Sold in Belmont: Condos Lead the Way (Once Again) Last Week

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Photo: The colonial on Stone Road going for $1.6 million. 

A weekly recap of residential properties sold in the past seven-plus days in the “Town of Homes.”

24-26 Skahan Rd., Multifamily (1920). Sold: $975,000. Listed at $919,000. Living area: 2,801 sq.-ft. 12 rooms, 5 bedrooms, 3 baths. On the market: 56 days.

72 Waverley St. #2, Townhouse-style condominium (1923). Sold: $533,000. Listed at $ 479,000. Living area: 1,469 sq.-ft. 8 rooms, 3 bedrooms, 1 bath. On the market: 58 days.

52 Harvard Rd. #2, Condominium (1920). Sold: $515,000. Listed at $449,500. Living area: 2,801 sq.-ft. 6 rooms, 2 bedrooms, v1 baths. On the market: 47 days.

47 Berwick St. #1, First-floor condominium (1926). Sold: $459,000. Listed at $ 439,000. Living area: 1,125 sq.-ft. 6 rooms, 2 bedrooms, 1 bath. On the market: 65 days.

44 Lewis Rd., Top-floor condominium (1924). Sold: $420,000. Listed at $415,000. Living area: 1,074 sq.-ft. 6 rooms, 3 bedrooms, 1 baths. On the market: 40 days.

199 Beech St. #A, First-floor condominium (1955). Sold: $381,000. Listed at $399,000. Living area: 799 sq.-ft. 4 rooms, 2 bedrooms, 1 bath. On the market: 80 days.

100 Village Hill Rd. Colonial (1937). Sold: $970,000. Listed at $980,000. Living area: 2,900 sq.-ft. 12 rooms, 4 bedrooms, 2.5 bath. On the market: 78 days.

26 Jonathan St. #1, First-floor condominium (1926). Sold: $430,000. Listed at $374,900. Living area: 1,004 sq.-ft. 5 rooms, 2 bedrooms, 1 bath. On the market: 59 days.

24 Stone Rd. Colonial (1917). Sold: $1,600,000. Listed at $1,579,000. Living area: 3,285 sq.-ft. 10 rooms, 5 bedrooms, 3.5 bath. On the market: 42 days.

86 Channing Rd., Colonial (1942). Sold: $730,000. Listed at $699,000. Living area: 1,344 sq.-ft. 7 rooms, 3 bedrooms, 1 bath. On the market: 77 days.

111 Channing Rd., Colonial (1941). Sold: $580,000. Listed at $649,000. Living area: 2,155 sq.-ft. 7 rooms, 3 bedrooms, 1 bath. On the market: 203 days.

Sold in Belmont: The Good, the Mind Boggling and How Much Ugly for $1.2M

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Photo: “Ugh” on Brighton.

A weekly recap of residential properties sold in the past seven-plus days in the “Town of Homes.”

26 Holden Rd., #2, Condo (1926). Sold: $471,000. Listed at $449,900. Living area: 1,172 sq.-ft. 6 rooms, 2 bedrooms, 1 baths. On the market: 61 days.

16 Candleberry Ln., Townhouse condominium (2006). Sold: $1,420,000. Listed at $1,495,000. Living area: 3,482 sq.-ft. 10 rooms, 4 bedrooms, 3.5 bath. On the market: 69 days.

280 Brighton St. It’s new (2015). Sold: $1,246,000. Listed at $1,299,000. Living area: 4,040 sq.-ft. 12 rooms, 5 bedrooms, 3 baths. On the market: 246 days.

531 Concord Ave., Claflin-Atkins Estate, Georgian Revival (1926). Sold: $3,037,500. Listed at $3,495,000. Living area: 7,277 sq.-ft. 17 rooms, 8 bedrooms, 6 full, 2 half-baths. On the market: 125 days.

21 Dean St., Brick/frame Garrison Colonial (1935). Sold: $1,030,000. Listed at $950,000. Living area: 6,440 sq.-ft. 9 rooms, 4 bedrooms, 2.5 baths. On the market: 70 days.

62 Trowbridge Street #2, Townhouse condominium (2010). Sold: $750,000. Listed at $699,000. Living area: 1,528 sq.-ft. 6 rooms, 3 bedrooms, 2.5 bath. On the market: 36 days.

