#BostonRealEstate #BostonHomesIf you've strolled through Beacon Hill or Back Bay with even a minimum of interest in the old homes there, you've probably noticed anoccasional purple window pane.These purple panes from the mid 1800s didn't start out that way, but rather turned that color after they were installed. There's an article in Boston Magazine about this surprise change of color, due to a combination of sun exposure and too much manganese oxide in the glass.Read Boston Magazine's Why Some Boston Brownstones Have Purple Windows.Boston Magazine ran another interesting piece related to Boston homes. Its recent articleon the triple-decker house (also known as a three-family house) takes a look at five features common to these homes.Their popularity then, as now, was economically-driven owning one provided built-in sources of income.Read Boston Magazine's The Anatomy of a Three-Decker.Are you thinking about where to livein Boston?If you have questions about buying or selling homes in the Boston real estate market, please call me at617-584-9790, orsend me an email via the linkbelow.  

Boston Real Estate Headlines:

• Can a Rookie House-Flipper Pocket $1 Million?
• GE, Grand Condos and Ground-up Construction: Bostons Top Real Estate Stories of 2016
• Feds Announce $30M Grant to Help Replace Roxbury Housing
• Boston Average Closing Prices Went Up in Nearly Every Neighborhood in 2016
• Real Estate Forecast: What to Expect from the 2017 Housing Market

Featured Boston Real Estate:

• 437 D Street, #6C, Seaport District $890,000
• 312 Shawmut Avenue #3A, South End $899,000
• 580 Washington Street #1103, Midtown $2,189,000

#BostonRealEstate #BostonRedevelopmentThe always-alert team at Curbed Boston has pointed outthe forward movement ofbuilding abovetransit in Boston.Curbed's new 2016 awards post highlights its favorite transit-inspired construction ideas, whether they involve building above the Mass Turnpike or atop South Station and Back Bay Station.Read Curbed Boston's Curbed Awards 2016: Idea of the Year.If you have questions about buying or selling homes in the Boston real estate market, please call me at617-584-9790, orsend me an email via the linkbelow.  

Boston Real Estate Headlines:

• Massachusetts Single Family Sales Soar
• Feds Announce $30M Grant to Help Replace Roxbury Housing
• Boston Average Closing Prices Went Up in Nearly Every Neighborhood in 2016
• Real Estate Forecast: What to Expect from the 2017 Housing Market

Featured Boston Real Estate:

• 68 Russell Street #2, Charlestown $518,000
• 167 Commonwealth Avenue #4, Back Bay $699,000
• 1 Avery Street #23D, Midtown $2,600,000

#BostonRealEstate #BostonRedevelopmentA large section of the Bronstein Building at 27 Drydock Avenue has been sold to developer Related Beal, according to the Boston Globe. The property closed for $146.5 million.The hometo the Boston Design Center, Dana-Farber Cancer Institute, Emulate Inc., and Ginkgo Bioworks, it will soon become Reebok's world headquarters as well.As the name Drydock wouldimply, the address is a waterfront property. It is locatedon the fringes of the Seaport district. Development firm Jamestown purchased the other parts of the building in 2013 and calls their1.4 million square-foot space the Innovation and Design Building.Read the Boston Globe's Related Beal Buys Into Hot Seaport Property.Are you thinking about where to livein Boston?If you have questions about buying or selling homes in the Boston real estate market, please call me at617-584-9790, orsend me an email via the linkbelow.  

Boston Real Estate Headlines:

• Feds Announce $30M Grant to Help Replace Roxbury Housing
• Boston Average Closing Prices Went Up in Nearly Every Neighborhood in 2016
• Real Estate Forecast: What to Expect from the 2017 Housing Market
• Bostons Luxury Housing Boom Slows Down

Featured Boston Real Estate:

• 68 Russell Street #2, Charlestown $518,000
• 167 Commonwealth Avenue #4, Back Bay $699,000
• 1 Avery Street #23D, Midtown $2,600,000

