Home Inspection

A big part of buying or selling your home is the home inspection. Here’s a few things to consider whether you’re buying or selling.

Be present, or don’t be present

This is going to depend if you’re a buyer or seller. If you’re looking to buy a home, you should definitely attend the inspection, or at least confirm that your agent will be there on your behalf

If you’re the seller, it’s best not to attend. You already know the house. Your presence isn’t necessary, and if anything could get in the way. As a seller, you don’t want to get emotional or argue with buyers during the inspection.

Use someone you trust

This goes without saying. Except, that I just said it. At the very least, confirm that your home inspector is licensed.

Ask questions

It never hurts to ask question. Your inspector probably has a better idea of what to look for than you do. But as a buyer, you’ll probably feel better knowing as much as you can about the property. Your inspector won’t be annoyed, and you won’t have any regrets.

Take photos

Your home inspector should have photos to go along with notes. Chances are, you’ll have your phone with you anyway.

Pre inspection

This is more for sellers than buyers. If you know you’re going to put your house on the market, do a pre inspection. You could hire a licensed inspector if you have concerns. But a walk through with your Realtor should give you a sense of the condition and identify some easy fixes to help sell your home faster with fewer concessions.

Check the roof

Roofs come up pretty often during inspections. Going into the sale, you should have an idea of its condition. At the minimum, have someone get up there on a ladder, clean the gutters and give a once over.

Take care of easy fixes

A stitch in time saves nine. If you know of any marks on the wall, cabinets off their hinges, anything like that, just fix it. Replace and burnt out light bulbs. Get a magic eraser. If there are any toilets running, take care of those too.

Clean up/Make Way for Easy access

If your home is on the market, you should clean it up anyway. Especially because it’ll make moving easier. Declutter. Make sure there’s easy access to anything that’ll need to be checked out like the HVAC systems and water heater. Don’t forget about the yard too. Refrigerators and rusted cars on cinder blocks don’t look appealing to buyers.

If you have any questions about inspections, or real estate in general, give me a call! My cellphone is 617 528 8461. I can also be reached at willy.charleton@nemoves.com.

AirBnBnBoston

It has been two weeks since the rules and regulations went into effect.  And the city hasn’t gone up in flames, people aren’t rioting in the streets.  Home shares haven’t quadrupled in price, even through AirBnB took down roughly half of their listings within the city. 

I think there’s a lot of confusion out there regarding what’s allowed and what’s not.  I couldn’t figure it out until I actually read through the ordinance.  Everyone told me something different, and most of the articles I perused didn’t answer all of my questions.  The big change, is that short term rentals are required to be registered with the city.  A short term rental is any unit rented out for a stay fewer than 28 days.

So here we go.  Everything you need to know about AirBnb in Boston.

Eligibility for Residential Units

-Cannot be income restricted, or have housing or rental assistance

-Does not violate any condominium association, local, state or federal laws

-Is not designated a Public Nuisance Property by the Mayor’s Problem Properties Task Force

-Has not received three or more violations within a six month period.  Violations include (but aren’t limited to!) excessive noice, improper trash disposal or disorderly conduct.

Exclusions

-Licensed Lodging Houses

-Existing Bed and Breakfasts

-Residential units contracted for hospital, government or non profit organizations

-Corporate Housing

Requirements

-Unit needs to be registered as home share, limited share or owner adjacent units.  A residence is a primary residence where the owner lives there a minimum of nine months a year.  

A home share is an owner’s primary residence, that is rented out in it’s entirety.  Limited to five bedrooms or 10 guests, whichever is less.

A limited share is an owner’s primary residence where a portion is rented out and the owner is present.  This is limited to three bedrooms or six guests, whichever is less.  

An owner adjacent unit applies to two and three family homes, where there is a single owner.  An owner may only operate their primary residence, and one other unit for short term rentals.  

-Documented permission for short term rentals from governing condominium documents.

-Emergency contact information for a person that can respond within two hours

-No outstanding violations

-Complies with all local, state and federal laws

-Proof of residency and ownership

-Interior fire extinguisher with signage

-Notification of short term rental status given to all abutters within 30 days.  An abutter is any residential unit within 300 feet of the short term rental.

Registration

-City of Boston Inspectional Services Department, either online or hard copy

-Valid for one year starting on January 1st valid through December 31 of each year

-Annual fee

Limited share- $25

Home share - $200

Owner adjacent - $200

-Non-transferrable

Room Occupancy Excise Tax

-6.5% required to be paid by booking agent or owner

Penalties

-Ineligible units found to be acting as short term rentals will be fined $300/day

-Failure to register eligible short term rentals will be fines $100/day

-Failure to comply with any violations will be fined $100/day

These regulations are easy to comply with and shouldn’t dissuade anyone from using their real estate as a business.  I’ve rented out my primary residence on AirBnB twice in the past, and it worked out great and I was surprised what people were willing to pay.

If you’re interested in purchasing a home with an extra bedroom for short term rentals, or a multifamily, I’m happy to answer any questions.  The average millionaire has six sources of income.  This could be one of yours!

As always, I can be reached on my cellphone at 617 528 8461, or by email at willy.charleton@nemoves.com. Looking forward to hearing from you!

FOR RENT: South End 2 Bedroom Penthouse Duplex

Let me take you on a tour of this 1,300 square foot condo. It’s located at 24 Dartmouth St, right on the corner of Montgomery. You know what that means, windows on three sides. It occupies the top two floors of this four unit condo building.

