Buying instead of renting in a tight Boston condo market may seem counter intuitive. Boston condo renters, however, know that availability is low and rents are high. (Most would say the monthly payment is cheaper to buy a  home than rent one right now.) Meanwhile, mortgage rates are still low. All of this adds up to mean that in many cases, overall Boston condo ownership costs including the mortgage, is more affordable than rent!

One affordable option for buying a home in Boston is to find a condo or townhome. Unfortunately, many buyers don’t consider this option because there is a perception of a lot of red tape and extra fees. However, with a Boston condo real estate agent on their side, buyers can navigate the Boston condo for sale maze and end up with a place they love that’s within their price range. Our Boston buyers team can do just that.

Here are ten things to know about Boston condos for sale:


Condos are different

Most do not exist as detached units — usually two walls (or more) are shared. Units at the end of a condo or townhome complex are usually priced a little bit more because less walls are shared. Few condos have a yard of any kind, but most townhomes have a small yard. If the unit has a front yard, it may be fully maintained by the HOA (homeowners association)! Condos come with condo fees, but that is often offset by lower property taxes, lower utility bills, and lower property maintenance bills. With some complexes, it could be argued that the monthly cost for owning the Boston condo or townhome is much less than the monthly cost of owning a regular detached home.

 Searching for condos is easy on our site

Bostonluxurycondosforsale.com Enter the area in the big search bar, then in the search results that come up you can filter for Condo by clicking on the “Type” button in the red bar on the top right corner. Then, add more filters by clicking on the “More +” button. You can filter by the number of levels, whether or not there is an HOA, fenced yard and more.

 Touring in person is a must

In smaller spaces like Boston condos for sale, it can be really hard to get a feel for the space by photographs alone. Some listing agents now offer 3D walk-through tours, which can help. But there’s nothing like walking through yourself. Contact your buyers’ agent team and we will be happy to schedule a showing.

HOA doesn’t stand for Home Owner Annoyance

In fact, many condo buyers love the idea of having someone else figure out how to maintain the exterior of the property, split the cost of pools and other amenities, and take care of the landscaping. Home Owners Associations do all this and more (depending on the complex of course). Reading all the rules and regulations may sound like a mighty task, but that’s the only way you’ll know what you’re getting into when you buy a condo, and your real estate agent can always help to decipher it.

 Fees can be factored in

Condo fees are what scare a lot of buyers away from purchasing, but they shouldn’t. HOA Fees can be found on our home search website (but they are not seen on many popular real estate search sites) as well as the frequency (monthly, quarterly or yearly) of the fee. If the complex has been well managed, the fee is worth it. You may end up spending a lot more to maintain your detached home than the cost of having an HOA do it for you. Or, the complex may have been poorly managed over the years and now the current owners are paying for it with high monthly fees to make up for deferred maintenance. So the HOA fee amount is vital, but in order to understand if it is a good deal or not, you have to know what it covers and have a good idea of whether or not that compares well with other complexes (again a good Boston buyer’s agent will help you with this). What isn’t included in the listings are upcoming assessments. This is when the HOA looks at the entire facility (units and shared amenities) and figures out what major upgrades or maintenance needs to be done in the near future. Then they can charge condo owners fees to help pay for the costs. Find out what assessments are upcoming and what major repairs are in the works. Your real estate agent can help you figure in these expenses to your home buying budget.

 Reserves are a good safeguard.

Mortgage lenders are notoriously wary about condos because the assessments we just mentioned can throw homeowners off their financial game. Say you’re paying $2000/month on your mortgage consistently, plus $500 in HOA fees. Then, the HOA decides to do an assessment and upgrade the roof on all units. Most homeowners can’t suddenly fork over an extra couple grand. That’s why most HOAs have what’s called a “reserve”. This is how they (should) pay for most major upgrades. It should be about 10% of the annual budget or more, which is another document it’s a good idea to review with your Boston real estate agent before you buy.

Rules protect home values

Every condo association is different. Some may have few covenants, conditions and regulations (often called CC&Rs), others may spell out everything you never thought of, like visitors’ hours and how many pets you can keep. Extreme as some of these rules may seem, they do serve the purpose of protecting home values. Condos, especially in Boston, rarely go down in value. Not only do HOAs take care of exterior maintenance performed in a consistent manner, but they also prevent people from creating unsightly messes outside their homes or units that can take down home values for whole complexes.

Condo availability in Boston changes with the season. Just like single-family homes, condos tend to get put on the market in summer, with fewer new listings in the winter. Looking at the most recent MLS data available for the Boston real estate market, just over 500 condos were listed in 2018.

 Condos exist across Boston. Some may just be two or three units, inside a what was once a large single family home. Others may be huge developments in the suburbs with many, many condos or townhomes to pick from. Then of course there are high-rises downtown with hundreds of units. The definition of “Condo” can be different depending on which real estate agent you ask.

 Boston condo owners should list now The Boston metro area is still a top moving destination, and homes are in very limited supply.

Have more Boston condo questions? Contact my Boston condos for sale team. We are here to help you get through the maze successfully, with zero regrets about your Boston condo purchase.

Author Profile

John Ford
John Ford
EXPERIENCE

Over the course of 20 years in the Boston downtown real estate market, John represented and sold numerous, condominiums, investment and development properties in Greater Boston and in the surrounding suburbs



In addition to representing Boston condo buyers and sellers, John is currently one of the most recognized Boston condo blog writers regarding Boston condominiums and residential real estate markets. John's insights and observations about the Boston condo market have been seen in a wide variety of the most established local & national media outlets including; Banker and Tradesman, Boston Magazine The Boston Globe, The Boston Herald and NewsWeek and Fortune magazine, among others.



HISTORY

For over 24 years, John Ford, of Ford Realty Inc., has been actively involved in the real estate industry. He started his career in commercial real estate with a national firm Spaulding & Slye and quickly realized that he had a passion for residential properties. In 1999, John entered the residential real estate market, and in 2000 John Started his own firm Ford Realty Inc. As a broker, his clients have come to love his fun, vivacious, and friendly attitude. He prides himself on bringing honesty and integrity to the entire home buying and selling process. In addition to helping buyers and sellers, he also works with rental clients. Whether you’re looking to purchase a new Boston condo or rent an apartment, you’ll quickly learn why John has a 97% closing rate.

AREAS COVERED

Back Bay

Beacon Hill

Charles River Park

Downtown/Midtown

North End

South End

Seaport District

South Boston

Waterfront

Brookline

Surrounding Communities of Boston
Contact
John Ford and his staff can be reached at 617-595-3712 or 617-720-5454. Please feel free to stop by John's Boston Beacon Hill office located at 137 Charles Street.




John Ford
Ford Realty Inc
137 Charles Street
Boston, Ma 02114

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