Article 1 (The Names of the Neighborhoods of Brookline) Article 2 (The Big Dig: Predicting the Future) Article 3 (Is It The Right Time to Buy Real Estate?) Article 4 (Q&A with Michael Merrill)

The Names of the Neighborhoods of Brookline By Sara Rosenfeld, Sr. Vice President, Brookline Office of Hunneman & Coldwell Banker Many of the neighborhoods of Metro Boston have specific names known by the residents and the real estate agents, but not by many of the buyers and prospective tenants. You may be reading ads that say the name of the neighborhood and you do not know where they are! Here is a brief description of some of the neighborhoods for your future reference. Lower Beacon Street is the area around Beacon Street adjacent to the Boston line close to Kenmore Square. This popular area consists of two neighborhoods, Cottage Farm to the north of Beacon Street and the area surrounding the Longwood Mall to the south of Beacon Street. Cottage Farm, a local historic district, is a lovely section in the northeast corner of Brookline. It abuts Amory Park, Halls Pond, and the Bird Sanctuary on the western borders. Boston University and Boston neighborhoods are situated to the east. The Longwood Mall and the Longwood Neighborhood are located close to the Boston line where you will find the Longwood Medical Area, home to Harvard University Medical and Dental Schools and its many teaching hospitals. The Longwood T-stop of the D-line of the MBTA is located in this neighborhood. The Longwood Mall is a National Historic Register Park consisting of the largest collection of antique beech trees in the United States. Coolidge Corner is the neighborhood surrounding the intersection of Beacon and Harvard Streets. It is also a T-stop on the C-line of the MBTA. The neighborhood residents consider themselves living in Coolidge Corner since the commercial district influences them all. Northwest of Coolidge Corner is the area known as Corey Hill. Corey Hill is the area around Summit Avenue, north of Beacon Street to the Brighton Line. Corey Hill Park, at the top of Summit Avenue, has some of the most spectacular views of Brookline and Boston. JFK Crossing is located on Harvard Street, less than half a mile north of Coolidge Corner. This commercial and residential area is named for its proximity to the birthplace of President John F. Kennedy on Beals Street. Washington Square is at the intersection of Beacon and Washington Streets and is another T-stop on the C-line of the MBTA. This is another intersection whose name is also used for the neighborhood’s name since it is in close proximity to the commercial district. Southwest of Washington Square lies Fisher Hill, a neighborhood of larger distinguished single family and condominium residences and the campus of Newbury College. Brookline Village is the area surrounding the intersection of Washington and Harvard Streets. It is the site of Brookline’s Town Hall, the Pierce School, Police Headquarters, the main Fire Station, and the main branch of the Public Library. It also has a T-stop on the D-line of the MBTA. Brookline Village is considered to be the area north of Boylston Street (Route 9). Pill Hill, a local historical district, has some of the finest collection of large Victorian-style homes in the area. It is south of Brookline Village and Route 9. Its name comes from the fact that the neighborhood attracted many doctors as its residents due to its close proximity to the Longwood Medical Area and other hospital sites no longer in use. South of Pill Hill is the area known as The Point. This neighborhood abuts the Boston community of Jamaica Plain. Sargent Estates is a "gated" community to the west of The Point. It consists of large homes situated on very large parcels of land, plus it has its own pond, Sargent Pond. Chestnut Hill is a postal district, 02467, and a section of Brookline. Olde Chestnut Hill, a local historic district, abuts the area surrounding Boston College and the Chestnut Hill Reservoir to the north, Hammond Street and surrounding area to the west, and Boylston Street (Route 9) to the south. South of Route 9 you will find the neighborhood surrounding The Country Club. Further south of this area is the part of Chestnut Hill called South Brookline, the area adjacent to the Boston Community of West Roxbury. For a better and more complete description of the neighborhoods of Brookline, please contact our office at (617) 731-2447, for your copy of our newly published community guide, In and Around Brookline.

