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      David Paez

      3 Ways to Buy and Sell a Home at the Same Time

      With careful planning and a little luck, you can shuffle properties without taking on too much financial risk.

      For a lot of people, the biggest financial transaction of their lives is buying a house -- and it gets even bigger when you already own a home and are trying to buy a new one. Generally, there are three ways to manage this tricky situation.

      Sell first, then buy

      This scenario is the most common because it's the most financially feasible. You start this process by selling your home, then getting pre-approved for your new home so you know how much you can afford. Your lender's affordability analysis will first look at your available cash for down payment, then determine your monthly obligations.

      Suppose your down payment will come from the sale proceeds of your home, which perhaps you bought 10 years ago for $200,000 using 10 percent down, and are now selling for $250,000. Thanks to IRS tax benefits for owner-occupied homes, you're exempt from paying capital gains taxes on gains up to $250,000 for a single person, and up to $500,000 for a married couple. But you will pay about 6 to 7 percent of the sale price for all the fees associated with selling a home, including real estate agent and marketing fees, transfer tax, and title fees.

      Calculating conservatively, estimated net proceeds from your sale will be about $85,000.

      Using this $85,000 as your down payment on a new home purchase of $350,000 with a 30-year fixed loan, your total monthly obligations on the new home are $1,644 -- comprised of a $1,227 mortgage payment using today's 30-year fixed rate of 3.75 percent (mortgage rates change throughout each day), property taxes of $350, and homeowners insurance of $67.

      To afford this $350,000 price with $85,000 down, you'd need to make $63,000 per year and have no more than $300 per month in non-housing debt obligations.

      To prep before you talk to a lender, you can calculate your own monthly payments using any down payment and purchase price you want, and you can also calculate how much new home you can afford.

      Buy without selling first

      This scenario has become common in recent years as tight inventory in many markets has made it harder for people to find a new home while they sell their existing home.

      To buy without selling first, you need enough cash for a down payment on a new home, and you'll need to assess with your lender whether you can afford two sets of housing payments.

      Using the example above of living in a home you bought 10 years ago for $200,000 with 10 percent down, you might have a total monthly obligation of about $1,215 -- comprised of a $859 mortgage payment, assuming you refinanced along the way into a 4-percent rate, property taxes of $200, insurance of $67, and mortgage insurance of $89.

      If your target down payment was 10 percent on the new $350,000 purchase, your total monthly obligation would be $2,030 -- comprised of a $1,459 mortgage payment with a rate of 3.75 percent, property taxes of $350, insurance of $67, and mortgage insurance of $155.

      Both properties combined are $3,245 per month. If you add an estimated $300 extra for non-housing debt, you'd need to make about $99,000 to qualify for the new home.

      But what if your income falls short? Knowing you'll net about $85,000 on your sale, you can try to get a gift for this down payment and pay it back when you sell your existing home. Doing so means you'd only need $88,000 in income to qualify for the new home before selling your existing home.

      Buy and convert existing home to a rental

      This approach is for people who want to keep their current property as a long-term investment. Depending on the lender and your profile, you might be able to count rental income on the current property to qualify for the new loan.

      If you can't count rental income, your lender would qualify you as noted above with the full obligations of both properties plus non-housing debt, meaning you'd need to make $99,000 to qualify (using the sample home prices and down payments).

      If you can count rents, most lenders allow you to use 75 percent of rental income to offset expenses when qualifying for the new home. If we used this formula in a market like Denver -- where median rents are $1,650 -- you'd need to make $65,000 to qualify to carry both homes if you were being given credit for rents. Check rents in your city to see if this approach would work for you.

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      What Sellers Need To Know This Spring

      Believe it or not, spring is just over two weeks away (hooray!) and with the warmer temperatures, of course, comes the heating up of the real estate market. If you're planning on selling, brush up on some of the best advice from our first-ever "Sellers Week," a week's worth of coverage devoted to all things sales-related, which ran in February.

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      Questions To Ask Before Listing Your Home

      You plan to sell soon, and you've already chosen your agent. You are in the middle of cleaning, painting and prepping the home. As the listing period approaches, it is time to dig deeper into the final pricing, sales and marketing plan. The ultimate list price or go-to-market strategy may change based on inventory levels and the competition. As you get closer to finalizing the listing, there are some questions you'll want to ask your agent.

