85 Vernon St #312
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
38% of that payment is not the mortgage. The HOA fee alone is $33,840 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $1,909.
FHA approval has expired on this project. An FHA buyer cannot use it today, and the fact that it once qualified and then stopped is worth asking the board about. Plan on a conventional loan — 5% down at the very least.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-08-20 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
✅ Fairly steady · +5.2%/yrReconstructed from 9 units of recorded sales at 85 Vernon St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +5.2%/yr over 3 years across 9 units) — a good sign. Only the reserve study confirms the building is keeping up with its big-ticket repairs.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- 15% below model fair value
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $564/mo
- Older building (1971)
🚩 Red flags
Photos
Price history (this unit)
- Aug 14, 2026 — Listed $299,000
- Jan 11, 2013 — Sold (MLS) $122,000
- Mar 31, 2011 — Listed $120,700
- Aug 18, 2005 — Sold (MLS) $300,000
- Jul 7, 2005 — Listed $280,000
Description
Bright, inviting, and exceptionally well located, 85 Vernon Street #312 is a top-floor condo filled with natural light and elevated hill views. The open-concept living and dining areas create a comfortable, airy setting that flows seamlessly into the updated kitchen, featuring newer appliances, stylish painted cabinetry, and generous counter space. It's a perfect space for everyday living and entertaining. A large sliding glass door extends the living space to a private deck, offering a welcoming spot to enjoy some fresh air or your morning coffee. The spacious bedroom suite is a peaceful retreat with a walk-in closet and ensuite bathroom. And then there’s the Location...Whole Foods is