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South Boston Trolley House
2007-10-02 07:09:52
The Trolley House at 335 West Second Street in South Boston , a 24-unit 2005 rehab of a former Boston trolley house currently has two units available for sale. Both units are two-bedroom two-bathroom, and are accompanied by two garage parking spaces. The available Trolley House condos are priced at $519,000 and $589,000, and are 1,260 and 1,331 square feet respectively. Kitchens feature Bosch and Jenn-Air appliances, gas cooking, granite countertops, and maple cabinets. HOA fees on the units come in at just under $300 per month. Units are surrounded by floor to ceiling windows, and residents enjoy a beautifully landscaped common courtyard.


The Most Expensive South End Condo
2007-10-01 07:27:39
You have seen our recent post on the cheapest South End condo, so we thought we would treat you to a look at the most expensive South End condo that is currently on the market. You might think $2 million, or perhaps $3 million will get you the most expensive unit in Boston’s South End, try $5 million. Currently, 1280 Washington Street is being offered at $4,999,000 for almost 6,000 square feet of living space. Being priced at $851 per square foot actually makes it a reasonable buy, given the quality of features, but, you’ve got to buy 5,868 square feet. Ricardo Rodriguez, a local Coldwell Banker agent, is representing the Seller. We have a friendly bet going with Ricardo that Boston Condo Guy will find a Buyer for the unit, so don’t let us down Learn more about working with Boston Condo Guy. The Penthouse at 1280 Washington Street, winner of a “Luxury Home” Award, offers approximately 5,868 square feet of exciting, clean & modern living by renowned interior d


700 Harrison Condos Open House
2007-09-30 08:08:12
The 84-unit 700 Harrison condo development in Boston’s South End is now complete, and open to residents. 700 Harrison is our Featured Open House this week as well. There are currently 6 units available at 700 Harrison, ranging in price from $469,000 to $659,000 and in size from 752 to 1,199 square feet. Some units include private roof deck vestibules with great views of the Back Bay and downtown skyline. Units feature floor to ceiling walls of windows, open and contemporary kitchens with Bosch appliances and gas cooking. The Open House, located at 700 Harrison Avenue will take place Sunday, September 30, 2007 from 2:00 PM to 4:00 PM. Please let the Listing Agent know that Boston Condo Guy sent you. If you would like Buyer representation on the purchase of one of the units, please contact us.


The Cheapest South End Condo
2007-09-29 08:36:02
Curious as to what the cheapest South End condo on the market is? Your answer: 200 Northampton Street Unit 1 offered at $209,000 after a recent price reduction. With 445 square feet, this garden level unit features an outdoor patio and a $90 HOA fee. The unit is close to Northeastern University, and is a viable option to renting during college. For more information, please contact us.
Read more: Condo

Mass Exodus from Wilkes Passage
2007-09-28 08:59:00
Over the past week, there have been 4 new resale listings that have sprouted up in Wilkes Passage 1313 Washington Avenue, an unassuming looking condo development in the South End that has gorgeous interiors and underground garage parking. Combining the recent listings with the existing ones takes the total to 8 available units in the building. Granted, Wilkes Passage is one of the largest developments in the South End with 150+ units, but, it’s still rather unique to see this number of listings come in short succession out of the same development. Perhaps Sellers are trying to take advantage of the last Fall push of Buyers before we all go into hibernation for the Winter. Regardless of the reasoning behind it, the pickings are good. Prices range from $539,000 to $1,150,000 and in size from 919 to 1,918 square feet. Garage parking appears to be included in all but two of the available units. For more details on any of the units for sale at Wilkes Passage, or surrounding South
Read more: Exodus

Boston Mandarin Oriental Gets Undressed
2007-09-27 08:44:16
The top floors, as well as the northwest corner of the Boston Mandarin Oriental has been unveiled, to the somewhat disappointment of Bostonians. The Mandarin is an ultra-luxury hotel condo development that will offer 50 condo units on the top floors of the building. Bostonians are somewhat disappointed in the exterior architecture, or lack thereof, given that the minimum price tag on the almost completely sold out building is $3 million. We have exclusive photos below showing the progress at the Boston Mandarin Oriental.
Read more: Undressed

