What’s new in Brookline? Well, if you haven’t kept track, there have been a few culinary changes afoot in Washington Square in the last few months, including the opening of a new Rod Dee Thai restaurant, the Tamarind Bay  dedicated to Indian food served in a sophisticated setting, and Roadhouse, which moved Texas barbecue into Vinny Testa’s old location.

To be nothing but brutally honest, Washington Square restaurants tend toward the overpriced and mediocre, so it doesn’t hurt to have a few more options — especially the reasonably-priced Rod Dee (more along the lines of fast food) which may be the first choice in times when many of us aren’t willing to part with a lot of bucks for a meal.

 Meanwhile, new on the market in Brookline are three properties, all of which could be attractive to second-time buyers who want more than just two bedrooms for kids, dogs, houseguests, assorted relatives and the like.

185 Rawson Road, #3
Brookline
BEDS: 3/BATHS:1.5
SQ.FT: 1506
$649K

657 Chestnut Hill Ave
Brookline
BEDS:5/BATHS:1.5
Sq.FT:2000
$699,900

3 Upland Street, #2
Brookline
BEDS:3/BATHS:2
SQ.FT:1655
$589K

Sweet Digs Boston Home 
Brookline, Brighton Archives

Architecture and urban planning critic Jane Jacobs observed back in the 1960s that sidewalks are about a whole lot more than getting to or from somewhere. In the best circumstances, sidewalks are about people-watching, bumping into acquaintances and old friends, and just hanging out. A good city street, according to Jacobs is “a marvel of balance between its people’s determination to have essential privacy and their simultaneous wishes for differing degrees of contact, enjoyment or help from the people around.”

In other words, in the best city neighborhoods, you can share time and space with others without having to share everything with them. Sure, you can have daily chats with fellow dog walkers, but you don’t have to invite every dog walker you meet over for dinner. You can share a conversation with the local shopkeeper, but your pleasantries and chatter don’t have to mean you become best friends. A lively sidewalk brings you in contact with people you wouldn’t otherwise meet, perhaps because you really don’t have much in common. But that’s okay, or even good, because you’re broadening your horizons, no matter how superficial it may seem.

Contrast that with a development with no sidewalk life— no small shops and restaurants within walking distance. Instead, there’s the ubiquitous and always empty “meeting room” or “clubhouse.” You’re not likely to bump into anyone there, and rest assured, whoever you do meet will rapidly become a fixture in your life, for better or worse. In a neighborhood sans sidewalk life, the choice is quick and cutting: either a whole lot of contact or no contact at all. The result, according to Jacobs, is that people become either extremely choosy about their neighbors or they choose no contact at all.

Brookline and Brighton have plenty of areas without much street life. For street life you need walkable commerce. Fortunately, however, there’s that, too, if you know where to look for it. So in honor of weather still warm enough for a stroll, here are three homes near business districts that provide enough sidewalk activity to keep things interesting.

131 Sewall Ave, #63
Brookline
BEDS:2/BATHS:2
SQ.FT: 1456
$549K

37A Harvard Street, #5
Brookline
BEDS:1/BATHS:1
SQ.FT :571
$285K

7 Eulita Terrace
Brighton
BEDS:3/BATHS:2.5
SQ.FT:1600
$574,900K

Sweet Digs Boston Home
Brighton, Brookline Archives

This week, there are a lot of things on clearance sale, and I’m not just talking about stocks. Coldwell Banker is running a 10-day, 10 percent off sale on many listings … condos on sale like so many cotton socks at Walmart. Meanwhile, realtor John A. Keith reports that many people who would otherwise be listing or buying downtown condos in the $400-$700k range are sitting things out. And who can blame them, with the economy so uncertain — or should I say on the edge of eminent collapse?  Here are a three open houses which feature homes that have also recently reduced their prices.