45 Springfield St #1, Condominium in two family (2014). Sold: $480,500. Listed at $439,000. Living area: 1,060 sq.-ft. 6 rooms, 2 bedrooms, 1 baths. On the market: 57 days.

23 Russell Terrace, Townhouse condominium (2011). Sold: $872,000. Listed at $842,000. Living area: 2,418 sq.-ft. 7 rooms, 3 bedrooms, 3.5 bath. On the market: 68 days.

We’ve lost our collective minds. Or at least homebuyers have. It’s right there on Dean Street. A nice 80-year-old Garrison Colonial of ground-level brick over a second-floor frame. Nothing extraordinary, on a small lot, and better than average space at 2,300 square feet. Just your vanilla Belmont house …  

… that just sold for more than a million bucks! Not located on “the Hill” or along “Gol(d)en” Street, this structure was in the heart of Belmont’s most “average” of its neighborhoods. 

If this Winn Brook sale doesn’t sounds a clarion call to Belmont homeowners to sell and reap the rewards of buying a Colonial back in the 1990s, they will have only themselves to blame if this purchase signals a housing bubble that is ready to burst.

•••

A lovely mansion – the  Claflin-Atkins Estate – on upper Concord Avenue is one of the biggest homes in Belmont, coming in at nearly 7,300 sq.-ft. (around the same number of feet of an average 18-hole round on the PGA tour) sitting on nearly two acres of land on “the Hill.” The mansion’s southeastern exposure providing spectacular skyline views of Boston. Inside, it boasts seven-plus bedrooms, six full and three half baths, seven fireplaces, two screened porches, three levels of living space and, yes, a two-room museum that was built to show off items from the China trade.

•••

There is an architect who needs to hide their face in SHAME for designing what has to be the leading candidate for “Ugliest House in Belmont” located on Brighton a block from Pleasant Street. Of course, it’s a McMansion, slapped up in a hurry before residents come with pitch forks and torches to prevent anymore 4,000 square-feet waste of space to be constructed.

Look at it; it’s incomprehensible! An uninviting collection of boxes and squares thrown together willy nilly – “I’ll place the dormer … here!” – with splashes of gaudy detailing, including a stone facade at the entry. Why? Not tacky enough? But the real insult to the neighborhood is its pair of driveways. Yes, two locations, one on Brighton and the other on Chilton, where the owners can dump their minivans to be an eyesore to the community. That’s disgraceful. This design spits in the faces of its neighbors. 

The thrown-together blueprint is almost childish but that would be insulting to three-year-olds who have better sense of spacial awareness than its designer. The interior is no better: what’s with all the recess lighting? Was the overall concept based on a GAP clothing store? Obviously the “open” room design will make this a dandy to heat this winter. Wait, IT IS A MALL INTERIOR! 

Oversized on the lot it took over, the pièce de résistance is the wire fence anchored in a brick wall: a little bit of Queens in Belmont. The sales information on the house calls it, and I quote, “Lowest Priced new construction in Belmont!!” Lowest priced, as in cheap.

“Oh, will no one rid me of this turbulent house?”

Sold in Belmont: A Modern Day ‘Tara’ in Ol’ Belmont

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Photo: 1 Sumner Lane.

A weekly recap of residential properties sold in the past seven-plus days in the “Town of Homes.”

• 1 Sumner Lane, It’s a mansion (2014). Sold: $3,200,000. Listed at $3,400,000. Living area: 6,440 sq.-ft. 14 rooms, 6 bedrooms, 5.5 baths. On the market: 246 days.

• 47 Moraine St., Contemporary condominium (1998). Sold: $685,000. Listed at $614,000. Living area: 1,963 sq.-ft. 8 rooms, 3 bedrooms, 3.5 bath. On the market: 50 days.

• 15 Marlboro St. #2, Second-floor condominium (1906). Sold: $485,000. Listed at $449,900. Living area: 1,054 sq.-ft. 6 rooms, 2 bedrooms, 1 baths. On the market: 46 days.

• 15 Marlboro St. #3, First-floor condominium (1906). Sold: $439,000. Listed at $429,900. Living area: 1,001 sq.-ft. 5 rooms, 2 bedrooms, 1 baths. On the market: 46 days.

