Back Bay, Boston: condos, costs and Back Bay vs. Beacon Hill
Our office at 20 Park Plaza is a short walk from the Public Garden. This is the neighborhood we know best.
Back Bay is almost entirely a condo market, from units in converted 19th-century brownstones to full-service towers. Prices depend on the building, the floor, light, outdoor space and parking more than on the neighborhood average. Condo fees vary widely with services. Boston's FY2026 residential rate is $12.40 per $1,000, and owner-occupants can apply for the residential exemption.
Homes in Back Bay
Most Back Bay homes are condos in converted brownstone rowhouses along Commonwealth Avenue, Marlborough, Beacon and the cross streets from Arlington to Massachusetts Avenue. There are also condos in mid-rise and high-rise buildings, a small number of whole-house single-families, and some multi-unit buildings that sell to investors. Top-floor units with roof decks, units with private outdoor space, and anything with parking trade at a premium.
What drives condo fees
- Services: concierge, doorman, elevator, gym and garage all add cost.
- Utilities: some buildings include heat or hot water in the fee.
- Building age and repairs: masonry, roofs, windows and pilings are expensive in older buildings.
- Reserves: a low fee with thin reserves can mean special assessments later.
- Size of the association: costs in a three-unit building are split three ways.
Read the budget, reserves and minutes before you commit. See our guide to buying a condo in Boston.
Back Bay vs. Beacon Hill
| Back Bay | Beacon Hill | |
|---|---|---|
| Layout | Planned grid on filled land, wide avenues | Older, hilly, narrow and winding streets |
| Architecture | Victorian brownstone and brick rowhouses | Federal and Greek Revival brick rowhouses |
| Housing | Mostly condos, some full-service buildings | Mostly condos in rowhouses, few large buildings |
| Rapid transit | Orange Line at Back Bay; Green Line at Arlington, Copley, Hynes and Prudential | Red Line at Charles/MGH; Red and Green at Park Street; Blue at Bowdoin |
| Commuter rail and Amtrak | Back Bay station | North Station and South Station are nearby, not in the neighborhood |
| Historic review | Back Bay Architectural Commission reviews exterior changes | Beacon Hill Architectural Commission reviews exterior changes |
| Parking | Limited, deeded spaces at a premium | Very limited |
Getting around
- Back Bay station: Orange Line, commuter rail (Providence/Stoughton, Framingham/Worcester, Needham and Franklin lines) and Amtrak.
- Green Line: Arlington, Copley, Hynes Convention Center and Prudential.
- On foot and by bike: the Public Garden, the Esplanade and the Charles River paths are part of the neighborhood.
Public data and building checks
- Groundwater: Boston Groundwater Trust monitoring wells. Ask the association about the building's foundation history.
- Flood and climate: FEMA flood maps and the City's climate resilience projections.
- Schools: DESE profiles for Boston Public Schools.
- Crime data: Massachusetts crime statistics and Boston Police public data.
- Drinking water: MWRA water quality reports.
Sources
- Massachusetts DOR FY2026 tax rates
- City of Boston: Residential exemption
- Boston Groundwater Trust
- MBTA Back Bay station
Questions this page answers
What are condo fees like in Back Bay?
They vary widely by building. A self-managed association in a converted brownstone may have modest fees that cover insurance, common area upkeep and reserves. A full-service building with a doorman, elevator, garage and included heat will be much higher. Compare what each fee covers and how healthy the reserves are, not just the monthly number.
Back Bay or Beacon Hill: what is the difference?
Back Bay is a planned grid of Victorian brownstone rowhouses on filled land, with Newbury and Boylston Streets for shopping and Back Bay station for the Orange Line and commuter rail. Beacon Hill is older, with Federal-style brick rowhouses, narrow streets and gas lamps, served by the Red Line at Charles/MGH and the Green and Red Lines at Park Street. Both are mostly condos with limited parking.
Is parking included with Back Bay condos?
Often not. Many Back Bay condos have no parking. Deeded or assigned spaces, when they exist, add significant value and sometimes sell separately. Residents can apply for a Boston resident parking permit.
Why do Back Bay buildings care about groundwater?
Many Back Bay buildings stand on wood pilings driven into filled land. If groundwater drops, the tops of those pilings can rot. The Boston Groundwater Trust monitors levels, and projects in the area are subject to the city's groundwater conservation rules.
What is the property tax rate in Back Bay?
Back Bay is part of Boston, so the FY2026 residential rate is $12.40 per $1,000. Owner-occupants can apply for Boston's residential exemption, which saved qualifying homeowners up to $4,353.74 last fiscal year.