. Ask for a copy of the bylaws to determine if you can live within them. And have your real estate attorney review property docs, including the master deed, for you.

3. How much does the association keep in reserve? How is that money being invested?

4. Are association assessments keeping pace with the annual rate of inflation? Smart boards raise, as appropriate, assessments a certain percentage each year to build reserves to fund future repairs. To determine if the assessment is reasonable, compare the rate to others in the area.

5. What does (and does not) the monthly Homeowner's Association (HOA) fee cover? Common area maintenance, recreational facilities, trash collection, master insurance, exterior landscaping, snow removal, etc.?

6. What special assessments have been mandated in the past five years? How much was each owner responsible for? Some special assessments are unavoidable. But repeated, expensive assessments could be a red flag about the condition of the building or the board's fiscal policy.

7. Are there unique stipulations put in place around smoking? Some green buildings do not allow smoking indoors, at any time, other buildings have not restrictions on smoking. Because your neighbors can change at any time, take this into consideration, especially if you are a non-smoker.

8. Is the project in litigation? If the builders or homeowners are involved in a lawsuit, reserves can be depleted quickly.

9. Is the developer reputable? Find out what other projects the developer has built and visit one if you can. Ask residents about their perceptions. Request an engineer's report for developments that have been reconverted from other uses to determine what shape the building is in. If the roof, windows, and bricks are not in good repair, they become your problem once you buy.

10. Are multiple associations involved in the property? In very large developments, umbrella associations, as well as the smaller association into which you are buying, may require separate assessments.

These are all items that a Buyer’s Agent should be raising to a Buyer for consideration - a real estate buyer's representative represents the buyer who is purchasing property in a real estate transaction. Research by the National Association of REALTORS has shown that when a buyer's representative is used, the prospective buyer found a home one week faster and examined three more properties than consumers who did not use a buyer's representative.

Boston Macallen Building Sets Green Standard for Condos

Boston Condo Guy (Boston Condo Guy) — Sat, 25 Aug 2007 07:22:49 -0500

As Green building and development continues to spread across the country, Boston has joined the club. The Macallen Building, a 140-unit development in South Boston is one of the most progressive developments in the city, opening its doors to residents in June of 2007, it has achieved a coveted Gold-level Leadership in Energy and Environmental Design (LEED) certification badge, currently the only across all Boston real estate.

The sloping 6 to 12 story Macallen Building, nestled among hip, and up and coming, condo developments near the Broadway Red Line T-Stop, including Court Square Press, Allele Boston, and the Lofts at 36 A, sets itself apart with its focus on being the eco-friendly neighbor. The Macallen Building has strived hard to achieve the highest LEED green certification level. Due in part to its green roof, the Macallen will save over 600,000 gallons of water each year, and its systems allow for annual electric savings of approximately 30% compared to similarly sized buildings. The Macallen’s roof is set with sedum, a flowering plant that will change colors with the seasons collecting rainwater runoff for landscaping use.

The entire building is non-smoking, and unique to Macallen is heating and air conditioning systems in each unit that pull fresh air, not re-circulated air, from the outside directly into your unit to maintain the best indoor air quality, while insulation comes from recycled jeans. The development team, Pappas Enterprises, went so far as to come up with a Green Manifesto. The Macallen Building at 141 Dorchester Avenue in South Boston has set the gold standard in Green construction for the city of Boston, and it will be up to those following the Macallen to keep pace with the high standards that have now been set for Boston condo developments.

The Macallen Building is phase II of the Pappas Properties’ Court Square Press development, at the foot of West Broadway, where it meets Dorchester Avenue. Pappas partnered with OfficedA and Burt Hill Architects, the latter being the first AE firm member of the US Green Building Council and involved in developing the original LEED standards. Included in the design was an outdoor heated pool on an 18,000 square foot plaza, 24-hour concierge, onsite health club, and a recreation-media room for use by all residents.

Whereas Pappas’ Court Square Press is a renovated printing press building converted into 130 loft-spaces, the Macallen Building is brand-new construction. There are 140 units spread across the sloping structure, mixing upscale design with extensive use of natural and recycled materials. There are three levels of parking below, and street-level retail (the openings of a restaurant and a second shop are imminent).