      What's the highest price my home could attain given its size, location and space?

      You can't up and move your house to a better location. And a fourth bedroom or a second bath isn't going to appear magically. So there will be a limit based on your home's layout, square footage, number of bedrooms and baths, as well as the lot size. Better understanding what a fully renovated home with broad market appeal would sell for will help inform your price, and you can work backwards from there.

      Based on our list price, how long can I expect to wait before receiving an offer?

      Coming up with a list price should be a transparent and ongoing discussion. Your price will determine how long it takes to receive offers. If you chose to price it low, expect to see offers within the first few weeks, if not days. If you go for the high-end of the price range, expect six weeks -- maybe longer -- and also plan for a potential price reduction along the way.

      What is the open house and broker's open house strategy?

      Every market is different, so what worked for your Uncle Bob in San Francisco may not work in your smaller suburban town in the Midwest. But find out what does work. Agents should have at least one broker's open house or broker's caravan and a few Sunday open houses in the beginning.

      Many agents will tell you that open houses don't work. Others will advocate for them every weekend. Find out what other sellers are doing by studying the market yourself. One-size-fits-all may not be the best approach.

      If you have not narrowed down a listing agent at this point, use these questions as interview topics for potential agents. If you hear the same answers multiple times, chances are that is the best approach. If you are a serious seller, motivated to move your home and working with an experienced local agent, these final discussions should put you on the path to success.

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      Pro Tips For The Small Landlord Seeking A Renter

      If you're looking to rent out the top floor of your brownstone or sublet your apartment during a posting abroad, you'll no doubt want to find a respectful, financially stable renter.

      But where's the best place to lock one down? Take a cue from professional property managers and landlords, who let us know the best ways for smaller owners to locate good tenants.

      Post an online ad: The easiest way to reach renters is, not surprisingly, by posting ads on any number of apartment-listing websites. But you want to be strategic about it.

      The most popular sites among landlords are StreetEasy ($50 for your ad to appear for two weeks; $75 if you want your ad to be a featured listing); the New York Times real estate classifieds ($99 for your ad to appear for 14 days); and Craigslist ($10 for brokers; free to list by owner). 

      Savvy would-be renters tend to trust StreetEasy and the Times over Craigslist, since they don't have to worry as much that what they're seeing isn't what they'll get, says Dylan Pichulik, CEO of XL Real Property Management, which manages small condo and co-op buildings in the city, as well as individual apartments for owners.

      "The best way is listing through StreetEasy because they have web crawlers that pull information from other databases," such as brokerage websites, says Pichulik, drawing renters with a volume and variety of listings. In addition, he says that "people have grown a little apathetic toward Craigslist because there's so much garbage on there, and it can be very inefficient."

      Or, as BrickUnderground's small-landlord columnist Craig Roche put it last year, "putting an apartment on Craigslist, as often as not, is an invitation to scammers and local 'entrepreneurs' who will pose as me and try to 'rent' my apartments."

      But since Craigslist is free to landlords, it doesn't take much to put up an ad, points out Donald Brennan of Brooklyn-based brokerage Brennan Realty Services. "If you've been getting tenants that way for years, it'll definitely be hard to break that habit," he says.

      Also, for all its drawbacks, Craigslist continues to be the place where many renters start their search, Pichulik says, "because they think they'll find no-fee apartments."

      Tap your networks: Post the information on your Facebook or Twitter accounts, and draw from a pool that's weighted more heavily toward friends and acquaintances.

      "It can be a good resource," says Pichulik, adding that typically small landlords who post on their own feeds "want more of a friend of a friend to move in, like if they're subletting their unit or breaking a lease."

      Pro tip: If you own at least three apartments, consider the new Apartment Hunters tool on LandlordsNY, a free social network for landlords (and a BrickUnderground sponsor). Apartment seekers submit the basic qualities they're looking for in a rental--number of bedrooms and bathrooms, neighborhood, price and must-have amenities (like a pet-friendly building or a gym)--and the information is blasted to the 1,300 or so landlords who belong to LandlordsNY. Plans are also in the works to add a pre-screening feature that would run credit checks on tenants. 

