Five Things You’ll Love About 65 Green Street, Jamaica Plain



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Here are five features I think you’ll love about 65 Green Street, the new eight-unit condominium development in a prime part of Jamaica Plain.

1. Location. When it comes to finding the best possible location for your city home, you’re often faced with a tradeoff: be able to walk to trendy restaurants or roll out of bed and make the train in minutes flat. Owners at 65 Green Street won’t have to make this version of Sophie’s real estate choice. Exit the building stage right, and a few blinks later, you’ll arrive at the Green Street Orange Line Station. Exit stage left, and before your stomach growls even once, you’ll find yourself passing City Feed, the Centre Street Café, JP Licks, and a host of other restaurants and retail shops that dot this key section of Centre Street, Jamaica Plain’s version of Main Street.

2. Not-So Vanilla Features. 65 Green Street has high ceilings. Super high. Like, Everest high. And when you combine the high ceilings with 65 Green Street’s over-sized windows, you get not only a lot of light but also the feeling that the living area in the residence exceeds the amount stated on the listing sheet. To get more space costs money, but the illusion of more space is priceless.

All of 65 Green Street’s residences have unique layouts, and all except Unit 204 have privately deeded outdoor space. 65 Green Street’s three penthouses also come with large private roof decks and two-car parking.

65 Green Street has a large package delivery room, a bike storage area, remote building access, and some thoughtful environmental friendly finishes—a.k.a. green finishes.

3. Something You Don’t Get. 65 Green Street has a lot of impressive features, but my favorite feature of the development might be what you don’t get: noise from your neighbors. Listing agent Mark Hand, an associate partner of the Residential Group at William Raveis Real Estate, said there are 30-inches of space between 65 Green Street’s second-floor ceiling and the floor of its third floor. As a result, the residences don’t have unsightly soffits or unattractive visible air ducts. But perhaps the biggest benefit of the large space between the ceiling and next floor is the soundproofing the developer installed. Asked why the developer went to such extents on the sound matter, Hand said, “They’ve been building since the 80s. They know the issue is always sound.”

4. That JP Vibe. JP has eclectic residents, intimate restaurants, an abundance of nature, and sense of community. Watermark Development Inc., a JP-based firm with 30-years of development experience whose website proudly asserts, “WE BUILD WHERE WE LIVE,” understands what makes JP JP. To put together the best possible plan for the site, Watermark engaged a collection of architects and designers at Embarc, a studio that has worked on nearly a dozen JP developments. And to make sure buyers saw the development with the proper JP perspective, Watermark contracted Mark Hand, a co-worker of mine who is part of a team that has sold more than 200 JP condos.

5. The Value Equation. One long-established and somewhat well-known Hub real estate tradition is for a South End or Brookline buyer to stroll by a JP condo and say, “SOLD!” That’s because JP buyers are often convinced that they get much more for their money than buyers in those other two locations. In 2017, buyers were paying more than $800,000 for the average Brookline condo and more than $1.2 million for the average South End condo. So what are they supposed to say when they see they can get a brand new condo with all the bells and whistles and live in one of the very best locations one market over? “I’ll take two!”



Written By:  David Bates, The Bates Real Estate Report

What Impact Will the New Tax Code Have on Home Values?

Every month, CoreLogic releases its Home Price Insights Report. In that report, they forecast where they believe residential real estate prices will be in twelve months.

Below is a map, broken down by state, reflecting how home values are forecasted to change by the end of 2018 using data from the most recent report.

What Impact Will the New Tax Code Have on Home Values? | MyKCM

As we can see, CoreLogic projects an increase in home values in 49 of 50 states, and Washington, DC (there was insufficient data for HI). Nationwide, they see home prices increasing by 4.2%.

How might the new tax code impact these numbers?

Recently, the National Association of Realtors (NAR) conducted their own analysisto determine the impact the new tax code may have on home values. NAR’s analysis:

“…estimated how home prices will change in the upcoming year for each state, considering the impact of the new tax law and the momentum of jobs and housing inventory.”

Here is a map based on NAR’s analysis:

What Impact Will the New Tax Code Have on Home Values? | MyKCM

Bottom Line

According to NAR, the new tax code will have an impact on home values across the country. However, the effect will be much less significant than what some originally thought.