• 124 Brighton St., Garrison Colonial (1940). Sold: $742,000. Listed at $699,000. Living area: 1,632 sq.-ft. 6 rooms, 3 bedrooms, 1.5 baths. On the market: 52 days.

• 35 Gilbert Rd. #2, Condominium (1925). Sold: $635,000. Listed at $599,000. Living area: 1,907 sq.-ft. 8 rooms, 3 bedrooms, 2 bath. On the market: 67 days.

• 41 Clairemont Rd., Brick English Tudor-style (1942). Sold: $1,550,000. Listed at $1,599,000. Living area: 3,512 sq.-ft. 8 rooms, 4 bedrooms, 2-full, 2 partial baths. On the market: 92 days.

• 73 Lincoln St., Colonial (1928). Sold: $850,000. Listed at $899,000. Living area:1,900 sq.-ft. 8 rooms, 3 bedrooms, 1.5 baths. On the market: 85 days.

The new mansion built on the recently laid out Sumner Lane (so new that it’s not on any maps) was likely inspired by the manse where Mr. Burns of “The Simpsons” reside. Can’t you see the new owner of this 6,000-foot HOUSE stepping out onto the portico proclaiming, “Release the hounds” onto any misguided residents who ventures onto to street to see this “big boy.”  

The roadway was initially going to be called “Strawberry Lane” but that name was dropped for this site off Concord Avenue and that’s a good thing. I think they wanted a connection with John Lennon but that would have been Strawberry Fields. 

I will give the developer and architect this: they found the proper place to put an oversized residential  building in Belmont, on 3/4 of an acre out in the edge of the woods. Its size actually gets absorbed into the landscape.

Not that the actual building has any architectural connection to New England, and the developer actually plays up on that fact. 

“The rolling lawns and graceful old trees will give you a feeling of the old south,” proclaimed the promotional material.

How ironic that they situation a new antebellum “Tara” on a street named after the Abolitionist senator from Massachusetts! How delicious! 

But wait, there’s more: 

“This stately brick front home will remind you of being in Colonial Williamsburg offering incredible views of conservation land and peeks of the Boston skyline. Imagine sitting on your front porch admiring the incredible Copper Beech tree that dates back to the Revolutionary War.”

What? Now its like the Lee Mansion in Virginia? 

Why didn’t the developer just say, we’re taking a standard design from successful big houses we built around Atlanta here in Belmont. When you’re paying $3 million plus, historical context be damn. 

Sold in Belmont: Condos on the Move As Spring Market Heats Up

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Photo: 14 Locust St.

A weekly recap of residential properties sold in the past seven-plus days in the “Town of Homes.”

• 68 Unity Ave., #2. Condominum (1924). Sold: $504,000. Listed at $490,000. Living area: 1,152 sq.-ft. 6 rooms, 2 bedrooms, 1 baths. On the market: 46 days.

• 14 Locust St., Center-entrance Colonial (1933). Sold: $1,050,000. Listed at $979,000. Living area: 2,198 sq.-ft. 9 rooms, 4 bedrooms, 2.5 bath. On the market: 43 days.

• 112 Slade St., Condominum (1928). Sold: $631,000. Listed at $599,900. Living area: 2,118 sq.-ft. 9 rooms, 4 bedrooms, 2 baths. On the market: 73 days.

• 78 Chester Rd., Condominium (1920). Sold: $520,000. Listed at $569,900. Living area: 2,198 sq.-ft. 8 rooms, 4 bedrooms, 2 bath. On the market: 113 days.

• 54 Marlboro St., Condominum (1905). Sold: $415,000. Listed at $399,900. Living area: 1,000 sq.-ft. 5 rooms, 2 bedrooms, 1 baths. On the market: 44 days.

• 125 Trapelo Rd. #8. Apartment building condo (1963). Sold: $275,000. Listed at $259,888. Living area: 517 sq.-ft. 3 rooms, 1 bedrooms, 1 bath. On the market: 60 days.

• 22 Brettwood Rd. Brick Georgian Colonial (1941). Sold: $1,262,000. Listed at $1,200,000. Living area: 3,442 sq.-ft. 11 rooms, 5 bedrooms, 3.5 bath. On the market: 69 days.

• 226 Trapelo Rd., #1. Condominum (1922). Sold: $461,000. Listed at $439,000. Living area: 1,334 sq.-ft. 6 rooms, 2 bedrooms, 1 baths. On the market: 91 days.