      Hire a broker: Brokers manage the due diligence, make sure the tenant is the right fit, check their credit to make sure you're getting what you think you're getting--all at no charge to you, and a fee of anywhere from a month's rent to 15 percent of a year's rent charged to your tenant.

      "From a financial perspective, there are no risks to the landlord in using a broker," says Brennan.

      While you may be somewhat less competitive compared to bigger landlords who cover the fee (and thus, advertise their offerings as "no-fee" apartments), it probably won't make much of a difference in today's tight rental market, says Brennan.

      So how do you find a broker to help you in a situation like this? If one helped you get the apartment, call them back and get them on the case. If they're not the right person for the job, they can direct you to someone else in their brokerage.

      If you found the place on your own, try cold-calling a real estate brokerage to speak to a rental agent. Or check out StreetEasy to see who's renting comparable apartments in the same neighborhood, Brennan suggests. 

      Spread the word: Sometimes the oldest ways are the best ways. Ask friends, co-workers and other tenants in the building (if you have them) if they know of anyone interested in moving in. 

      Know other landlords? Chat them up and ask if they know of anybody looking for a place like yours. "Anybody is a potential source of leads," says Brennan.

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      5 Tips for Millennial Home Buyers

      In previous generations, many people bought 'starter' homes while in their 20s or 30s. The world moved at a much slower pace then. People tended to stay put in the cities where they grew up. They wanted 'roots' and the status that homeownership afforded.

      But times have definitely changed. In thenext generation of real estate, we're a much more mobile society. Millennials, Generations X and Y don't necessarily want to be tied down by roots. They want the freedom to travel, or to take that new job, whether it's in Chicago, Los Angeles, or Dubai. Homeownership doesn't have the same status to them that it had to earlier generations. And, they've heard the horror stories of home ownership from those who bought during the market high only to see their home values plummet during the recession.

      But there are still many who want to be homeowners. And, the approach is different now, then it may have been a generation ago. If you're in your 20s or 30s today and considering buying a home vs. renting, here are some things to consider.

      Don't assume you can't afford to buy

      So many young people come out of college with student debt and very little savings. Even after a few years out of college, they assume they either don't have the 20 percent down payment or don't have the income to afford a purchase.

      That doesn't mean that if you're in your 20s, you can't afford to buy a home. Around the country, mortgage brokers, bankers and direct lenders are lending more than ever. Loan options such as those from the FHA (Federal Housing Authority) enable qualifying first-time buyers to purchase with as little as 5 percent down.

      Is it wise to put down less than 20 percent? Not always. But if you're credit-worthy and responsible with money, you can take advantage of the record low interest rates and loan options that exist today.

      Keep in mind that in some markets, renting is as expensive as buying. If you do your homework, you may understand that a home purchase is within your reach.

      Don't go it alone

      With today's easy access to online listings, most people old and young believe you don't need a real estate agent. People assume that the role of the agent, pre-Internet, was primarily providing access to the "keys." In reality, agents have always played such a bigger role, one that many people don't realize until they've gone through a transaction. A good local agent has years of intellectual capital inside his or her head.

      Agents know the market like no one else because they've been inside hundreds of homes, have relationships with many of the agents and have done many deals. They know exactly what to do when a red flag arises. Additionally, the home purchase is both personal and emotional. Through the years, buyers have acknowledged how they've let their emotions get the best of them to kill an opportunity. But having a solid resource beside them at all times -- the agent -- has helped keep them in check.

      Ask your parents for advice

      Your parents likely bought real estate in a different market, when interest rates were north of 12 percent and they were without access to the Web and online listings. But they have that home buying experience. They have been through the market before and can add value to your home search. They may be out of touch with social media and the technology available to help in the home buying process, but they likely have a solid financial opinion or helpful feedback. Plus, your parents simply have more grey hair and life experiences that have informed them about home buying and finances.

      Take your time

      Buying a home is not like buying a new smart phone, computer or flat-screen TV. It's not only a lot more expensive, it's much more personal and emotional and not something to take lightly.

