Month: November 2014

Categories
trends

Boston Seaport Buildings May Rein In Rents

 

Good post by Scott at Boston.com. Check out the gorgeous renderings.

One Seaport Square May Rein In Boston’s Runaway Rents

 

Rendering of One Seaport Square, slated to open in 2017.
Rendering of One Seaport Square, slated to open in 2017.

Elkus Manfredi
By Scott Van Voorhis
Boston.com Correspondent

Take that, rising rents. More than 800 new apartments are poised to take shape near Boston’s waterfront in a massive project so large it might just help rein in the Hub’s runaway rents.

Developers of the $600 million One Seaport Square broke ground Friday on the 1.5-million-square-foot project, just across the street from Fan Pier and the new ICA in Boston’s Seaport/Innovation District.

A centerpiece of the new development will be a pair of new towers, 20 and 22 stories tall, that will be packed with 832 apartments ranging from tiny “innovation units” to spacious luxury digs.

Slated to open in 2017, the new development will put more new apartments on the market in Boston than any single project in decades.

The two towers, named VIA and The Benjamin, will come with an array of shared spaces, including gardens, places to grill, lounges, and a heated outdoor pool overlooking the skyline.

“When you bring so many new apartments, the market will adjust,” predicts Vivien Li, executive director of the Boston Harbor Association and a long-time observer of development along the city’s waterfront. “What we may find is that rents may start to level out.”

The new development will also feature oodles of new places to eat and shop, with 250,000 square feet of retail space planned for the largest shopping and dining venue yet in the Seaport. Coming attractions include the upscale ShowPlace ICON Theater, a Kings Bowl, and an Equinox fitness center.

The project is the work of a trio of high-powered developers. Veteran tower builder John Hynes, son of legendary newscaster Jack Hynes and grandson of one of Boston’s influential mayors of the last century, snapped up the sprawling collection of parking lots nearly a decade ago.

He later teamed up with the Berkshire Group and WS Development, which has rolled out a number of suburban life-style centers, including The Street in Newton and Legacy Place in Dedham.

“One Seaport Square will be our largest project in Boston,” Hynes said in a statement. “It will set the tone for just how dynamic this new neighborhood will be in all categories: commercial, residential, shopping, dining and entertainment. We cannot wait to bring it to life.”

While Hynes and his partners are mum on what rents will be for the new apartments, the developers say they aren’t looking to do just another luxury rental high-rise, but are aiming to have a wider range of apartments.

The innovation units in particular, will be aimed at young professionals, with relatively tiny apartments featuring just a few hundred square feet of space aimed at offering a more reasonable rent. But the luxury apartments are likely to draw a wide range of prospective tenants, including wealthy empty nesters attracted to the cachet of Boston’s vibrant and growing waterfront, Li said.

The apartments will join a neighborhood that’s seeing billions in new construction take shape, from office and hotel towers, to luxury condos and a $1 billion expansion of the Boston Convention & Exhibition Center.

Just across the street at Fan Pier, waterfront developer Joe Fallon has been selling dozens of multimillion-dollar condos.

“The market has really made this area hot,” Li said.

 

Aerial view of the One Seaport Square location.
Aerial view of the One Seaport Square location.

Hannah Cohen for Boston.com

 

Approximate views from the One Seaport Square location.
Approximate views from the One Seaport Square location.

Mike Diskin

 

Approximate nighttime view from the One Seaport Square location.
Approximate nighttime view from the One Seaport Square location.

Mike Diskin
Categories
general info

Provincetown Listing Of The Week

 

A great West End property, 66 Commercial Street was recently listed for sale for $2.195M.  It is a 7 bedroom main house and  a 2 unit cottage with a lot of 10,090 sf.

 

66 Com

 

 

 

 

 

 

 

MLS COPY: A rare and enchanting find in the desirable West End of Provincetown. The property is comprised of a seven-bedroom antique home and a freestanding two-unit cottage. It has an expansive back yard that extends along a private lane. Ample parking. A large yard awaits your creativity.

66 C 5

66 C 3

66 C 2

66C 4

 

 

 

 

 

 

The pictures above are of the 2 unit cottage in the rear of the property bordering on Atwood Avenue .

