The Modern South End, a 25-unit condo development that opened in 2007 to residents, attempted to push the border of upscale South End living west of the Massachusetts Avenue border that currently separates the South End and Roxbury.  Developers attempted to fuse stylish (Dennis Duffy) design and contemporary living spaces, with quality finishes and amenities like a common roof deck and small parking garage at the 255 Northampton Street address. The outcome of the development’s success is perhaps different for different people, but it recently sold out, and developers are considering phase 2 of the project on the adjacent lot next door to the current site of the Modern.

The Modern gained solid sales velocity starting in September 2007, when 7 units (approximately 30% of the building) that went Under Agreement in the building’s preconstruction phase closed and residents moved in.  Through the winter months and early part of 2008, sales momentum slowed slightly, and the developer of the Modern partnered with Accelerated Marketing Partners, a spinoff of Boston-based The Collaborative Companies, to plan a condo auction to sell off the last 10 units on Sunday, May 18, 2008 at 1PM at the Colonnade Hotel in Boston’s Back Bay. The auction, however, was canceled several days before it was scheduled to take place – the developer commented that they received enough inquiries and early bid submittal interest (it was reported that 3 units went Under Agreement during this time), that they pulled plans to hold the actual auction event in an effort to save costs.  Instead, offers were solicited via a sealed bid process on the remaining units up through 7pm on Sunday May 18, 2008, at which time the developer reviewed all offers. Following this effort, the units that still remained for sale were repriced and eventually sold through a standard listing process by the same firm that represented the property before the auction happenings.  Some of the data points specific to the Modern sales effort are noted below.

• First closing was September 4, 2007
• Last closing was August 22, 2008
• Approximate average price per square foot was $466
• Sales value of $12 million +

At the top end of the price per square foot scale in the development ($670), the Skyhouse (unit 701) that sits atop the entire building boasting 1,341 square feet (the largest single unit) was the first unit to close at the Modern.  This is somewhat typical, that is, the premier unit in a development sells early – we’ve seen the same thing happen at places like Zero Marlborough and the Providence on Newbury to name several Back Bay examples.

Unit 503 was the last unit to close at the Modern on August 22, 2008, with an original list price of $699,000 and a final sales price of $575,000 – 1,330 square feet, equating to $432 per square foot. The largest single price drop (according to the Boston MLS) recorded during the building’s sales cycle was $168,000 for unit 601, a 1,040 square foot unit that was originally priced at $635,000, but sold for $467,000 (this was one of the final units to sell in the building).

Some residents of the Modern have been unhappy with the mix of units that ended up in the hands of renters, with the majority of the complaints surrounding noise from parties. However, the building was never touted as a rental development, and the significant majority of the units are owned by single individuals, rather than a contingent of developers and/or investors. According to the public record, there are only two multiple unit owners in the Modern – one owner has three separate units, while a different owner has two separate units.

An unfortunate site has been the graffiti that has marked the north side of the finished condo development.  Graffiti tags are splattered several feet from the front door entrance to the new condo development, and leave residents and neighbors frustrated, but not deterred from pushing forward with further development in this area west of Massachusetts Avenue.

Developers are in talks, and the banners are visible (see photo), regarding a second phase of the Modern.  The additional cost of adding underground parking to a development is significant, but the second phase of the Modern may be well served by having a full-size parking garage that can accommodate vehicles of all sizes (the small garage and system of car lifts in the current garage have deterred some Buyers from purchasing in the first phase of the Modern simply from a practicality standpoint).  While the existing development partially overlooks a rather busy gas station to the south, the proposed second phase of the development would not be burdened with this, and outdoor space that accompanies many units in the existing building would be more desirable in a new second phase.

In looking at the goals of the developers at the Modern South End, many of them were accomplished, and the overall project has pushed the boundaries of South End condo development west of Massachusetts Avenue, into Roxbury, and sets the tone for more bold and cutting edge design and development to enrich the city.

It has not been terribly clear what is happening with the Modern South End. An auction was planned for Sunday May 18th at the Colonnade Hotel to unload the remaining 10 units in the building, however, the auction has been canceled.

The 10 units are still for sale, but the developer received enough inquiries and subsequent interest in submitting early bids, that they plan to not hold the actual auction event, and instead, solicit offers via a sealed bid process on the units up through 7pm on Sunday May 18, 2008, at which time the developer will review all of the offers. 3 of the units have already gone Under Agreement.

Several major takeaways from this information:

1. Do not show up at the Colonnade Hotel trying to attend the now canceled auction on Sunday May 18, 2008.
2. If you are interested in submitting an offer on one of the remaining units at the Modern, please contact us, we will work with you to submit an offer before the 7pm deadline on Sunday May 18, 2008.

With all the buzz about the Modern South End auction (see Modern South End Auction), the thought of a second phase of loft-style condos adjacent to the current development site has been tabled as a topic of popular conversation. The official situation is that no record of a potential second phase currently exists in the Boston Redevelopment Authority’s records.

The unofficial word is that there are still rumors that the second phase will eventually happen, which would be a great addition to the neighborhood. One of the underlying goals of building a development like the Modern South End at the far western border of the South End (some may, and do, even say Roxbury), was to take a bold step forward in enriching the architectural landscape and residential options in a part of the city that has not seen a tremendous amount of such development happen. Will the trend continue? We think the answer is yes. At its core, this is a function of supply and demand, and space limitations that are the standard in major metropolitan areas. Simply put, there is little to no undeveloped land remaining in the core of the city, demand to live in downtown Boston (or any major city for that matter) remains high, and thus, we’ll continue to see further development and gentrification of the area surrounding the Modern South End building.

Are there immediate plans to move forward with a second phase of the Modern South End? The blank slate is there and available based on the below exclusive photos of the cleared land to the immediate north of the current Modern building. Time will tell.

Note: The Modern South End Auction has been canceled. Click on ‘The Modern South End’ tag above to see the most recent updates.

Ten units at the Modern South End will go to auction on Sunday, May 18, 2008 at 1PM in the Colonnade Hotel (125 Huntington Avenue). To tour the units before the auction, you can visit the building’s auction information center, located onsite at 255 Northampton Street from Noon to 7PM daily. The units being auctioned are referenced below:

Note that minimum bids have been set for units. Bidders should arrive for check-in at Noon on auction date. The Auction will begin promptly at 1:00 PM and will last approximately 1.5 hours. For Buyer Agency representation throughout the purchase, contact us.

Registration is required to attend the auction and to become eligible to bid. Complete and return the Auction Registration Form prior to auction day – Contact 617.236.0350 for details.

If you are planning to purchase more than one residence, your completed Auction Registration Form must be received no later than May 12, 2008. Registrants will be notified of the number of homes they have been approved to purchase.

On auction day, all approved registered bidders must present a separate Cashier’s Check, Traveler’s Check, Certified Check or Money Order (“Cash Equivalent”) in the amount of $5,000 for each residence that they have been approved to purchase. Each bidder is also required to bring a blank personal check. The blank check will then be added to the $5,000 to equal 5% of the winning bid price. Cash Equivalent(s) should be made payable to yourself.

Those who register on auction day will be required to complete the Auction Registration Form and present a $5,000 Cash Equivalent as well as a blank personal check. Auction day registrants will be limited to the purchase of one residence only.