Posts

1662 Commonwealth Avenue #31, Brighton 02135

1662 Commonwealth Avenue #31, Brighton 02135

JUST LISTED:  1662 Commonwealth Avenue #31, Brighton 02135

Bright third floor condominium in desirable building near T.  There’s a lot to love about it:

Extra large five room unit with open dining and living room.  Hardwood floors, French doors, high ceilings and arabesque detail give the unit character and charm.  

Renovated granite kitchen, beautifully done marble and tile bath. Bedrooms are spacious and have great closet space.  

Located near B line, minutes to C line, stroll to Wholefoods and great restaurants. Move in!

Check it out:

 

Specifications:

5 rooms

2 bedrooms

819 square feet

Taxes $3,749.74

Condo Fee: $398 includes heat and hot water

Price: $500,000

Schedule your private showing or request the open house schedule. Give us a call at 617.291.0323 or send an email to Showing@MalkinREGroup.com.

Search Other Properties in Brighton

Brighton MA

Granite Kitchen Brighton

19 Colliston #10 in Brighton

condo cleveland circleIf you’ve ever spend an evening driving around Cleveland Circle looking for parking, you may have come by a quiet  corner you didn’t realize existed.  What a treat to find such a picturesque spot in Brighton, where Lanark and Colliston meet.  Just on the Brookline line, steps from Beacon Street, a hop and skip to the Englewood T station.

19 Colliston Road is part of a two building association, with a classically austere pre-war architecture.  Yet the condos themselves always surprise you with a cheerful foyer and sense of spaciousness.  Whoever planned this building thought long and hard to ensure every unit gets plenty of sunlight.

Unit #10 is in exceptional condition, with an updated granite kitchen, tile bath, and a layout that will make you feel you are a little richer than you really are.  The high ceilings, hardwood floors and balcony make for a complete and charming package.

Storage is excellent; You will find a custom “California” closet in the bedroom, linen closet, coat closet, and pantry all in the unit.  There is a bonus storage space in the basement, where you will also find the laundry facility.

Price $289,000

OPEN HOUSE SUNDAY 12/14/2014 11.30-1PM

Photos below:

 

Short video (not a reproduction of the pictures, an actual real video):


Click on the image for an interactive map:

Brighton Condo for Sale

 

Click on link to search condos in Brighton, MA

Brighton Condo for sale

90 Kilsyth Road Unit 2 in Brighton: Cleveland Circle Condo

Brighton Condo for saleKilsyth Road runs through both Brighton and Brookline.  It is one of the prettiest streets in the area,  lined with trees and a combination of historical Victorian houses and tidy brownstones.

90 Kilsyth Road is steps to Cleveland Circle and a walk to Washington Square.  In just a couple of minutes you are at the C, D or B lines and numerous restaurants.

Unit 2 at 90 Kilsyth Road is on a high first floor, looking into greenery and quiet privacy.  The sunny condo has hardwood floors and high ceilings.  It also features an eat-in kitchen and modern slate bathroom.  Laundry is in the building, as well as a common roof deck enjoyed by the residents.

Perfect for a first time home buyer or an investor.

639 square feet

$265,000

On market June 5, open houses the following weekend.  Area info, and more info at http://90kilsythrd2.agentmarketing.com/


Click the map below for an interactive version

90 kilsyth Rd Brighton MA condo for sale

Brighton MA Condo for Sale

330 Summit Ave Brighton MA Condo for Sale

Brighton MA Condo for SaleGreat things come in small packages.  330 Summit Ave #104 is one of them.

With bamboo floors, granite and stainless steel kitchen, this home will make you a believer in studio condos.  It’s spaciousness and modern look is both welcoming and comfortable.

330 Summit is located a steps to the T, near Brookline line, and a short walk to Wholefoods.

This studio condominium is a perfect investment if you’re starting your real estate portfolio.  It’s also an excellent options if you are a home buyer priced out of the one-bedroom condo market.

Want to beat the frenzy?  Contact me while the condo is still Non-MLS, which would be ASAP!

330 Summit Ave #104, Brighton:

  • $199,000
  • 379 Square Feet
  • Laundry in building
  • Extra storage!
  • Full modern kitchen
  • Walk to T
  • Individually controlled thermostat

 

 

Cleveland Circle condo for sale

Brighton MA Condo for Sale: Two Bedroom with Parking

Two bedroom condo with parking is now on market in Cleveland Circle. This first floor condo features a modern eat-in kitchen, hardwood floors, high ceilings and deeded parking. Not an inch of of wasted space!