This is your typical South End layout, where you enter the unit and immediately head up a flight of stairs. The first floor of this condo has two bedrooms, two full bathrooms and a study. The carpet is brand new, as are most of the windows. You'll notice built ins and closets everywhere. The master bedroom is about 12’ by 17’ and has a private deck and a walk through closet. You can’t tell from the photos, but the tub in the master bathroom is a jacuzzi! The second bedroom is about 12’ by 9.5’.

Take the stairs up one more flight to the living area. You’ll find newly refinished hardwood floors, and a fireplace smack dab in the middle. It’s quite a feature. The owner used to use it, but it’s no longer functional. After that, you’ll probably notice the big sliding glass door and deck. Not something you see everyday!

Move right, and you’ll come across the laundry room and a half bathroom. Move left and you’ll arrive at the kitchen. The kitchen has everything you’d want, and it’s all new. New counters, new appliances, new sink. As if this place isn’t bright enough with three walls of windows, it’s also got a skylight in the kitchen. And speaking of skylights, there’s also one in the walk in pantry. Didn’t I say this place has storage galore?

Now for some more details. We’re asking $4,500 per month. The condo is currently vacant and available for immediate move in, ideally with a 12 month lease. Water is included in the rent. The heat is electric and broken down into zones so you can heat the rooms you want, and not the ones you don’t. There’s also central air conditioning. The owner will consider pets on a case by case basis. We’re asking for first, last, security deposit and a one month broker fee but can negotiate for well qualified tenants. Sorry, no undergraduate students.

If you’d like to see this apartment, shoot me a text! It’s very easy to show. If you’re looking for an apartment, and this isn’t the one for you, I can still help. You can reach me at 617 528 8461 or willy.charleton@nemoves.com.

How to Keep Busy this Holiday Season

Are you wanting to attend some cool events this holiday season?  Look no further.  Here’s a list of fun activities that crossed my path.  Let me know if you want to go to any!

The Envoy Rooftop Igloo Bar

These aren’t aren’t your typical rooftop igloos.  These are modern, heated igloos.  There are six igloos in total, and each seats up to eight people.  To call for drinks, press a button and your igloo illuminates, alerting the waitstaff to your needs.  Igloos can be reserved for private events, but otherwise seating is on a first come, first served basis.  617 338 3030

All Aboard! Trains at Science Park

There’s always something interesting going on at the Museum of Science.  And right now, it’s trains.  On top of that, they’re offering The Polar Express 4D Experience, which is a 15 minute long film telling the classic story.  It’s a 3D video with multi-sensory effects.  All Aboard! Is open through January 7th, while the Polar Express 4D Experience is open until January 12th.

The Slutcracker

The Slutcracker is a parody of the classic ballet, The Nutcracker.  I haven’t seen it, but I hear it’s a hit.  It’s been playing in Somerville since 2008 and event went as far as Montreal one year.  It’s a similar storyline, but with older characters.  It’s playing at the Somerville Theatre through December 31st.  Tickets available at ticketmaster.

Cider Tasting and Horoscope at The Four Seasons

Sample Artifact cider, nibble on bites from the Kitchen and have your personal horoscope ready by local psychic MaryLee Trettenero.  December 12th and 19th from 5:30-7:00pm.  $45.

Adult Gingerbread House Decorating Contest

This contest is serious business, because the winner gets a stay at the Boston Four Seasons.  Participants receive a premade gingerbread house, along with all the icing and decor anyone could want.  Drinks and snacks are provided.  Thursday, December 19th 6:00-7:30pm.  $150.

Third Quarter 2019 Boston's Back Bay Market Update

Things in Boston are finally cooling off a little! Let me emphasize a little. I’ll break it down for you.

Inventory - 4.34 months

Inventory is up from Q3 last year by 22% to 4.34 months. That means that at the current rate of sales, all the homes on the market would sell in just under four and a half months.

Total Sales - 243

The number of sales are also down from this time last year. This was actually the slowest quarter in Back Bay since before 2015! Just barely though. Down fewer than 5% over the year.

Average Days to Offer - 44

That’s down 8% from last year.

Average Sale Price - $1.68M

This is another figure that’s down from this time last year. The highest average sale price was Q3 2018 at $1.8M.

Average List/Sale Price per Square Foot - List $1,264/Sale $1245

This is the highest it’s ever been. Five dollars more than Q3 2018. However, the average sale price per square foot went down. Barely, .48% or $6.

As always, please reach out with any questions, comments or if you or anyone you know is looking for an agent! Feel free to call/text at 617 528 8461 or email willy.charleton@nemoves.com

A Winter Warmer

This is a retake on a classic. I enjoy winding down in the evenings with a warm drink. And this is the simplest, and probably one of my favorites. I usually only make this version in the winter. Here we go, the big reveal. Hot lemonade. You read that right. Lemonade, but hot. Here’s what you’ll need and how to do it:

Lemons

Maple syrup

Sea salt

Hot water

Warm up some water. I usually get it just hot enough so that you can still sip it. There’s no need to get it too hot, there’s no steeping going on.

Juice a lemon into a glass. Add slightly less than an equal amount of maple syrup. Pinch in a tiny bit of sea salt. Add hot water to fill, and voila!

Warms the heart and soul. And great for digestion.

John Hancock Tower YouTube Video

The John Hancock Tower is an unmistakable piece of the Boston Skyline and Back Bay’s Copley Square. You probably know it, but how much do you know about it? I recently came across this very interesting YouTube video outlining it’s conception to today.