      Even though the flow of information is quick today with texting, email and the Internet, a home purchase takes lots and lots of time, research and due diligence. It should never be rushed, ever. The home purchase evolves over time. Don't feel compelled to rush into it or leap to a decision on a home. Don't feel pressured by a "hot" market or competitive bidders. Slowly learn the market, do your research online and go to some open houses. Over time, you'll get more comfortable with the market, and with luck, you'll get pre-approved for a loan and hooked up with a good, local real estate agent. You may make an offer or two or three or four before you find the best home at the best price. Let the process work itself out over time. You'll avoid buyer's remorse.

      Don't be overwhelmed by data

      When your parents bought a home, there was probably little to no data available to them. They worked with a real estate agent who showed them homes, but they didn't have access to so much historic data or access to the technology and information we have today.

      Even so, access to all this information isn't always a positive force. Sometimes, it can stall a buyer or make them question whether or not they want to be a buyer. If you have a down payment saved up, can afford the monthly payment and plan to commit to the home for at least 5-7 years, then go for it.

      Chances are, if any of the above doesn't add up, you may not quite ready to buy -- which means you might be better off renting for the time being.

      Top-Rated Renovations

      10. One or More Fireplaces Pct. of home buyers willing to pay more: 40% Amount willing to pay extra: $1,400

      Some 40% of homebuyers without a fireplace said they would spend additional money for at least one and cough up an extra $1,400. The fireplace, while always popular, was less necessary when several TVs were going in the house all at once, Samuelson said. But he speculated that having a home with fireplaces may become more popular in the future as people spend less time watching TV and more time on tablets and e-readers. These people may find the fireplace a good place to cozy up and use their devices, he said.

       

      9. Eat-In Kitchen Pct. of home buyers willing to pay more: 40% Amount willing to pay extra: $1,770

      The people who are most interested in an eat-in kitchen tend to be in the 35 to 54 age range, with 30% of those prospective home buyers indicating this is "very important" in a house. Meanwhile, just 21% of those under 35 years of age and 20% over 55 feel the same way. More people, especially those who are raising families, want kitchens that look into family entertainment rooms. Some have even made it a family hangout by placing big-screen TVs and other electronics in the kitchen. "Buyers who are in families want to be in one space and do it all," DeSimone said.

       

      8. Stainless Steel Appliances Pct. of home buyers willing to pay more: 41% Amount willing to pay extra: $1,850

      Like most features, stainless steel appliances are most important to people between the ages of 35 to 54, with 23% considering them to be a "very important" investment, compared with just 16% of those under the age of 35 and a mere 11% of those over the age of 55. From a cost perspective, stainless steel appliances are not necessarily the best investment. Samuelson noted that stainless steel wears out far easier than most other common materials. Also, the children in the house can also get their fingerprints on the appliances, requiring more cleaning. However, Samuelson said people are primarily driven to buy stainless steel appliances because they look more attractive.

       

      7. Kitchen Island Pct. of home buyers willing to pay more: 48% Amount willing to pay extra: $1,370

      Kitchen islands are most important to people ages 35 to 54, with 24% of them indicating that it is a "very important" characteristic. Just 19% of people under 35 and 13% over 55 considered this feature important. DeSimone noted that kitchen islands often come in handy for those who are raising a family. It provides additional room to put out food for the family and allows the kitchen to become more organized. Although the desire for a kitchen island is high, those who do not have one but want one are only willing to shell out $1,370, less than most other features.

       

      6. Ensuite Master Bath Pct. of home buyers willing to pay more: 49% Amount willing to pay extra: $2,030

      Once again, the ensuite master bathroom tends to be more important to people ages 35 and older. "It kind of goes to the 'home is my sanctuary' mentality," Samuelson said. This, along with a walk-in closet in the master bedroom, has become more important in the past 10 years or so. Many people are eager to make their bathroom more "homey" by doing things such as installing televisions on the wall. The fact that many master bathrooms have two sinks is also an appealing option for married couples, Samuelson added.