Im fortunateto see some truly exceptional real estate in the Boston real estate market. And as part of theSothebys International Realty network, Im also exposed to truly remarkable properties beyond Boston. For those who crave living near the water,I'm showcasing some lovely waterfronthomes, here in Boston and beyond. Whether your dream waterfront home is in Boston or somewhere else, these homes courtesy of my Sothebys affiliates are sure to please.Boston, Massachusetts This penthouse is a rarely available, direct, front & center duplex at Flagship Wharf. A covered private outdoor deck overlooks the city and harbor.With 2/3 bedrooms (fireplaced library can be used as 3rd bedroom), and 3 baths. The firstfloor master bedroom as well as upper private bedroom suite are accessed via space saving circular stairway. The spa bath has double sinks, a large jetted tub, jet spray shower, 2 walk-in closets, and open sitting area.A peninsula granite/stainless kitchen opens to formal dining area andliving room. Hardwood throughout, great closets and an elegant marble formal entry makes this a city oasis! There is a full service concierge, fitness center, and sauna. Oneself-park & onevalet parking space included. You'll have easy access to downtown via water shuttle, water taxi, Logan airport & major highways. Located in the historic Charlestown Navy Yard surrounded by green parks, marinas, and minutes to all the city has to offer!For more information and photos of this Boston waterfront condo, click here. $2,049,000 San Francisco,CaliforniaThis Telegraph Terrace Penthouse features approximately 5,654 square feet of gracious living spaces and sweeping views of the San Francisco Bay.The large scale entertaining rooms feature views of threebridges and Alcatraz. Perched atop Telegraph Hill in one of the most exclusive boutique buildings this home exudes a sophisticated glamour.The grand living room and formal dining room are ideal for large scale entertaining. The palatial master suite includes panoramic bay views and an expansive terrace. The home has a large eat-in kitchen, elevator to all levels and spacious guest suite with its own kitchen.Seventerraces add approximately 950 square feetof outdoor space. Twocar parking and convenience to iconic San Francisco landmarks make this a truly exclusive home.For more information and photos of this San Francisco waterfront condo, click here.$6,000,000 Sala Comacina, Como, ItalyWhat a gorgeous setting this is. This prestigious villa dating back to the 19th century is located in Sala Comacina, Como, Italy.This propertyhas been completely renovated and at the moment hosts a high quality standard boutique hotel.Built on threelevels, the villa features 15 bedrooms with balconies overlooking the lake. It also has 15 bathrooms, high ceilings, high standard finishes, and a spacious car garage.All of this is surrounded by 1,250 square meters of terraces and a private garden with panoramic views.For more information and photos of this Sala Comacina property, click here.$7,438,895 American Dollars  Sol De Mallorca, Spain This frontline villa with spectacular views of the sea is located in the residential area of Cala Vias, very close to Portals and Sol de Mallorca. The plot of this property comprises approximately 1,650 sqm and features a constructed living area of about 1,126 sqm, plus a porch of 152 sqm. The house is spread over three floors and features a tower entrance hall, two garages and two lifts, a living floor of six bedrooms and four bathrooms as well as two dressing rooms en suite.The ground floor resides a vast central courtyard, a living/dining area, utility room, library and an ample kitchen with office, bathroom and WC, as well as access to a spacious porch with views and access to a large pool. The basement accommodates an apartment for staff and a laundry. Further extras of this villa include a gym with sauna, a glass cupola, alarm system, marble floors, air conditioning and the possibility of direct sea access. The property is in need of refurbishment.For more information and photos of this Sol De Mallorca property, click here. $7,438,895 American Dollars I can handle your real estate needs here in Boston as well as globally. As always, if you have questions about buying or selling homes in Boston or beyond, please call me at617-584-9790, orsend me an email via the linkbelow.   

 Looking for some good reads for the holiday season? If you'd like to explore the ever-evolving organic species known as the city, Curbed Boston has published an intriguing new book list. I find that the holiday season can be a perfect time for settling in with a good book, and this list looks inviting!While Curbed's "101 Books About Where and How We Live"has many classics on the subject of urban environments, it offers plenty of new works witha vastarray of city-related topics. These include architecture, city and subway photography, city planning, city dwelling, travel, global economy, creativity, race, baseball, politics, living alone, water scarcity, walkability, infrastructure, eviction, city wildlife (think pigeons, rodents, and snails), among many others.The span of cities explored in the list is equally broad, with books about Auschwitz, Paris, Detroit, New Orleans, Cairo, New York City, Los Angeles, San Francisco, Berlin, Shanghai, Boston, Flint, Seattle, London, Miami, and more. The list evenincludes a graphic novel by Chris Ware set in Chicago.Here'sCurbed Boston's 101 Books About Where and How We Live.Happy reading!Are you planning to relocate to Boston?Are you thinking about where to livein Boston?If you have questions about buying or selling homes in the Boston real estate market, please call me at617-584-9790, orsend me an email via the linkbelow.  

