Archive for the 'Uptown NOLA' Category
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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New Orleans Uptown Condos, The apartment conversions circa. 1920, Alameda Condos, 7014 St. Charles Ave.
April 10th, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
The New Orleans Uptown Condo market offers a unique variety of historic properties which have been converted into condos. The Alameda at 7014 St. Charles Ave. is an example of an historic apartment complex converted into condos. Each of the 1920-30’s complexes has its own character and features. A popular design of that period was that all the units are off a central hallway with a secure entrance off the street. Many will have porches. The central hallways are wide with all the unit doors opening into the hallways.
This 2 story building had all the great old features of wood floors, high ceilings, large windows, crown molding and limited parking. People at the time used the St. Charles Ave Street car line as a main means of transportation and did not have cars. Most of the historic features were left intact and repaired which gives the condos much more future value especially in New Orleans where history can add thousands to a sales price.
The 2 story conversion has 12 units all of various sizes and configurations. You could have bought the unit as it was or in an updated condition with new kitchens and overall improvements to the individual units. You could have bought a parking spot for 10k and they were limited. Do not think twice everyone should have bought one at this price. You will have several of these types mainly on St. Charles Ave as this was the premier street in Uptown New Orleans.
This location was ideal as it was walking distance to Audubon Park, Tulane University, and Loyola University. The historic features will always make this type of conversion much more value than those of the 1960-70’s conversion. Being on the Street car line is also a big plus. This should have been very appealing to college students and second homers. These smaller units will not have very many amenities but all you need is to walk out the front door. Read the rest of this entry »
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Live Oaks and Spanish Moss, A New Orleans feature that grows!
April 6th, 2008 categories: Art , Music , Parks, NOLA Gardens, Uptown NOLA
Live Oaks and Spanish Moss are an odd New Orleans Couple. They have gotten along for hundreds of years and remain very compatible. The New Orleans climate has been kind to both as they love the humid air and almost no winters. The Spanish Moss is really not a moss at all but an esphylic plant that uses the tree for a home. The plants make their own food and do not need roots to survive. They like shade and thus grow under the branches of the tree underneath the leaf cover of the Live Oak in this case.
You do not have to go far to both see as Audubon Park and City Park are full of the stately oaks and Spanish moss. They do not like exhaust fumes and have disappeared along heavily traveled roads. A tree shaded street does increase your real estate values and the quality of life.
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New Orleans Uptown Condos, 3915 St. Charles Ave, St. Charles Gardens Condos
March 26th, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
The St. Charles Garden Condos at 3915 St. Charles Ave is a 93 unit complex was converted in 2005 from apartments into condos. The condos are in Uptown New Orleans. Most of the units are two bedroom units with some one bedroom units. Almost all the units were updated by the developer as the apartements were very dated before the conversion. The more expensive units were those facing St. Charles Ave by at leat 40k and the units on the sixth and seventh floors got 10k more because of the views. The complex sold out rather quickly. The location gets an A Plus.
The units came with gated parking with most of the spots being assigned as you bought the unit. The lush courtyard surrounds a large swimming pool. The secure entrance and night guard make the units very secure. The current condo fee for the two bedroom units are $445 per month. The management is on site. There are 2 units currently for sale and there are 2 under contract. The prices for the units are $279k and 289k, these are not units facing St. Charles Ave. The prices are steady with a downward drift as the origional units like these sold for 219-229k on the initial offering. Last year 9 units were sold.
There is a fitness center and gym. The private balconys in each of the units. The units had new kitchens with stainless steal appliances, granite countertops, microwaves, new stoves, new lights, new bathrooms, wood floors in living and carpet in the bedroom. Some units upgraded to all wood. Not all units opted for the washer dryer in the second bedroom. If there is downside to the units it is the lack closet space. All the units open onto the courtyard and pool. Elevator is near front gate and also in the rear of the units. There is also a community laundry if needed.
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New Orleans Condos, 1750 St. Charles Condos
February 18th, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
The 1750 St. Charles Ave. Condos are almost down town but not quite. The 7 story building takes up the entire block and has 221 condos surrounding a very large landscaped courtyard. Built in 1980 and converted into condos in 2005, these are one of the best buys when it comes to looking for space and security in Uptown New Orleans. The entire first floor is parking for 320 cars plus the lobby and the managers office. Every car is waived in by 24 hour security guard into the garage where several elevators lead you to your unit.
The 1750 units either have courtyard views or street views with most views being very acceptable. The developer did get an extra 10k per unit for units on the 5th and 6th floors when first sold to the public as condos. The 7th floor units are the penthouse units in the rear of the building only. Your advantage here is a private hall and some higher views. Most the units are tow bedroom units of about 1450 sq.ft and fewer one bedrooms of about 1000 sq. ft. or more. There are a few three bedrooms on the corners.
The entry is through the lobby or the interior garage. You have a management office and security guard station in the lobby. The courtyard is well maintained and looks like a tropical park a few steps away from all the units. The condos completely surround the courtyard and you cannot see them form St. Charles Ave.
When these were initially sold as condos in 2005 there were a lot of elderly people that lived here because of the services and in house staff. This has begun to change over time as more people have moved in and out of the units. It is a very quiet place to live with easy access to the expressway and to the west-bank. I have sold units to several young doctors and a medical student in the past couple of years. It does not have a lot of historical features but is a well built building. It does have nine foot ceiling and a decent amount of light in each unit. There is a large well equipped gym on the second floor. This is a complex that you like or dislike after about 3 minutes. The condo fess tend to be on the higher side to pay for the security, first class upkeep and on site management. There are no dogs allowed in the building.
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New Orleans Uptown Condos, The Hawthorne Condos at 4239 St. Charles Ave, 1930’s era
February 5th, 2008 categories: New Orleans Condo Reviews, Uptown NOLA
The Hawthorne Condos located in Uptown New Orleans at 4239 St. Charles Ave. is a small complex of 16 units near the corner of St. Charles Ave. and Napoleon Ave. Its very different from most of the units in Uptown New Orleans. The Hawthorne Condos were most likely built in the 1930’s as an apartment house. The units have a large garage which is the first floor along with storage units for each condo. You can enter the garage from a stairway that leads from your kitchen to the secure parking area below.
The units are divided up into 4 units per stairwell so its a very private feel. The units run about 650 sq. ft. with original hard wood floors, lots of windows, nice size bedrooms and ample closet space. The ceilings are higher than 8′ but not real high. The secure gate at the entrance is by key or electronic entry. The difference in the pricing of the units are going to be the views and the amount of updating that has been done on each of the units. The washer/dryer is going to be in the kitchen. Small kitchens that lead to the garage.
The courtyard and patio is going to be facing St. Charles Ave. on the second floor and the entire bottom floor is parking and storage. The location is great since you are close to Audubon Park and Tulane University, a short street car or bike ride away. The same can be said about the downtown and Warehouse District area. Pascal’s Manales Seafood is around the corner a couple of blocks up Napoleon Ave. Behind the complex is a residential Uptown neighborhood of large homes.
These are a very good choice as a second home in New Orleans or a great place to live if you are going to Tulane University a couple of miles down St. Charles.
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