New data is always hitting the wire on housing data. It seems to be John Q. Public’s favorite indicator of financial well-being.  Zillow posted some interesting parameters that should probably be taken with a grain of salt. My experience is that Zillow can be wildly inaccurate, but my bet is that when looking at the entire real estate market as a whole – probably a decent snapshot.

Zillow has Jamaica Plain outpacing all of it’s neighbors, including but not limited to Roslindale, North Dorchester, West Roxbury, Mission Hill, etc.  The multiple listing service provides very accurate, real time data as well. In comparison, Jamaica Plain has remained surprisingly level over the last five years.

5 year real estate inventory for Jamaica Plain

I’m no analyst mind you, but it seems to me that we have a much healthier market now. While the number of homes on the market spiked throughout 06′, the number of properties going under agreement and making it to closing is very strong. I attribute this market resilience to our strong community. Despite the best efforts of the recession, Jamaica Plain drew a hipster line in the sand and we’re not crossing it.

$/SF values showing pretty steady over last 5 years.

$/SF values are a good way to commoditize real estate values if you’re looking at large quantities of property. It’s too easy to get hung up on the listing prices and overlook the varying size of a given unit.

If you would like more relevant real estate market data – feel free to ask for customized reports. I can drill down to almost any parameter and track it. Just email me at www.TheBostonHomeTeam.com, or better yet, check out our new website and sign up for regular market updates.

Jeff Stineback - Realtor

If you happen by one of our open houses in the near future, or if you’re thinking about calling us for some home buying help – you may be talking to Jeff as well now.

Jeff & I have worked together on and off for about 10 years now. We started out as ‘newbies’ together at Prudential Maxfield & Company and spent our early careers down in the trenches of Boston real estate. Jeff took a couple of years to devote to his other passion – rock n’ roll. Jeff played drums for Harriet Street & Mieka Pauly, both locally and on tour. Lucky for us, he chose real estate and restarted a healthy career.

Jeff lives in Dorchester (Lower Mills) but he’s more than a little familiar with the boroughs of Boston. He has an extensive knowledge of zoning and thus he is very good at analyzing development potential and determining the ‘highest and best use’ of a property.

We’re excited to have Jeff on board – frankly, he’s a real good dresser, and we could use a little more of that around here. I have a real aversion to wearing anything but ultra casual (much to the chagrin of my manager) and just going to an appointment with Jeff takes it up a notch for me.

Seriously though, we’re honored Jeff was interested in working with us. We weren’t really looking to grow the team – we’re a bit picky about how our team is perceived and when an organization is working well and finely tuned you don’t want to mess it up. However, Jeff is a hardworking, creative and outgoing dude who will bring a new dimension to our business.

Welcome Jeff!

Loft-like open plan

I can’t tell you how many buyers I’ve worked with over the years who needed to be convenient to the medical area – but they are many. If you’re not familiar with Longwood Medical Area, is a medical campus in Boston. Centered on Longwood Avenue as it runs from Huntington Avenue to The Riverway, LMA straddles the Fenway-Kenmore and Mission Hill neighborhoods. It is most strongly associated with the Harvard Medical School and other medical facilities such as Harvard’s teaching hospitals, but prominent non-Harvard and non-medical institutions are located there as well, such as museums, colleges and research centers.

The four Orange Line stations in Jamaica Plain are not helpful here – but the Green Line to Heath Street or the #39 bus is. Many of these buyers need to have immediate access to one of these modes of transport as their lives are crazy busy and there is no time for pesky commutes.

[Enter] Home of the Week. The rather loft-like condo at 90 Bynner Street in Jamaica Plain. This home is located across the street from the #39 bus stop, and just a couple blocks from the terminus of the Green (E) Line.

Somewhere along the line, this 1925 apartment went condo and some of the walls were redesigned to reveal a very open plan with a wall of windows as the focal point. There is a nice master bedroom with a wardrobe style closet, and the second bedroom which will likely be an office or guest room for someone.

Beyond the convenience of the location, and the short walk to Centre Street and Brookline Village, I think the park at the end of the block is one of the most valuable attributes. The “Emerald Necklace” was designed by Frederick Law Olmsted.