• 56 Marlboro St. Two-family (1913). Sold: $880,000. Listed at $799,000. Living area: 2,720 sq.-ft. 14 rooms, 5 bedrooms, 3 bath. On the market: 48 days.

Finally. The spring selling season has arrived this past week in Belmont with nine houses being bought with three interesting facts:

  • the properties sold quickly, most within just about two months after going on the market,
  • the final sale price for all but one property beat the initial listing price, and
  • condominiums led the rush of sales. 

Also interesting to see a fairly modest, Depression-era Colonial (OK, it does have a two-car garage) on Locust Street (near the Burbank on a rare cul-de-sac  in Belmont) selling for a million dollars plus. Is Belmont, Massachusetts beginning to emulate Belmont, California where the median price of homes is currently north of a million dollars? This is what a median-valued house in Belmont Left Coast will get you. (Note the square footage; pretty cramped for shelling out seven figures.)

Sold in Belmont: A Quartet of Roaring 20s-Era Abodes Skidoo Off the Market

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Photo: 39 Bartlett Ave.

A weekly recap of residential properties sold in the past seven-plus days in the “Town of Homes.”

• 39 Bartlett Ave. Colonial (1927). Sold: $510,000. Listed at $525,000. Living area: 1,400 sq.-ft. 6 rooms, 2 bedrooms, 2 baths. On the market: 99 days.

• 35 Gilbert Rd. Condominium (1925). Sold: $497,000. Listed at $449,900. Living area: 1,100 sq.-ft. 6 rooms, 2 bedrooms, 1 bath. On the market: 65 days.

• 71-73 Lewis Rd. Condominium (1924). Sold: $485,000. Listed at $485,000. Living area: 1,198 sq.-ft. 6 rooms, 2 bedrooms, 1 bath. On the market: 70 days.

• 49 Sycamore St. #2. Condominium (1925). Sold: $388,000. Listed at $389,900. Living area: 950 sq.-ft. 5 rooms, 2 bedrooms, 1 bath. On the market: 40 days.

The great explosion of home building in Belmont lasted about two decades at the start of the last century. Farm and orchard lands were developed, estates were subdivided and streets plotted north and south of the Trapelo/Belmont corridor.

So it shouldn’t be that far-fetched to see four homes built in the 1920s selling in the same week. What’s interesting is that some have gone from owner-occupied two families to straight duel condominiums. Guess no one wants to be the landlord living over/under the tenant. 

It should also be noted that, despite news that the real estate market is suffering a lack of supply (causing prices to race skyward), especially of condos, Belmont saw three units on the smallish end of the square footage scale sell along with a sad-looking single-family.

And for these parts, rather affordable, on average about $480,000. Not a bad starter house for many couples.

Of course, just outside job-hot Austin, Texas, (about the same distance from Belmont to Boston) this is what you get for $469,000.

Sold in Belmont: A Well-Designed Kitchen/Eating Area Sells This 95-Year-Old House

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Photo: Where the kitchen is located.

A weekly recap of residential properties sold in the past seven days in the “Town of Homes.”

• 41 Pequossette Rd. Center-entry Colonial (1922). Sold: $984,900. Listed at $950,000. Living area: 2,028 sq.-ft. 8 rooms, 3 bedrooms, 3.5 baths. On the market: 67 days.

• 52 Alexander Ave. “The White House” Modern colonial, new construction (2014). Sold: $1,885,000. Listed: $2 million. Living area: 3,500 sq.-ft. 9 rooms, 5 bedrooms, 4 full baths. On the market: 208 days.

• 51 Davis Rd. Ranch (1953). Sold: $499,900. Listed at $550,000. Living area: 1,137 sq.-ft. 6 rooms, 3 bedrooms, 2 baths. On the market: 80 days.

• 215 Brighton St. “Old Style” brick house (1929). Sold: $725,000. Listed at $689,000. Living area: 1,504 sq.-ft. 6 rooms, 3 bedrooms, 2 baths. On the market: 70 days.

Four unique homes sold in Belmont last week, with something special in each.