An added bonus is a private deck off the second bedroom.

Located steps to B line, and a short walk to C and D lines, 8 Kinross is a 14 unit association. The building is in excellent condition. Perfect starter home for young professional.

Price: $349,900

Brighton MA condo market

Condo Prices in Brighton MA: February 2014 Market Update

Brighton MA condo market

When will the condo market loosen up?

For a couple of years we’ve seen condo prices in Brighton MA surge.  But is this market slowing down soon?

Since the beginning of 2012, median prices of condos on market in Brighton increased from $259,000 to $337,000 this past week.  This is a 30% jump in prices.

The laws of supply and demand play out in the real estate market, as inventory has steadily dwindled.  In 2008, 150 condos on market was not unusual in zip code 02135.  Today there are less than 40.

If lack of condo inventory drives the price up, what causes inventory to be so low? There are a few variables which keeps housing inventory low and prices rising:

Rising Rents

Rents in Brighton, and Boston as a whole, have increased considerably.  Even though there is no reliable index to measure rents, I estimate rent in Brighton increased approximately 20-25% in the past two years.

Low Interest Rates

Low rates have made it easier for homeowners and investors to refinance and reduce their monthly expense on their condo.  Furthermore, many homeowners have become landlords as both low rates and rising rents made it possible to keep the Brighton condo while buying a house in the suburbs.

Expectations of Rising ValueCondo Prices Brighton MA

Many potential home sellers witness the market heating up.  With every condo selling for a bit more than the last, the homeowner prefers to wait.  If there is no rush to sell, why not wait and realize another 5% or 10% in home value?

The 2008 Financial Debacle

Many condo owners in Brighton who bought in 2005-2007 were first time home buyers with little or no money down.  Without equity in their homes, the market downturn in 2008 meant many were upside-down in their mortgage.

When the home is worth less than the mortgage on it, it is difficult or very expensive to sell.  Many couldn’t afford it. Other than the mortgage payoff, there are other transaction costs of selling approximately 6% of the sale price.

For many condo owners in Brighton, breaking even just starting to look like a reality.

Low Housing Inventory All Over Greater Boston

Brighton homeowners are often first time home buyers who will upgrade to a larger home.  As I meet young families to discuss moving to a larger home, I explain the challenge they face is not in selling the condo, but in buying the new home.

The home purchase dictates their ability and timing of the sale .  When my clients are not finding homes in their chosen areas and budgets, I advise against putting the condo on market. Where will they go?

 Is the Brighton MA condominium market ready to loosen up?   When and how will the inventory pick up, and thus the frenzy end?

Brighton MA condos on Market Chart

My prediction is to see a turnaround later in 2014.  The turnaround will mean a slowing in the home prices increase, as more inventory comes on market.  The buyer-seller relationship will be more even handed.

Most buyers for condos in Brighton will be first time home buyers and investors will exit the market.  Once income return on the property falls below a threshold (which I estimate at 5.5-6%), these properties will be too expensive to investors and home buyers will out bid them.a

Frankly, I expected a turnaround by Spring 2014, but so far this year we are not seeing inventory pick-up.  This could be because of the weather, so my theory may hold true after all.  But as of now, I expect the inventory pick up and condo price frenzy in Brighton to slow late 2014.

Do you want to learn how much your condo’s value increased?  Tell me a bit about your home and I’ll give you a current, in depth market analysis.

Free Home Evaluation Sign-Up

Free, no obligation and accurate home evaluation.
Boston Condo with Parking

Brighton MA 8 Kinross Road Unit 8

Rarely available one bedroom condo a walk from Cleveland Circle. Beautiful and spacious, this condo comes parking, and a private deck. Eat-in kitchen and plenty of closets, hardwood floors and great light leave you wanting nothing more. Good building minutes to B, C, D lines.  Asking price $319,000.


Condo for sale in Brighton MA

Brighton MA 1933 Commonwealth Ave Unit 606

Brighton condo for sale, on market this week!  Listing price $329,000.

One bedroom condo located at the Claridge house, 1933 Commonwealth Avenue.  Unit 606 faces front, where you find excellent views of the reservoir.  Cleveland Circle location, just a short walk from shops, restaurants, and the B, C and D lines.

This unit comes with garage parking and extra storage.  Spacious closets and a great layout.

