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Rising Prices In Boston Neighborhoods

Informative post by Scott at Boston.com.

Where condo prices are rising fastest in Greater Boston

The median condo price in Cambridge is $570,000.
Josh Reynolds/Boston Globe
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The Boston area condo market is poised to get even more expensive in 2016, with rising prices spreading from shiny new luxury towers downtown to traditionally working class enclaves.

The median condo price in downtown Boston neighborhoods like the Back Bay, Beacon Hill, the South End and the Fenway hit $775,000 in 2015, up 9 percent from the year before, according to The Warren Group, publisher of Banker & Tradesman.

But neighboring Revere, and Boston neighborhoods like Roxbury, Dorchester and East Boston, saw even bigger, double-digit increases.

Revere saw one of the biggest jumps in condo prices in the Boston area, with the median value leaping more than 23 percent to just under $280,000 in 2015. Sales were also up 9.8 percent for the year.

Roxbury condo prices were not far behind, rising 17 percent, to $427,500.

Dorchester, which is starting to see proposals for new condo developments, saw its median price rise nearly 12 percent, to $341,500, while East Boston hit $339,000 after an 11 percent jump.

“Bidding wars have moderated a little, but we saw 35-40% of Boston city neighborhood condos sold last year go over asking price,” noted Michael DiMella, managing partner of Charlesgate Realty.

In fact, DiMella said that number rises to 50 percent when it comes to affluent and super-hot neighborhoods like the South End and Charlestown, which saw a 27 percent jump in sales last year, one of the largest increases in the Boston area. The median price of a condo in Charlestown rose 7 percent, to $570,000, according to The Warren Group.

Increasingly upscale South Boston saw prices rise 11 percent, to $555,000.

“There’s some variation from neighborhood to neighborhood, but there was strong median price growth throughout downtown Boston, especially when you look at price per square foot,” DiMella said.

Student-packed Brighton, which is seeing its own surge of new residential construction, also saw condo prices rise 9 percent, to $353,500, while sales edged up 4.7 percent, The Warren Group reports.

Hipster hotspots like Somerville, Jamaica Plain and Cambridge also experienced big run-ups in condo prices in 2015, though sales lagged amid a tight market that saw a decline in the number of units for sale.

Cambridge prices edged up nearly 6 percent, to $570,000, while Somerville was not far behind after a 13 percent jump boosted its median condo price to $540,000. But sales fell 5 and 15 percent in Cambridge and Somerville, respectively, Warren Group stats show.

Jamaica Plain proved to be an exception, with sales rising 6 percent and its median condo price hitting $440,000 after a 10 percent increase.

“The most important driving force in the market is lack of inventory,” notes veteran Coldwell Banker real estate agent Sara Rosenfeld, who has been selling real estate in Somerville since the early 1980s. It is “supply and demand – simply laws of economics.”

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Boston Sales And Prices Jump

A good year end analysis from Scott at Boston.com.

 

Boston sees condo prices, sales jump

From Back Bay and Beacon Hill to Dorchester and Southie, doube-digit price increases have been seen in several Boston neighborhoods.

Boston’s red hot condo market is closing out the year with a bang, posting double-digit increases in prices and sales, the latest stats show.

The median condo price in Suffolk County, made up mostly of Boston, hit $580,000 in November after a 34 percent jump, finds real estate publisher and data firm, The Warren Group. Condo sales jumped 43 percent.

By contrast, the median home price in Boston and fellow Suffolk County communities of Chelsea, Winthrop and Revere, weighed in at $406,500 after a 3 percent increase.

Downtown Boston, including the South End, Back Bay, and Beacon Hill, led the condo price charge, with a 24 percent increase that pushed the median price to $974,000.

Jamaica Plain and South Boston both saw significant gains in condo prices in November, with prices year to date up nearly 11 percent ($445,000) in J.P. and 12 percent ($557,000) in Southie.

Dorchester and East Boston, which have been hubs of activity for new development as buyers get priced out of other neighborhoods like J.P. and the South End, also saw big gains.

Year-to-date through November, Dorchester’s median condo price has gone up 17 percent, to $344,060, while the median price of an Eastie condo rose 14 percent to $342,750.

Meanwhile, statewide, sales and prices of both condos and homes posted gains in November, posting significant gains with help from a relatively mild fall that helped keep buyers on the hunt and sellers in the game.