       

      5. Hardwood floors Pct. of home buyers willing to pay more: 54% Amount willing to pay extra: $2,080

      Some 25% of buyers under the age of 35, and 28% of those between 35 and 54, considered hardwood floors "very important" when looking for a home. Only 17% of people ages 55 and up felt the same way. In previous generations, homes with carpets were considered better in order to conserve energy, DeSimone said. Even today, older people are more likely to feel more comfortable with carpeting because the insulation makes the home a little bit warmer. But for younger people looking to have many guests at the house and for people with children, hardwood floors are desirable because they are easier to clean than carpets.

       

      4. Granite Countertops Pct. of home buyers willing to pay more: 55% Amount willing to pay extra: $1,620

      Among homeowners between the ages of 35 and 54, 24% viewed granite countertops as "very important," compared to 18% of people under 35 and 18% of people over 55. Although just one in every five prospective home buyers said granite countertops were very important, 55% of those who bought a home without such a countertop said they would pay extra for it. Both DeSimone and Samuelson agreed that the granite countertop is more of a style issue than anything else. "There has been more emphasis on the beautiful kitchen these days, and granite countertops are a part of that," Samuelson said.

       

      3. Walk-In Closet in Master Bedroom Pct. of home buyers willing to pay more: 60% Amount willing to pay extra: $1,350

      A whopping 60% of homeowners were willing to pay extra for a walk-in closet in the master bedroom, with 44% of people between the ages of 35-54 viewing this feature as "very important," compared to just 35% under the age of 35 and 36% of people 55 and older. DeSimone said the walk-in closet is desired for two main reasons: space and status. The space is very desirable for people as they get older and acquire more clothes, allowing people to be more organized. Having a walk-in closet in the master bedroom is also a status symbol. When giving a house tour, DeSimone said, people want to say, "hey, check out my closet," in the same way they say, "hey, have you seen my new kitchen?"

       

      2. New Kitchen Appliances Pct. of home buyers willing to pay more: 69% Amount willing to pay extra: $1,840

      About 69% of homeowners said they were willing to spend more money for new kitchen appliances. Unsurprisingly, people who are looking to buy a new home find this far more important than people who are eyeing previously owned homes. People who are the first to live in a specific house tend to want everything to be new in the house because they consider the house truly "their own," DeSimone said. People also do not want to have to deal with the stress of broken appliances. "They don't want to come home after a horrible stressful day at work and find the dishwasher isn't working or the fridge is making noises."

       

      1. Central Air Conditioning Pct. of home buyers willing to pay more: 69% Amount willing to pay extra: $2,520

      Nearly seven in 10 homeowners said they would be willing to pay more on central air conditioning -- the same as new kitchen appliances and more than any other feature. Central air conditioning was considered "very important" by more than 60% of people in all age groups. Samuelson noted that although people were willing to shell out approximately $2,500 for the feature, that is far less than what it would actually cost to install central air conditioning. "There is a difference in people's preference and what they are willing to pay for," Samuelson said. "They may want the steak but are on a macaroni budget."

      Winning a Bidding War For Your Next Home

      The bidding wars are back. While not every local real-estate market is experiencing bidding wars, some homebuyers find themselves competing for houses because not many are for sale in their markets. The result? Many homes have 10 to 15 offers the day they go on the market, says Susan Paul, owner of Better Homes and Gardens Real Estate Move Time Realty in Scottsdale, Ariz.

      To compete in a bidding war, buyers need to prepare financially for the home purchase. They have to be familiar with property values in their target neighborhoods. And they must know what they want.

      While offering the most money might seem like the best way to win a bidding war, sellers don't always choose the highest offer. Instead, sellers often prefer offers that are most likely to go through and that meet their conditions. Here are six tips to increase your chances of making the winning offer in a bidding war for the house of your dreams.

      1. Have a lender on speed dial "Too many buyers talk to a lender and start looking at homes at the same time," says Eldad Moraru, a real-estate agent with Long & Foster Real Estate Inc. in Bethesda, Md. "You need to have everything (financial) done before you begin to look." Then you are more likely to win a bidding war.

      He suggests selecting a lender and a loan, completing everything the lender requires and having a preapproval letter in hand -- all before submitting an offer.

      "You need to make sure your lender is ready to issue an approval letter specific to the property at the drop of a dime," Moraru says.

      Paul recommends keeping a file folder constantly updated with your most recent pay stubs, all pages --even blank pages -- of recent bank statements and any other documentation the lender may need to make a quick loan approval. Then you are ready to make an offer.