The park system is over seven miles long from end to end. It covers 1,100 acres. To help you find your way to the Emerald Necklace parks and from one park to another, you can download a map here. The maps will show you where you can find many of the things to make your visit to the parks enjoyable and convenient, including:

Natural Features:
* Ponds
* The Muddy River
* Vistas

Park Features such as:
* Historic bridges and fountains
* Sculptures and public art
* Recreation facilities such as tot lots and sailboat rental
* Athletic facilities
* Picnic areas
* Emergency telephones
* Rest rooms

Getting Around:
* Paths, both paved and unpaved
* Suggested walking and bicycling routes
* Emerald Necklace Parkways
* MBTA transit and bus stops near the parks
* Parking lots (There are only a few.)

The full Emerald Necklace Map is 31″ wide by 17″ high. You can download a PDF of the entire map and zoom in to print just a part of it.

The Emerald Necklace Guide link below, allows you to view the material that is on the back of the map. It gives an overview of each of the 9 parks, highlighting what each has to offer, and tells the story of the history of the parks. The history includes Frederick Law Olmsted’s role in creating the six parks extending from the Back Bay Fens to Franklin Park in the later 1800s. Lastly, the Guide gives information about nearby greenspaces: the Esplanade, the Southwest Corridor Park, the Boston Nature Center and the Forest Hills Cemetery.

Emerald Necklace Map
Emerald Necklace Guide

We’re having an open house Sunday 16th, 12p-3p and there will be a drawing for $500 gift card. Also check out our www.TheBostonHomeTeam.com for more photos and a virtual tour.

Perfection! Exceptional layout & condition. Cleverly blended modern and traditional styles to create a unique, comfy environment.

Exquisite renovation of this 2 bedroom home includes a major kitchen and bath makeover. Granite and stainless steel kitchen perfect for entertaining leads to the dining room that easily seats 6-8.

Gorgeous Sumner Hill Mansard Victorian

Are you in the dog house? Have you besmirched your good name? I have an opportunity for you to redeem yourselves. At the base of beautiful and historic Sumner Hill, across from the old Congregational Church,  you will find this gorgeous Mansard Victorian. Bring your sweetie and give the Valentine’s Day gift of a lifetime! We’ll be having an open house for neighbors only from 11a-11:30a, and then a public open house from 11:30a-1p.

Unique architecture

A landmark property to anyone who travels the streets of Jamaica Plain – the unique overhang is thought to be an architect’s sneak. There’s about 70SF hanging out over the sidewalk. Don’t quote me on that little historic tidbit – I’m not sure where I heard/read it anymore. I’ve got a request into a local historian to find out what I can on this lovely manse.

Fully one-third of this home resides out of view from the street. There is another unit that is roughly half the size of the upstairs, that opens on three sides the the pretty back yard. It’s really neat to see the massive, rough hewn granite blocks that form the foundation under the sidewalk. You can see it from within the fence at yard level.

This stately home got a serious facelift less than 10 years ago. The entire Mansard “hip” was replaced with architectural shingles, new windows and soffits were added as well as copper gutters and downspouts. Quite a bit of old siding was replaced at this time as well. Generally, the exterior is in perfect condition. The current owners have done a smashing job with the interior as well. Josh & Julie have added their own brand of sophisticated, modern charm. There’s definitely more than a hint of the Orient in the decor – including a very tasteful bamboo wall treatment in the master bedroom.

Giant master suite

There are three bedrooms that are  small, medium and large and have a gentle slope to the wall from the roof line. It adds a lot of charm and character without adversely effecting the layout or space whatsoever.

If you’re used to New England bedroom sizes, you’ll find the master suite to be a pleasant surprise.  It’s spacious and light with views out over the neighbor’s roofs to Green Street and the grand architecture of The Bowditch School. The bedroom opens to the bath by passing through a custom closet outfitted with a very well thought out organizational system. Someone with lots of clothes and an analytical mind clearly designed it. The bathroom is large for a Victorian. I doubt this room always served as a bathroom, but it certainly should have. There’s an old clawfoot tub and some bath fixtures that are reminiscent of the period, but in reality everything is new.

