COGnitions

19
February 2019
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Welcome to Pilot Block | By Jeff Hamilton

The Pilot Block claims to be the oldest neighborhood association in the South End While we can’t outright verify the veracity of that claim, we do know that the Pilot Block area is an underrated gem when it comes to high end properties in the broader neighborhood. Representing nearly 22 percent of the South End’s $2M+ sales by count and close to 25% of the $2M+ sales by volume in 2018, the Pilot Block proves to be the South End’s densest sub-neighborhood for high dollar transactions. Moreover, it had the largest concentration of $4M+ sales in 2018 with six such properties trading hands.

The Pilot Block’s strategic location is idyllic for those who covet equal access to the Back Bay’s commercial offerings as well as the South End’s more eclectic culture and boutiques. Three parallel streets within the Pilot Block control the majority of the housing inventory in this sub neighborhood. West Canton, West Brookline and Pembroke Streets all command premium pricing for real estate sales. A particularly enticing row of houses on West Canton Street backs up to a “secret garden” known as Montgomery Park. Unfortunately, that stretch of homes fails to deliver direct access parking for its residents. The opposing side of West Canton shares an alley (including parking) with West Brookline Street giving that side of the street some extreme value as well. Similarly desirous is the block of Warren Avenue between Dartmouth and West Canton Street which harbors Hayes Park.

Expect units to trade quickly in this area. Two side by side brownstones on Warren Ave have recently gone under agreement to a developer. We expect these units to be turned into high end condos over the next 18 months. Condo pricing will likely approach $1,600 to $1,800 per square foot on the upper floors if the developer hopes to make a profit on the property.

While Pilot Block was the leader in the 2018 South End market, overall the South End had 105 transactions with almost $300M in sales over the $2M price point. Continue reading to learn more about how the other neighborhoods measured up.

However, if Pilot Block sounds like the neighborhood for you, check out our listing coming soon on Warren Avenue. This 2 bed, 1 bath condo is a perfect first home or pied-à-terre. Looking for something a little bigger? Let us know and we can connect you with some off-market opportunities in the area.