See all available properties at Beachfront-Realty.com.

Categories
analytics general info

$500K to $800K Condos In Provincetown – The Most Popular Price Range.

$500,000 to $800,000 – the most popular “price point” in Provincetown.

40 of the 127 condos sold so far this year had sales prices  between $500K and $800K –  1/3 of all condo sales. This is 42% more than last years 28 sales.

Within this price range the average sale price was $600K for a 1,030 square foot two bedroom two bathroom condo with an average price per square foot of $583. In 2013 the average sales price was $588K with an average of 1,124 square feet for an average price per square foot average of $523.

Below are six favorites.

45 Commercial St. #8, 2/2, 555 sf sold $520K
45 Commercial St. #8, 2b/2b, 555 sf sold $520K
8 Wareham St # B, 2/2, 1,004 sf, sold $575K
8 Wareham St # B, 2b/2b, 1,004 sf, sold $575K
6 Cook St #3, 2/2, 915 sf, sold $615K
6 Cook St #3, 2b/2b 915 sf, sold $615K

 

 

 

 

 

 

11 Georges Path # B, 2/2, 1,150 sf, $615K
11 Georges Pth #B, 2b/2b, 1,150 sf, sold $615K
67 Commercial St #3, 1/1, 475 sf. sold $695K.
67 Commercial St #3, 1b/1b, 475 sf. sold $695K.
4 Bradford St #2, 2/2, 1,100 sf, sold $780K.
4 Bradford St #2, 2b/2b, 1,100 sf, sold $780K.

 

 

 

 

 

 

 

 

 

There are 28 condos available for sale in this market segment with an average asking price of $635K or $587 per square foot. Below are six of favorites.

 

83 Bradford St #3, 2/2, 926 sf, asking $539K
83 Bradford St #3, 2b/2b, 926 sf, $539K
143 R Bradford St EXT. 1+/2, 975 sf, asking $559K.
143R Bradford EXT. 1b/2b, 975 sf, $559K.
606 Commercial St #3, 3/1, 1,307 sf, asking $599K.
606 Commercial St #3, 3b/1b, 1,307 sf, $599K.

 

 

 

 

 

 

 

67 Commercial St #1, 2/3, 821 sf, asking $729K.
67 Commercial St #1, 2b/3b, 821 sf, $729K.
55 W Vine St #B, 2/3, 1,174 sf, asking $759K.
55 W Vine St #B, 2b/3b, 1,174 sf, $759K
19 Tremont St #32/3, 1,146 sf, asking $799K.
19 Tremont St #3, 2b/3b, 1,146 sf, $799K.

 

 

 

 

 

 

 

 

There are currently 10 pending sales in this range with an average asking price of $663K or $586 per square foot.  9 of the 10 are in the West End. Three favorites are shown below.

 

23 Winthrop St #2B, 2/2, 807 sf, asking $599K.
23 Winthrop St #2B, 2/2, 807 sf,  $599K.
62 Franklin St #4, 3/1, 960 sf, asking $694K
62 Franklin St #4, 3/1, 960 sf,  $694K
5 School St # 2, 2b/3b, 960 sf, asking $799K
5 School St # 2, 2b/3b, 960 sf,  $799K

 

 

 

 

 

 

 

This week several more condos have gone under agreement in this price range. Perhaps a sign of a strong winter market to come. BRRRR!

 

Categories
analytics trends

October’s High Profile Closings In Provincetown

October arrived quietly but went out with a bang with five closings of properties selling for over $1M.  As mentioned in the Goode and Farmer Q3 2014 Report, the $1M+ market has been slightly behind last years figures but these closings certainly give it a shot in the arm. This segment of the market will still end up being a bit slower than last year, but these sales definetly illustrate the strong demand and the broad diversity of the $1M+ market.