Taxes on Second Homes Increase
2007-09-27 08:20:44
If you are a real estate investor, or perhaps a vacation home owner, today’s Wall Street Journal article covering changes in tax law for second homes will be of interest to you. A recent bill passed through Congress that will change slightly how tax breaks are calculated on a second home. Some Republicans complained that the move would hurt the second-home market. Rep. Kevin Brady (R., Texas) said the change would punish those who had saved to purchase a second home. Rep. Sam Johnson (R., Texas) called it a “luxury tax on retirement homes.” Under current law, a person can exclude from taxes up to $250,000 in capital gains on the sale of a principal residence. Up to $500,000 of gains can be excluded for married couples. A second home can become a principal residence as long as the taxpayer has lived there for two of the previous five years.The bill approved yesterday would change those rules. Under it, the size of the tax break for a second home would be tied to the po
Read more: Taxes , Second , Homes

Available Condos at the Penmark South End
2007-09-25 12:50:44
We have received a significant amount of requests around what is still available at the high-end Penmark Condos in Boston’s South End at 21 Father Francis Gilday Street. Out of the 60 units in the Penmark, there are currently 6 units for sale, ranging in price from $584,000 to $1,125,000, and in size from 991 square feet to 1,726 square feet. Unique to the Penmark are rather large and distinguished windows in several of the units. Garage parking below the development is included with most units. Nearby new developments include ArtBlock Harrison, and 700 Harrison. Currently available Penmark condos: Penmark Condo Listing Details For more information on the Penmark Boston, or to setup a showing at one of the available 6 units, please contact us.


The Three South Boston Amigos
2007-09-25 09:09:45
If you like new developments, then the area surrounding the Broadway Red Line T-Stop is your new hot spot. 2007 has seen the completion, and near completion, of what we are calling the Three South Boston Amigos - the Lofts at 36 A, the Macallen Building, and Allele Boston. These three condo developments are setting a new baseline for high-end living in the northern part of South Boston, with existing standards (Court Square Press) and some more to come in the upcoming years (Leachmore Point). Both the Macallen and 36 A opened to residents around the June 2007 timeframe, and Allele is planning for an early 2008 occupancy date. The exclusive photo below shows Allele Boston in the foreground, and the newly completed Macallen Building in the background, with the South End and Back Bay skyline to the left. For buyers looking for the opportunity to build short to medium term equity, this area of Boston should be of pertinent interest. With the amount of development that has already happene


Harborview Lawsuits Begin
2007-09-24 11:56:22
Thank you to the Boston Business Journal for breaking the news that a first lawsuit has been filed in relation to the failed Harborview at the Navy Yard condo development, the interesting part of this, is that the lawsuit is not coming from upset buyers that got their deposits back and a pat on the back, but from the construction crew that built Harborview, Turner Construction Company. Essentially, Turner Construction is claiming that Trammel Crow, Harborview’s owner, did not have the money to pay Turner, and Trammel Crow misled Turner into finishing the job (to the tune of $10 million). Unfortunately, that which is surrounding the Harborview project continues to get worse. The suit highlights the risks of building large-scale condominium projects in Greater Boston’s softening residential real estate market. The market’s turn has prompted some developers, particularly those with properties priced in the midrange, such as HarborView at the Navy Yard, to convert condomi
Read more: Lawsuits

Prices Slashed at Meads of Commonwealth
2007-10-13 12:24:16
All eight of the remaining units at the ultra luxury Meads of Commonwealth have undergone a price reduction over the past month, the most recent move saw 6 of the 8 units cut in price by as much as $200,000. Remaining 2-bedroom 2.5-bathroom units are approximately 1,800 square feet, and range in price from $1,699,000 to $1,950,000. 3-bedroom 2.5-bathroom units are approximately 2,400 to 3,100 square feet, and are priced from $2,550,00 to $2,615,000. The 3,800 square foot 3-bedroom 3.5-bathroom grand penthouse with vast outdoor space is priced at $5,500,000. For more information, or to setup a showing, feel free to contact us.
Read more: Prices

