Some people think Downtown Crossing is fine, as is. “It’s an urban mall, lots of people go through there, the stores seem to make money … why does everything have to be perfect, shiny, clean, and neat?”

Other, saner, people would say that Downtrown Crossing is a messy failure.

Yes, I’m in the second group.

The newest, latest attempt to create something successful down there is John Hynes III, he of the Gale Company (or is it Gale International), who is about to build an office and condominium tower next to and above the historic Filene’s building.

So, what went wrong with Downtown Crossing?

I agree with Mr. Hynes’ assessment:

For starters, says Hynes, it was conceived when the city core was marbled with parking garages built for suburban shoppers. The strategy was retrograde because it was geared to a Boston of the ’50s and ’60s. Before long, he notes, you had options like the malls in Chestnut Hill, Burlington, and on the South Shore. In town, give or take a few years, appeared Copley Place, a resurgent Back Bay, and Quincy Market.

“So why go to Downtown Crossing?” he asks. Today, he adds, “I don’t know of a department store that wants to be here. That’s a market reality. If you’re a city dweller, why not go out to a suburban mall in your car?”

Definitely. I live in the city; I never went to Filene’s, I never go to Macy’s. I’d rather drive to Cambridgeside Galleria, or down to South Bay to go shopping.

I don’t agree with the Globe reporter, who says this:

There is another factor at play. The elephant in the living room — pick your cliché — is race. Everyone knows it but no one talks about it. The truth is that long before Filene’s went south, droves of suburban matrons and urban whites were scared off by black kids in puffy parkas who hung out there. So what do you do about that?

Hynes steers clear of the subject but says this: “You see people walking to the T after work with their heads down. They never look up because they don’t want to be panhandled.”

“I’ve asked women why they don’t shop at Downtown Crossing,” he continues. “They say, `I only shop there when when I need something. I usually get it close to home or I go to Back Bay.’ I ask them `why?’ They say, “It’s cleaner. I feel safer. The shops are better.’ Cleanliness and security come first, then the quality of the stores.”

I agree with the puffy parka, not so much about race.

When you go to Harvard Square, you feel afraid, because annoying (white) teenagers skateboard and run around you, throwing things, shouting loudly, making you unsettled.

Same is true of Downtown Crossing, around 2:30, in the afternoon.

Not every commercial area needs to be clean and bright, but it does, if you want it to be successful.

More: Building ingredients – By Sam Allis, The Boston Globe

Suppose you’re a Boston luxury condo seller, and someone is interested in buying your condo, but he says he needs to sell his own home, first.

Should you accept his offer, contingent upon him selling his own home?

Ugh. You may have no choice, right? Not, if you plan on selling your condo this winter, not with the current high level of inventory.

However, there’s always the risk that his home will never sell, right?

How can you protect yourself?

There’s a reason why sellers hate sales contingencies. They have very little control over what happens with the buyers’ homes, right? Maybe their buyer has set an unrealistic price on his or her property. If you take your property off the market, there’s the risk you’ll have to put it back on, three months later, if your buyer pulls out.

[M]any sellers who accept contingent sale offers insist that a release clause is included in the contract. A release, or escape, clause allows the sellers to continue to offer their home for sale until the buyers remove their sale contingency. If they receive another offer before the sale contingency is removed, they can accept it in backup position, subject to the collapse of the primary offer.

The sellers then give the first buyers written notice that they must remove their sale contingency within a time period specified in the contract. This time period is often 72 hours. However, it can be any mutually acceptable time period.

Sellers who accept a contingent sale offer with a release clause assume that their home will continue to be shown to buyers.

If you’re a buyer, you might have to settle for the above, if you want your offer to be accepted. What does this mean? Best case scenario, you’ll be able to sell your current home, and, meantime, no one else will put in an offer on the new home you love. Worst case scenario, your own home is still on the market, and the seller receives a new, attractive offer, and gives you 72 hours to remove your contingency.

If that happens to you, walk away, would be my advice. Your contingency is there for a reason. You do not want to be faced with the prospect of paying two mortgage loans, at the same time.

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