The Ultimate Holiday Gift Guide for Anyone

More specifically, anyone that is me. This is a list of what I think would make some great gifts this year, and I’d be happy to be on the receiving end of any of them. Some other people might be as well. None of these are necessities, well except maybe #7. The idea is, these are items someone wouldn’t generally buy for themselves.

#1 Dry Farm Wine Subscription Box

As the title implies, it’s a subscription box. You have the option of monthly or bimonthly (every 2 months) shipments. These aren’t just any wines. These are the best of the best. All of them are naturally made, and many are biodynamic. All the wines are lab tested, low in sugar and sulfites, contain wild native yeasts, are dry farmed, and are lower in alcohol (<12.5%). That checks all the boxes for me.

The subscriptions are six or 12 bottles, delivered every month or every other month. There are also one time gift options which are three, six or 12 bottles. There’s also an option for a temporary subscription that expires after three, six or 12 deliveries. Three bottles are $88, six bottles are $159 and 12 bottles are $299.

#2 Formula 1 Monaco VIP Yacht Experience

I attended my first Formula 1 race this past November in Austin. And it was fantastic. I bought an “experience” package which included not only great seats, but a host of other passes and activities. We went on a tour of the track, a tour of the pit, had a meet and greet with Carlos Sainz and F1 officials. Great time.

But now it’s time to one-up it. I like fast cars, and I like boats. So why not combine the two? For about $15,000, you and a friend can attend the Monaco Grand Prix, from a yacht. You sleep on the yacht, you spectate from the yacht, you eat on the yacht and you mingle on the yacht. I’ll take it! Who’s with me? Tickets do not include airfare. F1 Experiences, $15,000.

#3 The Impossible Collection of Cigars

This isn’t just a book. It’s a book with its own accessories. First off, it comes in a functioning humidor. Take it out of the humidor with the supplied white gloves, and place it on the included book stand. But don’t forget, the book itself is the most important part. With hundreds of pages, its packed full of information even the most knowledge aficionado might not know. Would also look great on my…. actually I don’t have the space for this. Aussoline, $2,150.

#4 Cohiba Behike 52s

What better to accompany a cigar book, than a box of cigars? Because this is a gift guide, I’m including items that are above and beyond what most people would buy for themselves. While I’m sure any cigar pairs nicely with the Impossible Collection, I’m going to throw in a box of Cuban Behike 52s. I’ve never smoked one, but I hear they’re nice. Cohiba is one of the highest quality cigar producers from Cuba, and Behikes are their ultimate offering. There are a few boxes of 10 available on iHavanas right now for $797.

#5 Jefferson’s Ocean Bourbon

What’re you going to wash down that Behike with? How about some Jefferson’s Ocean Bourbon. I’d heard about this from my friend Matt Blackburn, but hadn’t tried it. Then a few weeks ago I was at a friends and tried regular Jefferson’s for the first time and thought it was great. So I did some research. Jefferson doesn’t distill their own bourbon, but they blend and age it themselves. So here’s the deal. Jefferson’s Ocean Bourbon is aged at sea.

Jefferson’s paired with OCEARCH, a non profit that tracks and studies marine wildlife. So they throw a couple barrels on OCEARCH’s 126’ research vessel for a minimum of three years. Each barrel crosses the Panama Canal at least six times. I’m dying to try it. I just enjoy the idea of bourbon aging at sea so much. Sloshing around, constantly surrounded by water. If you can find it, it runs about $80 a bottle. I’ve never had this, nor a Behike so my recommendation to pair the two was empty words.

#6. Ecrou de Cartier Bracelet

In case you haven’t noticed, I’m sometimes a bracelet guy. I don’t load up my arm with all kinds of garbage, but I do have a couple bracelets that I put into rotation. Nothing too big, nothing flashy. And there’s one that I want that I don’t have yet. The Ecrou de Cartier Bracelet in white gold. I’m not big on gold or rose gold. I’ve never tried one on, but I think it looks great. It would compliment by gruff, rough and tumble style very well. $7,050 on the Cartier website.

#7 Crystal Range Rover

Maybe you’ve heard of Indiana Jones and the Crystal Skull. This is kind of like, but if you get all the Crystal Range Rovers together, a forcefield forms and you never have to worry about your own Range Rover breaking down ever again. Don’t believe me? Fine, I just hope you keep up your AAA+ membership.

Anyway, the Classic Range Rover is the ultimate car. It really doesn’t get any better. Any car made after, is inferior. It was the first car to go on display in the Louvre. Now that we’ve established the brilliance of this piece, I think it would look great on a 19th Century Gothic English Oak and Leather Partner’s Desk stuck between a Tiffany and Co. Sterling Silver and Macassar Humidor and an Art Deco Paavo Tynell Desk Lamp. Not that I’ve thought about it too much. This particular piece can be purchased through Foundwell. But hurry, because I have a feeling there aren’t many. Foundwell, $1,150.

#8 Race Car Cocktail Shaker

Every home needs a cocktail shaker. I can’t remember the last time I used one, but that doesn’t mean I don’t need one. What if I have a guest over and they want a shaken martini? It’s important to be prepared. So why no do it right the first time, and get this sweet cocktail shaker that looks like a race car. A drink poured out of this thing probably tastes better anyway. Asprey, $13,500.

Mom, Dad, I hope you’re reading this.

No plans for Thanksgiving? No problem.

Thanksgiving is a pretty big deal. It’s the one day a year that Yankee Candle Village is closed. If you find yourself in Boston this Thanksgiving and looking to have someone else do the cooking, search no further. Here’s a list of some of my favorite restaurants open for business on Thanksgiving this year. Call ahead to make a reservation. Most are offering pre fixe or special menus. Don’t forget, it’s Thursday, November 28.