D4 Condos Receive Certificate of Occupancy
2007-10-12 17:05:10
It was scheduled for June 2007, but the D4 Police Station Condo Development has recently received its Certificate of Occupancy. As of 4:30pm today, both Titan and Ryder moving vans were out front, the newly appointed concierge was standing at attention, and the furniture at the base of the Winter Garden was in place. An open house will take place from 12-4pm on both Saturday and Sunday this weekend. Stop by the units, and if you need Buyer representation for a purchase, don’t hesitate to contact Boston Condo Guy. 8 units are still active, 2 units are under agreement, and 7 units show sold (all based on MLS data). Residents will begin moving in immediately. A good selection of units still remain, contact us for more details.
Read more: Receive

Boston banQ Restaurant Seeks New Chef
2007-10-12 09:53:30
As we reported back in July, the boutique luxury Penny Savings Bank condo development in the South End will house a new restaurant called banQ - what an appropriate play on words. The restaurant is moving towards a grand opening, and they are on the lookout for a new chef. Boston Chefs recently reported the following: banQ Restaurant is currently seeking a dynamic, creative and energetic sous chef for a start up restaurant team. The ideal candidate will be actively involved in menu development, training and staff education. The qualified applicant will have five years restaurant experience, understanding of food and labor costs. They seek someone who is as passionate about food and service as they are. They offer a competitive salary, benefits and the opportunity to grow with a new company. The banQ Restaurant, along with a new Citibank branch will round out the commercial ground floor spaces below the 23 luxury condos at the Penny Savings Bank.


I was Evicted, But It’s Not My Fault
2007-10-12 06:45:49
There is a large, and growing group of people who are crying foul, that is, renters. It was only a matter of time before the economic tsunami of the “credit crunch” overwhelmed innocent victims, and we give Kelly Evans of the Wall Street Journal kudos for breaking the story. Our Caution: We are highlighting, and commenting upon, a very well written piece of work by the Journal, however, we maintain that Boston city-center foreclosure rates are extremely low, and that the Boston downtown real estate market is strong, there are statistics to prove this. This piece is more a look at a pan-US situation (major downtown city-center areas excluded), and should not be looked at as speaking specifically to the Boston market itself. Essentially, we’re dealing with two main threads that combine to be a potent force that is impacting renters in a housing and mortgage market that they chose (or rather attempted) to avoid. Many single- and multi-family homes held by investors tha
Read more: Fault

Beacon Halls Cleaning Service
2007-10-11 07:05:05
We had the chance to sit down with the Founder of Beacon Halls Cleaning Service , a locally owned and operated condominium cleaning company based out of Beacon Hill. We speak with Developers, Sellers, and Buyers every day, and it’s clear that the cleanliness of common areas is high on the priority list. Here’s how our conversation went with Beacon Halls: The Boston Condo Blog: Tell us a little bit about Beacon Halls Cleaning Service? Beacon Halls Cleaning Service: When we started Beacon Halls, we really saw a need for a conscientious full-service cleaning company in the metro Boston area. With a property management background, we were often disappointed with the reliability and customer service from other cleaning services. We apply our business and management skills and provide a truly reliable professional cleaning staff with guaranteed results. The Boston Condo Blog: When did you start cleaning your first common area and what part of town was it in? Beacon Halls Cleanin


