Archive for the 'Uptown NOLA' Category
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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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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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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New Orleans Townhouses, The City of New Orleans has few? 330 Lowerline is One however!
June 1st, 2008 categories: Listings, Uptown NOLA
There are very few town-homes in the City Of New Orleans as you know them. There is all the forerunners of town-homes which are multifamily units, houses on small lots close together, doubles and duplexes. The area has been built up for so long its been hard to find the room to build these and in many neighborhoods they would be out of character. This is a town-home we listed on 330 Lowerline in the Uptown Area of New Orleans. This is priced at $284,000 where a house this size would be more.
Town-homes are more like homes except you are able to put two on a regular size lot. This saves on the cost of land. That is the reason they are popular in areas where land is expensive. You are responsible in the payment of Insurance and upkeep, just like a home. You however get a small yard and a garage in most cases.
Its the location which counts. Our seller went to Loyola Law School and this to be a great spot for a small commute or long walk. When you think about it the New Orleans townhomes like this have a bigger yard than most homes in the area. You get the garage as a bonus.
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New Orleans Condos, Perfect for students, persons getting started or a weekend retreat! Has all the Pluses!
May 20th, 2008 categories: Condo Listings, Uptown NOLA
Every once in a while you list an Uptown New Orleans condo that will fit several clients needs. The 4239 St. Charles Ave Condos or the Hawthorne Condos has a lot of positive things that people are looking for. This is the case of a new listing that I just got at 4239 St. Charles Ave near Napoleon Ave. The building is about 80 years old and is a medium size condo association.
Its on the Mardi Gras parade route, the street car route and halfway between Tulane, Loyola and downtown New Orleans. Its priced to sell. The only negative is that the kitchen and applicances need updating. Its $185,239, its my price so I believe its right on the money. See more photos on my website. 4239 St. Charles Ave. The Hawthorne Condos.
This unit would make a great home for a college student. A nice condo for a resident or medical student at Tulane or LSU. Great second home in New Orleans. Good place to get started for people needing a one bedroom in Uptown.
These are a couple of things that people look for in a condo in this area of town and it meets the criteria for many clients. Having these helps keep the value in the New Orleans market.
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Its got historic charm and value, 80 years old.
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Great Location on St. Charles Ave. Street car line. Close to local Colleges
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Garage parking in a secure area and secure entrance.
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Third floor unit with fine Street Views.
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Plenty of windows and natural light.
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Hardwood floors and higher ceilings.
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Not easy to find this combination.
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Washer and dryer in Kitchen Plus heavy duty ones in the Basement
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Storage area and closet space for bikes and such in basement.
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Whatever you add or update with reason you get your money back.
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New Orleans Uptown Condo Market, Variety of Choices comes alive in the Spring!
May 4th, 2008 categories: Market Trends, Uptown NOLA
New Orleans Uptown Condos are going to come in a variety of shapes, sizes, and types. There are going to be large complexes that have been converted into condos from apartments from the 1970s era. There are going to be conversions for the 1920’s and 1930’s along St. Charles Ave. A common type is where an old home has been converted into several condos. There will be four plexs and doubles that have been converted. There will be few condos that were built as condos available. There are also a couple where the developer put several homes together with parking to have both the historic look and the feel of a complex.
The Uptown Condos are going to appeal to a variety of clients from students, residents of local medical schools, young people starting out, retired people and more and more second homers. The prices of the nicer homes in Uptown have made condos a better choice when you do not want to take care of repairs, a yard, high insurance rates and have other things in your life to do.
Most of the condos are still going to be on the small side when compared to a home but the cost are also going to be much lower. As always location is an important factor as well as condition. In uptown there is going to be a large variety of conditions with most units having been updated in the last 4-5 years.
The market picks up every Spring as young people make buying decisions. You can get the better deals this year and save more then renting if you are going to be here a couple of years. The rents have gotten just too expensive for what you get.
I was showing this week in the 160k and below range and we found several nice units. There will be many more choices in the under 200k range. Each Spring more people sell but also more people are in the market to purchase. It is must to know your numbers in what you can afford because the condo will be there. Especially if you can do some work on updating some of the older units. These have fallen out of favor since Katrina.
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New Orleans Condos, the Shotgun Double converted into a Condo, Its Unique!!!
April 30th, 2008 categories: French Quarter, Uptown NOLA
The New Orleans Condo that was once a shotgun double is one of the cities unique condo choices. The double home has been converted into a couple of condos. You will see this type of condo in the New Orleans French Quarter and in the Uptown New Orleans condo market. You are basically buying half a house and sharing the common areas with your neighbor.
