Dorchester Real Estate Market Report

in sight Dorchester Dorchester’s only neighborhood real estate report

FALL 2010

Mill Street, “Clam Point”

in sight Dorchester Dorchester’s only neighborhood real estate report N

Why did we divide Dorchester?

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Dorchester is almost as big as the South End, Back Bay, Financial District, and South Boston combined.

It’s so big that sales trends can differ wildly from one part of it to another.

Savin Hill, “Bayside”

That’s why we broke Dorchester into four sections. This way, the data reflects more accurate sales trends.

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Our proprietary Intra-market Reporting looks inside each market to discover the nano-trends that escape broader analysis.

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Melville Park, “Fields”

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Lower Mills, “Riverside”

Quincy Milton

Franklin Park, “Parkside”

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FALL 2010 Dorchester Overview

Bye-bye Buyers Even as overall prices rose, the total number of sales in Dorchester this quarter plummeted to an 8-year low.

Prices steady Prices rose 3.7% from Q3 ’09 to Q3 ’10 $300k

In fact, the number of sales was 19% lower than Q3 ‘09 and 20% lower than the 8-year average.

$265k

Why? $230k

Tax credits expired As much as $8,000 in tax credits for buyers spurred a squal of activity in the first half of the year.

$195k

$160k

But once those credits expired on June 30th, the storm subsided. Those who planned to buy this year, it seems, bought before this deadline, leaving the market to languish in a buyer-drought.

Economic Uncertainty Interest rates are at their lowest level since Eisenhower was president. Despite this incentive, the U.S. economy continues to be marred by record unemployment as employers wait for things to pick up and next year’s tax rates to be determined before they start hiring.

Potential buyers who are employed worry about job security, and purchasing is simply not an option for the unemployed.

Many potential buyers are waiting to see how it all shakes out before becoming homeowners with 30 years of mortage payments ahead of them.

Reporting on sales from April 1st – June 30th

"Bayside"

"Fields"

"Riverside"

# of sales drop 19% fewer sales over Q3 ‘09

"Parkside"

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FALL 2010

Northeast: Dorchester “Bayside” Neighborhoods:

Where have all the listings gone?

JFK/Columbia Jones Hill Pleasant Street Polish Triangle Savin Hill Savin Hill ‘OTB’

Change over Q3 last year

–32.5%

–22.4%

# of sales (27 properties sold)

Days on market (now 133)

+3.6%

–20.4%

Overall prices (now $270,236)

Single family prices (now $323,500)

Properties sold With the well of inventory Condos (19) all but dried up by thirsty Multifamily (6) buyers last quarter, the Single fam. (2) areas in “Bayside” saw a larger reduction in the number of sales than any other area in Dorchester.

Despite this drop in volume, multifamily prices rose for the second quarter in a row – they are now a whopping 54% higher than in Q1 – a signal that investors and owner occupiers are returning to the market.

Overall prices

+18.6% –11.3% Multifamily prices (now $435,063)

Condo prices (now $212,579)

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Notable Sales

JFK/Columbia

Savin Hill

950 Dorchester Avenue #201

83 Saxton Street

Type: Loft condominium Bedrooms: 0 Bathrooms: 1 Size: 1,266 square feet

Type: 3 family Bedrooms: 6 Bathrooms: 3 Size: 3,453 square feet

Price: $345,000 (6.6% below asking)

Price: $450,000 (7.2% above asking)

Jones Hill

Savin Hill “OTB”

64 Downer Ave #3

193 Grampian Way

Type: Condominium Bedrooms: 2 Bathrooms: 1 Size: 1,000 square feet

Type: 2 family Bedrooms: 5 Bathrooms: 2 Size: 2,398 square feet

Price: $174,000 (.5% below asking)

Price: $474,375 (3.5% below asking)

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Reporting on sales from April 1st – June 30th

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FALL 2010

Central: Dorchester “Fields” Neighborhoods: Fields Corner Meeting House Hill Melville Park Clam Point Saint Marks Ashmont Ashmont Hill Carruth

Change over Q3 last year

–11.8%

no change

Volume (45 properties sold)

Days on market (112)

+1.3%

+14.5%

Overall prices (now $246,351)

Single family prices (now $375,056)

+11.3%

+5.4%

Multifamily prices (now $286,750)

Condo prices (now $186,262)

Steady as she goes Dorchester “Fields” enjoyed welcomed stability this quarter as prices rose modestly and volume decreased only slightly.

Properties sold Condos (35) Multifamily (14) Single fam. (11)

Condo buyers picked up a few choice bargins even as the overall average condo price was held aloft by some high end sales.

The single family market, too, saw sales in the high end as several homes in Melville Park sold for prices as high as $650,000.