Luxury Boston Condos
2007-10-09 08:36:57
There has been a swath of luxury Boston condos that hit the market over the Holiday weekend. These units are trend-setters as we move into the final quarter of 2007. The numbers don’t lie, high-end million dollar + properties in Boston are selling in force this year, and with a selection like the below, there’s no question as to why. Starting at just under a million dollars, there is a new Boston Ritz Carlton condo at 1 Avery Street that hit the market for $995,000. The unit is a two-bedroom two-bathroom 1,085 square foot high-end full-service living experience. This is a corner unit with multiple-exposures, and a 270 degree view of the Financial District. In the exclusive Folio Boston development, an 1,880 square foot three-bedroom two-bathroom penthouse unit is now available. With 12-foot floor-to-ceiling windows and multiple exposures of the Harbor and the Greenway. Valet parking included for $2,120,000. The Folio is located on Broad Street, which is turning into a
Read more: Luxury

More Boston Mandarin Oriental Photos
2007-10-08 06:43:51
We captured the below exclusive photos of the continued progress on the Boston Mandarin Oriental , the ultra high-end hotel-condo development slated for a July 1, 2008 opening. As we stated earlier last week, there is one unit that remains at the development, and it is priced at $5.25 million, and includes outdoor space, and a single garage parking space.


79 Chandler Street Brooke House - Open House
2007-10-07 07:44:29
Three units remain at the Brooke House , located at 79 Chandler Street in Boston’s South End. Serving as our Featured Open House this week, the Brook House is a 9-unit luxury condo rehabilitation project that features high-end technologies, a common roof deck with a kitchen, and one off-site garage parking space with each unit. The three direct-elevator access units remaining are between 1,625 and 3,232 square feet, and priced between $1,339,999 and $1,899,000. The Open House, located at 79 Chandler Street in between Clarendon Street and Berkeley Street will take place Sunday, October 7, 2007 from 11:00 AM to 1:00 PM. Please let the Listing Agent know that Boston Condo Guy sent you. If you would like Buyer representation on the purchase of one of the units, please contact us.


Green Mortgage Incentives Match Green Condos
2007-10-06 07:59:43
With the recent launch of the Macallen Building in South Boston, the first LEED Certified Green Building in all of Boston, and rumors of more green buildings to come, the mortgage industry is following suit with their own green mortgage incentives. The Wall Street Journal recently reported that lenders are the latest group to jump on the environmental-marketing bandwagon by pitching mortgage products that offer homebuyers bigger loans or discounts if they are making energy-efficient improvements — or if their new home meets certain efficiency standards. Last month, Citigroup Inc.’s mortgage division launched a program that offers $1,000 off closing costs with its energy-efficient mortgage through the end of the year. Also last month, Bank of America Corp. launched an Energy Credit mortgage, which offers a $1,000 credit toward closing fees for mortgages on new homes that meet efficiency requirements set by the government’s Energy Star program. J.P. Morgan Chase & C
Read more: Mortgage , Incentives , Match

65 Broad Street Lofts - SOLD OUT
2007-10-05 08:29:28
The redevelopment of the small six-story five-unit Financial District condo development at 65 Broad Street is now sold out. Unit 5, which was the model unit in the direct elevator access boutique development, received an Offer and is progressing through the purchase process. The lofts at 65 Broad Street went down a rather rocky road in closing out all of the available units, from being listed with multiple real estate brokerages, to even trying to take the units to auction. Some would say that none of the tactics really worked, however, originally pricing the units up in the $500K range did not get things started on the right foot. Once all remaining units were knocked down to $399,000 each, traffic and showings picked up, and the last unit had multiple pursuers. Not surprising, given that the least expensive property on the market in the Financial District is $603,000 (a large one-bedroom at the Richmond Lofts development). The 65 Broad Street Units were a surprising relief in a n


Exclusive D4 Condo Photos
2007-10-18 06:42:26
Based on popular demand, we have exclusive D4 condo photos for your enjoyment. The D4 condos, which recently received their Certificate of Occupancy, are a Philippe Starck design - the lobby and Winter Garden courtyard area, the interrogation windows surrounding the courtyard, and front doors (all below) are some of the highlights of this landmark redevelopment in the South End. Eight condos are for sale at D4 currently, priced from $669,900 to $3,200,000. D4 is a boutique 25-unit development at Warren Avenue and Berkeley Street in the South End, and features a concierge, garage parking, elevator, bamboo flooring, exquisite marble baths and counters, and stands with the Penny Savings Bank as one of the premier landmark properties to call home in the South End, and the city. For more information on D4, and other available high-end properties in the South End, please contact us.
Read more: Exclusive , Condo