Boston Real Estate Headlines:

• Marine Wharf Hotel to Check in to the Southie Waterfront
• Boston Housing Prices Heading Toward Thanksgiving
• Seaport Towers Make Their Mark

Featured Boston Real Estate:

• 32 Derne Street, #3C, Beacon Hill $2,495,000
• 130 Appleton Street #3H, South End $965,000
• 221 Mount Auburn Street #511, Cambridge $895,000

#BostonRealEstate #BostonPropertyTaxesIf you'rebuying your first home in the state of Massachusetts, you probablyhave questions about property taxes and how to pay them. Canner Law, a Massachusetts real estate law firm, has a well-written andinformative blogwith a post (below) that answers some of those frequently asked questions.I wanted to share this post for two reasons. One, because of its practical basic 'nuts and bolts' information, and two, because it also looks at some of the more nuanced aspects of property tax responsibilities.Here's their post, called "Property Tax FAQs":

When are property taxes due in Massachusetts?

Most municipalities require property taxes to be paid on a quarterly basis. The tax year begins July 1^st. The taxes are due as follows:1^st Quarter (July 1^st - September 30^th) = due on Aug. 1^st2^nd Quarter(October 1^st December 31^st)= due on November 1^st3^rd Quarter(January 1^st March 31^st)= due on February 1^st4^th Quarter (April 1^st June 30^th) = due on May 1^stThe first two quarter are estimated taxes. The third and fourth quarters are actuals.

Does the Purchase and Sale Agreement address taxes?

Yes, the P&S requires taxes to be adjusted as of the closing date.

I am selling my home, I do not escrow my taxes, and my closing is prior to the tax due date. Do I need to make my tax payment?

No, you do not. The taxes can be paid by the settlement attorney at closing. The final settlement statement will contain a tax adjustment for the daily per diem. Thus, if the quarterly tax payment is $1,200, and you close on July 30^th, the settlement statement will reflect an approximate $400 adjustment from the Seller to the Buyer.

I am selling my home, I do not escrow my taxes, and my closing is after the tax due date. Will I be reimbursed for any taxes that I pay in advance?

Yes, you will be reimbursed. The settlement statement will reflect an adjustment of any amount paid in advance for the daily per diem. Thus, to return to our example, if the quarterly tax payment is $1,200 and the closing is on August 30^st, the closing attorney will reimburse you approximately $800 to cover the July 1^st to August 30^th period that you have already paid.

I am selling my home, I escrow my taxes, and my closing is prior to the tax due date. How do I avoid a double tax payment?

If you are escrowing your taxes, most lenders schedule an automatic payment from the escrow account two weeks prior to the due date. Typically, the closing attorney will include the quarterly tax payment on the settlement statement, but hold the check in escrow until the lenders escrow payment can be verified with the municipal tax collector on the due date in order to avoid a double payment.

I am purchasing a home and I want to ensure there are no further taxes owed.

Taxes run with the land so a Buyer is responsible for all back taxes owed on a property. Thus, the closing attorney orders a municipal lien certificate MLC from the city or town, which shows the taxes owed. The MLC costs between $25 to $65, depending upon the municipality. The closing attorney is required to collect any back taxes owed by the Seller at closing and properly adjust the current taxes. The MLC is recorded with the Registry of Deeds at closing so that the Buyer has proof that there are no back property taxes. Further, if a Buyer obtains an owners title insurance policy, then they are held harmless and indemnified for any loss from back taxes.Many municipalities provide the property taxes on-line (see, e.g., the City of Boston athttps://www.invoicecloud.com/portal/(S(mozjkd22c41hse33zp2ec0ut))/customerlocator.aspx?iti=8&bg=7e2d0342-51f5-4f68-83af-3f05f5df1321&vsii=28)

I bought the property several months ago, and the taxes are still in the name of the Seller.

This is a frequent occurrence. Most municipalities update their tax rolls annually, usually for the first quarter of the following tax year (August 1^st). Thus, the name of the Seller likely will remain on the tax rolls until then. The Seller does not need to receive a copy of the tax bill. They are no longer responsible for the tax payments.

When do I apply for a Residential Tax Exemption?