      A strong preapproval is essential, especially if you are competing against buyers with cash to offer, says Alan T. Aoyama, vice president of Century 21 M&M Associates in Cupertino, Calif. Any hint that you might have trouble qualifying for financing could eliminate you from the seller's choice of buyers.

      2. Cash in your pocket plus the paperwork to prove it "An all-cash buyer can even waive the appraisal," Aoyama says. "If you're a noncash buyer, you need to have a copy of your proof of funds with your offer, along with a strong preapproval. At a minimum, you should offer a down payment of 20% if you know you'll be competing against other buyers. You need to show you have the funds to close and the ability to make up the difference if the appraisal comes in too low."

      Moraru says that in Washington, D.C., and Maryland, it's common to supplement your offer with a financial information sheet detailing your job history, salary and bonuses, 401(k) balance, how much you have for a down payment and where the money is saved.

      A higher-than-customary earnest money deposit can sometimes impress sellers when there is a bidding war, Moraru says. Just make sure you fully meet all deadlines and terms of the contract so you don't lose your deposit.

      3. Make a fast, personalized offer To compete against other buyers in a potential bidding war, make sure you see a home the day it goes on the market, so you can move quickly, Paul says.

      "Your buyers agent should talk to the listing agent to find out what is motivating the sellers and what they need -- such as a quick settlement or a post-settlement rent-back," Paul says. "Be flexible, and work that into your offer. Make it as easy on the sellers as possible so your offer is chosen above 15 others."

      Paul says buyers should offer to help the sellers in any way they can, such as helping them find a home for their pet if they can't take it with them.

      Moraru says while price is important, sellers want to know the buyer can finance the property and meet any other conditions. If you don't know the date when the sellers want to settle, you can write "will settle on seller's schedule" into the offer.

      Aoyama suggests offering 30 days of free rent if the sellers want to stay in their home after settlement.

      4. Keep your home inspector on alert Most real-estate agents don't recommend buying a home without an inspection, but making your offer contingent on an inspection can weaken your position if other buyers are waiving an inspection contingency. Aoyama says buyers should carefully read all disclosures and reports that are available, because some sellers provide a home inspector's report for buyers. You can also have an home inspection done after your offer has been accepted that can provide information on the home's condition.

      "If you're serious about a particular house, you can have a home inspection before you make an offer, and then make a noncontingent offer if you're satisfied with the report," Moraru says. "You'll need to move fast, though, and have a home inspector ready almost the day the home goes on the market."

      Paul says you can bring a home inspector along when you first look at the home and say the inspector is a friend, just to get a feel for the condition of the home without an in-depth checkup.

      "If the inspector says the house looks OK, you can feel better about waiving the home inspection contingency," Paul says.

      5. Eliminate or reduce contingencies One of the best ways to make your offer stronger is to eliminate contingencies regarding home inspection, financing or appraisal, Aoyama says. That puts you in a more solid position to win a bidding war. If you have cash reserves to cover the gap between a low appraisal and your offer, you can waive the appraisal contingency, he says, but leave your financing contingency in place to protect yourself.

      "If you can't waive these, you can at least shorten the time frame, such as (by) reducing the loan contingency to 10 days if you know your lender can provide you with proof of financing quickly enough," Aoyama says.

      Offering to buy the home as is can be tempting, but make sure you have an accurate idea of the home's condition with an informational inspection for safety.

      Paul says buyers need to make their offer as strong as possible, so if you don't need a home warranty or help with closing costs, don't ask for them.

      6. Try an escalation clause -- maybe An escalation clause is an addendum to a purchase offer that authorizes your agent to offer a specified amount above the best offer the seller receives. It's a powerful way to wage a bidding war.

      "Buyers are offering escalation clauses a lot less often than when the housing market was booming, unless the home is priced way below market value," Moraru says. "I recommend that buyers who want to offer an escalation clause be very careful when choosing to go as high as they can with the understanding that they can live with the price if it goes to the maximum amount. They also need to feel that if someone else gets the house at a higher price, that buyer overpaid."