There are not going to be a lot of these but it is going to be a choice in these areas. You share a lot with the person that lives next door. The expenses are split between the two people and you are the managers. There is not manager or many amenities in this type of arrangement. I have see where a developer has tied several into a small condo association to share the expenses and common areas.
What most do have in common is that most are historic homes with wood floors, high ceilings, fireplaces, porches, high ceiling and a lot of historic woodwork. The key with doubles is in finding them in nice areas. You will generally have a small yard in the rear. You will rarely get a front year but its a porch that may work better for you.
The condo fees are mainly going to be cover insurance, common area maintenance and exterior maintenance. You will get to know your neighbor before its over. You are going to inspect the entire structure as you are in for a 50% ownership.
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Uptown Condos Update, New Orleans Condos
April 21st, 2008 categories: New Condo Projects, Uptown NOLA
New Orleans Condos in Uptown New Orleans are in good supply. There are currently 325 condos in all price ranges and types on the market. There are several complexs that got listed twice in the MLS as they are with two agents giving the raw numbers a rethinking. There are 85 sales and units currently under contract this year. This is the time of years students, residents, and people in general put their places up for sale. These figures contain new conversions, some pre-sales and mainly resales. This is also the time of year that creates the most interest.
There are 134 units under 200k for sale. This is an odd figure in that they are 67 units priced under 160k which is a very hard price range normally to find things in. There are several larger complexes where there are many units for sale. In the 1750 St. Charles Ave. there are 21 units for sale currently. 1205 St. Charles has 14 units for sale. This is a converted hotel near the Warehouse District.
There are several new complexes of 8-10 units along with several four plexes that are also new. The L’Orange at 1544 Camp has 10 units. The new constructions at 1633 First Street has 11 units. The historic conversion at 1520 St. Mary has 8 units. The 1717 Religious condos in the Lower Garden District has 10 units. You can combine all the new condos and you have at least 50 new units.
The new units put pressure on the older units that have not been updated. That is why I think there are such a large number of units below 200k for sale. Location and condition is still the key for future appreciation. There however will not be that many for a criteria that you may have as we cull out the bad locations and overpriced units. With this said there are some deals to be had. Numbers are numbers unless you get a true insite inot the niche markets such as the New Orleans Uptown Condo market.
Todays Uptown Flowers add to enjoyment of the showings in these historic neighborhoods.
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New Orleans Condos, the New Orleans Uptown late model apartment conversions!
April 14th, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
A good example of a 1970’s apartment conversion in Uptown New Orleans is the condo development at 3201 St. Charles Ave. near Napoleon Ave. The 70 unit complex is a 3 story high is centered around a rather nice open courtyard with a pool, fountain and plenty of room. Parking, located in the rear of the building, is gated with an assigned spot for each unit. The complex seems to be well managed and maintained and offers a quiet place to live.
You get a lot of space for your money as this type of condo is not going to cost as much as the more recent renovations. The one bedroom prices will range in the 160-170k range for a 700 sq. ft unit and moderate condo fees in a nice location. There are laundry facilities on site. Some units have installed washers and dryers in their units but not all. There are also going to be two bedrooms with the same basic layouts.
The units are going to be in various stages of being updated by the owners. Do not expect granite counter-tops and stainless steel appliances. These were built as apartments in the 1970’s where all the units open onto the courtyard. They are going to have that apartment feel to them. There is security for the parking and the front gate which is a great feature. The security person is always on duty.
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New Orleans Condos, 4 Plex Conversions in Uptown New Orleans
April 13th, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
One of the more common types of New Orleans Uptown Condo conversions has been the replacement of 4 plexes with 4 unit condos. Most of these conversions are generally older buildings which started out as large single family homes,forced by economic conditions into multifamily rental property, more often than not, a 4-plex. The more recent conversions will be updated with all new things. Those built as 4-plexes will be less expensive, newer but lacking in historic significance. Both types can be found in great neighborhoods.
The above conversion on Magazine Street had extensive renovations done and it ended up much like new Construction. The front 2 units that featured balconies and porches were sold quickly for the 350k range. It had parking which is the hard thing to find but you should have it in this price range. The balconies and the porch mean much more than most people think and you pay a premium for those. Taking the best unit is generally the best way to go as it will pay in the end. This was a home of over 100 years that was completer with all the i’s dotted and t’s crossed.
This four plex that was turned into a condo directly form a four plex. This recent sale on Prytania was much cheaper as less work had to be done for the conversion. When you see all the units in a four plex look very similar it was generally built as a four plex. You will still get some of the nice historic features as you would get in an older home it will just be less expensive. Read the rest of this entry »
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