27 Watsons Court sold for $1.175M.  It is a 3 bedroom, 3 bath totally renovated 3 bedroom, 3 bath house with 1,600 square feet and was originally listed for $1.279M.  MLS COPY: Completely renovated, like new, 3 Bedroom, 3 bath single family home in a quiet side street in the center of town. Master bedroom with en suite bath. Second floor hook-up for washer and dryer. State of the art kitchen with granite countertops and Bosch appliances. Wide plank wood floors, tumbled marble baths, cathedral ceilings, coffered ceilings. Cedar shingle roof, propane gas heat, central air-conditioning. New foundation, professionally landscaped private yard, new fence, paver patio, newly installed irrigation system with well. Crawl space. Gas fireplace.

Watsons Court is 1/2 block above Bradford Street near the intersection of Court Street and Bradford Street. Sorry there is no picture available.

 

101 Commercial Street sold for $1.257M, is listed as a 2 bedroom, 2 bath two family property with 760 square feet and two  legal kitchens with  decks over the water.

 

101 comMLS COPY: West End Gem! “Home At Last” is an iconic waterfront two family cottage full of charm. This home has currently two bedrooms and two legal kitchens. There is wonderful large deck on the first floor unit that sits over the water as well as a second story deck both taking in the beautiful vistas of Provincetown Harbor and Long Point! Buy a piece of Provincetown History!

If you know where Sals Place Restaurant is, this is the building next door. Truly an iconic West End landmark. Charming as can be.

 

 

 

 

 

 

 

 

 

 

59 Harry Kemp Way sold for $1.35M having been listed for $1.379M It is s 3 bedroom, 4 bath home with 3,429 square feet.

 

59 HKW

MLS COPY: No detail has been overlooked in the construction of this exquisite 3BD/3.5 BA single family dream home. Hickory floors throughout. Open floor plan living/kitchen with coffered ceiling and gas FP. Atrium doors to landscaped rear yard with hot tub. Kitchen w/custom cabinetry, 48” Thermador 8 burner cook top w/double oven, coffee maker and microwave. Granite countertops and marble backsplash. Liebherr side by side refrigerator w/wine cooler plus separate beverage station. Separate formal dining room, den and bath complete the first floor. Upstairs, there is a master suite w/gas fireplace and bathroom w/soaking tub, plus 2 additional guest bedrooms that share a bath. All bathrooms have marble & tumbled stone walls and floors. The finished basement is the perfect entertainment spot with a custom built bar and gas fireplace.

 

28 Nickerson Street sold for $1.380M having been listed for $1.495M. It is a total renovation of a previous house on the lot with 3 bedrooms and 3 baths and 1,705 square feet.

 

28 Nickerson

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MLS COPY: West End 2013 New Construction designed with careful attention to detail, built by Cape Associates, Inc. This beautiful 3 bedroom, 3 bath home has a HERS 5+Star rating for energy efficiency, 3 zone heating and cooling, propane on demand hot water, generator and surge protection. Exterior features include professional landscaping and irrigation system, 2 car cobblestone driveway and paths, low maintenance Azek trim and Ipe hardwood decking, dipped cedar shingles, enclosed outdoor shower. Interior features include Anderson windows, red birch flooring and high end finishes including Wolf dual fuel range, Subzero refrigeration, Miele dishwasher, Waterworks and Kallista kitchen, wet bar, bath fixtures and a full basement. A perfect home for entertaining complete with screened-in porch and sun deck off master bedroom.

 

52 Point Street sold for $1.6M and had been marketed for $1.895M. It is a 3 bedroom, 3 bath house with 3,212 square feet.

 

52 Point

 

MLS COPY: In the heart of the West End is this extraordinary home! It welcomes you with a beautiful cobblestone drive & amazing gardens. Hill-perched, it’s filled with sunlight & offers forest & water views. The main living area has numerous architectural features which set the tone for the rest of the house. Perfect for entertainment, this open plan includes a large sitting area, a well-equipped kitchen, all of which is surrounded by large windows framing the English gardens. Next to this space is a separate dining room. Just a few steps down a hallway is a private study overlooking a unique stainless steel spa. The second floor has private decks, sitting areas, master bath & a dressing room. The lower level has two bedrooms with a bath. The rooftop deck has incredible views of the bay and Herring Cove.