2017 | Our Year in Review!

Thank you to all of our clients for your continued support! The future looks bright in 2018!

What costs are associated with buying a home?

 What it Costs to Buy a Home

Do you know what it actually costs to buying a home? You’ve saved for years and you finally have enough for your down payment (Congratulations!). You’ve also identified a great home you’d like to put an offer on – besides the downpayment, what other costs are associated with buying your dream home?

What are closing costs?

In a nutshell, mortgage closing costs typically run from 2% to 5% of the loan cost, and they include property taxes, mortgage insurance, title search fees and more.


The mortgage: I can’t stress this enough, and it’s a conversation I have with most of the first-time buyers that I work with. ALWAYS use a local lender. Avoid the big guys, even if thats where you do your banking from! I have half a dozen qualified, local, reputable lenders with years of experience that I am happy to refer you to! I could go on for days with horror stories of clients who didn’t take my advice – but i’ll save that for another day.

  1. Downpayment: Is it 3.5%, 5%, 10%, 20% or more?
  2. Don’t let the monthly payment surprise you: Online mortgage calculators can be a bit misleading. Your monthly mortgage note contains principal and interest payments but often much more than that. Your local lender will be able to give you a good faith loan estimate of what your monthly costs will look like – provide them with the purchase price, taxes and monthly HOA fee (if applicable). Aren’t sure where to find this info – just ask me.
  3. The CD, your Closing Disclosure: Your lender is required to outline your closing costs in the Loan Estimate. The Closing Disclosure is a document you’ll receive before the closing day. Take the time to review them closely and ask questions about things you don’t understand. This used to be called the Settlement Statement, it’s a breakout of all the fees and funds paid/due for your transaction

So what fees will you need to pay?

  • Home Inspection: The cost of a home inspection in Boston varies based on the size of the home and the inspector. You can get an estimate from the home inspector upfront before scheduling. They start around $550 and go up from there. A 2400SF home with an added radon test, can run as high as $1200. I have plenty of inspectors that i’m also happy to refer you to.
  • Attorney Fee: Chances are you probably know a few attorneys personally, but are they real estate attorneys? Often times buyers have a friend of the family who can represent them for a discount – but most real estate attorneys charge a nominal pre-disclosed flat fee ($600-1200). Which is unlike a criminal defense attorney who charges by the call/meeting/email. I have dozens of great attorneys i’m happy to recommend. Before you hire Uncle Joe, find out what he’s going to charge. Does he have real estate law experience? Whose conducting the title search? Can he represent you and handle the paperwork at closing for the bank (unlinkly) but that will save you more money too.
  • Appraisal fee: It’s important to a lender to know if the property is worth as much as the amount being borrowed. This is for two reasons: The bank needs to verify that the amount you need for a loan is justified, and the bank also wants to make sure it can recoup the value of the home if you default on your loan. These can cost between $300-400
  • Application fee: This covers the cost of processing your request for a new loan and includes costs such as credit checks and administrative expenses. The application fee varies depending on the lender and the amount of work it takes to process your loan application.
  • Prepaid interestMost lenders require buyers to pay the interest that accrues on the mortgage between the date of settlement and the first monthly payment due date, so be prepared to pay that amount at closing; it will depend on your loan size.
  • Loan origination fee: This is a big one. It’s also known as an underwriting fee, administrative fee or processing fee. The loan origination fee is a charge by the lender for evaluating and preparing your mortgage loan. This can cover document preparation, notary fees and the lender’s attorney fees. Expect to pay about 1% of the amount you’re borrowing. A $300,000 loan, for example, would result in a loan origination fee of $3,000.
  • Mortgage insurance application fee: If you put less than 20% down, you may have to get private mortgage insurance. (PMI insures the lender in case you default; it doesn’t insure the home.) The application fee varies by lender.
  • Upfront mortgage insurance: Most lenders require borrowers to pay the first year’s mortgage insurance premium upfront. Expect to pay from 0.55% to 2.25% of the purchase price for mortgage insurance, according to the Urban Institute.
  • Homeowners insurance premiumRequired by your lender, one year of homeowner’s insurance is paid in advance before closing.  Some condo associations include insurance in the monthly condo fee – but there are two types of insurance with condos, so we’ll need to determine what kind of policy you’re required to obtain. The amount of insurance varies depending on the type of home and how much coverage you and the insurance agent is adequate for your home. If your home sits in a flood plain, that could also raise your costs significantly – but this is something i’ll always find out for you before you write your offer!
  • Property taxes: Buyers typically pay two months’ worth of city and county property taxes at closing. The taxes are rolled into your monthly loan payment.
  • Title search fee: A title search is conducted to ensure that the person selling the house actually owns it and that there are no outstanding claims or liens against the property.  Title search fees are about $200, but can vary among title companies. The attorney you hire can tell you what these costs will be upfront.
  • Lender’s title insurance: Most lenders require what’s called a loan policy; it protects them in case there’s an error in the title search and someone makes a claim of ownership on the property after it’s sold.
  • Owner’s title insurance: You should also consider purchasing title insurance to protect yourself in case title problems or claims are made on your home after closing.