The Big Dig: Predicting the Future By Kat Malone Anyone who lives in Massachusetts has heard of the Big Dig. We are inundated with it in our newspapers, on our televisions, and especially in our wallets. But does anyone--even Boston residents--know what it really is? The Central Artery/Tunnel Project, nicknamed the "Big Dig," is a complex endeavor aimed at reducing traffic congestion in the Boston area. It includes two main elements: the extension of Interstate 90 to Logan Airport and the replacement of Interstate 93 through downtown Boston. It is an undertaking that began in 1991, reached its first major milestone in 1995 with the completion of the Ted Williams Tunnel, and will not be completed until 2004. The next goal is the completion of an underground tunnel that will replace the Central Artery of I93, which will be subsequently torn down. To Boston residents, this tunnel is the biggest mystery of the Big Dig. Why must it be done? More importantly, how can it be important enough to disrupt their lives so completely? This tunnel is the Massachusetts Turnpike Authority's golden child; indeed, they seem to have much to brag about. It will have eight to ten lanes as compared to the six presently above-ground; it will encompass 161 miles of highway in a 7.5 mile corridor; it will reduce the number of on- and off-ramps from 27 to 14; it will be 120 feet at its deepest point under the red line of the subway; it will carry 245,000 vehicles comfortably by 2010, as compared to more than 190,000--uncomfortably--now. The official Big Dig web site gloats at every turn about what records it is breaking and how impressive the project is. They assert in no uncertain terms that there is no other way to solve Boston's traffic problems than with this monumental undertaking--that we will all suddenly realize in five years when it is over that the ends more than justify the means. Many people in Boston are having trouble swallowing that idea. The project is disrupting life in uncountable ways. Besides the obvious fact that the it is an abominable eyesore, traffic is constantly rerouted, real estate prices are soaring (and will continue to), small businesses are suffering from their inaccessibility, all other construction projects are on hold, and the city has never experienced such noise. Oh yeah, and it's costing Massachusetts taxpayers alone $3.24 billion dollars. That's 30 percent of its total $10.8 billion dollar price tag, the rest of which the federal government is picking up. That means the whole country is in this together, willing or not. The Big Dig has become such an integral part of Boston's life that it's quite literally a new tourist attraction. The Massachusetts Turnpike Authority has taken pains (and more taxes) to make it seem like a theme park. They paid the Museum of Science to display numerous exhibits on the Big Dig as part of their mitigation plan. They have opened a "Big Dig Visitors Center" near the New England Aquarium. Trolley tours of the city have reported a need to add facts about the construction project to their historical facts about the city. Brigham's ice cream company has even created a "Big Dig Sundae." Bostonians don't appear to be amused. Thirteen years of construction demands extensive tolerance--something residents have run out of. The Improper Bostonian magazine recently published an issue titled, "F#@! The Big Dig." The article within proclaimed, "The Big Dig has dug the North End's grave." Yet this outrage is hardly localized. An NBC report from early this year declares that the state auditor's office "concluded that $269 million spent of the 'Big Dig' was 'unnecessary, excessive, and avoidable.'" That's something that all American taxpayers must contend with. The "Big Dig" claims to have the best intentions. The greatest assertion--and perhaps the least deniable--is that this project will improve traffic in the metro Boston area. To think that the present traffic options can support the growth of the city is senseless. It has taken one-third of its budget on its mitigation plan to keep the city open for business while the construction is taking place. This includes the price of keeping the central artery of I93 open while the tunnel is being created. The project will also be creating more greenery in Boston--upwards of 150 acres more, according to the Massachusetts Turnpike Authority. About twenty-one of these acres will be where the central artery presently stands. One hundred and five will be located on Spectacle Island. More than 2,400 trees and 26,000 shrubs will be planted there. Other environmental plans are to use the 13 million cubic yards of dirt excavated to cap landfills. The disenchantment associated with the Big Dig stems from the fact that these goals are just that. The only major positive change so far has been the Ted Williams Tunnel, but that excitement has worn off in the three years since its opening. There are also questions associated with these goals, ranging from criticism for the landscaping plans on Spectacle Island to concerns about the loss of employment for the 4,000 construction workers anticipated to be on the project by the year 2000. The only tangible evidence of the dig at the moment is the chaos and disruption of downtown Boston. It's difficult to justify the most expensive public works project in American history to so many people. The Big Dig is so vast that it affects every American citizen. We are all picking up the tab. Not only that, but Boston is a city that thrives on tourism, especially its reputation for being a historically-rich place. It's difficult to promote this in the midst of machinery. Those who visit Boston find a surprisingly different place than they anticipated. Those who travel here regularly are particularly inconvenienced. Commuters must deal with the rerouting of traffic on a constant basis. It is hard to gauge the time of a commute anymore. It is also troublesome to find the locations a driver needs to because of the confusion in accessible routes. Businesses are suffering by being unavailable to customers. Tenants deal not only with the noise and air pollution, but with the rise in rents, which will surely skyrocket upon completion of the central artery tunnel. It is hard to predict as well what kind of job market will be present when 4,000 workers are no longer needed on the project. To justify or criticize the Big Dig is to attempt to predict the future. The Massachusetts Turnpike Authority does so confidently. They anticipate a better Boston, with improved traffic conditions, lower carbon monoxide levels, more parks, and a reconnection between downtown and the North End. Residents are not so certain since they are relying on promises alone. They are perpetually staring at a crystal ball, waiting through the construction for the chance to know if this will, indeed, be worth it in the end.