Bar Boulud

776 Boylston Street
Boston, MA 02199
617-535-8800

Bistro du Midi

272 Boylston Street
Boston, MA 02116
617-426-7878

Bristol Restaurant & Bar

200 Boylston Street
Boston, MA 02116
617-351-2037

City Table

65 Exeter Street
Boston, MA 02116
617-933-4800

Clink

215 Charles Street
Boston, MA 02114
617-224-4004

Grill 23 & Bar

161 Berkeley Street
Boston, MA 02116
617-542-2255

Harvest

44 Brattle Street
Cambridge, MA 02138
617-868-2255

Henrietta’s Table

1 Bennett Street
Cambridge, MA 02138
617-661-5005

Miel Brasserie

510 Atlantic Avenue
Boston, MA 02210
617-217-5151

Mooo

15 Beacon Street
Boston, MA 02108
617-670-2515

Scampo

215 Charles Street
Boston, MA 02114
617-536-2100

Top of the Hub

800 Boylston Street
Boston, MA 02199
617-536-1775

Community Servings' Pie in the Sky

“Entering its 27th year, Pie in the Sky is Community Servings’ annual Thanksgiving bake sale. Each November since 1993, Boston’s most generous restaurants, bakeries, caterers, and hotels donate thousands of pies that 500 volunteers then sell to family, friends, and colleagues in time to celebrate the holiday season. By supporting the pie sale, you will directly help provide thousands and thousands of medically tailored, made-from-scratch meals for individuals and families who are too sick to shop or cook for themselves.”

I was first introduced to this organization through the manager of my office, Ken Tutunjian. Every year Ken rallies his friends, family and most importantly the office, to buy pies and help provide meals for those in need. He does this under the name Team Jill, honoring his late wife who was an avid supporter.

And now that I’ve ordered my pie, my job is to get you to order a pie. Even if you don’t like pies, you probably know someone that does. And if you don’t, you can make a pie-less donation! Please follow the link below.

https://www.pieinthesky.org/seller/ken-tutunjian/

How to Prepare for Your First Home Purchase

1. Save

2. Pay off debt

3. Know your credit score

4. Determine what you can afford

5. Talk to a Realtor

6. Get pre-approved

Those who fail to prepare, prepare to fail.  And nobody likes failure.  So let me help you prepare for buying your first home.  Buying a house is a big investment, but it doesn’t have to be stress inducing.  In fact, the better prepared you are, the smoother the process will be.  In this post, I outline what you can start doing now to help you buy your first home, even if it’s years away from now.

1. Save

You’ll need cold hard cash for a down payment.  There’s no way around it.  Set up a separate fund for a down payment.  If you can, set up direct deposits immediately when you get paid so you don’t even see the money.  Don’t use your emergency fund for a down payment.  You might need it later.  A house isn’t an emergency.  Also, the more you put down, the less money borrowed, and the less you’re paying in interest.  

Houses are expensive, so it might take some time to save up 20% of the home price.  Keep the money in a high yield savings account, CDs, or something like Treasury Bills.  This money isn’t for betting on stocks.  You want it to be secure, and relatively liquid.  If you know it’s going to be several years before you’re ready, it’s not going to hurt to do a CD ladder, or something like that.

2.  Pay off Debt

Debt is expensive.  If you owe any money, work to pay it back as soon as you can.  I’m talking about bad debt.  Like credit card debt.  I’m not saying walk down to the bank and pay off your entire car loan at 1.6%.  Lenders are going to look at your debt to income ratio, and from there determine the risk involved.  In a similar sentiment, pay your bills on time.

3.  Know your credit score

The better your credit score, the better the terms of the loan.  If you have bad credit, or just think it could be better, take time and work on it.  It can save you thousands in the long run.  Aside from the savings, it’s a good thing to monitor in case anyone takes out loans in your name and doesn’t pay them back.

4.  Talk to a Realtor

It doesn’t cost anything to talk to a Realtor.  As a first time homebuyer, you’ll be happy to know that the seller pays the commission.  In my experience, Realtors love talking about real estate.  Even if you’re just starting to think about thinking about buying a house, ask your friends if they know any Realtors (I’m right here!).  Local Realtors can assist you in identifying what you’re really looking for, as well as help with state and local assistance programs.

5.  Determine how much house you can afford

There’s a lot of confusion around this, and it’s going to depend on individual circumstances.  You’ll need to have a grasp of your finances in general.  Know what your earn, what you spend and what you save.  Knowing your credit score will help you estimate your interest rate, which could play a big role in your monthly payment.

If you’re in good financial standing, with minimal to no debt, you can get a rough estimate by multiplying your income by three.  If you have a more complicated financial situation, you’ll need to know some details.  There’s also something called the 28/36 rule.  Essentialy, your mortgage payment should not exceed 28% of your income, and total combined debt payments should not exceed 36% of your income. Ask your Realtor to recommend a CPA or mortgage broker to help you more accurately determine what you can afford.

6.  Get Pre-Approved

Once you’ve done everything previously listed, it’s time to get pre-approved for a mortgage.  There’s no reason not to have a pre-approval letter, unless you’re paying cash.  It lets sellers know that you’re serious, and that you can afford to make the offer.  It makes for a more seamless transaction and a faster closing.  

