The South End and Back Bay share a border, the 02116 ZIP code and a lot of Victorian brick, so buyers often look at both. The housing looks similar from the sidewalk. What a buyer actually weighs comes down to which historic commission oversees the building, which train is closest, and how the blocks are laid out. Both are part of the City of Boston, so the tax rate, school system and city services are the same.
The housing stock
Most homes for sale in both neighborhoods are condominiums in nineteenth-century rowhouses.
South End
In the South End these are mostly bowfront brownstones on blocks built around residential squares, and the district is widely described as the largest intact Victorian rowhouse district in the country. Units range from garden levels to full-floor and multi-level homes. Around SoWa you also find lofts in former industrial buildings, plus a growing set of newer boutique developments.
Back Bay
Back Bay’s brownstones line long, straight avenues laid out on filled tidal land. Units run from studios to full-floor and duplex residences. The bigger structural difference is that Back Bay also has full-service buildings with concierge staff, garages and amenities, which work differently from a small brownstone association when it comes to fees, rules and resale.
In either neighborhood
In either neighborhood, these details change a unit’s value more than its exact address:
Unit details to weigh
- Floor level
- Elevator access
- Outdoor space
- Deeded parking
Our guide to buying a condo in Boston covers the documents to request, such as the 6(d) certificate and the condo budget.
Historic district rules
This is where the two neighborhoods differ most on paper. Each has its own local historic district and its own commission, and both require approval before exterior work starts.
South End
Back Bay
What it means for a buyer
For a buyer, this matters when you plan a roof deck, new windows, a door or a masonry repair.
Before planning exterior work
- Ask the seller what approvals the building already has.
- Read the condo documents for any commission conditions that come with the property.
- The city’s district pages list the current guidelines and the application process.
Getting around
South End
The South End relies on the Orange Line, with stations at Back Bay, Massachusetts Avenue and Tufts Medical Center along its edges, and the Silver Line running along Washington Street toward downtown.
Back Bay
Back Bay has four Green Line stops: Arlington, Copley, Hynes Convention Center and Prudential. Back Bay Station, which sits right where the two neighborhoods meet, adds the Orange Line and commuter rail.
Walking and parking
Both neighborhoods are easy to walk to downtown.
Streets and open space
Back Bay’s open space is linear: the Commonwealth Avenue Mall down the middle of the avenue, the Charles River Esplanade along the river, and the Public Garden at its eastern end. The South End is organized around smaller garden squares like Union Park and Rutland Square, with the Southwest Corridor Park along its western edge. Daily errands center on Newbury and Boylston Streets in Back Bay, and on Tremont Street, Washington Street and SoWa in the South End.
Taxes, schools and services
Since both are in Boston, there is no tax rate difference to factor in. If you will live in the home, look at the Boston residential exemption, which lowers the taxable value for owner-occupants. For how Boston’s rate compares to neighboring cities, see property tax rates in Greater Boston.
Talk to us about current pricing
The Pettengill Group is based on Clarendon Street in the South End, a few blocks from Back Bay. We’re glad to pull recent sales for the specific buildings and blocks you’re weighing. Start a search or get in touch. For more on each neighborhood, read our South End guide and Back Bay guide.