There is another full bath on the second level for the other two bedrooms. All the rooms open off a landing flooded with natural light from a skylight opening above the exposed rafters. Downstairs, the first floor flows just as well. The kitchen, dining and living rooms are large and perfect for entertaining – although, make everyone take off their shoes because the floors are truly luminous and it would be a crime to mar them.

The kitchen isn’t so easy to pin down to a specific style. Although the Bosch stainless steel appliances and white cabinets give it a decidedly modern look, the counters are darkly stained wooden butcher block that have a warmer feel than the typical granite counters that are so common of late.

There is a laundry cabinet that doubles as a pantry adjacent to the kitchen – and an ample deck through sliding glass doors, leads down to a beautifully landscaped yard.

The dining room is probably my favorite room in this house. One wall is covered with books, and the others are practically all windows – looking out over the yard, deck and Green Street. There’s a large closet as well, so if you put the table in the kitchen this could actually be a fourth bedroom or an office – but I think it’s configured best as it is.

The location doesn’t really get any better. When I write that this home is steps from everything – I mean it. Maybe 127 steps to the subway? (Give or take 10.) There are shops, boutiques, restaurants, pubs, etc. just a few blocks away on Centre as well as the Mosaic school across the street in the Congregational Church, and Hollow Reed up on Sumner Hill.  There’s a playground around the corner with water sprinklers in the summer and a great play structure. Further up Lamartine Street there’s a baseball field, basketball courts, the list goes on and on.

Check out our website at www.TheBostonHomeTeam.com for more information on this home and other property in and around Jamaica Plain as well as  the virtual tour at www.84Seaverns.com.

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LEED certified

• Jamaica Plain 
• For Rent  165,000 

It was surprising to me how many of my seller clients this year were not aware of Boston’s Residential Exemption program. Basically, if you are a home owner residing within city limits, you get a pretty healthy discount on your taxes. More from the City of Boston website below.

Since 1983, the city of Boston had elected to apply a residential exemption to residential property that serves as a principal residence of its owner.

Taxpayers who own and occupy their home can save on their tax bill by having a portion of their tax bill exempted from taxation. To qualify for the residential exemption, homeowners must own and occupy their home on January 1.

The value of the exemption is subtracted from the total full valuation. The fiscal year residential exemption is 30% of the average value of all residential property in the City.

The Fiscal Year 2010 residential exemption subtracts $125.090 from the property’s assessed value, saving qualified homeowners $1,486.07 on their tax bill.

A taxpayer who owns and occupies residential property as their principal residence as of January 1, 2009 may apply for the residential exemption.

For the purpose of this exemption, the principal residence is the address from which your Massachusetts income tax return is filed. To verify eligibility, your Social Security Number is required for identification purposes. The information will be kept confidential and be used solely to confirm a 2008 personal income tax filing from your address with the Commonwealth of MA Department of Revenue.

An individual owner may qualify for a residential exemption on ONE parcel only.

A principal residence is one in which the taxpayer lives and which is used as a permanent home and legal residence for income tax purposes. An individual owner may qualify for a residential exemption on only one parcel.

The residential exemption appears on the FY 2010 3rd Quarter tax bill. Owners who do not receive the exemption on this bill, but believe they may be entitled to a residential exemption, must file an application for a residential exemption with the Assessing Department, within three (3) months of the mailing date of the FY 2010 3rd Quarter tax bill.

The filing deadline is March 31, 2010.

Application forms will be available at the Assessing Department, Room 301, City Hall or at the Taxpayer Referral & Assistance Center (TRAC), Rm M5, City Hall. The TRAC (617) 635-4287 is open Monday through Friday from 9am – 5pm.

The Residential Exemption Application is available online
(January 1, 2010 – March 31, 2010 ONLY).

NOTE: Your Social Security Number is required for identification purposes and will be kept confidential. It will be used solely to confirm a 2008 personal income tax filing from this address with the Commonwealth of Massachusetts Department of Revenue.

Return the completed application to:

Assessing Department – Room 301
City Hall, Boston, MA 02201

NOTE: Applicants for residential exemption must provide their social security number on their application. This information will be kept confidential by the Assessing Department and used solely to confirm residency compliance.