Who pays my buyers agent?

The seller.

New homeowner expenses

Finally, having some money set aside for unexpected household expenditures will help keep you from tapping into your last-resort emergency savings — or taking on credit card debt.  Most home inspectors will tell you that no home is perfect, and while a hot water tank is working great at the time of inspection and through the closing day – they can let go whenever they want. Having a few thousand set aside just in case is always a good idea.


The Cost of Waiting to Buy

Over the course of the last 12 months, home prices have appreciated by 7.0%. Over the same amount of time, interest rates have remained historically low which has allowed many buyers to enter the market.

As a seller, you will likely be most concerned about ‘short-term price’ – where home values are headed over the next six months. As a buyer, however, you must not be concerned about price, but instead about the ‘long-term cost’ of the home.

The Mortgage Bankers Association (MBA), Freddie Mac, and Fannie Mae all project that mortgage interest rates will increase by this time next year. According to CoreLogic’s most recent Home Price Index Report, home prices will appreciate by 4.7% over the next 12 months.

What Does This Mean as a Buyer?

If home prices appreciate by 4.7% over the next twelve months as predicted by CoreLogic, here is a simple demonstration of the impact that an increase in interest rate would have on the mortgage payment of a home selling for approximately $250,000 today:

What is the Cost of Waiting Until Next Year to Buy? | Samantha Jason

Bottom Line

If buying a home is in your plan for 2018, doing it sooner rather than later could save you thousands of dollars over the terms of your loan. Lets get started on your home search today!

5 Things to Do and See in Boston this holiday season!

#1 Boston Season on City Hall Plaza  is Open to the public seven days a week and features a mix of winter activities including a unique outdoor skating path and an expanded Holiday Shopping Market, with an array of hospitality experiences and attractions. The main shopping area is made up of individual “Chalet” shops that are staffed by local vendors selling clothing and other goods.  For more information, vendor lists and coupons visit: 



#2 BLINK at Faneuil Hall. Back for another Holiday season Blink! will light up the Faneuil Hall Marketplace daily, running now through January 1, 2018. Faneuil Hall Marketplace continues the annual tradition of having the largest tree in the northeast, an 85-foot fir tree adorned with decorations and sparkling lights synchronized to music to provide entertainment for visitors who want an authentic New England holiday experience. This year’s show is all-new with more lights, more music, more color, more sound and more fun! Visit BLINK!





 3. Frog Pond Skating and the holiday lights on the Common – open to the public for the season nominal rates and skate rentals on site.  Walk through the common to see the tree and all of the lights.  Stop by Frog Pond and rent a pair of skates. Skating Info


4. Liberty Hotel Trees – Located in the former Charles Street Jail, and now the Liberty Hotel, is one of the most interesting upside-down tree displays! Stop by Alibi or Clink for dinner or a cocktail in the spectacular 90-foot lobby rotunda of the hotel and take in the sights. Liberty Hotel.




