Dorchester Real Estate Insight Report Winter 2011

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WINTER 2011

Cushing Avenue, Jones Hill, “Bayside”

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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WINTER 2011 Dorchester Overview

The waiting is the hardest part Even as overall prices rose, the total number of sales in Dorchester this quarter dropped significantly as buyers waited to make their move.

Prices rise Prices rose 11.5% from Q4 ’09 to Q4 ’10

In fact, even as overall prices rose 11.5%, the number of sales was 30.4% lower than in Q4 ’09.

Why? Tax credits expired A squall of activity in the first half of last year was spurred by buyer tax credits of as much as $8,000.

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

Stale inventory When the dust settled after the first half of the year, much of the most desirable inventory had been purchased.

What was left was either flawed or too overpriced to be purchased during the rush, and quickly became stale as buyers waited in the wings for news that would motivate them to act.

Market uncertainty The later part of 2010 brought uncertainty with the economy and buyers waiting to see the outcome of an election and for news of potentially large tax increases, leaving many to wait a little longer to make their move.

# of sales drop 30.4% fewer sales over Q4 ‘10

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WINTER 2011

Northeast: Dorchester “Bayside” Neighborhoods: JFK/Columbia Jones Hill Pleasant Street Polish Triangle Savin Hill Savin Hill ‘OTB’

Change over Q4 last year

no change

+39.0%

# of sales (38 properties sold)

Days on market (now 146)

Hurry up and wait Prices in “Bayide” this Properties sold quarter followed the Condos (25) greater Dorchester Multifamily (10) Single fam. (3) trend and climbed by nearly 11%, even as sellers had to wait considerably longer to find a buyer.

Single family prices dipped as the small handful of those that sold were all on the less-expensive side of the wide-ranging pricing spectrum of this property type.

But perhaps the biggest news came from the condo sector where we saw several sales in the $400s.

Overall prices

+10.7% –25.3% Overall prices (now $302,357)

Single family prices (now $306,667)

+5.6%

+16.1%

Multifamily prices (now $387,400)

Condo prices (now $263,822)

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Notable Sales

Jones Hill

Polish Triangle

40 Upham Avenue

28 Mount Vernon #6

Type: Single family Bedrooms: 3 Bathrooms: 1.5 Size: 1,383 square feet

Type: Condominium Bedrooms: 2 Bathrooms: 2 Size: 1,782 square feet

Price: $280,000 (6.4% below asking)

Price: $445,000 (8.1% below asking)

Pleasant Street

Jones Hill

19 Pleasant Street

97 Sawyer Avenue

Type: Multifamily Bedrooms: 3 Bathrooms: 3 Size: 3,957 square feet

Type: Single family Bedrooms: 4 Bathrooms: 2 Size: 2,500 square feet

Price: $475,000 (3% below asking)

Price: $325,000 (7.2% below asking)

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WINTER 2010

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

Wait a little longer In Dorchester “Fields” we saw sellers waiting almost 60% longer to find a buyer this quarter, even as prices rose higher than the Dorchester average.

Properties sold Condos (19) Multifamily (11) Single fam. (5)

Condo prices rose considerably despite several distressed sales.

Change over Q4 last year

no change

+58.8%

Volume (35 properties sold)

Days on market (now146)

Multifamily prices were buoyed by a single sale in Clam Point in the $800s, noted on the next page.

Overall prices

+14.2% –23.1% Overall prices (now $259,058)

Single family prices (now $248,400)

+18.1% +30.5% Multifamily prices (now $383,318)

Condo prices (now $189,922)

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Notable Sales

Clam Point

Meeting House Hill

29 Mill Street

67 Church Street #2

Type: Multifamily Bedrooms: 5 Bathrooms: 2.5 Size: 5,076 square feet

Type: Condominium short sale Bedrooms: 2 Bathrooms: 2.5 Size: 1,184 square feet

Price: $817,000 (6.6% below asking)

Price: $230,000 (asking price)

Carruth

Fields Corner

18 Weyanoke Street

60R Gibson Street #A1

Type: Single family Bedrooms: 3 Bathrooms: 2 Size: 1,250 square feet

Type: Foreclosed condominium Bedrooms: 2 Bathrooms: 1 Size: 820 square feet

Price: $365,000 (3.7% below asking)

Price: $90,000 (17.4% below asking)

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WINTER 2010

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

Steady rockin’ Properties sold “Riverside” was the only area where overall prices were virtually the same as they were in Q4 last year.

Condos (10) Multifamily (10) Single fam. (10)

Neponset Popes Hill Saint Brendan’s

Change over Q4 last year

–11.8%

–9.1%

Volume (30 properties sold)

Days on market (now 120)

Why? A larger number of single family sales at prices lower than the usual average pushed the overall average down.

Condo prices were even despite a few sales in the mid $300s.

Overall prices

+0.9%

–24.6%

Overall prices (now $279,753)

Single family prices (now $271,100)

+3.1%

+0.1%

Multifamily prices (now $373,200)

Condo prices (now $194,960)

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Notable Sales

Popes Hill

Neponset

26 Train Street

24 Coffey Street

Type: Single family Bedrooms: 3 Bathrooms: 1.5 Size: 1,403 square feet

Type: Single family Bedrooms: 3 Bathrooms: 1 Size: 942 square feet

Price: $255,000 (11.7% below asking)

Price: $110,000 (17.4% below asking)

Saint Brendan’s

Lower Mills

41 Saint Gregory Street

572 Freeport Street #301

Type: Single family foreclosure Bedrooms: 3 Bathrooms: 1 Size: 1,200 square feet

Type: Condominium Bedrooms: 2 Bathrooms: 2.5 Size: 2,111 square feet

Price: $182,500 (1.4% above asking)

Price: $351,600 (2.1% below asking)

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WINTER 2010

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

Change over Q4 last year

–50.8%

–22.4%

Volume (69 properties sold)

Days on market (now 121)

+15.6%

+3.5%

Overall prices (now $213,542)

Single family prices (now $187,542)

+6.2% Multifamily prices (now $252,410)

Bye bye volume “Parkside” this quarter saw only half the number of sales as the same time last year.

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

What happened?

The shocking drop in the number of sales in “Parkside” comes from the sharp decline in the number of available foreclosures for purchase.

Overall prices rose with the decline in distressed sales.

Overall prices

–8.3% Condo prices (now $80,500)

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Notable Sales

Upham’s Corner

Bowdoin/Geneva

22 Batchelder Street

62 Bloomfield Street

Type: Condominium Bedrooms: 2 Bathrooms: 1.5 Size: 1,000 square feet

Type: 2 Family Bedrooms: 6 Bathrooms: 2 Size: 2,536 square feet

Price: $152,900 (2% above asking)

Price: $228,000 (12.3% below asking)

Blue Hill Avenue

Blue Hill Avenue

166 Woodrow Avenue

60 Topliff Street

Type: 3 Family foreclosure Bedrooms: 11 Bathrooms: 3 Size: 4,442 square feet

Type: 3 Family Bedrooms: 7 Bathrooms: 3 Size: 3,532 square feet

Price: $189,000 (5.1% below asking)

Price: $330,000 (2.7% below asking)

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Reporting on sales from October 1st – December 31st, 2010

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WINTER 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 database Nadine Fallon for sales throughout General Manager 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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