24 Adair Road, #24
Brighton
BEDS:3/BATHS:1
SQ.FT:985
$329K. Reduced from $339K Oct. 1
O.H. Sunday, October 12, 2008 12:00 PM – 1:30 PM

18 Lakeshore Court, #3
Brighton
BEDS:2/BATHS:1
SQ.FT: 824
$249,900. Reduced from $257,900 on Oct. 6.
O.H. Sunday, October 12, 2008 12:00 PM – 1:30 PM

25 Kilsyth Road
Brookline
BEDS:5/BATHS:4.5
SQ.Ft: 5,540
$1,750,000. Reduced from $2,200,000 Oct. 9
Sunday, October 12, 2008 1:00 PM – 2:30 PM

Redfin Sweet Digs Home
Brighton, Brookline Archives

In most parts of the country, “family friendly” means a four-bedroom home with a yard and a family room, preferably on a cul-de-sac. In New York, however, “family-friendly” means a two bedroom, maybe three, and hopefully at least 1300 square feet. An in-unit washer and dryer officially seals an apartment’s “family-friendly” status.

What else makes an apartment attractive to those with kids? According to the New York Times:

• Other children in the building so that 3 a.m. wailing will be tolerated, if not necessarily appreciated.
• A friendly doorman who will give the kids a high-five.
• An elevator in the building, so kids don’t have to be carried and strollers don’t need to stay parked underneath the stairs.
• Shower curtains rather than a glass partition around the tub.
• A large second bedroom big enough to sleep two kids.
• A balcony or terrace with a high wall, or preferably, no balcony at all.
• A location within walking distance of parks, schools and play centers.
• An open kitchen so that the cook can watch the kids while cooking.
• A garage underneath the building.
• Oh, and did I already mention an in-unit washer and dryer?

While families have long accepted apartment life in New York, it’s a newer concept for many Bostonians more accustomed to a two-family, or even better, a single-family home in suburbia. And yet, Boston’s South End is in the middle of its own baby boom. And that’s despite the fact that families must struggle along without a yard and garage parking.

Meanwhile, Brookline, has long attracted families willing to live in smaller quarters in exchange for the opportunity to attend Brookline schools. In honor of all those families who opted for apartment life in New York, the South End, and Brookline, here are a few Brookline condos for less than $550K that could potentially satisfy the needs of people with kids… I can’t, however, promise an in-unit washer and dryer.

15 Park Vale, #2
Brookline
BEDS:3/BATHS:1
SQ.FT: 1290
$549K

50 Garrison Road, #1
Brookline
BEDS:3/BATHS:2
SQ.FT: 1492
$549K

17 Stearns Road, #3
Brookline
BEDS:2/BATHS:1
SQ.FT: 1250
$529K

Brookline, Brighton Archives
Sweet Digs Boston Home

Last week, we got the sad news: Brighton’s Alexander Hamilton Elementary School is going to close. The closing is part of a measure to save the Boston Public Schools $13.8 million over the next five years. As part of the changes, the school department also plans to dramatically reorganize several schools in Brighton. Garfield Elementary will close and the building will become a new pilot high school affiliated with the Mary Lyons K-8 school. Garfield and Hamilton students will attend a new K-8 at the Thomas Edison Middle School on Glenmont Road.

I don’t know about you, but I’m sad to see Hamilton go. I used to live on Strathmore Road, just a couple of blocks down the road. I didn’t have kids attending the school, but Hamilton is where I voted and attended community meetings. I don’t know the educational merits of closing the school, but from a resident’s perspective, the closing is nothing but bad news. In an urban neighborhood heavy on students and young professionals, it was always a pleasure to see little kids and real families on the street. The school gave the neighborhood a sense of history and continuity, helping Cleveland Circle feel like more than a temporary waystation for young career climbers on their way up and out.

Now the question is what will happen to the old Hamilton building. Will it be reclaimed for another public use? Will it be turned into luxury condos? There’s no word yet on what the future holds for the building itself, but since the building is located so close to Cleveland Circle, the Chestnut Hill Reservoir and public transportation, as well as another group of luxury condos recently built along Chestnut Hill Avenue, it’s highly unlikely that it will remain unused for long.