5. Boston Symphony Orchestra – Holiday Pops Conductor Keith Lockhart and the Boston Pops perform holiday music favorites, the traditional Pops sing-along, and a visit from Santa Claus himself! Started in 1973 by Boston Pops Conductor Arthur Fiedler, these concerts take place in the special atmosphere of world-famous Symphony Hall-specially decorated to evoke all the magic and charm of the season-where Pops patrons sit at cabaret-style tables and order food and drink with family and friends, all while taking in the music and entertainment presented by the one and only Boston Pops. Visit ArtBoston for discounted tickets


Boston housing market 2018 outlook


If you’ve been looking to buy a home over the past year in Boston, you have likely become familiar with mobbed open houses, bidding wars, cash transactions and homes that sell in a weekend – or even before the first open house. In truth, the Greater Boston market has been this competitive for a few years now. So will it continue to grow in 2018?



Inventory. According to Zillow“Inventory shortages will drive the housing market: Inventory will remain a major concern in 2018, continuing to play a significant role in pushing up prices. It will create particularly strong headwinds for first-time home buyers, who don’t have the benefit of profits from a prior home sale to boost their down payments and make them more competitive.”

Thankfully,® projects that in the U.S. year-over-year inventory growth to tick up into positive territory by fall 2018, for the first time since 2015. They also predict that Boston will be one of the first major cities to see an increase in inventory next fall, especially in the higher price points

Rates and Tax Reform could have some impact on buyers looking to jump into the market. Despite these challenges, Lawrence Yun, National Association of Realtors (NAR) Chief Economist, says 2018 is measuring up to be a better year than 2017: “An overwhelming majority of renters want to own a home in the future and believe it is part of their American dream,” he said. “Assuming there are no changes to the tax code that hurt homeownership, the gradually expanding economy and continued job creation should set the stage for a more meaningful increase in home sales in 2018.”

Mortgage Rates. Top economists at the Mortgage Bankers Association, predict mortgage rates will rise in the next few years, past 4% and even past 5% as we head into 2019. Lynn Fisher, vice president of research and economics for MBA, said that their forecast shows that house prices can’t continue to rise at this rate forever.  MBA expects a stabilization in house prices, not a decrease, but a calming of the recent increases in the coming years.

Another facet of the housing ecosystem that is affected by rising housing prices is Affordability.  With rising home values it’s becoming more and more difficult for buyers, particularly new buyers, to become homeowners in Boston.  Such as neighborhoods like South Boston, Midtown and The Seaport have seen a jump in luxury housing and new construction.  HSH just released it’s report on how much a buyer needs to make in order to purchase in major metropolitan cities.  Key takeaways:  Amid tight markets with little new supply, housing affordability continues to be a spreading problem.  In Boston you’ll need to  “make six figures if you want to buy a home:”

Using second-quarter 2017 data from the National Association of Realtors — and taking into account the principal, interest, tax, and insurance payments required — the site determined that it would require a salary of $98,518.71 to afford a house here.

If you’re thinking about purchasing a home in the Boston area, the first thing you should do is have a conversation with a local lender, they can go through the loan process with you.  Everyone’s financial picture is different and this article is not a full representation of whether or not you can afford to own a home.  I’m happy to connect you with a few different local lenders who would happily take the time to help you weigh all your options.

The REALTORS® Confidence Index, a key indicator of housing market strength based on a monthly survey sent to over 50,000 real estate practitioners, showed that in October, 89% percent of respondents reported that home prices remained constant or rose in October 2017 compared to levels one year ago (85 percent in October 2016).

A very mild fall (weather wise), low interest rates and a slow trickle of inventory has pushed our fall market well into December. All signs point to a very busy few months ahead in the Boston market.  For the buyers looking to jump into the housing market, now is the time to start the search.


Why are Boston home prices still rising?

The Real Reason Home Prices are Increasing | MyKCM

There are many unsubstantiated theories as to why home values are continuing to increase. From those who are worried that lending standards are again becoming too lenient (data shows this is untrue), to those who are concerned that prices are again approaching boom peaks because of “irrational exuberance” (this is also untrue as prices are not at peak levels when they are adjusted for inflation), there seems to be no shortage of opinion.

However, the increase in prices is easily explained by the theory of supply & demand. Whenever there is a limited supply of an item that is in high demand, prices increase.

It is that simple. In real estate, it takes a six-month supply of existing salable inventory to maintain pricing stability. In most housing markets, anything less than six months will cause home values to appreciate and anything more than seven months will cause prices to depreciate (see chart 1).