Some cities offer residential tax exemptions that are available if the property or unit is your primary residence. If there is an existing residential tax exemption in effect, it carries over to the new owner.Most tax exemptions require that the new owner live in the property one full calendar year before the exemption goes into effect. Here are the rules from the City of Boston:http://www.cityofboston.gov/assessing/exemptions/resexempt.aspFiscal Year 2016 (July 1, 2015 - June 30th, 2016): To be eligible for the residential exemption, the property owner must have owned and occupied their property on January 1, 2015.Fiscal Year 2017 (July 1, 2016 - June 30, 2017): To be eligible for the residential exemption, the owner must have owned and occupied their property on January 1, 2016.The residential exemption is applied to the Fiscal Year Third Quarter tax bill that is issued in late December.As examples, if Buyers closed on December 31, 2015, they can apply for a residential tax exemption with the City of Boston in the third quarter of 2017. However, if the Buyers closed on January 3, 2016, they would not be eligible to apply for a residential tax exemption until the third quarter of 2018.(Note that the Town of Brookline has similar ruleshttp://www.brooklinema.gov/161/Residential-Exemptions )

Are my property taxes required to be escrowed at closing?

Your property taxes are not required to be escrowed at closing. However, property taxes are super liens which have priority over the mortgage. Thus, for this reason, lenders prefer that your taxes be escrowed and they often will build a 1/8 of a point reduction into the interest rate if you escrow the taxes.

How does the lender calculate my tax escrows at closing?

The lender has a third party tax service provider manage the escrows. The lender will typically keep one or two months of taxes in reserve to serve as a cushion to ensure payment. The tax escrow is governed by federal law. If the amount in reserve exceeds the maximum allowable cushion, you will be reimbursed. When you refinance or sell and payoff the mortgage, the lender is required by federal law to reimburse the remaining tax escrows within thirty days of the payoff.

How are taxes impacted for new construction or condominium conversions?

As stated above, the municipality typically does not update the tax roll for two to four quarters. Thus, the property taxes are calculated based on the prior property or land usage (which is typically lower). Some municipalities claw back the balance of the taxes once the current rate is calculated. You should consult with your closing attorney about the issue furthr. A Sellers attorney typically issues a tax letter for new constructions/ condominium conversion transactions to provide details in advance of the closing.

How do semi-annual tax payments work?

In a few municipalities (e.g., Cambridge), taxes are due twice a year. The payments are due in November and May. If escrowing, the lender will hold at least six months of taxes at closing.

In addition to property taxes, what else needs to be paid or adjusted at closing?

The water bill needs to be paid before at closing. Utility bills are in the name of the Seller and do not run with the land, so they do not appear on the settlement statement.  

Art lovers, doyouplan to bein New York City in September or October?Sotheby's S|2 galleries is hostingartist Henry Hudson's New York debut from September 14-October 14, 2016.The show, Sun City Tanning, is a new body of work from this innovative visual artist who is known for usingPlasticine as a hybrid form of paint and sculpture.The show features eight large paintings of jungle environments with remarkable detail, texture, and color.Alongside them are hand-coiled ceramic pots made in collaboration with the artist's brother, Richard WM Hudson.Here's S|2's press release for the show.Read Sotheby's Artist Henry Hudson's Latest Project: Sun City Tanning.In May 2015, Sotheby's featured a lovely video of Hudson in his London studio explaining and demonstratinghis work process. Here's the video.Happy travels and art viewing! 

Boston Real Estate Headlines:

• Millennium Penthouse Condo $35M Sale Sets Boston Record
• Millennium Tower Continues to see Multi-Million Dollar Condo Sales
• Back Bay Station Upgrade
• BRA Gives Key Approval to Waterfront Tower in the Seaport
• Dorchesters Massive South Bay Project Gets Officially Underway

Featured Boston Real Estate:

• 177 Beacon Street #1, Back Bay $2,250,000
• 346 Congress Street #414, Seaport $650,000
• 112 Fulton Street #2B, North End $929,000