 

10 R Commercial Street sold for  $1.635M and had been marketed for  $1.695M. It is a 4 bedroom, 4 bath 2,914 square foot home with a separate guest suite/garage.

 

10R Commercial

 

MLS COPY: At the end of a long gravel driveway,you’ll find this one-of-a-kind property, a sanctuary of privacy,surrounded by conservation land, offering the largest parcel on Commercial Street in the West End. With a wonderful reverse design,you’ll find a large open floor plan upstairs w/a dramatic vaulted & beamed ceiling, a living room anchored by a stone FP, a formal dining area & a newly renovated chef’s kitchen. Off this level is a breezy screened porch & a sunny deck. On the 1st floor, 2 guest BRs, a full bath, & an ample master suite has French doors out to a stone patio, & a gorgeous master bath. Your guests will be charmed by the carriage house, w/its reclaimed wood floors, rounded dormers,& inviting living space. Offering the lot size of a Truro property combined with the convenience of living right in Ptown- it’s truly the best of both worlds!

As you can see each of these properties is exceptional, and each represents beautifully the distinct characteristics of different neighborhoods and styles of residences.We are so fortunate to have  this quality and variety of property in Provincetown.

 

Categories
trends

Markets More favorable To Buyers.

 

Good to see some balance returning to the Boston market.

 

Housing Market More Favorable for Buyers This Fall

 
Towns are seeing an increase in the number of homes for sale.
By Scott Van Voorhis
Boston.com Correspondent

Boston-area buyers have endured serious abuse over the past couple years, facing sometimes dozens of competing offers and cocky sellers dictating all sorts of demands.

While it is too soon to call an end to what has been an epic seller’s market, buyers are finding a less crazed atmosphere as they check out homes and visit open houses this fall.

An increase in the number of homes hitting the market across Greater Boston has meant there are more listings to choose from, brokers say. In some cases, buyers are even able to haggle over price, instead of simply asking “how high” before signing a purchase and sales agreement, notes Re Gibson, manager of Coldwell Banker Residential Brokerage’s office in Franklin.

“Get a house, period, is what you needed to do before,” she noted. “Now you have choices.”

The change has been particularly dramatic in Franklin, a growing suburb out on the 495 beltway between Boston and Providence. Last fall, there were just 40 single-family homes on the market. This year, that number has nearly doubled to 76, Gibson said.

Franklin is not alone in the number of mid-priced homes for-sale. It’s a trend seen across Boston’s suburbs.

Towns in Norfolk County, which includes Brookline and Dedham, and continues from Franklin to the Rhode Island border, have seen significant increases in the number of homes for sale. This is especially so in the $300,000-to-$350,000 range, and the $500,000-to-$600,000 range notes Alex Coon, market manager for Redfin’s Boston area office.

The western suburbs have also seen a big jump in mid-range homes, with 419 listings in the $500,000-to-$600,000 range, up from 358 last year. Days on market, or the time it takes for a house to snag a buyer, have increased to 98, up six day over last year.

With more homes to choose from, buyers are taking their time to look around instead of rushing to buy the first available house, Coon said.

“From the agents on the ground, there is definitely not as much of a sense of immediacy” on the part of buyers, Coon said. “It’s a great thing – it will allow people to have a little more of a sane approach.”

Some buyers are even able to engage in a fun activity many have come to believe no longer exists: negotiating over price.

Matt Hanson, a Redin agent who works in the Reading- Woburn-Melrose area, said homes that are in great condition and well-priced are still drawing two-to-four bids. But, if a house needs work – whether it’s a new roof or a tired kitchen – there’s room to haggle.

“I do think there is some room to negotiate when a house is not in move-in condition,” he said. Out in Franklin, Gibson says some buyers are able to talk down the price by two or three percent.

“We had a lot of multiple offer situations in the spring and summer,” she said. “We are not seeing as many now.”

Even Cambridge is not quite as crazy as it was in early summer, with homes staying on the market a week or two instead of getting snapped up in a matter of days or even hours, said Bill Aibel, a premium associate at Coldwell Banker.

“I am actually feeling a shift in the winds a little bit favoring potential buyers,” he said.