Sales of single-family homes across Massachusetts rose 8 percent, to 3,915 in November, reports the Massachusetts Association of Realtors (MAR).

The state’s median home price rose 4.5 percent to $330,000.

Condo sales rose 5 percent, while the median price of a condo posted a 10 percent increase, to $304,000.

“While most people in Massachusetts were focused on raking, getting ready for Thanksgiving and shopping in November, homebuyers stayed focused and once again push closed home sales up,” said 2015 MAR president Corinne Fitzgerald, broker-owner of FITZGERALD Real Estate in Greenfield, in a press release.

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Real Estate – The Best Investment

Good visual and post from the KCM Crew!

Real Estate Again Seen as Best Investment

Real Estate Seen As Best Investment Again | Keeping Current Matters

We are almost back to ‘pre-housing crash’ home values. The inventories of distressed properties (foreclosures & short sales) are shrinking dramatically. The economy is improving. The job numbers are headed in the right direction.

The big question that still remains: Have Americans regained their confidence in real estate as a worthy investment?

According to a survey conducted by Princeton Survey Research Associates, Americans have put real estate back into first place as the best of all investments.

Here are the results of the survey:

Best Investment | Keeping Current Matters

Bottom Line

Homeownership never lost its place as a key component of the American Dream for a host of financial and non-financial reasons. It is good to see that it has regained the top spot as best overall investment.

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Provincetown Listing Of The Week – 233 Bradford Street #9

Our favorite new listing of the week is 233 Bradford Street #9 – $375,000. It is a light and airy two bedroom condo in the beautiful East End steps from PAAM and the East End Market…more importantly it is mere steps to the gorgeous bay beach.

living room MLS

 

 

 

 

 

 

 

This charming top floor condo has two bedrooms, two decks and is a delightful short walk to the bay beach. The open floor plan consists of a living room- dining area – and an open kitchen. There are sliding doors to a sunny private deck right off the living room.. a second deck directly off the kitchen is perfect for morning coffee. There are two separate bedrooms, both with closets and room for queen size beds. There is a large common deck with a grilling area in the rear of the property. A charming path leads to the beautiful bay beach a half a block away. Many recent improvements include new decks, railings, and windows. New driveway, fences and landscaping on west side of building There is private basement storage as well as extra bike storage. Weekly rentals are allowed and pets for owners.

 

bedroom 1 MLSliving to deck MLS

common patio MLS

path to beach MLS

 

 

 

 

 

 

See all properties for sale at Beachfront-Realty.com

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$1M Median Prices In Boston Area Towns

Interesting story from Scott detailing the rise in median prices in metro Boston.

The 9 Boston area towns where median home price has hit $1M

 By Scott Van Voorhis

The median price of a single-family home has shot past the $1 million mark in several cities and towns across the Boston area during the first half of 2015, the latest real estate stats show.

Nine communities, from urban Cambridge to bucolic Lincoln, have seen their median home prices hit seven figures as demand for brand-name location combines with a shortage of homes for sale to drive up values.

Concord saw one of the biggest gains, with the median home prices in the historic town hitting $1,050,000 after a 24 percent leap this June compared to the same month a year before, the Massachusetts Association of Realtors reports.

Median prices in Winchester and Newton both rose by more than 20 percent, hitting $1,090,000 and nearly $1.2 million, respectively.

Brookline had the highest median price of any community in the state, weighing in at $1.6 million, followed by CambridgeWeston and Lincoln, all at $1.4 million, according to MAR.

Wellesley followed at $1.2 million and Belmont at an even $1 million, with Lexington just under the $1 million mark, down at $965,000.

Other cities and towns posted impressive gains as well.

Somerville saw single-family prices skyrocket in June by over 50 percent, to $855,000. Through the first six months of the year, Somerville prices weighed in at a still lofty $621,600, the real estate group reports.

Condo prices in Somerville rose 12 percent through the first half of the year, hitting $552,500.

Bedford saw home prices rise 20 percent, to $785,000 in June, according to MAR.

Overall, sales and prices were up markedly across the state in June, making it the best month since August 2005, back during the last real estate boom, noted Tim Warren, chief executive of real estate market tracker and publisher, The Warren Group.

“We are seeing the early results from a strong spring market,” Warren said in a press release. “It is a remarkable showing after a prolonged slump and a sluggish recovery extending over the past 10 years.”

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Why Prices Will Stay High

Good post by Scott about the effects of continued scarce inventory.