 #BostonRealEstate #BostonCondosBoston's many unique downtown neighborhoodseach having its own particular look, feel, and charm make the city an exceptionally appealing place to live. Thecity's neighborhoodsare highly walkable, and most are within close proximity to one another owing to its compact layout. Here's a condensedlook at some of themorecentrally located downtown Boston neighborhoods.For an old World Italian-European vibe, theNorth Endcan't be beat.With its many traditional produce, meat, and cheese stores, in addition to an abundance of stellarrestaurants and bakeries, this neighborhood won't disappointeven the fussiestgastronome. Street festivals are a tradition here in the summer months. Bordered by the historic wharves ofBostons Waterfrontand the new Rose Kennedy Greenway, there is easy access to natural settings. The many historic homes of the North Endhave been divided into condominiums.For a village feel,Beacon Hillis a perfect choice. This is another neighborhood with old world charm. With its many narrow cobblestone streets and homes that lookvery much like they did in the 1600s, walking this area can be like stepping way back in time. Antique shoppers know Charles Street Beacon Hill's main thoroughfare as the place to go. Many newer clothing boutiques and gift shops have also found their way onto Charles Street in more recent times. Near to theMassachusetts State House,the Boston Common,the Boston Public Garden,and theEsplanade, Beacon Hill is also within short walking distance of Back Bay, Midtown, and the theatre district. While many Beacon Hillhomes and condos have undergonerenovations, they retain many traditional details first installed by the affluent founders of the Beacon Hill neighborhood.There are alsoluxury and full-service residential buildings in Beacon Hill suchBowdoin Place, The Tudor, The Claflin Building, The Lincolnshire, and45 Province.Created in the latter half of the 19^thcentury, Boston's Back Bayneighborhood drew the wealthiest members of society, with many of its homes and public buildings designed by some of the most noteworthy architects of the time. This was a big move forwardfrom its humble beginnings as a swamp the neighborhood was built onlandfill. It is home to theBoston Public Garden, the countrys first public garden, with its colorful andmeticulously landscaped flower gardens, majestic trees, and pond. Modern dayBack Bay is a high-end shoppers destinationand a mecca of fine dining, but also retains some of its favoritelow-brow shops and restaurants.Homes in Back Bayincludesplendid Victorian row houses, as well as Gothic, Queen Anne and Romanesque styles. There are also a good share ofrecentlyconstructed full-service luxury condo buildings,includingThe Mandarin-Oriental,the Clarendon Back Bay,The Belvedere, The Ritz Carlton Towers Boston, Trinity Place,360 Newbury,One Charles,Zero Marlborough,The Four Seasons,The Heritage-on-the-Garden,Carlton House andLe Jardin.Bostons Midtownwas not even thought of as a neighborhood ten years ago, but it has since evolved into a hubof luxury high-rise condos. The area isattractive to city dwellers cravingnightlife such as theater, cinema, and high end dining and drinking venues. Midtownis home to a multiplex cinema and directly adjacent to the Theatre District.The newest residential building, Millennium Tower, has just joined the otherfull service luxury condo buildings such asThe Ritz-Carlton Towers,Millennium Place, The Residences at the W and 45 Province.Bostons South End neighborhood hasan arts community that includes the SoWa (South of Washington) Art + Design District and the Boston Center for the Arts. With a friendly demeanor, a pet-friendly attitude, a wealth of green spaces, and and many popularrestaurants and bars, the vibe here is particularlylaid back for a city neighborhood. Tree-lined streets, red brick sidewalks, andbeautiful oldbrownstone homesadd to its abundantcharm. The SoWa section of the hood (South of Washington) has an open market for six months of the year withan outdoor farmers' market, artisans tents, a vintage market, food trucks and beer garden, and open artist studios. In addition to the many 1850s-era attached brownstone homes here (many luxuriously renovated), there are plenty of modern residential buildings. Recently constructed luxury condo buildings in Bostons South End include 285 Columbus Lofts, Wilkes Passage, D4, The Penmark,Atelier 505, 700 Harrison, SEPIA, Penny Savings Bank and others.Probably the most common thread running through all these neighborhoods is availability of good food. But asI mentioned, the layout of the city iscompac, and that makes it very easy to access art, theater, nature, music, and shopping from anywhere in the downtown neighborhoods.Are you thinking about where to live in Boston?Ifyou have questions about buying or sellingBoston condos or homes, call meat 617-584-9790. Orsend me an email via the blue link below.In my 24+ years in the Boston real estate market, Ive made it my priority to develop anextensive knowledge of the city, neighborhoods, buildings, people, and the many issues involved in the local real estate market. I have helped hundreds of people buy and sell homes, and I can help you, too.  

Boston Real Estate Headlines:

• New Projects Keep Boston on Top of Foreign Investments
• Bostons Seaport District Rolls Along
• The Boston Red Sox and the Real Estate Market
• Another Condo Project Planned for Southie
• Boston Living: Rooftop Grilling Laws

Featured Boston Real Estate:

• 1721 Washington Street #509, South End $750,000
• 42 8th Street #1525, Charlestown Navy Yard $510,000
• 177 Beacon Street #1, Back Bay $2,250,000
• 35 Channel Center #509, Seaport $3,500,000