If you’re looking to buy your first home, or are just thinking about looking to buy your first home, give me a call! I’d love to chat and would be happy to answer any questions. My cellphone is 617 528 8461 and my email address is willy.charleton@nemoves.com

What is MLS? And a Few Terms to Know

Even if you’re not a Realtor, you’ve probably heard of MLS. MLS is an abbreviation for Multiple Listing Service. It’s not a company, but a very specific type of service for real estate professionals. Different MLSs cover different areas. For Boston and the surrounding area, the Multiple Listing Service we use is MLS Property Information Network, or MLSPIN for short.

An MLS allows agents to easily share listings and information. They also outline guidelines for conduct, so you can expect a standard of service across agents and companies. It helps sellers get their properties in front of agents across the area, and gives buyers access to all the listings on the market, while only having to work with one agent. Essentially, it helps connect buyers with sellers, and seller with buyers.

As a buyer, talk to your agent (me) about setting up an account on MLS. I like to personally send my clients listings I think they’d be interested in. But I also sign them up for an account to browse properties on their own accord. Let me know if you’d like to be set up.

Once you have a log in, there are some terms you’ll want to know. I’ll break them down for you.

• NEW

  • This seems obvious, but any property described as “NEW” has been on the market for three or fewer days. On day four, it becomes “ACT” or Active.

• ACT

  • Active properties are on the market, accepting offers. An active property may have received offers, but were not yet accepted.

• PCG

  • Indicates a Price Change

• BOM

  • Properties listed as “BOM” are Back on Market. Properties that were Contingent, Withdrawn or Under Agreement, that become available will be listed as “BOM” for three days before reverting to Active listings.

• EXT

  • When a property has been listed and doesn’t sell, it runs the risk of expiring. If the agent extends the contract for the property, the listing will be marked as “EXT” for three days before becoming an Active listing.

• RAC

  • If a property’s listing does expire and is re-listed within 10 days, the listing will show as “RAC,” or Reactivated. After three days, it falls into an Active listing.

• CTG

  • A property listed as “CTG,” or Contingent, has an accepted offer but is still available for showings and back up offers. A property could be Contingent if the seller has to secure financing. Another example would be if the buyer’s offer required selling their existing property.

• UAG

  • Properties Under Agreement have an accepted offer and are no longer on the market. However, they aren’t sold until the Purchase and Sale is completed.

• SOLD

  • A property has sold once the ownership has been transferred.

• WDN

  • A property that’s been Withdrawn is no longer on the market. However, the listing agent still has an exclusive agreement with the seller. Properties are withdrawn if the seller decides to hold on to the property and sell at a later date. This can be for a variety of reasons, including renovations to help the property sell.

If you or anyone you know is interested in moving and would like to be set up with an MLSPIN log in, let me know! Feel free to email, text or call me. My cellphone is 617 528 8461 and my email address is willy.charleton@nemoves.com.

Coldwell Banker Back Bay's Top 10, in Back Bay

So far 2019 has been a great year.  Especially for real estate, and even more so in Boston.  There are plenty of buildings going up, and homes being updated and renovated.  There’s a lot going on.  Cranes all across the skyline, “no parking” permits on every block. 

Here I wanted to highlight the top 10 sales from the Coldwell Banker Back Bay office, my office, in 2019, in the Back Bay.  This list is in reverse order.  Photos are from MLS unless I took them, which is noted. A few trends to notice are how quickly the property received an offer, and how close to the asking price the property sold for. The details are below, but in general, these properties sold quickly and for extremely close, if not exceeding, the asking price.

My prediction is that this trend will continue, especially as money gets cheaper. With interest rates dropping, it’s a lot more affordable to borrow money. That’s going to encourage buyers to offer more than they might have previously been willing. This increase in demand will also have an effect on days to offer. The market’s the busiest it’s been and buyers know it and want to act quickly.

#10

50 Commonwealth Avenue #901 - $1,535,000

Considering it went for over 96% of asking price and took fewer than 2 weeks to get an accepted offer, this was a great condo.  It’s a 2 bedroom, 2 bathroom top floor unit with a fireplace.  And the condo fee is low, $824/mo.  Sold for $1,535,000, or about $1250/sq ft.

#9

400 Stuart St #24C - $1,770,000

This building is known as The Clarendon and was a Related Beal development.  It’s connected to One Back Bay, which is the rental counterpart.  They’re separated, but share a few common areas, like the Equinox gym.  This was a 1 bedroom, 2 bathroom condo on the 24th floor.  Great views!  And the highlight for me, is the garaged parking space that’s included.  This is a full service building.  There are several common areas, a doorman, the works.  With that comes a higher condo fee.  Here, you’re looking at $1,282/mo.  This condo sold for over 94% asking price in under a month.  $1,770,000 or $1,560/sq ft.

#8

300 Boylston St #909 - $1,825,000

 This is my favorite of the larger condo buildings in Back Bay.  It’s called Heritage on the Garden.  There’s a library accessible only to residents which serves coffee and tea and the occasional Sunday brunch.  Everything is perfectly maintained and detailed.  There’s a concierge onsite 24 hours a day, 7 days a week.  This unit was a pretty big 1 bedroom 1 and a half bathroom duplex.  It also includes a garaged parking space.  This condo was on the market for 175 days before an offer was accepted.  But hear me out, I still think that’s pretty good when you look at the big picture.  There aren’t many people out there looking to spend $1,995,000 on a 1 bedroom condo.  At the end of the day it went for over 91% of the asking price.  Final sale was for $1,825,000.  That’s about $1,393/sq ft.  These are my own photos.