Prices at Macallen Building
2007-10-17 06:52:21
We’ve received a number of requests from clients interested in pricing levels at the recently opened Macallen Building , the green LEED-certified 140-unit luxury development in northern South Boston. There are currently 32 units that are available in the development, with pricing starting at $475,000 (approximately $600 per square foot). Units include very high-end amenities, and access to a host of services provided by the dual-access Macallen and Court Square Press buildings (gym, heated pool, screening room with kitchen and bath, garage parking, etc.). For your information: Macallen Building Pricing Information (PDF) For more information on any of the individual units at the Macallen Building, or to setup a showing, please contact us. Dig a little deeper and learn more about the history of the neighboring Court Square Press building, and where the Macallen Building got its name.
Read more: Prices

Providence on Newbury is Shaping Up
2007-10-16 06:51:50
The photo immediately below was taking back in the May 2007 timeframe, when heavy construction was still ongoing at the Providence on Newbury located at 294 Newbury Street in Boston’s Back Bay. Fast forward to the present, and you can see by the below exclusive photo that work has progressed nicely, along with newly planted grass, and the removal of the ugly construction fencing. The Providence on Newbury is a 7-unit high-end condo rehab project in the heart of Back Bay’s trendy shopping and restaurant row. The grand penthouse was never available due to it being held by a family member of the development team, however, the remaining units have gone somewhat quickly, and a single two-bedroom two-bathroom 1,550 square foot unit remains. Priced at $1,430,000, the unit comes with parking, direct elevator access, subzero/wolf kitchens with an indoor grill, oak floors, marble baths, laundry in unit, central heating and air conditioning, an open floorplan, great condo associat


1330 Boylston Mixed-Use Rental Development
2007-10-15 07:24:09
Boylston Street is seeing a lot of development this year, with the Boston Mandarin Oriental, and now, the Samuel & Associates mixed-use development at 1330 Boylston. 1330 Boylston is a 200+ unit upscale rental development, which will also offer commercial and retail space. Leasing of units at 1330 Boylston will begin in April 2008, and the tentative move-in date for the 200+ apartments is August 2008. We have confirmed with Samuel & Associates that the entire development will be rental, no condos for sale. 1330 Boylston will feature a Fitness Center, Club Room, WIFI, Concierge services, garage parking, and spectacular skyline views. Rental units will boast stainless steel appliances, granite countertops, in-unit washers & dryers, walk-in closets, and individually controlled heat and central air. Something interesting that 1330 Boylston has done is provide a live construction cam to see up-to-the-minute development progress from a neighboring building. Condo developments
Read more: Mixed , Development

D4 Police Station Condos Featured Open House
2007-10-14 08:12:39
As we recently reported the D4 Condos located at 7 Warren Avenue in the South End have received their Certificate of Occupancy, and they are celebrating by holding our Featured Open House of the week. The D4 team have molded the old and the new, restoring one of the landmark properties of the South End. The former U-shaped police station was fitted with a glass and steel enclosure during redevelopment along Gray Street (picture immediately below), in order to create an enclosed Winter Garden and exquisite lobby area, which will have greenery climbing the walls. Philippe Starck, and his Yoo Ltd. team, played a critical role in the design of the redevelopment efforts, from the one-way mirrored windows overlooking the courtyard (a play on the police station interrogation room theme) to the sleek and bold interiors. Eight Seven condos remain for sale at the development ranging in size from 798 to 3,571 square feet, and in price from $669,000 to $3,200,000. D4, aside from standing for the
Read more: Police , Station