 

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Why home prices are likely to stay high

Despite talk of the need for new housing, the number of building permits being issued across Massachusetts has yet to rebound to its pre-Great Recession peak.

Building permit slowdown

Developers took out just 1,051 building permits for single-family homes during the first three months of the year, U.S. Census Bureau stats show.

That represents a 16 percent drop from the same period in 2014 and a 65 percent drop from early 2006, when the real estate market was last in boom mode.

New apartment and condo construction is doing somewhat better. Developers took out permits for 2,370 new units, or roughly double the number of single-family homes, according to Census stats.

Yet the number of total housing units is still 33 percent below where it was back in the early months of 2006.

Tough regulations

And the shortage of listings on the market has been widely blamed for pushing up home and condo prices as demand exceeds supply.

“In theory, 2014 should have been better than 2013, but it wasn’t,” said Jeff Rhuda, director of business development at Symes, a home builder in the North Shore. “In theory, you have a recovering economy, but I think 2015 will end up below 2014.”

Tough regulations in towns and neighborhoods across the Boston area are one reason for the slow recovery in housing construction, especially as it relates to single-family homes, builders contend.

“It is going to get worse.” – Jeff Rhuda, director of business development at Symes

It is also especially hard to build new single-family homes within the Route 128 beltway, where the biotech and tech sectors are booming and demand for new homes is the strongest.

A dearth of developable land combined with local restrictions has resulted in a steady decline in home building in the communities closest to Boston.

In fact, teardowns are now the only source of new homes in upscale communities like NeedhamNewtonWellesley, and Weston.

And with no major game changer in the works in terms of efforts to force local communities to open their doors to more housing, the number of homes being built in the Boston area is likely to only continue to fall, Rhuda contends.

“It is going to get worse,” he said.

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The Most Expensive Towns In Mass.

Interesting post by Scott.

 

Homes are getting more expensive all over Mass., but these towns have it worst

The cost of buying a house in Massachusetts, already one of the most expensive states in the nation, just keeps on going up.

The pattern continues

Bay State home prices rose again in April, and several Greater Boston suburbs posted some of the biggest gains.

The median price of a home in Massachusetts rose 3 percent from last year to $324,500, reports The Warren Group, which tracks home prices across the state.

Home sales fell 7.6 percent, but given that most of the initial purchase and sales agreements were inked in February amid record snowfall, with the final closings in April, the decline was likely a result of the extreme winter weather, said Timothy M. Warren Jr., The Warren Group’s chief executive.

“Prices, though, continue to rise, which tells us that the demand is there and the market is strong,” Timothy M. Warren Jr. of the Warren Group said. “Lack of inventory is the biggest problem.”

Overall, a combination of strong demand coupled with a shortage of homes for sale has helped drive prices up, experts say. Newly built starter homes are somewhat of a rarity inside Route 128, and home building numbers are down in general across the state.

“Prices, though, continue to rise which tells us that the demand is there and the market is strong,” Warren said. “Lack of inventory is the biggest problem.”

Some towns stand out

Home prices have risen across the state in the past 30 out of 31 months, according to the Massachusetts Association of Realtors, which issued its own report. And some communities with extreme price increases also saw big dips in the amount of homes for sale.

• Milton saw its median price rise 77 percent to $753,000. The number of homes for sale dropped by nearly 12 percent, according to MAR.

• Hingham saw its median price soar past $952,000. Meanwhile, homes for sale dropped 23 percent.

• Westwood saw a 42 percent increase, to $707,000, while the number of homes on the market lowered by 6 percent.

ArlingtonMedfieldFraminghamNatickHopkintonNeedhamLexingtonMilfordNewtonNorth Andover, and Andover all saw price increases ranging from 12 to more than 30 percent. With a couple exceptions, most also saw the number of listings drop.

PeabodyQuincyRockport, and Concordsaw significant price increases as well in the 8 to 9 percent range, MAR notes.

Condo sales are more varied

Meanwhile, condo prices fell statewide by 4 percent from last year to $305,000, with sales declining by 12 percent, according to the Realtors group.

However, a number of Boston area communities bucked that trend to follow the familiar growing-prices/falling-inventory arc instead, MAR finds.

• Newton: median condo price jumped 28 percent to $675,000, while the units on the market fell by 33 percent.

• Arlington: 15 percent jump in median condo price to $472,000, coupled with a 23 percent drop in the number of properties on the market.