#7

1 Charles St #14H - $1,837,000

One Charles is another full service condo building.  It’s in an interesting location between Downtown, Back Bay, Beacon Hill and the Theatre District.  This is a 2 bedroom, 2 bathroom 1,571 square foot condo on the 14th floor.  It includes a valet parking space.  Keep in mind, that will be reflected in the condo fee, which is $1,979/month.  On top of having valet parking, there’s also a gym, library, conference room and caterer’s kitchen.  There’s also a 24 hour concierge.  This sold for 97% of the asking price, $1,837,000 or about $1,170/sq ft.

#6

113 Commonwealth Ave #3 - $2,288,000

This condo is in a great location.  Located between Clarendon and Dartmouth, it’s somewhat central Back Bay but closer to the Public Garden.  And it’s south facing.  It includes a rental parking space directly out back.  There are 3 bedrooms and 2 and a half bathrooms.  The kitchen is pretty big and user friendly.  It took 8 days to get an offer, and sold for over 98% of the asking price.  $2,288,000 or about $1,230/sq ft.

#5

476 Beacon St #2 - $2,725,000

Here’s an immaculate 2 bedroom, 2 bathroom floor through condo.  Even numbers on Beacon are south facing buildings.  So it’s south facing, but also has Charles River views.  It’s on the 2nd floor with direct elevator access.  One garaged parking space is included.  The most surprising thing about this unit for me, is the condo fee.  A measly $637.50/mo.  Not bad at all.  Makes me think they’re a self managed building, but I don’t know that.  It was on the market for 20 days before receiving an offer, and sold for $2,725,000 which was over 97% of the asking price.  About $1,692/sq ft.

#4

2 Commonwealth Ave #15D - $2,865,000

This is a 1 bedroom condo in the Carlton House, which is the residential condo building attached to the Taj.  It’s one of the best locations in Boston.  Located on the corner of Arlington and Commonwealth, it’s got views of the Commonwealth Ave Mall and the Boston Public Garden.  Probably more, considering this unit is on the 15th floor.  This building is similar to Heritage on the Garden (300 Boylston) in that it’s about as nice as you can get.  And the condo is similar to #8 in this list, in that it’s an expensive 1 bedroom, 1 and a half bathroom condo.  Except that it sold for $1,000,000 more.  The building has a 24 hour concierge and you have access to room service from the Taj.  One of my favorite restaurants.  The condo also includes a valet parking space.  Ninety-six days passed before receiving an offer.  It sold for $2,865,000, which was 96% of the asking price.  Now get this, that’s over $2,500/ sq ft.  I don’t think the $2,054/mo condo fee is going to be a problem for the new owners.

#3

192 Commonwealth Ave #5 - $3,350,000

This building is on the corner of Exeter and Commonwealth.  Corner buildings means there’s potential for windows on 3 sides, and this condo has just that.  There are 3 bedrooms and 3 and a half bathrooms.  It’s huge too, with over 2,700 square feet of living space.  The three fireplace are working and wood burning.  Swoon.  There’s no deeded parking, but there was a rental available.  Now for the fun part.  This condo was listed for 3 days before an offer was put in.  And it sold for $3,350,000.  That’s 105% of the asking price.  Let me reiterate.  It sold for over asking, in 3 days.

#2

380 Commonwealth Ave #1 - $4,300,000

If you live in the area, you might be familiar with 380 Commonwealth Ave.  That’s the address of the Harvard Club.  It’s a smaller building, with only 5 condos.  Anyway, it’s a very nicely done building.  This was a 3 bedroom, 3 and a half bathroom duplex with over 2,500 square feet of living space.  It also includes 2 parking spaces and a gas fireplace.  This was another hot property.  Four days to offer.  Sold for $4,300,000 which was 96% of the asking price.

#1

89 Marlborough St - $9,625,000

This is the only single family on the list.  It’s one of my favorite single families in Back Bay.  Not only do you get an entire building, it’s open on three sides.  This 7,600 square foot dwelling features 5 bedrooms, 5 full bathrooms and 2 half bathrooms and 6 fireplaces.  Don’t get me started on all the outdoor spaces, including a roof deck.  There are 2 parking spaces behind the building and an au-pair suite with a private entrance.  This was on the market for 96 days before receiving an offer and sold for $9,625,000, or 88% of the asking price. These are my own photos.

If you have any questions or are in need of a real estate agent, I’d love to hear from you! Feel free to shoot me an email, give me a call or a text.

willy.charleton@nemoves.com

617 528 8461

The Top 5 Questions You Need to Ask When Buying a Condo

• How much is the Condo fee and what’s included? Any upcoming assessments?

  Someone moving from a single family home to a condo building might not be familiar with a homeowner’s association. An HOA is a private organization of property owners. It’s usually outlined by a developer, and passed onto individual owners as the properties are sold. Different HOAs have different goals. In condo buildings, HOAs are in charge of common area maintenance, shared utilities and maintaining adherence to the association’s by laws. Usually there’s a board elected to oversee the association, with all members having voting rights. Right now there are 105 condominiums for sale in the Back Bay, with association fees ranging from $150/mo to $5094/mo. The fee is going to be determined by what’s included. Often times heat, water and sewer are included in the fee. In more full service buildings, it’ll also include the doorman’s salary, gym upkeep and potentially parking. When a building is expecting a large expense, or recovering from one, the board can elect for a special assessment. A special assessment is a predetermined increase for a set period of time. Fees are usually determined within the building by square footage. If you’re looking to buy a 3,0000 square foot penthouse and there’s an assessment coming up, know that it might cost you a significant amount of money.

• How much are taxes?

