The Cotton Mills Condos located at 920 Poeyfarre Street is one of the most popular and largest of the Warehouse District Condos. Its about a block from the new addition to the World War II Museum. It has the most amenities for the price that you can find in the New Orleans Warehouse District. Its easy to find a one bedroom for under 200k. Two bedrooms should be under 250k for the smaller ones.
The positive points to the Cotton Mills Condos are the high ceilings, exposed beams, exposed brick exterior walls, extra large windows and that true warehouse feel. It features a 25,000 sq. ft. courtyard, swimming pool, fully equipped exercise room, live security, and low condo fees. The condos have a site manager and maintenance staff which is something all condos do not have.
The complex is one of the largest at 269 units but it spread over the entire block. Some of the units have not been updated since going condos in 2005. Many however have been updated with many personnel touches since that time. The units do not come with parking but parking is available on the street or in the secure lot across the street. The immediate area has a lot of new construction and additions in the neighborhood over the past two years.
The odd thing is that sales have been very very slow in the complex over the past 3 months. Currently that are 15 units plus 3 penthouses for sale with no condos under contract. This is highly unusual since going condos. I have sold 20 plus condo here so I know it quite well.
Breaking the units down there is only one 2/2 regular condo for sale at 250k which is a fair asking price. There are 3-4 nice units that are priced very well and are nice units. What is not selling is the 5 studios or studio conversions. There is one bank foreclosure which is a screaming buy at 153k.
If you are looking for a second home this can be a great complex with the amenities and low condo fees. The condos are easy to rent if that is the route you decide to go. The condos have no problem getting financing. Buyers should look at the Cotton Mills as I am sure the sales will pick up next year. Buyers can get the $8000 tax credit and low interest rates of around 5%. It ends up being cheaper than rent at the Cotton Mills.
The Federal Fibre Mills was once a rope factory in the late 1800’s. Later it was part of the 1984 World’s Fair. It was where the beer garden was. It is now one of the more popular downtown condo complexes that features high ceilings, large windows, exposed
A New Orleans Photo Blog is a blog that features photos of New Orleans neighborhoods thur photos and brief descriptions. Its a good way to show you what is going in the various neighborhoods. Once I post a couple of hundred photos you will get a picture of things you know and some thing you most likely not know. I will try to post a daily photosand pages that describe the neighborhoods.
The great thing about New Orleans is that you have a never ending number of subjects to shoot. Interesting and historic homes will dominate the photos along with New Orleans special and unique places.
The New Orleans Condos Website gives you a review of the condo complexes in the Metro areas of New Orleans. It gives you tips on purchasing and the various steps needed to purchase a condo.
The New Orleans Condo Trends Blog allows me to give updates on market trends, pricing and more timely posts dealing with the New Orleans Condo market.
Lake Marina Tower Condos overlooking Lake Pontchartrain has a panoramic waterfront views. This is not all that common in New Orleans considering we are surrounded by water. High Rise condos are not that common either. Many condos were converted into condos from other uses. There are 7-8 nearby condo associations but only 2 that are high rise buildings that have the sweeping views.
Lake Marina Towers has sweeping views of the New Orleans Marina and Lake Pontchartrain as it towers to 18 stories. This lifestyle puts you 7-8 miles of downtown New Orleans but 50 yards from the lake and all the recreational activities that this area provides.
The 77 units are mainly 2 bedrooms /2 baths with some one bedrooms and some three bedrooms. The two bedrooms have a balcony with ample storage over the 1250 sq. ft of living. The bedrooms and den are the larger of the rooms with galley style kitchens. Prices on the more popular 2 bedroom condos have been in the 250-275 range depending upon the updates and the value of the views.
The River Garden Condos at 732 Cherokee are affordable condos in a great area if you are working at Tulane University or Loyola University. You really do not need a car as most of the things you need are within walking distance.
The 26 condos are one bedrooms units professionally managed with moderate condo fees. There is secure parking for all in the adjacent lot. Most of the units should sell in the 130-140k range depending on the condition of the condos.
My most recent sale was to a young man going to Tulane Law school. The previous owner was a Tulane Professor who had lived there for 10 years. He liked the area so much, he purchased a home several blocks away.
The condo are not elegant but have a great location in an area that is always going to be in demand. And if you like walking places then this is it. There is not much turnover and rarely no more than 2-3 units are for sale in a year. Also makes a great location for a second home in Uptown location.