The Real Reason Home Prices are Increasing | MyKCM

According to the Existing Home Sales Report from the National Association of Realtors (NAR), the monthly inventory of homes has been below six months for the last four years (see chart 2).

The Real Reason Home Prices are Increasing | MyKCM

Bottom Line

If buyer demand outpaces the current supply of existing homes for sale, prices will continue to appreciate. Nothing nefarious is taking place. It is simply the theory of supply & demand working as it should.

Bubble Alert? Is it Getting Too Easy to Get a Mortgage?

There is little doubt that it is easier to get a home mortgage today than it was last year. The Mortgage Credit Availability Index (MCAI), published by the Mortgage Bankers Association, shows that mortgage credit has become more available in each of the last several years.

In fact, in just the last year:

  • More buyers are putting less than 20% down to purchase a home
  • The average credit score on closed mortgages is lower
  • More low-down-payment programs have been introduced

This has some people worrying that we are returning to the lax lending standards which led to the boom and bust that real estate experienced ten years ago. Let’s alleviate some of that concern.

The graph below shows the MCAI going back to the boom years of 2004-2005. The higher the graph line, the easier it was to get a mortgage.

Bubble Alert! Is it Getting Too Easy to Get a Mortgage? | MyKCM

As you can see, lending standards were much more lenient from 2004 to 2007. Though it has gradually become easier to get a mortgage since 2011, we are nowhere near the lenient standards during the boom.

The Urban Institute also publishes a Home Credit Availability Index (HCAI). According to the Institute, the HCAI:

“Measures the percentage of home purchase loans that are likely to default—that is, go unpaid for more than 90 days past their due date. A lower HCAI indicates that lenders are unwilling to tolerate defaults and are imposing tighter lending standards, making it harder to get a loan. A higher HCAI indicates … it is easier to get a loan.”

Here is a graph showing their findings:

Bubble Alert! Is it Getting Too Easy to Get a Mortgage? | MyKCM

Again, today’s lending standards are nowhere near the levels of the boom years. As a matter of fact, they are more stringent than they were even before the boom.

Bottom Line

It is getting easier to gain financing for a home purchase. However, we are not seeing the irresponsible lending that caused the housing crisis.  We’re also seeing less new construction and new homes entering the market, which is keeping inventory levels extremely low. While the demand for homes and new buyers entering the marketing continues to grow. With new companies moving into the Boston market, it’s predicted that 2018 will continue to be another busy year for Boston real estate.

5 Reasons Homeownership Makes ‘Cents’

The American Dream of homeownership is alive and well. Recent reports show that the US homeownership rate has rebounded from recent lows and is headed in the right direction. The personal reasons to own differ for each buyer, but there are many basic similarities.

Today we want to talk about the top 5 financial reasons you should own your own home.

  1. Homeownership is a form of forced savings – Paying your mortgage each month allows you to build equity in your home that you can tap into later in life for renovations, to pay off high-interest credit card debt, or even send a child to college. As a renter, you guarantee that your landlord is the person with that equity.
  2. Homeownership provides tax savings – One way to save on taxes is to own your own home. You may be able to deduct your mortgage interest, property taxes, and profits from selling your home, but make sure to always check with your accountant first to find out which tax advantages apply to you in your area.
  3. Homeownership allows you to lock in your monthly housing cost – When you purchase your home with a fixed-rate mortgage, you lock in your monthly housing cost for the next 5, 15, or 30 years. Interest rates have remained around 4% all year, marking some of the lowest rates in history. The value of your home will continue to rise with inflation, but your monthly costs will not.
  4. Buying a home is cheaper than renting – According to the latest report from Trulia, it is now 37.4% less expensive to buy a home of your own than to rent in the US. That number varies throughout the country but ranges from 6% cheaper in San Jose, CA to 57% cheaper in Detroit, MI.
  5. No other investment lets you live inside of it – You can choose to invest your money in gold or the stock market, but you will still need somewhere to live. In a home that you own, you can wake up every morning knowing that your investment is gaining value while providing you a safe place to live.

Bottom Line

Before you sign another lease, let’s get together to help you better understand all your options.