The residential exemption is granted in addition to any other personal exemption to which a taxpayer may be entitled. However, no parcel of real estate may be assessed for less than ten percent of its fair cash value. (there is an exception for certain persons with physical infirmities and financial hardship.) How is the value of the exemption calculated?

For FY 2010 under Massachusetts law, the residential exemption may be as much as 30% of the average assessed value of all residential property in the city. For example, if the average value of all residential property were $150,000, the exemption could range from $0 to $45,000 (30% of the $150,000 value).

The residential exemption is a dollar amount of value that is exempt from taxation. Each year, the amount of the exemption is based on the recommendation of the Mayor, with the approval of the Boston City Council.

If, for example, the residential exemption were $45,000, a home with an assessed value of $150,000 would be taxed on just $105,000 of value. This exemption value, when multiplied by the current residential tax rate, represents the dollar savings amount of the residential exemption.

The Assessing Department conducts periodic reviews to ensure that only those owners who actually occupy their property as their principal residence receive the exemption. Owners who do not comply with the requirements of the residential exemption – or who fail to respond to requests for documentation – will lose the exemption benefit

The Taxpayer Referral & Assistance Center (TRAC) has three (3) months from the date on which the application was filed to determine the merits of the application.

The filing of an application does not mean that you can postpone the payment of your tax. The tax appearing on each of the quarterly tax bills must be paid in full. If an application for the residential exemption is subsequently approved, a refund will follow.

If the application is denied, the taxpayer may file an appeal to The Commonwealth of Massachusetts Appellate Tax Board (ATB) within three (3) months of the date on which the TRAC made its decision.

The ATB is located at:

100 Cambridge Street
2nd Floor, Suite 200
Boston, MA 02114
(617) 727-3100

Fantastic apartment near Stony Brook T

Our team sold this home to the current landlord just a short time ago. A woman and her aunt had lived here for 40 years and it was in absolutely perfect condition. The garden has been lovingly maintained and the grounds are perfect. Locationally, this rental 2BD rental unit is fantastic. It is only a five minute walk to Stony Brook T, there are shops and restaurants at the end of the street and The Brewery is maybe 6-7 minutes walking. There you’ll find Ula Cafe (coffee/baked goods/sandwiches), Bella Luna & Milky Way (bar/restaurant/dancing) and Jamaica Plain’s only gym, Mike’s Fitness.

The owner is asking $1400/mth. The unit has a three season porch, hardwood floors and washer dryer in-unit! Don’t miss this opportunity to live in one of the best neighborhoods in Boston.

Call Christine Li at 617-828-7725 if you have any questions.

I know it’s been a while since you’ve heard from me – and I’m sure that brings a tear to your eye, but I have a fabulous “Home of The Week” for you. There are a lot of cute homes in “JP” no doubt. Every once in a while you come across an owner who has that special talent for design. That’s Anna. She’s sharp as a whip and a bit of a Super Mom.

Open dining and kitchen

I’m not really sure how she managed a career, pregnancy and this stint as General Contractor, but she did – and it’s smashing.

From the street, this fashionable home on Plainfield St. is an unassuming Colonial, not unlike other single families in Jamaica Plain. Although it has a large yard and beautiful landscaping (you wouldn’t know it right now as it’s hidden under a layer of snow) you might not give it a lot of thought if you were walking by. However, behind the front door is an attention to detail and design seldom seen.

Anna had some help from her hubby Edward, but I think even he would give her the lion share of credit for this enormous undertaking. I sat with them recently at the robust dining table and talked about the work they had done. I got woozy. Much of the work that Anna did took place behind the walls. This isn’t just a little icing on a cake. She engineered this home top to bottom. Feel free to grab us at the open house Dec 13th (11:30a-1:30p) and we’ll tell  you all about that, but for now I’ll show you the fun stuff.

You enter a pretty common foyer with a set of stairs up and a doorway to the kitchen – which is uncommon. It’s kind of hard to describe Anna’s style but I guess you could call it Danish Modern.