The 27 unit condo complex often known as just 404 Notre Dame is located on the corner of Tchoupitoulous and Notre Dame in the heart of the New Orleans Warehouse District. The Whitney and Sloo building was once a leather factory for the horse and buggy era.
The complex was one of the earlier condo conversions in the downtown area. The units are very large by today’s condo standards. They were built as condos. The one bedroom units are over a 1000 sq. ft. The two bedrooms are also larger than more recent conversions.
The four story brick building is set up so all the parking is on the first floor plus a small lobby. There are several penthouses on the top floor along with a very large deck which is a common area overlooking the center of the New Orleans Warehouse District. The area has become the center of the Warehouse District one block from Julia Street, various hotels, art gallaries and the World War II Museum.
The condos give you a feel for the true New Orleans Warehouse units with high ceilings, exposed beams, exposed bricks, large windows and street views. The differences are the larger kitchens, larger baths and storage areas. You can view one of the units that I have listed to get some ideas, its loft number 9 on the third floor. The area has really grown since the condos opened over 10 years ago.
The common area is very large for only 27 condo units but provides some great views of the downtown area of New Orleans. There are stairs on either end of the complex plus an elevator off the lobby. The parking is off Tchoupitoulous Street while the entrance to the lobby and elevator is on Notre Dame Street.
You can walk to almost all areas of downtown New Orleans from this location. You should check out this past article on the New Orleans Walking Scores from a previous post.
Pontchartrain Place Condos located in the Buck town area of Jefferson Parish have been around for 24 years. Its got a great location across the road from Lake Pontchartrain and the levee. Its an easy walk to the New Orleans Marina. Its an ideal location for those that enjoy the outdoors. Using the levee for running and biking is a favorite past time.
There are 93 units in the complex with mostly one and two bedroom units. Many of the two bedroom units are loft style units
The parking is ample on the ground level with designated spots for each condo and plenty of guest parking. The garage is covered and the units have a storage shed in the garage. The amenities include in ground pool and club house with neatly landscaped grounds over the courtyard. The condo fees are moderate. The units have balconies and the views will vary with the units. The third floor units have a view of the lake in the distance.
There is an evevator from the garage to the units. The complex is structured where all the units do not have elevators past the first floor level but stairs.
The units have been around long enough to many updated units with new kitchens, baths and floors. You will also see a number of original units that will need updates. These however will be priced accordingly to sell. The incentive to update plus the cost has to be figured into the asking price. Read the rest of this entry »
In Metairie you can find some nice one bedroom condos at 2330 Edenborn at the Cypess Cove Condominiums for under $80,000. They are very nice and the condo association is well maintained with the condo units surrounding the courtyard, fountains and pool. The units are about 600 sq. ft. and very well laid out. The condos are 23 years old but from the outside of the units do not look that old. The roofs are new along with the siding.
The 83 condo units are in a three story building surrounding a courtyard. There is plenty of parking and the secure entrance is at all corners of the complex. Once inside its like a courtyard and garden much like those in the New Orleans French Quarter. The most noticeable thing is how well kept the buildings and the grounds are kept. Most of the units open onto the tropical courtyards.
The condo fees are a very reasonable at $120 per month. It covers water, insurance, upkeep, and maintenance. Each of the units have a balcony on the 2nd and 3rd floor. The first floor units have a small patio. There are no elevators but plenty of stairs. There is a storage room on each balcony. There are washer-dryer stack-able units in each condo.
There were 3 sales in 2008. There are currently 2 active units in the buildings right now. Thre is just not a lot of turnover in the condos which is a good sign as this means people are long term residents. The sales were all the 75k-80k price range. The location is very convenient located between Clearview and Causeway on the river side of 1-10. Read the rest of this entry »
The Cotton Mill Condos may be the most affordable condo complexes in the New Orleans Warehouse District while at the same time having some greatest amenities at these prices. People like the historic nature of the Cotton Mill Warehouse condos that include:
High ceilings, easily reaching 18 feet in most of the units with a few taller ceilings
Wood floors, In many unit the original floors have been left, some have new floors
Extra large windows that shower the condos with plenty of light
Exposed brick in most units on the exterior walls, exposed beams add to the feel
Large 25,000 sq. Courtyard lushly landscaped with tables, chairs and walkways
Large pool and exercise room, save on gym membership
Secure entrance with security at all times
On site Management to take care of issues when they happen
Many units are under 200k, resale value is good if you chose the correct unit
Its the location that sells it to many buyers
I have included some of my listings at the Cotton Mill that I have had so you can get a more in depth look at some of the features and a more up and close feel. I have probably sold three times as many as the complex started selling in 2005. These are links to my website if you would like to see. The units are all very different so check the units out.
