Cotton Mill Condos in New Orleans, New Listing priced to sell! How does Your condo Stack up against the others?
March 24th, 2009 categories: Condo Listings, Selling your Condo
I have sold quite a few condos at the Cotton Mill condos in the New Orleans Warehouse District over the past 4 years. I have sold and listed over 20 units in the Cotton Mill Condos so I know the building and values as good or better than most agents that work the New Orleans condo market. I have listed things too high and have learned from it.
One of the things I try to do when pricing a condo is to really evaluate the competition and figure out how the condo fits into the pecking order to be one of the better units at that price. A realistic price is paramount in today’s market. You want to be compared favorably against the competition as everyone looking is going to view 5-6 properties before buying. The selling agent will narrow the selection down to meet his or her clients want and needs. You want your unit to make the cut.
You can check out the properties between 180-200k by looking at my market analysis which is free for signing up. Great tool to learn your market before buying or selling.
Market Snap Shot for the Warehouse District.
Buyers want to walk right in and not do a lot in today’s market. They want a condo that has been updated in the last 5 years… They want a view so they can see and hear the streets below. I have a check list of the most wanted items in downtown condos. You rarely get it all but the best in the list generally will be the first to sell. Lets look at this new listing to see what I was thinking and the factors that make this condo a favorable buy.
My sellers bought Cotton Mill #279 from the developer and did all the renovation themselves. The renovations are unique with a higher quality on almost all the things that they did. Its a plus !
I have a mental check list that I go through on the important things that people want in the Warehouse District Market in the under 200k range.
- High Ceiling, yes 18 foot ceiling
- Exposed Bricks-Beams, yes all the beams and exterior wall are brick
- Plenty of light and some type of view, yes 15′ windows and tree top views of the street below. Second floor units sell better.
- Original wood floors in the entire unit, no carpet is a big plus
- Security, Cotton Mills has full time security and on site management
- Kitchen and Bath, yes both have been updated very tastefully
- Parking, No but you can street park or park across the street in a contract lot for $125 per month.
- Appliances New, yes they are new along with washer and dryer that stays
- Pets are welcome, few have major restriction on pets within reason.
- Colors are very bright and artistic, maybe too much blue but paint is one of the easiest things to do. All the hard stuff has been done.
- Condo Fees are reasonable, Yes with plenty of amenties
- The Cotton Mills is quickly liked or disliked, but praised in the under 200k bracket. See more photos of the project at
New Orleans Condos Cotton Mill Page
I think #279 stacks up well with the condos for sale in the Cotton Mills and other in the Warehouse District condos. If someone wants to buy in the Cotton Mills then #279 should be one of the best in the range. People tend to chose condo associations first then they put the better units they see in a pecking order of price and quality. I have seen most of the properties in the building so I know it sets up well to the competition.
The one issue I had to overcome is that the unit has a renter in it that has little furniture and looks rather sparse. My seller came to the rescue with the photos she took while they lived there. Means a lot to be able to show people what the unit looks like at its best.
Now I need to get the word out that its a unit worth seeing and potentially buying. How does the condo stack up, Very Well !!!!
