Archive for the 'New Orleans Condo Reviews' Category
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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One River Place Condos, New Orleans Warehouse District Luxury Condos
May 18th, 2008 categories: New Orleans Condo Reviews, Warehouse District
The One River Place Condos at 3 Poydras Street are one of the few high rise condos in the New Orleans market that takes advantage of the Mississippi River Views. The luxury condos have been around for a while and many of the units have been updated over the last 20 years . The 14 stories features 81 units of varying sizes and views. The first 3-4 stories are parking and a luxury lobby and common areas.
The higher price units are those facing the Mississippi River and have balconies overlooking the River. These were built before the Warehouse District was named. The river views are the more expensive units with those with no river views being the cheapest.
Amenities include valet parking and in house security personnel. The pool and patio over looking the Mississippi River are second to none. There is a fitness and exercise center. There are some great common areas that are often used for entertainment and parties. You have access to the Hilton Hotel where there are 8-10 indoor tennis courts and a full service work area and gym. The fees are reasonable for the gym in the Hilton.
The condo fees are high but so are the services at One River Place. The building is very secure, well managed, and always has security on duty.
You can see the Mississippi River Bridge in the background. Many of the 20 year old units have been upgraded over the years and have some fantastic renovated units. Two of our local sports stars live here. Reggie Bush with the New Orleans Saints and Chris Paul with the New Orleans Hornets.
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Metairie Condos, the Metro View Condos is best bet for one bedroom condos in Metaire!
May 11th, 2008 categories: Jefferson Parish, New Orleans Condo Reviews
The Metro View Condos located at 3805 Houma Blvd in Metairie are new conversions which offer some nice choices in the 120’s range. It has a very nice location in the heart of Metairie, several blocks from Veterans and a couple of blocks from East Jefferson Hospital placing it across the street from the East Jefferson Wellness Center. Plus, there is easy access to I-10 and Lakeside Shopping Center. There is are a total of 199 condo units consisting of mainly one and two bedroom units.
All the units have been redone and they are basically new units. You get almost 800 sq. ft. of living with a large 22×12 den, small patio and large 16×12 bedroom. The kitchen is new and comes with all new stainless steal appliances and granite countertops. The bathrooms are also new and have new plumbing fixtures. There is a small washer and dryer in the master closet. There are larger washers and dryers on premises for the large loads.
The amenities include a fitness center and two outdoor pool. There is plenty of parking near your unit and the spaces are assigned. Some of the larger units have storage sheds. Many of the one bedrooms are on the ground floor for easy entrance and exit.
There are less than 30 0f my favorite style left which is the one bedroom flats. I like these for the large floor plan and resale value. Once the developer has finished his sales these stand a good chance of appreciation in value over the next couple of years. its get down to location and size for future value. Low condo fees are also a big plus. The condo fees cover water, Insurance, upkeep and common areas for about $150 for the one bedrooms.
In my opinion these are the best buys for a one bedroom in Jefferson Parish.
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625 St. Charles Ave., New Orleans Luxury Condos in the Warehouse District.
May 8th, 2008 categories: New Orleans Condo Reviews, Warehouse District
The 625 St. Charles Ave Condos are Luxury Units in the New Orleans Warehouse District. The condos are 7 years old and were built as condos. The 11 story building is in a fantastic location on St. Charles Ave across from Lafayette Square in downtown New Orleans. The 39 units are at least all two bed room plus and two bath starting at about 1300 sq. ft going up to about 3000 sq. ft. units for the four Pent House Condos.
The building on the far right is Gallier Hall and the bleachers in the foreground were getting ready for the Mardi Gras parades to roll this past season. The streetcars roll by your front door and you can walk to many a high class meal from this location. Its an easy walk to the Louisiana Super Dome, New Orleans Arena, Federal Courts and the French Quarter.
The 625 St. Charles Ave. Condos features include 2 parking spots in the garage for each unit. The security is 24 hours and very secure. There is an indoor lap pool and fitness room. There is a common area conference room, catering kitchen and reception area on the second floor. Most of the units are custom built outs by the owners so very few or none are going to look the same.
There are currently 5 units for sale ranging in price from $635,000 to 1.9 million. All the units have been listed in the last 60 days. The complex has have 6 sales since 2006 as the condos tend to have long term owners and some been forced to move due to Katrina. The views are going to vary by the story and the direction of the units.
The units generally start in the upper five hundred range up to million plus for the large pent house units. I have seen a couple that I have really liked and some that had no appeal at all. It all depends upon how the units were finished off by the original owners. Read the rest of this entry »
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