Harborview Navy Yard Condo Auction Status
2007-10-22 06:40:05
There’s been some confusion, and ambiguity, surrounding the Harborview at the Navy Yard auction. As Boston Condo Guy reported in early September (Harborview Navy Yard Fails, Now Luxury Rental), Harborview was yanked from the market as a 224-unit for sale condo development, and was slated to become a luxury rental property. It was recently announced that parties involved with Harborview are inching towards making that a reality. Why do we say inching? Well, the auction that will be take place on Thursday, November 8, 2007 at 11am is looking for a suitor of the entire development, not the individual condos themselves. The entire development still has to be sold off, and the new owner would then proceed with renting out, or perhaps even selling off, units. In other words, if you are a Buyer looking to acquire an individual Harborview condo at below market rates, do not show up to the auction. The development’s suitor needs to put down $1 million in a cashier’s check t
Read more: Auction , Status

South End Brownstone Restoration Open House
2007-10-21 08:06:15
Our Featured Open House this week is a 5-unit restoration project in the South End at 676 Tremont Street. The complete redevelopment is being called a classic brownstone, architect designed, luxury condominiums. The condos have been professionally designed, and most include gas fireplaces, Gioa Italian marble bathrooms, Brazilian cherry hardwood floors throughout, patio decks, and built-in flat screen wiring. Parking is included in the penthouse unit, and available in for an additional price with other units. Units range in size from 780 to 1,607 square feet and in price from $629,000 to $989,000. The open house will take place from 11am to 1pm at 676 Tremont Street on Sunday, October 21, 2007 - tell the listing agent that you heard about this open house from Boston Condo Guy. For more information, buyer representation, or to setup a second showing after you see the units later today, please contact us.


J.J. Foley’s South End Opens Cafe
2007-10-20 13:14:58
We had the opportunity to stop into J.J. Foley ’s in Boston’s South End for a grand opening expansion party. The well known bar has just expanded to add a cafe where one can now get lunch, dinner and weekend brunch. The spread of food, including mimosas, bloody mary’s, and full samples from the new brunch menu, was excellent, the staff was friendly, and the atmosphere was great - hopefully they will keep the restaurant in the southernmost room, where they had the grand opening party, as it definitely has more of an upscale bar feel than the other two rooms in the property. J. J. Foley’s is located at 117 E. Berkeley Street (between Harrison and Washington Streets) on the west side of Berkeley.


210 South Street Boasts Buyer Incentives
2007-10-20 06:38:45
They started with 54 available condos at the 210 South Street condo development in the Leather District, and they now have 11. The development team has been coming up with new buyer incentives what seems like every quarter that the remaining units go unsold, including some significant price reductions back in August. Currently, when you buy a 210 South Street loft-style condo, the development team will pay for one year of condo fees and one year of rental parking. Depending on what unit you are looking at, this could add up to almost $10,000 - would you rather just have the money? The 11 remaining unit are priced from $575,000 to $1,450,000, and range in size from 1,119 to 2,759 square feet. The penthouse level has exquisite arched windows, with excellent views of the city. For more information on 210 South Street, or other Leather District condos and lofts, contact us.
Read more: Buyer , Incentives

Jeffries Point Condos in East Boston
2007-10-19 06:35:37
Developers are continuing to upgrade East Boston one rowhouse at a time. Recently hitting the market is a total renovation of a hip, 3-unit rowhouse of two-bedroom one-bathroom condos located in the heart of Jeffries Point. Granite countertops, stainless steel appliances, sparkling bamboo floors, back porch, custom tile shower, and exclusive roof rights for the to-floor unit. Steps to Brophy Park, Piers Park and miles of Harborwalk paths. This house has been renovated with “green” living in mind — bamboo floors, energy efficient lighting and water conserving plumbing fixtures. One of the best value in Jeffries Point. Units 1, 2, and 3 are 665, 716, and 716 square feet respectively, and priced at $185K, $195K, and $219K. For more information about the condos located at 21 Lamson Street, please contact us.


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