And for old time’s sake, here are a few properties adjacent to Hamilton elementary where at one point in the city’s history, a family might have lived, maybe sending their children to Hamilton:

163 Chestnut Hill Ave, #303
Brighton
BEDS:2/BATHS:2
SQ.FT: 1199
$489,000

141 Chiswick Road
Brighton
BEDS:4/BATHS:2
SQ.FT:1198
$438,500

129 Chiswick Road
Brighton
BEDS:4/BATHS:2
SQ.FT: 1409
$439,000

Brighton, Brookline Archives
Sweet Digs Boston Home

Here’s an interesting fact: according to the American Automobile Association, the average cost of car ownership and maintenance for a typical car in 2006 was $7,800 a year. That includes all the costs that make car ownership such a drag — gas, parking, insurance, visits to the mechanic. The average family has to earn almost $10,000 in pretax salary, just to pay for one car. Add two cars to the mix (as many families have) and that’s $20,000 of a family’s hard-earned salary going just to feed and maintain two cars.

What’s this got to do with real estate?

Simply this — as real estate developer and professor Christopher B. Leinberger has noted, owning just one car is the equivalent of having an additional $135,000 mortgage in your life after you deduct mortgage interest. Not exactly a recipe for wealth.

So in light of the tyranny of the car, I thought it was worth visiting Brookline open houses this weekend where you could conceivably ditch one or more car, helping to simultaneously clean up the environment, de-stress your life and substantially enrich your bank account. All three of these properties are near the T and bus lines as well as stores and shops.

25 Green Street, #1
Brookline
BEDS:2/BATHS:2
Sq.Ft: 1488
$598K
Sunday, October 5, 2008 12:00 PM – 1:30 PM

1070 Beacon Street, #5A
Brookline
BEDS:2/BATHS:1
SQ.FT:972
$439K
Sunday, October 5, 2008 12:00 PM – 1:30 PM

922 Beacon Street, #33
Brookline
BEDS:1/BATHS:1
SQ.FT:585
$369K
Sunday, October 5, 2008 12:30 PM – 2:15 PM

Sweet Digs Boston Home
Brighton/Brookline Archives

One large home sold for about 95 percent of July’s asking price. I noticed a new for sale sign and lots of construction work, so it may be that this home is being renovated or reconfigured into condos for resale. Or… maybe they just forgot to take down the for sale sign.

The other home that sold on this street sold for 96.5 percent of the July’s listed price. Both of these properties, interestingly enough, sold for substantially more than their appraised value on either Zillow, Eppraisal or Cyberhomes. Either people really like Cummings Road, or prices along the streets immediately abutting Brookline are holding their own.

24 Cummings Road
Brighton
BEDS:6/BATHS:1
SQ.FT: 3,131
Sold $760K, Sept. 3. Listing price, $799K

36 Cummings Road
Brighton
BEDS:2/BATHS:1.5
SQ.FT: 1080
Sold for $375,150 on August 19. Listed at $389K

And two other recent sales on this street:

40 Cummings Road, Apt. 4
BEDS:2/BATHS:1.5
SQ.FT: 1090
Sold for $390K June 25, 2008.

7 Cummings Road, Apt. 4
BEDS:2/BATHS:1.5
SQ.FT:985
Sold for $352,400 on August 1, 2008.

Sweet Digs Boston Home
Brookline, Brighton Archives

With the economic crisis on the top of everyone’s mind, let’s just say that uncertainty rules the day. According to real estate broker John A. Keith,  first-time homebuyers looking downtown aren’t. Units in the $400-$700K range aren’t moving and sellers aren’t listing. In order to lure more buyers into the market, Coldwell Banker has initiated a 10-day, 10 percent off sale — condos on the sale rack like so many cotton socks at Walmart. 

On the other hand, while a lot of people are sitting this market out, I have two friends who are still looking (albeit cautiously), and another who has just bought. Basically, if you know you can pay a mortgage AND life circumstances dictate a move while simultaneously the right place comes into your life (like the right man or woman), well, even the weirdness — or perhaps eminent collapse — of the economy won’t deter you. 