The Claridge house is a superbly run building with an elevator, exercise room, sauna, and roof deck.

finding best real estate agent

3 Tips to Negotiate Real Estate Commission

finding best real estate agentIt’s a common situation all real estate agents experience. We are discussing the benefits of our services with a perspective seller, and the commission bomb is dropped: “Is the commission negotiable,” the homeowner asks.

“Some agents will do this for 4%,” is another comment I hear often in Brighton.

While most agents fear the commission questions, I welcome them. It is my opinion every perspective seller who did not ask about it, wanted to do so, but didn’t feel it appropriate. It’s on everyone’s mind.

Here are three tips on how negotiating real estate commission, and the replies to expect from the agents you interview for to sell your condo or house in Brookline, Brighton or Newton.

1. Invite more than one real estate agent for a presentation. More options will give you leverage. Tell the agents you are interviewing others.  Knowing this, some agents may offer you a better commission price on the spot or expect to negotiate.

The best real estate agent you will interview will be unfazed by competition and follow-up when you finish interviewing. A highly qualified real estate agent who believes in what she does will not offer a discount.

2. Ask for a specific discount. When home sellers ask me the vague question, “Is the commission negotiable,” my answer is, “Only if you want to pay more.” Everyone laughs, subject is dropped.

When you ask for a specific commission reduction, “Can you reduce it by 0.5%?” for example, the answer must be more specific. A weak real estate professional will be caught off guard and likely say yes.

Your best candidate will say no, and tell you why. The commission breakdown should be transparent. You’ll understand why a 0.5% break for you is a 25% discount in the listing agen’ts compensation. Would you take a 25% pay reduction from your boss? You’d probably look for a better job.

3. Don’t be timid. Most home sellers interviewing real estate agents are uncomfortable negotiating and shy about asking for the discount. Many real estate agents rely on your timidity to get paid full price. If you do not ask the hard questions, you may not find your best candidate.

The best real estate agent to sell your home will never offer a commission discount up-front, and will not yield on negotiating the commission. An agent ready to negotiate commission will be all too ready to negotiate the price of your home and terms and conditions for your sale. If you can easily negotiate with an agent, you should be wary of hiring him to represent your interests.

Instead, use the real estate commission negotiation question to find a confident agent who can handle uncomfortable questions and demonstrates the value of her commission.

Do you have a commission question?  Are you considering curious about the costs of selling a home?  Write me below:

How Can I help?

Ask your real estate questions and I'll get back to you as fast as I can. *YOUR INFORMATION IS CONFIDENTIAL AND WILL NOT BE SHARED WITH OR SOLD TO ANYONE, EVER!*

 

Three Most Important Contingencies When Buying a Condo

Are you working with a Realtor on your home purchase in Boston? I certainly hope so!  If you are going at it alone, you may overlook the most important contingencies when buying a condo.  In Massachusetts there are two contingencies written into the offer to purchase paperwork.  But what’s not in the standard offer is the most important when buying a condo.  Row of brick houses in Boston

Here are the three contingencies you must have in your offer to buy a condo:

1. Inspection Contingency.  Conduct an inspection with a licensed inspector who comes highly recommended.  You will have 7-10 days (including weekends) to conduct this inspection. Ensure you receive the report in a timely manner, and if you need more time, file for an contingency extension.

2. Financing / Mortgage Contingency.  Unless you are paying cash, you will probably have a mortgage contingency in your offer.  The standard paperwork has it built into the offer.  Usually, roughly a month to six weeks after the offer is accepted.  If you are closing quickly, you’ll have to get it done sooner.  Don’t forget to submit your completed mortgage application in accordance with the deadline in the offer.  If you read carefully through the paperwork, you’ll find the buyer’s obligation to file an application by a specified day.  If not done on time you jeopardize the validity of the mortgage contingency.

3. Condominium Documents Review.  Although not included in the standard paperwork, the condo document review is in my opinion the most important contingency when buying a condo.  It allows you time to read through the condominium documents and financial statements, and pass them on to your attorney to look for anything out of the ordinary.

Why is this so important?  You will learn about the financial health of the building, rules and regulations, and a lot more detail about how the condo association functions.      If the building is in a dismal financial situation and poorly run, expect the value of the condo to deteriorate or the association to have large expenses in the near term.  Furthermore, the mortgage company may reject your application if the building has low owner occupancy or lack of funds.

When including the condominium documents review contingency, don’t forget to specify the documents will be provided within two business days.  The listing broker should have them ready before the condo goes on market, so this should not be a problem.

Writing an offer to purchase a condo requires thought and preparation. Learn the contingencies and don’t depend on standard paperwork alone to protect your interests.