Archive for the 'New Orleans Condo Reviews' Category
New Orleans Warehouse District condos-Paragon Lofts-900 S. Peters
July 19th, 2008 categories: New Orleans Condo Reviews, Warehouse District
The Paragon Lofts located in the New Orleans Warehouse District is a small complex of larger size units. Most of the 21 condos are spread over the upper 3 floors. Most of the units are 2 bedrooms condos with two baths units and measure over 1500 sq. ft. of living area. There are a few one bedroom units. Everyone likes balconies but this is one of the few complexes in the New Orleans Warehouse District that has them. The 900 S. Peters location puts them in the middle of the Warehouse District, a couple of blocks to Riverwalk and to Harrahs Casino.
All the condos have secure garage parking spaces on the first floor with a secure entrance via elevators to the units on the 2nd and third floors. The penthouses and terrances are on the top floor. The Paragon condos were finished in August of 2000. There has not been a lot of turnover since that time.
The units are upscale with a lot of individual tastes put into each of the units. Its not your typical developers units and the owners did a lot of custom work for their units. The condos have wook floors , stained concrete floors, exposed brick, cypress beams, balconies, and garage parking. The balconies are a real plus as few buildings in the area have them. They have some great city views. The larger units are in the 1700-1800 st. ft. range.
They are professionally managed and the owners have a very quiet complex on a one way street that is rarely ever very busy. You have as many walkers as cars sometimes.
There are currently 3 units in the building for sale. A one bedroom for $345,000, a two bedroom for $519,000 and a penthouse for $629,000. The last sale in the building was for 430k with the 2 previous sales dating back to 2005. The sales price on those units were 700k for a super decked out corner unit and a 575k for another unit that I did not get to see. As the price of the condos goes up I think you have fewer sales as people can afford to keep them longer.
There are currently 38 condos in the Warehouse District for more than 500k that are for sale . This number does include several pre-sales. There are 11 units for more than a million. The best of the units are selling but the competition is stiff for the things that people want. Its much more than just the size of the unit in this price range.
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New Orleans Luxury Condos-2600 St. Charles Ave.-St. Charles Residences
July 18th, 2008 categories: New Condo Projects, New Orleans Condo Reviews
Six Luxury New Orleans Condos are now under construction at 2600 St. Charles Ave. The St. Charles Residences are 6 large units with over 2500 sq. ft. with all the amenities that you would expect in luxury condos. The units are being marketed by Keller Williams and are priced at 1.6 million plus.
This was the location of the former Scheinuk Florist where the Easter rabbits always were. You have got to love the location and the fact that is residential rather than another drug store or fried chicken place.
The New Orleans Luxury Condo market welcomes new additions as this market is still developing as people decide that condo living can be a plus. There just have not may many new developments in the uptown New Orleans market. Most of the upper end condos have been built are on the Lakefront and in the downtown area. Even in those areas there have been few in the last 5 years.
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New Orleans Luxury Condos-St. Elizabeths Condos-1314 Napoleon Ave-Plenty of history here.
July 10th, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
One of a kind, yes! The St. Elizabeth Condos at 1314 Napoleon Ave. in Uptown New Orleans are truly unique in terms of history and quality in many of the restored units.
A little history of St. Elizabeth’s was built as a boarding school in the 1860’s and later in the 1870’s was turned into an orphanage. Before becoming condos it was the home of Anne Rice the famous New Orleans author who had restored much of the property to be used as her private home. The St. Elizabeths were transformed into historic luxury condos in Uptown New Orleans in 2005. This link will give you some ideas as to when Anne Rice had the home. Anne Rice-St-Elizabeths
The 28 units which encompasses the entire block with new town-homes built in the rear of the old building. I have not seen the units recently as not many have come on the market since they were completed in 2005. There is off street parking for all. A nice pool in the rear of the building. Exercise room and fenced grounds as common areas for all residents to enjoy. One person actually bought the Chapel to make it into a condo.
Many of the historic features were kept in tack such as exposed brick, ornate fireplaces and mantles, loft ceilings, crown molding, and wood floors. This along with the modern kitchens and many updates is like getting new construction. Since there are few resales the origional owners must be enjoying their home and investment.
There is currently one listing for sale in the complex. It is one of the new town-homes that are located in the rear of the complex. This is listed for $595,000. There have been a couple of sales since the beginning of 2007. One unit sold for $748,000 and was 2100 sq. ft. of elegant living which was $369 per sq. ft. There was also a large one bedroom unit that sold for $345,000 which was 1080 sq. ft. which is very large for a one bedroom in the New Orleans condo market.