So for those still out there looking this Columbus Day weekend, here are a few open houses with recently-reduced prices.

1768 Beacon Street, #12
Brookline
BEDS:2/BATHS:1
SQ.FT:872
$419K. REDUCED OCT. 1 from $425K.
Open House: Sunday, October 12, 2008 12:00 PM – 1:00 PM

24 Adair Road, #24
Brighton
BEDS:3/BATHS:1
SQ.FT:985
$329K. REDUCED Oct. 1 from $339K
O.H. Sunday, October 12, 2008 12:00 PM – 1:30 PM

18 Lake Shore Court, #3
Brighton
BEDS:2/BATHS:1
SQ.FT:824
$249,900. REDUCED Oct. 6 from $257,900.
O.H. Sunday, October 12, 2008 12:00 PM – 1:30 PM

Boston Sweet Digs Home
Brighton, Brookline Archives

Basically, its about the future of housing — a future, I was surprised to learn, that looks a lot like Brighton.

According to Christopher B. Leinberger, author of “The Option of Urbanism,” social, demographic, environmental and economic trends are conspiring to dramatically change the type of housing we’re likely to see get built in coming years. The fundamental driving factor of the change will be the growth in households without children. The additional 28 million childless households by 2025 (compared to only an additional 4 million households with children) will not be looking for quality public schools or single-family homes on large lots, but instead for dense neighborhoods with shops, public transportation and other amenities, all within walking distance. Leinberger says an unacknowledged pent-up demand for this “walkable urbanism” already explains the current and growing price differential between a house or condo in neighborhoods like the South End or Back Bay and houses or condos further out in car-dependent suburbs like Dedham. Even with the economy tanking and the housing boom busting, this fundamental trend is likely to continue (perhaps even accelerate) which will likely bolster prices in key urban neighborhoods and towns.

You may have heard this before from sustainable housing advocates and the like, but what gives Leinberger’s position some weight is that he’s no pie-in-the-sky idealist. Yes, he’s Director of the Graduate Real Estate Program at the University of Michigan, but he’s also a real estate developer with his own real estate firm. He thinks in terms of cold hard numbers and what sells.

And what’s selling? Compact townhouses, condos and other multi-family homes in places that sound a lot like Brighton. Between now and 2030, he thinks it’s likely that prices in these urban areas will continue to hold steady or drift upward, simply because of high demand and short supply, while prices of large-lot suburban single-family homes will drift downward.

Given his emphasis on the growing segment of households without children, I would like to throw in a prediction of my own: affordable urban walkable neighborhoods like Brighton will grow in value relative to walkable but more expensive towns like Brookline, which have traditionally attracted residents largely because of a quality school district. There may simply be fewer folks able or willing to pay high housing prices and property taxes for walkability and a good school district if they can find essentially the same thing without the good schools in a cheaper neighborhood next door.

Interesting reading and food for thought on a rainy day.

Forget Bailing Out: Just Move to Greater Boston
Boston Sweet Digs Home

This week, with all the disasterous financial news, it’s hard to imagine that anyone feels optimistic enough about the state of the economy to go out and look at houses.

And yet, we all need a place to live, right? 

For those able to forget about talk of bail-outs and failing banks, who just want to find a nice place to live with a decent kitchen and a good layout, life goes on. At least if they’ve got money in an FDIC-insured bank and already secured a mortgage.

Here are two houses and one condo that look homey and comfortable enough to live in for the long haul, no matter what the state of the economy or housing market.

44 Greycliff Road
Brighton
BEDS:4/BATHS:2.5
SQ.FT: 2616
$750K 
Sunday, September 28, 2008 1:00 PM – 2:30 PM

99 Stedman Street
Brookline
BEDS:6/BATHS:2
SQ.FT:2614
$995K
Sunday, September 28, 2008 12:00 PM – 2:00 PM

40 Browne Street, #3
Brookline
BEDS:2/BATHS:1
SQ.FT: 1,072
$459K
Sunday, September 28, 2008 12:00 PM – 2:00 PM

Sweet Digs Boston Home
Brighton, Brookline Archive