• Do you want to see how to renovate a kitchen? 41 Pequossette Rd. is the place; smart design from sectioning off a place for the preparation with glass kitchen cabinets with drawers and storage, a cooking area, a flush inset refrigerator, a correctly-sized (i.e. small) eating island with the dining area set into a quirkily designed addition that was built with three large windows and a glass door to the porch. Add a minimum number of lighting fixtures and a splash of design features (tiles), you have a kitchen that makes for efficient cooking and enjoyable dining. It certainly brings a modern “pop” to the nearly century old house in the Benton Estates. 

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• The “White House” at 52 Alexander Ave. has it all: modern construction that is special in so many ways with its clean lines and European design sensibilities. In addition, its location has become a big plus, less than a block from the new location of Foodies and the Belmont Farmers Market. If the new owner is a foodie, you’ve struck gold.

• The simple ranch at Davis Road was purchased for just under $500,000 which has brought entry in the the community with an inexpensive residential property. 

• Since the past owner bought the house at 215 Brighton St. for $578,000 early in 2013, they spent $12,000 on the roof, $21,000 to put in a patio and repair the outside stairs and did a good job on the kitchen (love the large floor tiles). They sold it for nearly $150,000 above the past sale price in two years; that’s an annual appreciation rate of $75,000. Not bad. 

Sold in Belmont: Renovation Rescues Ranch, Sees A Nice Bounce

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Photo: 104 Winter St.

A weekly recap of residential properties sold in the past seven days in the “Town of Homes.”

• 104 Winter St. Brick Ranch (1950). Sold: $725,000. Listed at $735,000. Living area: 1,900 sq.-ft. 5 rooms, 2 bedrooms, 2 baths. On the market: 104 days.

There is a show on the HGTV cable channel called Renovation Realities in which DIY (do it yourself)-ers upgrades rooms in their homes using their brawn to put some needed value in their abode.

But sometimes, only a pro can do the proper job. That’s the case of the brick early ranch on Winter Street. Before a new owner put down $65,000 into the structure in 2009, the house was a dump, and a dangerous one to boot. A home inspector noted the building – which was owned by the same family for more than 50 years – had “severe structural damage” and a “very dated condition” of its interior leading the town assessors to rate the house as “very poor” with the assessed value falling below $500,000 in 2010.

The new owner – who purchased the house for $550,000 – put in replacement windows, remodeled the kitchen and both bathrooms, finished the basement as well as the necessary structural work done after 2008 sale. The assessors upgraded its ratings to “at least above average.”

And nearly six years later, photos show an inviting “new” house; polished wooden floors, an open floor plan (not very energy efficient) providing nice sight lines. The living room “area” has a great fireplace with ceramic tiles which provides a nice touch. The basement has new wood floors (but why is the stairway carpeted?) with French doors leading outside to the backyard.

But potential buyers soon realized that, while a bright space, there’s not much space; the new basement nearly doubles the livable space. In fact, the town still calculates the total space as 1,200 sq.-ft. While the seller placed a bed in the cellar, the official number of bedrooms is just a pair.

That’s why this fine space would only handle a $735,000 list price when it went on sale in early December. When no one nibbled by the New Year, down went the sales price to $719,000 in mid-January.

But unlike many Belmont houses, the drop in the listing brought people to the site. By March, there was more than just interest; buyer activity pushed the price up to $725,000.

So, spend some now, cash out later.

Sold in Belmont: Supply and Demand Effecting Prices on Farnham

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A weekly recap of residential properties sold in the past seven days in the “Town of Homes.”

• 119 Farnham St. Cape (1938) Sold: $750,000. Listed at $699,000. Living area: 1,200 sq.-ft. 7 rooms, 2 bedrooms, 1.5 baths. On the market: 52 days.

• 33 Trowbridge St. Brick spilt level (1957) Sold: $600,000. Listed at $685,000. Living area: 1,435 sq.-ft. 6 rooms, 2 bedrooms, 2 baths. On the market: 148 days.

• 115 Farnham St. Sideways Garrison Colonial (1932) Sold: $728,000. Listed at $799,000. Living area: 1,740 sq.-ft. 7 rooms, 3 bedrooms, 2.5 baths. On the market: 52 days.

Three homes close enough to the commuter rail line for their new owners to hear the trains traveling to and from Boston were sold this week at prices well below Belmont’s median price of $845,000. What may come to a surprise to many, it was the smallest of the trio – a classic Cape on Farnham Street, a five-minute stroll to Belmont Center – that brought in the most for its seller, a cool three-quarters of the million dollars for 1,200 sq.-ft. of livable space. Compare that to the house one door down the street with an extra bedroom, half-bath and 500 sq.-ft. sinking to $728,000.