Overall prices

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Notable Sales

Melville Park

Meeting House Hill

4 Hooper Street

56 Percival Street #1

Type: Single family Bedrooms: 6 Bathrooms: 3.5 Size: 3,299 square feet

Type: Condominium Bedrooms: 2 Bathrooms: 1 Size: 1,008 square feet

Price: $650,000 (3.7% below asking)

Price: $200,000 (2% above asking)

Clam Point

Saint Marks

15 Mill Street

80 Florida Street #4

Type: Townhouse condominium Bedrooms: 4 Bathrooms: 2.5 Size: 2,588 square feet

Type: Short sale condonminium Bedrooms: 2 Bathrooms: 1 Size: 895 square feet

Price: $430,000 (4.3% below asking)

Price: $174,000 (2.9% below asking)

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Reporting on sales from April 1st – June 30th

in sight Dorchester Dorchester’s only neighborhood real estate report

FALL 2010

Southeast: Dorchester “Riverside” Neighborhoods: Lower Mills Port Norfolk Adams Village Cedar Grove Neponset

Pulling back Properties sold “Riverside” was the only area to see a drop in overall prices both since the last quarter and from Q3 last year.

Condos (28) Multifamily (13) Single fam. (9)

Popes Hill Saint Brendan’s

Change over Q3 last year

–26.7%

–26.7%

Volume (22 properties sold)

Days on market (now 123)

Why? Far fewer homes sold this quarter and those that did were more modestly priced.

Despite the overall drop, condo prices were buoyed by sales of higher-end units in Lower Mills and Neponset.

Overall prices

–2.0%

–12.8%

Overall prices (now $266,286)

Single family prices (now $276,625)

–15.0%

+8.6%

Multifamily prices (now $338,250)

Condo prices (now $241,914)

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Notable Sales

Saint Brendan’s

Neponset

1 Hilltop Street

11 O’Donnell Square #1

Type: Single family Bedrooms: 3 Bathrooms: 1.5 Size: 1,344 square feet

Type: Condominium Bedrooms: 2 Bathrooms: 1 Size: 1,020 square feet

Price: $307,000 (5.5% below asking)

Price: $237,000 (3.3% below asking)

Neponset

Lower Mills

35 Coffey Street #6

1241 Adams Street #F312

Type: Condominium Bedrooms: 2 Bathrooms: 2 Size: 1,400 square feet

Type: Condominium Bedrooms: 2 Bathrooms: 2 Size: 1,441 square feet

Price: $320,000 (5.6% below asking)

Price: $369,999 (asking price)

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Reporting on sales from April 1st – June 30th

in sight Dorchester Dorchester’s only neighborhood real estate report

FALL 2010

West: Dorchester “Parkside” Neighborhoods: Franklin Park Upham’s Corner Dudley Bowdoin/Geneva Codman Square Codman Hill Blue Hill Avenue Morton Street

Change over Q3 last year

–17.7% +12.2% Volume (86 properties sold)

Days on market (now 137)

+6.7%

–7.2%

Overall prices (now $197,117)

Single family prices (now $195,225)

+16.8% Multifamily prices (now $277,327)

Mixed bag Prices in the areas that make up “Parkside” are still higher than their yearly low, but lower than their yearly high.

Properties sold Condos (32) Multifamily (57) Single fam. (14)

The market in these areas is heavily influenced by distressed sales. Foreclosures and short sales sell for less than market sales.

This quarter we saw more of these transactions than last quarter, but not as many as in the past year.

Overall prices

–8.7% Condo prices (now $80,232)

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Notable Sales

Franklin Park

Codman Hill

9 Snowden Way

48-50 Codman Hill Avenue

Type: Single family Bedrooms: 3 Bathrooms: 2.5 Size: 2,170 square feet

Type: 2 family Bedrooms: 5 Bathrooms: 4 Size: 2,915 square feet

Price: $ (485,000 1.1% above asking)

Price: $350,000 (5.2% below asking)

Codman Square

Blue Hill Avenue

39 Rosedale Street

400-402 Blue Hill Avenue #2

Type: Single family Bedrooms: 4 Bathrooms: 2.5 Size: 2,440 square feet

Type: Affordable condominium Bedrooms: 2 Bathrooms: 1.5 Size: 1,030

Price: $135,000 (15.6% below asking)

Price: $143,000 (asking price)

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Reporting on sales from April 1st – June 30th

in sight Dorchester Dorchester’s only neighborhood real estate report

FALL 2010 Meet our Intra-market Reporting team

Justin Green Owner & Broker

Justin is Dorchester’s #1 agent in dollar volume since 2000. Knowing that Dorchester is not one neighborhood but a collection of many, Justin co-developed the InSight Report so that In Realty could provide its clients with knowledge Chris Poulos that no other firm can.

Director of Boston Sales

Prior to her real estate career, Nadine analyzed raw data at a Fortune 500 firm to uncover and report sales trends. Today, she uses her statistical skills to maintain our Intra-market Report Nadine Fallon database for sales General Manager throughout Greater Boston.

Chris is Dorchester’s #1 agent in the number of properties sold since 2000. With this experience, he now leads others as our Director of Boston Sales, overseeing our expansion into the South End and South Boston markets in addition to representing his Dorchester clients.

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