• Brookline: median condo price rose 14 percent to $672,000, while the number of units for sale dropped by a quarter.

• Boston: median condo price rose 11 percent to $519,000, while listings fell 15 percent.

 

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Boston Ranks High In Retirement Livability Index.

Provincetown shares many of these same characteristics! Just saying.

 

Why You Should Stay in Boston for the Rest of Your Life

Forget retiring to Florida. Boston may be the place to settle down.

According to AARP’s “Livability Index,” Boston is the second most-livable large city in the United States, falling just behind San Francisco.

Though AARP makes it clear that the index can relate to people of all ages, there are specific applications for the elderly:

“Retired residents on fixed incomes need affordable places to live; those who don’t drive need other transportation options; and those with mobility challenges need accessible transportation and housing. No one wants to be forced to leave their community because of changing income or physical agility.”

And, on AARP’s list of the 10 most livable neighborhoods, Boston’s Downtown Crossing made the cut.

AARP elaborated upon Downtown Crossing’s score calling it, “A shopping district in transition to more mixed use with high-rise residences. Adjacent to Boston Common (and all of its recreational amenities), the theater district and the financial district. Stations for three main rail lines are nearby. Some streets are for pedestrians only.”

With AARP’s “livability index” you can type in an address, state, city, or zip code to get a score that is based on an assessment of seven categories: housing, neighborhood, transportation, environment, health, engagement, and opportunity.

Boston received a score of 65 out of 100 for livability, broken down into the seven categories below. Each score is out of 100.

Housing (80): 86.3 percent of the units in Boston are multi-family and there are 681 subsidized housing units per 10,000 people, which is way above the U.S. median of 124. AARP says that they measure units that are multi-family as elders whose spouses have passed away, single-parent families, childless couples, or people who choose to share housing with roommates may prefer this living situation. But Boston’s housing costs, ($1,455 average per month), which includes taxes, rent, mortgage fees, and utilities, falls significantly above the U.S. average ($999 per month).

Neighborhood (76): In this category Boston ranks above the national average in a slew of metrics: access to grocery stores and famers markets, access to parks, access to libraries, access to jobs by transit, access to jobs by auto, diversity of destinations, and activity density. However, the city’s crime rate is slightly higher than the national average.

Transportation (84): In regards to frequency of local transit service, walking trips, household transportation costs, and crash rates, Boston does better than the United States on average. Maybe not so shockingly, Boston does worse than average in terms of traffic congestion.

Environment (65): Boston ranks well in drinking water quality and air quality, boasting only two unhealthy air quality days per year, below the median U.S. average of eight days. But Boston does fall short in near-roadway pollution and local industrial pollution.

Health (65): 99.8 percent of people in Boston have access to exercise opportunities and 21.7 percent of people are obese, which is below the national average. Tobacco use and the availability of health care professionals are both fairly average. But preventable hospitalization rate and patient satisfaction in Boston both were worse than the national averages.

Engagement (61): This category looked at metrics based on civic and social engagement in the community. Boston ranked very high in Internet access and also fell above the national average of the number of cultural, artistic, and entertainment institutions available. Opportunity for civic involvement and the social involvement index were both about average, while voting rates in the Hub are lower than the national average.

Opportunity (25): This was Boston’s worst ranking of the seven, scoring below average in all of the metrics – income inequality, jobs per worker, high school graduation rate and age diversity.

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Low Interest Rates Continue – For Now!

 

Interesting post from Scott at Boston.com. The rate rise consensus has swung back and forth.  Rates will rise …rates will stay low.  Rates are staying low in the short term with increases likely in the long term. How’s that for hedging my bets?

 

How Long Will Low Interest Rates Continue to Help Buyers?

Even in the super expensive Boston area, rising prices may be not necessarily be the biggest threat to buyers in finding a home they can afford.

Instead, an equal or even greater threat over the next few years may be the likelihood that the low-interest-rate gravy train will finally come to an end, experts say.

Overall, low interest rates have kept mortgage payments low, even as prices in a number of hot Boston-area neighborhoods and suburbs have blown past their price records of a decade ago, real estate stats show.

After a disappointing federal jobs market report at the beginning of April, interest rates actually dipped again, skirting historic lows.

Yet with the Federal Reserve having already signaled its plans to consider boosting the federal funds rate by as early as this summer, the writing is on the wall, said Svenja Gudell, Zillow’s senior director of economic research.