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      Avenue of Arts Redesign and the Rise of Seaport Square and D Street Rents

      Avenue of Arts RedesiOne Seaport Square, a giant part of the giant Seaport Square project in the Seaport District (Seaport!), could break ground in the next 30 days, according to an executive with developer WS Development. We've been here before, though, with the groundbreaking originally expected in April 2014. The latest target date, vague as it is, comes via news of a movie theater joining the ranks of the project's retail.

      As for One Seaport Square overall, plans call for two towers of 22 stories each with 832 luxury apartments and 260,000 square feet of retail on connected lower levels (the 41,375-square-foot movie theater will be on the third floor). Together the towers will encompass 1.1 million square feet, roughly 17 percent of Seaport Square's total.

      What Home Buyers Wished They Had Done Differently

      Ever had that feeling of remorse? That lingering notion that you shouldn't have done something that you just did. It's most apparent after buying something that you actually did not want or worse, did not need. If it has indeed happened to you (and we both know it has), then you know that that feeling sucks. In fact, "sucks" might just be an understatement. Imagine having that feeling multiplied a hundred fold, particularly when remorse is all you can feel after purchasing a big-ticket item, for instance a house. 

      Recent studies have shown that homebuyers nowadays are more and more concerned with aesthetics of properties they put offers in. In fact, a whopping 44% of home buyers these days are 

      You wanted a home with a pool but got a porch instead. A big back yard? No, you went with brick back yard just a bit bigger than your grill. What seemed to be a quiet neighborhood during the Sunday afternoon open house turned out to be because the neighbors were sleeping off their every-Saturday-night booze and brawl. Real estate regrets are many, and homeowners are quick to admit what they should have done differently.

      Nine out of every ten buyers felt prepared when they bought their home, but after the fact, well more than half (56%) wish they had known more about the financial process involved in buying a home. The loan closing process was at the top of the should-have-known-more list (22%), followed by making an offer and negotiating (19%) and financing (15%), according to a new survey by Chase.

      Nearly four in ten (39%) said that knowing what they know now, they would have bought a different-size or different-priced home, perhaps even in a different neighborhood. Most recent homebuyers were surprised by how long the purchase process took, too: 40% said it took longer than they expected.

      More than one-third (34%) said owning a home cost more than expected. And while more than 80% of buyers considered their home move-in ready, nearly as many (76%) now admit they've done, or are planning to do, renovations to their home soon.

      A survey fielded one year ago by Trulia found similar results. More than one third (34%) ofhomeowners with regrets responding to a March 2013 poll said they wished they had chosen a larger home.

      Other regrets included:

      • Wish I had done more remodeling on the home than I did (27%)
      • Wish I had more information about the home before I decided (22%)
      • Wish I had made a larger down payment (18%)
      • Wish I had been more financiallysecure before buying (16%)
      • Wish I had chosen a home with a shorter commute to work (15%)

      It seems buyers may find fewer homes to choose from combined with higher prices this year. Pending home sales rose in March, the first gain in nine months, according to the National Association of Realtors. While home sales are expected to trend up for the balance of the year and into next, NAR expects total sales to fall below last year's pace, with existing-home sales predicted to total just over 4.9 million this year - well below the nearly 5.1 million sold in 2013. But, with ongoing inventory shortages in much of the nation, median existing-home prices are expected to rise between 6% and 7% this year.

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      Boston's Best Off the Beaten Path Parks By Neighborhood

      img1If you're one of those who are still trying to get in tip top shape before the big day, check out our list of parks and paths across the city that's sure to liven up your day and prep you for Monday. And aside from the providing a path for your exercise, these parks also serve as refuge to those who might just need a little space away from the crowds.

      But if you're going away for the weekend to escape the marathon madness, don't worry - spring and summer should also provide a good time for you to sneak into these off-the-beaten path parks across the city - whether to go for a run, or simply to take a stroll during sunnier days. Here are the parks, organized by neighborhood for your convenience:

      DOWNTOWN BOSTON

      Norman B. Leventhal Park Yup, Post Office Square can be beautiful. The private park features a green oasis in the rough-and-tumble Financial District as well as a music series during the summer. It is also easily accessible via the subway, bus, or by foot. Make sure to head over to the Fort Point after your visit, and grab a bite to eat in one of the up and coming hotspots sprouting up there.