Custom cabs, honed granite & fab apps

There’s just the right mix of mod light fixtures and Italian tile with warm wooden furniture and European decor. The powder blue cabinets are the first thing you notice. They look sturdy and significant – not the normal stock. It turns out that Anna had them custom finished because she couldn’t find something she liked that was mass produced. This is the kind of kitchen where you can make a serious meal and entertain a large group of people. The massive center island houses a Dacor range and a stainless steel vent hood hangs down from the ceiling. The honed granite counters contrast perfectly with the modern cabinets and the sleek tile backsplash. The wall oven and microwave are also Dacor and there’s a ginormous Amana fridge that could hold provisions for an army. It’s all well lit with recessed lighting and plenty of great natural light.

One of my favorite features of this home is the half flight up, half flight down design of the living and family rooms. It gives you easy and immediate access to both but provides enough separation that guests wont hear pots and pans banging while they’re conversing or watching the game, but getting food and drinks back and forth is a snap. Also, as those with kids would appreciate, mom or dad can easily keep an eye on the kids without having them underfoot during food prep or adult convos.  In the photo above, the door on the left goes up to the more formal living room, while the door on the right goes down a half flight to a family room.

Master bath

This was originally designed as a master suite. It is expansive and has french doors out to a very private patio on one side and sleek, narrow windows on the other that afford a little more privacy while allowing natural light to flood the room. The bathroom that ajoins this space is rich. Upon opening the door you are enveloped in cool green mosaic-like tiles and and a timeless marble floor. It’s not that thin, slippery, cheap stuff. It has a real permanence to it. The bathrooms in this home, in general, are amazing and will all look great in 20 years. The design is classic and solid. It’s the kind of materials you might see in a Gropius house or the like.

This space also has good storage and a laundry closet. It’s currently used as a family room where little Archie and Harrison can play without being out of earshot and mommy’s watchful eye. It’s even big enough to make into an au pair suite or an in-law when you need help with the kids. (That’s one lucky nanny.)

A half flight up from the kitchen is the formal living room. It has a cavernous volume to it. Cathedral ceilings slope down to a modern fireplace surrounded by a sophisticated, neutral tile.

Living room

Master bed or family room?

The combined open kitchen/dining, living room and family room are enough space to have a very large group of people without anyone feeling like they’re bumping into each other.

Off the foyer and the kitchen you’ll find another stunning full bathroom, mud room, closet (formerly used as a study!) and a door leading out to the deck and another large patio.

Anna put more work and money into her bathrooms than most people put into their whole house. Both of the lower level baths have showers with a simple glass panel and a tile ridge to keep the water in. The faucetry throughout the home is all the very best money can buy – each fixture, each faucet making a subtle, sophisticated statement.

The upstairs bath is a Zen paradise. The focal point of the room is a beautiful soaking tub with sleek, modern lines that contrasts remarkably with the slate floor. All the baths have undergone a full transition with recessed lights and touches that indicate this was no “once over” renovation.

Upstairs bath with sleek soaking tub

There is a landing at the top of the stairs with three bedrooms off of it and the bath I just described.  The largest of the upstairs rooms is currently used as the master. Anna & Edward outfitted this room with a fantastic closet, of course. The second bedroom is quite large as well and the third upstairs room is a perfect room for a child or a nursery.

There is multi-zoned heating and air conditioning throughout the home and all sorts of electrical and plumbing upgrades.

If you’re not familiar with the Parkside Neighborhood of Jamaica Plain, the name kind of says it all. To the North is a beautiful park bordering Williams Street and Dungarven Road. There are vegetable plots there and the neighborhood folks sometimes use it for pot lucks and such. Just a block away at the corner of Rossmore Road and Stedman Street you’ll find a brand new tot lot completely outfitted with state-of-the-art play structures and a bouncy soft ground material. Two blocks to the east is Franklin Park which is home to America’s oldest zoo and golf course and some fantastic trails. I often ride my bike there. Recently a friend showed my some great foraging opportunities just minutes from the entrance and my daughter loves to go geocaching and letterboxing there as well. I hope you can make it by our open house on Sunday. Of course call if you have any questions. 617-828-7956 or www.TheBostonHomeTeam.com for a virtual tour.