  Nobody like taxes. In Boston, you’re usually looking at around .86% of the assessed value in taxes. Around here, the assessed value is around 80-90% of the market value. If you’re moving to Boston as your primary residence, be sure to file for a residential exemption. If your qualify, you can get about $2,500 off of your annual tax bill.

• How many units in the building are owner occupied?

This is a good indication of the attention the building will get. It’s a good sign when owners want to live in their property, versus renting it out. Generally, homeowners are more involved.

• What’s the condition of the systems?

This one hits a little close to home for me. I wasn’t into real estate when I bought my condo in 2008. I don’t even remember having it inspected. I noticed my heating bill was getting more and more expensive every year. I have a heat pump on the roof, with a supplemental unit in my unit. I called an HVAC company to come take a look and he was shocked at what he found. My heat pump is so old they don’t even make the refrigerant anymore. On top of that, my unit was drawing air from the back hall directly next to an exterior door. When my heat goes on, it pulls cold air instead of warm air from within my apartment. I wish I’d known this before and probably could’ve had it taken care of. As it stands, it’s not up to code.

• Is your real estate agent working for your best interest or the sellers?

More often than I’d like, I hear a buyer say they’re going to go through the listing agent to make things easier. My advice is to always use your own agent who is working for you. A seller’s agent’s priority is to the seller first. They’re goal is to get the highest asking price, with the best terms for the seller, which doesn’t always coincide with what’s best for the buyer.

Thank you for reading this far, if you did. If you have any questions about this post, or real estate in general, I’d love to hear from you. Feel free to email, call or text me. 617 528 8461 willy.charleton@nemoves.com

The Back Bay A to H: Sweetgreen

When Sweetgreen opened in the Back Bay, my world changed. At the time, it was exactly what I needed. A decent salad place, nestled between my office at the time and my apartment. While their menu does look good, I almost always go custom. I trust the ingredients. Every sweet green I’ve been to has a board listing the sources for the various ingredients. A lot of the time, they’re organic.

Long story short, if you haven’t been to a Sweetgreen, I urge you to check it out. For about $10, you can get one of the best salads in Back Bay. On top of top notch products, they also offer a pretty decent reward program through their app. You can also order online through the app, which can save lots of time, especially if you’re trying to go between the hours of 11:30am and 1:00pm. You can always count on a line.

My go to is: Quinoa, arugula, onions, tomato, carrots, parmesan cheese, parmesan cheese crisps tossed with pesto vinaigrette. I highly recommend.

A Guide to the Most Dog Friendly Buildings in Boston

On the whole, Boston is a pretty dog friendly city. In the United States, almost 37% of households have a dog. I’d say that’s probably close to true for Boston as well. It’s easy having a dog here because there’s so much green space. The hardest part about having a dog is finding a pet friendly building, but even that isn’t too difficult.

Most apartment buildings around the city welcome animals. However, many new buildings are really accommodating pet ownership. Almost every building that went up in the last 3 or 4 years has its own dog washing station and outdoor space. Below I’m going to highlight the buildings that I think are the best for dog owners.

1. The Towers at Longfellow

This is an older building, which has its pros and its cons. Generally, older buildings have larger units. They were built before space was such a commodity. Another pro of the Towers at Longfellow is that every unit has a balcony. These towers also have great views of the city.

Not only is this building dog friendly, it has its own dog park. Having an onsite dog park is really convenient for those early morning or late night walks. It’s also a great place to socialize with other dog-owning neighbors. Who knows, you could meet your next dog sitter! The last doggy highlight of this building is its close proximity to the Liberty Hotel. On Mondays and Wednesday between May and October, the Liberty hosts an event called Yappier Hour. It’s a great place for human and canine socialization. It starts at 5:30.

2. Troy Boston

This building was built within the last few years, and was designed with dogs in mind. The entire building is pet friendly. There’s even a dog walking area with city views and a dog washing station. It doesn’t really get more convenient than that. Except that Troy is in the South End, which is a particularly dog friendly area. A short walk from Troy is Polk a Dog bakery. And just behind that is Peter’s park. Peter’s park is a somewhat large fenced in dog park. It’s a nice size with benches and shade. However, there’s only gravel and no grass, which isn’t the most comfortable for Minnie.

3. 345 Harrison

This building is brand new. The first tenants moved in a few months ago. As you might be able to guess from the name, this building is in the South End. It’s very similar to Troy, in that it has a private dog park. It’s not huge, but it’s more than just a walk and offers some obstacles for the pups to play on. There’s also a dog washing station. Another nice feature, is that some of the apartments abut the dog park. I showed a unit there with a patio that led out to the dog park. Very convenient. This building is essentially across the street from Troy, so is in the same proximity to many doggy stores and other parks.

4. Avalon Prudential Center

This is another slightly older building in Boston. Chances are, you’ve seen it. The building was built in the late sixties, and similar to the Towers at Longfellow, the units are larger than most newer apartments. Many also have balconies. There isn’t a designated dog walking area or washing station, but there is a grassy area where you can run your dog. Its an elevated walled in patio. Another nice feature is that it’s connected to the Prudential Center and Copley. If your dog is like Minnie, she hates getting wet. In the event of a rain storm, you can walk quite some distance without going outside. That’s also a nice option in the winter.

Cohiba Siglo I: The Perfect Dog Walking Cigar

“I smoke in moderation. Only one cigar at a time.”

— Mark Twain

I consider myself a man of many pleasures.  Two close to the top are, cigars and Minnie.  Especially as the days get warmer and longer, Minnie and I enjoy long walks down the Commonwealth Avenue Mall.  And now that it’s an enjoyable walk, I like to bring a cigar with me.  And I think I’ve found the perfect one.