      Check out listings in Downtown Boston >>

      CAMBRIDGE, CHARLESTOWN & KENDALL SQUARE

      Cambridge Center Roof Garden This hidden, not-so-secret garden in Cambridge's Kendall Square is a perfect way to take a break from work, for those on the other side of the river. Complete with an excellent view of the city, the rooftop garden is lined with real, green grass and dotted with trees, flowers and benches. To get there, just go to the parking garage of 4 Cambridge Center and follow the signs to the urban oasis.

      Paul Revere Park This relatively new, 5-acre park (completed in 2007) in Charlestown includes a pier overlooking Boston Harbor with fish-cleaning stations that, according to the city, make it a "perfect spot for some friendly fishing." It's about a 10-minute walk from North Station.

      Fresh Pond Reservation The 155-acre lake here has been part of Cambridge's reservoir system since the 1850s, and has 162 wooded acres surrounding it. These acres include a 2.25-mile perimeter road for jogging, biking, walking, etc.

      Check out listings in Cambridge >>

      BROOKLINE

      Larz Anderson Park The largest park in Brookline, Larz Anderson is a prime destination for both a day spent outdoors and a quick afternoon trip. In addition sprawling fields, awesome views and open space, Larz Anderson provides picnic areas for outdoor grilling and celebrations. The park is available on the Green Line's D train at the Reservoir station.

      Amory Park Amory Park is nestled conveniently between Commonwealth Avenue and Beacon Street for easy access. With a field in the center, Amory's standout destination for those seeking a quiet, shady spot is Hall's Pond Sanctuary, a trail in the woods around a pond that leads to a public garden with trees, flowers and benches. There are also tennis courts and picnic tables on the grounds. The park is accessible by the Green Line's B train at BU West, or the C train at Kent and Hawes Street.

      Chestnut Hill Reservoir This parkland offers plenty of recreation, including tennis courts and the Cassidy Playground. The adjoining reservoir has 1.6-mile loop for jogging, striding, and more. There are also hidden paths on the sides of the loop, leading into sometimes creepy but most of the time serene parts of Brookline - including the first church in Boston, and the oldest cemetery in the state.

      Check out listings in Brookline >>

      JAMAICA PLAIN

      Jamaica Pond Also on the Emerald Necklace is the Arnold Arboretum (pictured), a beautiful destination to take in the trees in bloom this season, and also watch for birds as they return for spring. Guided tours are available starting this weekend, on April 19. To get to the arboretum, head to the Forest Hills T stop on the Orange Line.

      Arnold Arboretum Also on the Emerald Necklace is the Arnold Arboretum (pictured), a beautiful destination to take in the trees in bloom this season, and also watch for birds as they return for spring. Guided tours are available starting this weekend, on April 19. To get to the arboretum, head to the Forest Hills T stop on the Orange Line.

      Check out listings in Jamaica Plain >>

      SOUTH BOSTON

      Castle Island Located on the Boston Harborwalk in South Boston, Castle Island is a popular summer destination for picnics, parties and swimming at Pleasure Bay. If you need to get away for a day, head there to take in the atmosphere and walk through Fort Independence, a National Historic Landmark you can explore yourself. To get to Castle Island, take bus lines 5, 7, 9, 10 or 11.

      Federal Reserve Lot A small, lush alcove owned by Federal Express on the South Boston waterfront, along the Harbor Walk. It's got access to what the city calls "secluded" beaches and you can also take in the cruise ships docking at Black Falcon Terminal.

      Check out listings in South Boston >>

      EAST BOSTON

      Piers Park Located on the Boston Harborwalk (a prime destination in itself for springtime) in East Boston, Piers Park is a waterfront destination somewhat off the beaten path, complete with a great view of the city and lots of salty air. There's also green space and a fountain area for kids to play. To get there, take the Blue Line to Maverick Square.

      Condor Street Urban Wild This former marine industrial site was redeveloped into an urban wild with salt marshes, meadow grasses, walking paths, a boardwalk, sculptures, and a viewing platform overlooking Chelsea Creek. Take the Blue Line to Maverick.

      Check out listings in East Boston >>

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