3 overlooked items when buying a Boston condo for sale

3 overlooked items when buying a Boston condo for sale

This downtown Boston real estate blog post is for you renters. Are you going to buy a Boston condo for sale in 2026: Prices have stabilized in many downtown Boston neighborhoods and mortgage rates are still relatively low.

Still, if you’re on the fence about becoming a Beacon Hill condo homeowner, we don’t blame you. Investing in a Boston condo for sale is inherently risky (as all investments are risky), in part because there’s much more to it than a mortgage payment. 

Fortunately, you can decrease your risk significantly by planning ahead. Our Beacon Hill real estate team has assembled the top most overlooked costs of owning a home in Boston, updated for 2019.

Property Taxes

Boston property taxes are one of the highest compared to other cities, though they do go up every year. Taxes are based on the “assessed value” of a home or piece of real estate (which is related to, but not the same as the real market value). Property taxes usually go up once every 3 years. 

Homeowners Insurance

Good news! According to ValuePenguin.com, the average homeowner in Massachusetts pays $1,847.00 annually for homeowners insurance, the top highest tier in the country. Of course, your rate will depend on the amount of coverage you want along with other factors. Get a more accurate estimate using an online calculator.

Condominium Fees

Condo fees. They’re not just for condos anymore — more new developments in Massachusetts area are now forming Homeowners Associations (HOAs). Monthly fees average around $200 – $2.000.00 but could be double that, and are subject to increases if a major maintenance project comes up. The plus side is that these fees cover many of the typical homeownership costs you would otherwise pay for piecemeal, like yard care and exterior maintenance.

Ford Realty Menu of Flat Fee Listings for Boston and the North Shore

Buyers receive 60% rebate from our portion of the broker fee

Renters flat fee $1,000 regardless the price of the apartment.

As a home seller, it sounds like you have a solid grasp of the current 2026 landscape for flat-fee listings in the Boston and North Shore areas. Here is a concise breakdown of how those Ford Realty tiers typically function based on the service levels you’ve identified:

1. Basic “Entry Only” – $500.00

• Visibility: Your home is listed on the local MLS, which syndicates to Zillow, Realtor.com, and local brokerage sites.
• Your Role: You are the primary point of contact. You handle photography, scheduling all showings, vetting buyers, and all contract negotiations.
• Best for: Experienced sellers or those comfortable managing real estate paperwork and logistics independently. 

2. Flat Fee (Assisted) – Starting at $1,500.00

• The Upgrade: The broker takes professional photos and handles the listing setup.
• Added Support: You gain professional guidance for the initial setup, ensuring the listing looks polished to attract higher-quality leads.
• Broker Role: 60-day listing, one open house per month, schedule day and evening showings. The negative is that the full fee is due after 60 days even if the house/condo doesn’t sell or go under agreement.

3. Full-Service – 1% Commission 

• The Full Package: Professional photography and floor plans are included.
• Active Management: The broker hosts one open house per month and handles day/evening showings.
• Logistics: They are physically present for the BFD smoke detector inspection and the home inspection, taking significant stress off your plate. 

Key Financial Reminders

• Buyer’s Side: Regardless of your flat fee, remember to factor in the 2%–3% commission for the buyer’s agent to keep your home competitive.
• Tax/Closing: Budget for the MA transfer tax ($4.56 per $1,000) and ensure all Condo fees are cleared to avoid delays at closing. 

BUYERS REBATE

Boston and North Shore Buyers: We provide a 55% rebate of our commission to you, as the buyer, for homes priced over 500,000.