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835 Julia Street, New Orleans Warehouse District-New Condo Project being completed!
July 6th, 2008 categories: New Orleans Condo Reviews
The 24 unit condo complex at 835 Julia Street is at the corner of Barone Street and Julia Street are condo conversions from an office building. There are 5 penthouses, 18 condo units on floors two and three and a retail condo on the first floor. The units have on site parking on the first floor. Looks like the average price is around $300 per sq. ft. with some more and some less depending on the size and view. Remember you get garage parking which is an easy 20k that you need to figure in the price.
The location is a little removed form the center of the Warehouse District but still has a good location that gets about the right amount of traffic. Everything is still an easy walk. The units are not pre-sales but by sales contracts meaning you just buy one and wait till its finished. You would still have time to choose many of the interior features such as flooring. The great thing is that you know its getting built as each unit is finished when you purchase.
The pricing start in the low 200k range and goes to the mid 400k range for the units that are left. The downtown market is still in good shape and would expect sales to continue to be moderate to good. Most are one bedroom units over 600 sq. ft. The prices seem to be very fair for a place that is all new. You could be the first to live in a unit as its not an upgrade but a new unit in an old building.
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New Orleans Garden District Condos-Historic condos and homes are all here! 2512 Magazine Street- the Livaudais House
June 29th, 2008 categories: Historic Homes, New Orleans Condo Reviews
In the New Orleans market you have a lot of historic Uptown New Orleans homes and apartment complexes that have been turned into condos. This historic type of condo is much more like living in an old home with the high ceilings, large porches, common yards, plenty of light and large spaces. You just pay a lot less! The unit I just sold with Lana Sackett to a new medical student attending Tulane University this fall was located at 2512 Magazine Street in the Garden District.
The Livaudais House features 8 condos of varying sizes and types are located among single family homes worth millions and a block or two from the local coffee shops. its also with walking distance for grocery shopping and much more. You can walk to the St. Charles Ave. Street cars and are about 25 blocks from the French Quarter. You can be at Tulane the Med. School which is downtown in 15 minutes tops.
The 2512 Magazine condo has one very large master and a smaller bedroom on the other side of the condo which would be perfect for a room mate. The kitchen was updated, the hardwood floors and old fireplaces really brought that historic condo to life. The secure entrance and parking spot on the side of the unit was a big plus. Jogging and pets are allowed. Everything is within walking distance and viewing the nearby homes and gardens is free. Read the rest of this entry »
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2801 St. Charles Ave-The Washington Condos-Uptown New Orleans Condos
June 23rd, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
The Washington Condos are a little known association on St. Charles Ave. as there is only 10 units. It a typical 1920’s apartment house that was converted into condos in 1997. Then the developers did little in the way of upgrades. It was up to the purchaser to do his thing. In these units some have been made over and some have not.
Its Historic in Nature and you get that uptown feel on St. Charles. These could be great second homes as you are close to a lot of things and a short ride via streetcar to the French Quarter or Audubon Park. Oddly enough there have been few sales to date. The early apartment were built on St. Charles ave to take advantage of Public transportation long before every family had cars.
There is currently one two bedroom unit for sale in the building and one unit for rent. Some of the units have parking and some do not. There is a central laundry room that is not the mos popular thing these days. I would matter less to a second homer. Being on the Parade route for Carnival will get you a lot of friends and give your bathroom a lot of work. The higher ceilings, wood floors and windows are a draw for this era apartment. Entry is to a hallway and to the to the individual unit.
The second home market has taken off in recent months and its the two bedrooms that seem to be in demand. I did a search very quickly for a client and found only about 8 units that would fit there basic needs. This is not a lot for sale in Uptown New Orleans. There was only two such condos in the Warehouse District priced under 250k with two bedrooms. Last year it was the demand for the one bedrooms that were keeping us hopping.
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Warehouse District Condos New Orleans-825 Lafayette Street Condos
June 22nd, 2008 categories: New Orleans Condo Reviews, Warehouse District
Quintessential Warehouse Living at its finest. The large spaces, over-sized windows, polished concrete floors, lots of light, plenty of storage space, with large bedrooms make these a nice choice if you need space . The 825 Lafayette Condos are located on a quiet street in the New Orleans Warehouse District. The complex is half a block from Barone near the old Civic Theater which is now apartments.