Is It The Right Time to Buy Real Estate? By Jay McHugh of RE/Max Affiliates Many customers question whether or not today is the right time to buy real estate. The only way for one to answer this question correctly is to take a look at the particular situation. For instance, during the early '80s, may homes appreciated in value at an alarming rate. Then in the later years of the '80s, homes lost value just as quickly. Yet historically, real estate is an excellent return on an investment. Therein lies the question of whether or not it is favorable to buy real estate. The underlying factor, however, must consider your needs and your time frame. For many individuals, the primary reason to own a home is for shelter. Most owners have one home and ownership is the alternative to renting. Moreover, a home is a place where families are born and raised. Also, a home purchased for proximity to work is, of course, significant. Choosing the location of a home is prudent for present considerations as well as future ones. Then, determining the time horizon for the family to stay in the home is a critical factor of whether real estate is for that family. If a family believes that they may move in a short period of time, they should realize the implications of a financial loss if the market does not appreciate. In addition, tax incentives that are beneficial to the family may make buying a home an intelligent choice. A recommendation for home buyers is not to purchase a home that does not fit their needs presently. For example, buying a four bedroom home when only one needs a three bedroom home may create potential problems. One possible problem is the probability of becoming cash poor and insufficiently using your home space. Also, purchasing a home with the maximum mortgage amount one qualifies for may invite problems when house repairs and unforeseen events take place. When shopping for a home, buyers should plan carefully. Knowing your present needs and your future goals can eliminate problems. Decide whether or not you actually need that extra bath in the home. Know the time frame you will begin having children. This is necessary to prepare yourself for needed space. Further, identify your employment with respect to commuting and the possibility that your job site may change. By answering these questions, one understands the need to carefully plane and not just jump into a market that could possibly set one back financially.

Q&A with Michael Merrill of Merrill & McGeary, a real estate attorney. Q: I have my unit on the market for sale and I intend to purchase another unit or a house. It would simplify my life if I could close on my unit but remain in the unit after the sale for a period of time, maybe thirty days or so. Is this an option for me, and if so, how would I go about arranging for it with my buyers? R.L., Boston, MA A: Sellers often request the right to remain in their homes for a period of time after closing. It is not the request that is unusual rather the agreement of the Buyer. Generally, Buyers do not have the flexibility to delay their move nor do they have the desire to own property which is occupied by someone else. Buyers who are purchasing a primary residence do not want to become landlords and take the risk associated with the landlord tenant relationship. I find that Buyers have concerns, and rightly so, that the Seller will not vacate as agreed or that the Seller will not deliver the property in the condition set forth in the purchase and sale agreement. As a result, they become nervous about the arrangement and decide not to get involved with it. Notwithstanding this understandable attitude, there are transactions where the Buyer and Seller do agree the Seller can remain after the closing. In that instance the parties enter into a use and occupancy agreement in addition to the purchase and sale agreement. The use and occupancy agreement details the understandings of the parties as to the date the Seller must vacate, the condition of the unit, the use and occupancy fee, responsibility for utilities, insurance for personal property and any other pertinent issues. The Buyer might also request that the Seller pay a large deposit at closing to be held in escrow to guarantee the Sellers performance of the agreement. This can work if the parties are sufficiently flexible and act in good faith. Mike Merrill Q: I am looking at a condominium unit in a building which is undergoing renovations. The Seller has finished the work in a couple of the units. I can see the work and it appears to be good quality. There are other units which are for sale in the building, but the units are still occupied by the current residents and no renovation work has been performed. I like the layout and location of one of the units and I would like to make an offer to purchase; but how can I be made sure the Seller will be able to deliver the unit to me on a specific date with all of the work completed in good quality? Does this make sense? A: The purchase of a pre-construction condominium unit or house is one of the most difficult real estate transactions for a buyer. There are a variety of risks, some of which you already mentioned in your question. If you are the type of person who does not want to take risk or deal with uncertainty then I recommend you find another condominium unit which is already complete and the Seller currently occupies the unit. In that case, what you see is what you will get and there will be no surprises. Clearly the Seller intends to vacate the unit at sale and you will be able to plan your move for a certain date. However, there are good reasons to purchase a pre-construction unit. For example, in return for taking a bit of a risk you may be getting a brand new unit updated, with new appliances and finishes. You may be able to take advantage of some options and have the Seller build out of the unit to some of your specifications. In order to put yourself in the best position possible you need to have a very detailed purchase and sale agreement which outlines the obligations of the Seller particularly with regard to the build out and the closing date. Prior to closing you should inspect the unit and several occasions, each time giving the Seller a written punch list of unfinished items. Be prepared to be flexible and not close unless the work is complete to your satisfaction. This is a deal which requires the involvement of a real estate attorney. Mike Merrill