I’m relatively new to cigars.  I went to Cuba last December and learned to really enjoy setting time aside for a cigar.  It’s very relaxing.  At the time, I didn’t really know that much about cigars.  My plan was to smoke a variety and then find one I enjoyed and get a box.  I came back with 25 Romeo y Julieta Petit Churchills.  It’s a great cigar.  Very nice creamy flavor, not too strong and it’s a good size.  It takes probably 45-50 minutes so smoke it to the nub.  A little too long for winter dog walks.  It was also $97 for 25, which I thought wasn’t too bad.

Fast forward to now, and I ordered a box of Cohiba Siglo Is.  Cohiba is probably the most famous cigar brand.  They started out produced only for government officials and gifts, but in I think the late 80s opened up the product to the rest of the world.

I had smoked a few of these in Cuba at the Hotel Nacional.  It paired perfectly with an espresso.  It’s a little stick, about 4 inches long.  It’s got that signature Cohiba flavor, very grassy and hay like.  I’m a huge fan.  This cigar isn’t super intense and isn’t very strong.  Considering the size, it takes about 30 minutes to smoke.  At $230 for a box of 25 and being new to cigars, I wasn’t ready to pull the trigger.  But I have some now!

Setting aside half an hour or so, lighting a great cigar and walking Minnie down the Comm Ave Mall from Arlington to Mass Ave has become a regular activity.  Minnie enjoys the grass, trees, air and social aspect.  I enjoy all of those as well, along with a cigar.  It’s also nice to just see what’s going on in the neighborhood.  And we usually run into someone we know.  If you see us out there, stop and say hi!  Especially if you want to talk real estate.

A Peak Inside 59 Mt. Vernon St., Beacon Hill

Last week my friend Josh and I toured a beautiful single family home on Mt. Vernon in Beacon Hill.  It’s one of the most picturesque streets, right off Louisberg square.  The nice thing about Mt. Vernon, is that the buildings are set back from the street and many actually have a yard, and some even driveways.  This particular house was at 59 Mt. Vernon.  It’s got to be one of the highest points in Beacon Hill.

There are 6 bedrooms and 4 and a half bathrooms.  The home was built in 1837, and I get the impression it was designed with a live-in staff in mind.  The top floor has lower ceilings, is less detailed and includes a second kitchen.  There’s also a cupola with 360degree views.

The house itself is fantastic, but what really brings it together is the furnishing.  It’s almost entirely filled with antiques.  The home is listed with Nancy Tye (nancy.tye@nemoves.com), an agent from my office.  Here are some photos from the open house.  If you have ay questions about this property or anything else related to real estate, I’d love to hear from you!  My cellphone is 617 528 8461 and my email address is willy.charleton@nemoves.com.

The Back Bay A to H: LA Burdick's

Everybody likes to say they’re “the best.” But it’s tough to discern who really is, when everyone says they’re the best. And there’s no argument here, that LA Burdick’s makes the best hot chocolate. In the country. If you’e never had one, don’t even try and argue.

I really do think Burdick’s makes some of the best hot chocolate I’ve had. I’m making a joke about being the best, because there are a couple places in Boston’s Back Bay that claim to have the best hot chocolate in various categories. Burdick’s sign says they’ve been rated best in the country, and I believe it. There’s another shop down the street whose sign reads “Best Hot Chocolate in Boston.” My question is, how could the best hot chocolate in Boston be different from the best hot chocolate in the country?

I digress. The point of this post is to fill you in on a slightly hidden gem nestled on Clarendon St. between Boylston and Newbury. Aside from the hot chocolate, they also offer a variety of pastries and desserts along with individual chocolate treats. The cafe has a nice seating area, but it can be a little busy on the weekend. It’s a great place for an afternoon date.

My last visit was on a warmer day and I actually indulged in an iced mocha. Also very good, but not the same as the original hot chocolate.

Boston's Back Bay Market Update

If you’re familiar with Boston, you know that Back Bay is the place to be.  I’ve been here for 11 years and I love living here.  I moved away once, but moved back.  If you’re planning to move to or within the Back Bay, there are some things about the market you should know.

First, it had the highest dollar volume of any Boston neighborhood last year.  The combined total of sales was over $658,000,000.  The second highest was the South End, Boston’s largest neighborhood, with about $628,000,000.

Second, spring is when the market’s the hottest, with the majority of closings taking place in August.  The average listing is on the market for 48 days.  That’s a little bit longer than some other neighborhoods in Boston, but it’s also important to realize the average sale price in the Back Bay is $1,900,000.00.  

Finally, it’s important to consider the sale price versus the listing price.  While they’re related, they’re not the same thing.  Sometimes agents will recommend listing the property at a price lower than what the owner is willing to sell. Agents do this to get lots of people excited about the property and to start a bidding war that could drive up the price.  

In some markets agents will recommend listing lower… however this isn’t always applicable in Back Bay; the market is hot.  Sellers don’t need to entice demand with a low asking price to spark a bidding war.  Desire and demand are present.  Over the last year, the average listing price was $1,259/sq ft with the average sale price at $1244/sq fit.  So that’s just a $15/sq ft difference.  (That’s about a 1%)  That can probably be chalked up to individual unit differences instead of market trends.

Spring is here, which means temperatures are getting hotter and so is the real estate market.  If you’re planning to buy or sell, now is the time!  If you have any questions about Back Bay real estate or about the market in general, please ask me!  My cellphone number is 617 528 8461 and my email address is willy.charleton@nemoves.com.  I’d love to hear from you.