That, in turn, could have major implications for home prices and affordability, here and across the country.

“I don’t think this is the trend,” Gudell said of the recent interest rate dip. “We will see mortgage rates pick up in the long run.”

So how much of a difference do those killer low rates make when buying a house?

The prime rate on a 30-year-mortgage, as of April 9, was 3.66 percent, according to federal mortgage giant Freddie Mac, which surveys banks around the country.

If you took out a $500,000 mortgage to buy a three-bedroom house in Waltham, your monthly payments, at that rate, would amount to $2,290, according to Bankrate’s mortgage calculator.

Now let’s boost the interest rate to 6 or 7 percent. These are rates that were common on mortgages back in the 2000s and were not considered particularly high, either.

At 6 percent, the monthly payment on that Waltham house increases to $2,997 – a 30.8 percent increase.

Boost the rate up another point to 7 percent and the monthly payment jumps again, to $3,326, or a 45 percent increase.

As rates rise, buyers, already scrambling to keep up with rising prices could find themselves with diminishing buying power, at least for a time, anyway.

What happens after that will depend on what prices wind up doing.

In theory, as interest rates rise, sellers will eventually be forced to lower their prices or wind up missing the mark with buyers.

“As rates move, we will see some top down pressure on prices, especially in areas where housing is really too expensive,” said Gudell, the Zillow economist, pointing to Boston, San Francisco, and other high-priced markets.

Still, she doesn’t see rising rates triggering a housing crash, either.

There will be time for the market – and buyers and sellers – to adjust as well, Gudell believes. Rates won’t soar overnight, but are more likely to slowly edge up over time.

“I think the increase will be a gradual one,” she said. “At the end of this year, we will already start to see higher mortgage rates, but we are not going to see rates increase to 4.5 percent or 5 percent right away.”

 

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Boston Metro Winners And Losers In The Pricing Game

Interesting post by Scott from Boston.com.

Mass.’s Biggest Winners, Losers in the Home Pricing Game

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iStock

 

By Scott Van Voorhis, Boston.com Correspondent |

 

 

 

 

The difference between the biggest winners and losers when it comes to home prices across Massachusetts can be summed up in a single word: jobs.

Cambridge and nearby cities and suburbs dominated the 2014 list of the top ten gainers in home values over the past decade, reports The Warren Group, publisher of Banker & Tradesman.

The epi-center of the tech and life sciences boom, Cambridge led the way with an 80 percent increase in its median home price since 2005, which hit a lofty $1.2 million in 2014.

By contrast, the top 10 losers in value were all beyond the 128 and 495 beltways in economically struggling parts of the state, distant from the wealth and jobs of Greater Boston and Cambridge.

“Proximity to good jobs seems to be the common thread among the top communities,” Timothy M. Warren Jr., chief of The Warren Group, said in a press release. “Location matters in real estate, and here we see these key communities adding even more in terms of their home values.”

Top 10 winners
 Of the top 10, Somerville (No. 6,) and Belmont (No. 8.) both border Cambridge, while six others are with 5 or 10 miles of the city. Jamaica Plain was No. 2, having seen a 40 percent increase over the last decade that drove the median price of a home in the neighborhood to $700,000.

No. 3 was Lexington, at $950,000 after a 34 percent hike, and it’s practically next door to Cambridge and Somerville, separated only by high-flying Arlington.

After Lexington, there’s South Boston, Brookline, Concord, Newton, and Winchester.

By contrast, hard-hit old industrial towns and cities along Route 2 in North Central Massachusetts took the biggest hits to their home values.

Athol led the way down with a 36 percent plunge that lowered its median price to $115,000, followed by Fitchburg, Orange, and Gardner.

Top 10 losers
Top 10 losers

The Warren Group

 

 

“The extreme decline in median prices in these communities is unfortunate and indicative of the underlying factors occurring in each of these communities,” Warren said.

Three towns from Central Massachusetts also made the losers list: Warren (No. 4), Southbridge (No. 3), and Barre (No. 8).

Rounding off the list were Randolph, the only town in Greater Boston to make the list of the biggest decliners, and New Bedford.

However, rock bottom prices for homes and other real estate could provide some of the ingredients for a comeback for these communities as well, Warren noted.

“In order for prices to rebound, an economic revitalization in these areas needs to occur,” he said. “With low-cost housing abundant, these communities should be able to attract business relocations and start-ups.”