The Federal Fibre Mills Condos is one of the oldest downtown condos but has one of the best common areas in the New Orleans Warehouse District at any price point. The Federal Fibre Mills is located at 1107 S. Peters is a block from the New Orleans Convention Center. The block across the street is a green space park to be enjoyed by all. The key point is that common areas done nicely help make up the value of your condo, it is not just all about size. The value grows over time as its harder and harder to match.
One of the most important factors in valuing your condo is the appeal of the common areas that you are going to see day and nite while you are living or visiting your condo. The Federal Fibre Mills Condos were built as housing for the 1984 Worlds Fair and was actually the site of the German Beer Garden for that period.
The original developer was giving people an idea of downtown living which was foreign in New Orleans at that time. What it was like to live in an urban environment. To accomplish this he left the exposed beams, larger windows, higher ceilings, exposed brick and the large open spaces in each of the units even though they are small. New Orleans always had the French Quarter but it had no large condo complexes.
The lobby with the exposed beams going the top floors and open spaces make this more like a hotel lobby. The Fibre Mills pool and courtyards are one of the best in town with the tropical foliage and walking paths. The interior units have the courtyard views that over look the tropical courtyards. Alot of effort was given to quality of life issues which still mean a lot 25 years later.
An exercise room which is very common today but virtually unknown in its day was added above a dressing room that serves the pool. There is a huge party room that is used for parties and meetings in the courtyard. All these add value to the owner and the units. The demand for these items goes up and keeps the values steady
The Federal Fibre Mills has parking half a block away. The security get high grades for watching the front and know all the owners. There is a manager on site with a couple of people that maintain the common areas. See more photos below.
The Light House Harbor Condos are located on 7300 Lake Shore Drive steps from Lake Pontchartrain and the New Orleans Marina. The 5 story building is about 23 years old. The entire bottom floor is for parking and common areas. All parking is secure gated and covered with elevators to the upper floors. The 41 units are multilevel units with views and balconies facing the downtown area as seen below. The back of the units overlook the Marina and Lake Pontchartrain.
The amenities that set these apart from many of the condos in the area are the gorgeous lake views and sunsets over Lake Pontchartrain. You can dock you boat in slips behind the condos. Some units come with their own private slips. The condos have a pool, jacuzzi, deck, and club for parties. Balconies and fireplaces are the norm for each of the units.
The units vary in size from around 1600 sq. ft. to around 2500 sq. ft. for the three bedroom units. Most are two bedrooms however. The units are designed so you can have water views from the dens and bedrooms of each condo. The age of the units are such that some units have been totally renovated and some in various stages of being upgraded. The pricing is going to be very reflective of this fact.
” LHC offer full time residential living in the most relaxing and casual atmosphere in New Orleans. Large balconies overlook the New Orleans Marina on Lake Pontchartrain. The Christmas boat parade can be viewed from your balcony or from the deck of the Club Suite each Christmas with your fellow owners and friends. Each evening watch the boats going in & out of the marina, on Wednesday afternoons the twilight regatta, and class sailboat regattas on the weekend.” as per LHH Website
The condos are within walking distance of the lake and the levee system that allows for easy walks and bike riding. You are a walk away from Robert’s Fresh Market, a new coffee shop and several places to eat. If you like boating and water sports this is one of the best places to be in New Orleans. Casual lifestyle with a Large “C” But 15 minutes to the central business district and the French Quarter.
There is currently one unit for sale in the complex. That is a two bedroom unit for 265k with garage parking. There is a larger unit under contract that was listed for 329k and was a 3/3 in need of updating. There have been 8 units sold since 2006 which saw several units go up for sale due to the Katrina dislocation. The condo fees tend to be on the high but there is a lot to keep up in a water front property. Insurance and Upkeep of the common area are the large items. Light House Harbor Website, New Orleans Condos
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