Sure, there are plenty of reasons for the difference in price: needed repairs, renovations, lot size, the terrible decision to place the side of the Colonial facing the street and more. Or it could have been the entry of the a second home into the market at a price that appeared to be a bargain. Let’s see how it worked out.

The larger house at 115 Farnham went on the market in November, 2014 at $799,000, more than $110,000 greater than its assessed value by the town. Likely the coming holidays and winter’s arrival deadened the market and so it sat at that price into the New Year.

Come Jan. 6, 119 Farnham hits the market at $699,000. While it too is well above its assessed value of $571,000, it’s the bargain on the street compared to the house one door down. The pressure of added supply and a lower cost alternative forced the hand of those selling 115 Farnham, who cut the price by $50,000 that day.

Here’s where supply and demand took charge: greater eyes viewing the more “affordable house” at 115 Farnham brought in more competition and bids at the expense of the larger house a few feet away.

When the sales were completed, the smaller house sold for $180,000 more than its assessed value while the larger home brought in a little more than $50,000 above its value. The winner in this case are the new owners at 115 Farnham, getting a bargain while over at 119, the new owners will love their new house just as much at $625 per square foot.

Sold in Belmont: What Would You Have Bought? The Renovated Condo or One of the Smallest Houses in Town

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A weekly recap of residential properties sold in the past seven days in the “Town of Homes.”

• 68 Unity Ave. #1 Condominium (1924) Sold: $489,750. Listed at $439,900. Living area: 1,018 sq.-ft. 6 rooms, 2 bedrooms, 1 baths. On the market: 33 days.

• 33 Knox St. Ranch (1957) Sold: $526,000. Listed at $549,000. Living area: 1,027 sq.-ft. 4 rooms, 2 bedrooms, 1 baths. On the market: 92 days.

The town residential properties that sold last week in Belmont are similar in two ways; each are affordable relative to the median value of homes in these parts – nearly $840,000 according to town data – and each a tad more than 1,000 square feet of livable space. While the Unity Avenue property is a single-floor condominium on the Cambridge line, the Knox Street ranch is snug in Belmont Hill.

So, which would you have bought?

The ranch: The structure is yours, you don’t have to share common spaces and parking have a neighbor living above you – God only knows who’ll move in next year – or pay a condo fee on top of property taxes. It’s located on “the hill,” it’s quiet and you can jump right onto Rt. 2.

But it’s just a smudge more than 1,00o square feet of interior space, making it one of the smaller homes in Belmont. You better be on good relations with whomever you are living with because there is limited private space available. It’s one of the few houses in this one-time subdivision previous owners didn’t build-on extra space. In fact, a look at the interior shows a great deal of original detail. Ranch developers wanted to put them up as cheaply as possible. The result: middling-quality material that should be torn out and replaced. The ground floor rooms need extensive rehab and fast.

The condo: As a South End developer once told me, people who buy condos are “purchasing air,” as the owner’s property rights extend only to the four walls in which the condo lies. Want to improve the common area? Renovate the garage? Replace the grass with stone in the backyard? Hello, neighbor! You are constantly seeking someone else’s cooperation to increase the properties value, improve your quality of life or just park your car in a slightly different location. It’s like being a kid again, living in the same room with your brother. That’s fine if you like him; if not, it’s potentially a nightmare.

But just look at the Unity Avenue condo’s interior: now this is great detail. French door, built-in cabinets, closets with real doors, hardwood floors that you can polish, an open kitchen design with new everything. Recently renovated, you can move in and not worry about putting mucho dollars into the property. It shouldn’t surprise anyone the condo sold for $50,000 above asking in only a month.

I pick the condo.

Sold in Belmont: Century-Old Two Family Only Sale during Snowy Week

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Photo: Two family on Hull Street.

A weekly recap of residential properties sold in the past seven days in the “Town of Homes.”

• 60 Hull St. Multi-family (1930) Sold: $607,000. Listed at $625,000. Living area: 2,432 sq.-ft. 11 rooms, 5 bedrooms, 2 baths. On the market: 126 days.

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