The 12 unit 5 story building was an early conversion in this area. The first floor is all garage parking with secure entrance on Lafayette Street. The condos in this area tend to be larger units with fewer units as the type of buildings change from those nearer the Mississippi River. More storage and office warehouses and less manufacturing such as the Cotton Mills, Fibre Mills, and the Bakery.
The units are very large for the Warehouse District and are a true warehouse look with concrete floors, exposed beams, brick walls giving you that rustic warehouse look. The units range in size form 1500-2000 sq. ft. of living with each unit having at least one parking spot in the garage. Each has at least 2 bedrooms and 2 baths. The bedrooms are large with plenty of storage with large closets. Read the rest of this entry »
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New Orleans Warehouse District Condos-1000 St. Charles Ave Condos-They face Lee Circle
June 21st, 2008 categories: New Orleans Condo Reviews, Warehouse District
These condos are unique for the New Orleans Warehouse District for several reasons. All the units are at least 1300 sq. ft. and all are two bedroom and two bath units. The views from the extra large windows are outstanding as the units face St. Charles Ave and Lee Circle. There is garage parking on the first floors. The four story building house 12 units which makes it one of the smaller complexes in the area with some of the bigger units. The building was converted into condos in 2003 and turnover has been small since that time.
The units feature open floor plans with 13 foot ceilings, old pine floors, plenty of storage, granite counter tops, stainless appliances, brick walls in each unit and large bathrooms. The garage entrance is on the side street with an elevator to the floors. The buildings is about 100 years old but looks to be well maintained. Here you get the Warehouse Feel and lots of space with nice updates. The St. Charles Street Car line is at your front door.
There are 2 units for sale in the building now. One is 399k and the other is 349k. The 349k one should be selling any day now as both are very much alike in terms of size. I had better get busy and find a buyer.
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New Orleans Condos-Commodore Condos at 3300 St. Charles Ave.-Uptown New Orleans. Studios are availiable!
June 15th, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
The Commodore Condos in Uptown New Orleans are located at 3300 St. Charles Ave. near Louisiana Ave. The new Borders Book Store that is going up almost next door. The 31 units has some unique features that are certainly pluses. The units have gated parking and a secure entrance in the front and the rear. Its got a great location and an historic feel to it. There are studios which is not the norm for the area along with one bedrooms and a few two bedrooms. Being on St. Charles Ave. is always a bonus.
The units have been updated at the time of the conversion several years ago. The kitchens were updated with granite countertops, newer cabinets, stainless steal appliances and new light fixtures. There is one central washer and dryer which is not a favorite. The lack of washer and dryer hurts the units in terms of resale since most others in the area have them in the larger units. The historic features of hardwood floors, higher ceilings, lots of light and privacy are the pluses for the complex.
There are currently 8 units for sale in the complex which is a lot for a 31 unit complex. Some are going to be overpriced which I see as a common for these condos for some reason. You just do not know why people overprice in a market such as ours which is still good but not great. Maybe the owners do not have to sell or that owners just want too much. They may not have seen the competition except those that are in the complex. Read the rest of this entry »
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Cotton Mill Condos-New Orleans Warehouse District Condos-Sales Pick up?
May 27th, 2008 categories: New Orleans Condo Reviews
I have sold a lot of condos in The Cotton Mill Condos in the New Orleans Warehouse District. Sales seemed to be stagnant for the last 2-3 months. In the last 3 weeks a lot of the units have sold. From first hand experience we have sold 4 condos in the last 10 days. Lost one in a bidding war that had been on the market for at least 6 months.
You have several that will not sell at their current prices but the ones that were well priced and updated have been moving briskly. You can call this a selling streak as real estate is still very seasonal in nature. All of a sudden people are there to purchase!!!
Of the 29 units for sale this month , 14 units are under contract that I know about today. There are several good units still for sale out of the 15 units left. 7-8 of those units are just too expensive or just are not nice.
The two bedrooms have been hot of late all over the Warehouse District and the same thing has been happening in the Cotton Mills as the prices of the one and two bedrooms have come closer together. You can get a two bedroom in the 220’s to 230’s range. The larger one bedrooms in the two hundred thousand range and below.
There are seasonal reasons for this as this is when people tend to move. This is a favorite place for young professionals starting their career. Its a great place for medical students and residents form Tulane, LSU and Ochsner. It is also because the place to rent are not easy to find and many who may rent end up buying due to the cost and shortage of nice rentals at the lower end. The second home market has also been picking up as people are choosing the Warehouse as a destination.
The Cotton Mills Conodos remains one of the better values. It has the courtyard, pool, security, high ceilings, large windows, wood floors and the condo fees are moderate for the the services.
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