The standard has now been set for environmentally conscious condo developments in Boston (and beyond), and with the warm reception the building has received in the city, both from an exterior and interior design, as well as green elements perspective, more developers will begin to consider how they too can incorporate the environment into their creations.

Highest Ranked New Boston Condo Development

Boston Condo Guy (Boston Condo Guy) — Sat, 12 May 2007 21:44:57 -0500

We ran a recent poll, asking visitors to vote for their favorite new Boston condo development, and the results are finally in. We asked visitors to raise their hand for the Boston condo development that they are most excited about, and the winner is: The D4 Condo Development in the South End. D4 edged out another top contender, the Battery Wharf Waterfront condos in Boston's North End.

Six new condo developments across Boston were on the voting block, as well as write in candidates, and the public has spoken. Read more about the winner.

Meads of Commonwealth

Boston Condo Guy (Boston Condo Guy) — Thu, 03 May 2007 22:40:02 -0500

We had the pleasure of stopping in to visit the Meads of Commonwealth condos this evening. We've seen a lot of Boston condos, but the Meads really are second to none. The thirteen unique Meads of Commonwealth units are currently spread across three buildings at 413, 415, and 419 Commonwealth Avenue, range in size from 1,827 to 5,711 square feet, and in price from $1.875 million to $6.2 million. Some of the striking features of the Back Bay Meads Condos are:

Stunning ceiling heights in the majority of the units - some units have 12 foot ceiling heights, with the lowest being in the eight to nine foot range
The sheer expanse of the units - you could literally get lost in some of these units, they just flow from room to room, and amenity to amenity
Excellent craftsmanship across the board - gleaming hardwoods, tasteful crown molding, and solid one and three quarters inch doors
High-end finishes - gourmet kitchens with Sub-Zero and Bosch appliances, laundry rooms with Bosch washer and dryers along with custom utility sink, custom closets in the master suites, classy frosted glass on some of the master suite bathroom doors

There has been quite a lot of traffic that has flown through the sales center (Unit 2, the model unit that serves as the sales center headquarters has actually sold, and the new owners will be moving in within the next several weeks). Thus far, three of the thirteen units have sold, and two are currently being negotiated (including the 5,700 square foot $6.2 million penthouse. The penthouse is overwhelming, a sheer delight to walk through, along with the jaw-dropping 2,000+ square feet of terrace space. The developers continue to entertain and accommodate customizations, and will continue to do so, even with occupancy right around the corner. The Meads of Commonwealth are a real delight. For current availability and buying information, please contact us.

What are HOA Condo Fees?

Boston Condo Guy (Boston Condo Guy) — Sun, 22 Apr 2007 08:48:55 -0500

Recently, in dealing with some first-time Boston condo homebuyers, we have addressed the question of what are HOA fees. This gives us a good chance to educate folks on what HOA fees and Special Assessments are as they relate to condos.

A more formal article has been put together that is called "What are Homeowners Association (HOA) Fees?". Essentially, it lays out the basics of what you can expect from HOA fees and Special Assessments.

Aside from educating yourself on what HOA fees are in general, a key takeaway from an article like this is that when buying a property that involves an HOA fee, you need to perform some extra due diligence around the health of the HOA reserve funds, and any Special Assessments that are looming - something that you might not remember to do if you have never purchased a property that has a Homeowners Association. Additionally, don't forget to factor monthly HOA fees into you overall monthly outlay for living expenses - a $400 HOA fee represents an additional 25% on a $1,600/month mortgage payment.

The Real Deal TV Show (Flip This House)

Boston Condo Guy (Boston Condo Guy) — Fri, 20 Apr 2007 13:56:05 -0500

Are you ready for the new Flip This House show? The Real Deal, the follow up show to A&E's Flip This House with Richard Davis’ Trademark Properties team premieres this Saturday, April 21st at 9:00pm EST on TLC

Richard Davis and his crew were formerly on Flip This House as part of the A&E lineup, until a lawsuit separated the parties. The new show will hopefully pick up where the old one left off! Best of luck to the Trademark Properties team.