Archive for the 'Condo Knowledge' Category

Federal Fibre Mills Condos at 1107 S. Peters in the New Orleans Warehouse District gets an “A Plus” Grade for its common areas…

The Federal Fibre Mills Condos

New Orleans Warehouse District

1107 S. Peters, Federal Fibre Mill Condos

     The 140 units at the Federal Fibre Mills have some of the most beautiful and useful common areas in the city of New Orleans.  Every unit has gated parking in a lot half a block away. Walk back in time as you enter the lobby which was part of the 1984 Worlds Fair in New Orleans.


    The front desk is manned daily from morning til 10 pm on weekdays and 24 hours on  weekends. Easy 2 elevators to all floors from lobby and one in the rear for big things.


    The courtyard is large and is always kept up with lots of tropical plants. The pool and spa really give you that relaxed feel. The gym is near the pool with two baths on the first floor. There is a large meeting building for parties and meetings next to the pool and courtyard.


      When you purchase a condo as a second home or first it is always so nice to step out to the lobby and courtyard to relax. You even have a large public park outside the front door to enjoy as well.  The top notch common areas makes living here so much better….


1107 S. Peters,Federal Fibre Mills 1

Large Warehouse Windows and Old Bricks, Entry

1107 S. Peters, Federal Fibre Mill Lobby

Historic Lobby with Exposed Beams

1107 S. Peters, Federal Fibre Mill Gym

Swimming Pool and Hot Tub

1107 S. Peters,Federal Fibre Mills Relax

Well Maintained Tropical Courtyard

Federal Fibre Mills Courtyard and Pool 2

The Brick Walkways and Plants really make it Special

1107 S. Peters,Gym Room

Fully Equiped Gym and Bathrooms next to the Courtyard

Federal Fibre Mills Park

Public Park and Convention Center is across the Street

1107 S. Peters, Lobby with Exposed Beams

Exposed Bricks, Beams, and Hardware…

1107 S. Peters,Lobby Down

Looking down to Lobby Atrium from 5th Floor


Many Things to See and Do within blocks of Federal Fibre Mills

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New Orleans Condos, Knowing the Neighborhoods is Very Important !

Magazine Court and Eric

        When you are buying a condo for a second home or primary residence it’s always important to know the neighborhood. Many buyers are not that familiar with the many neighborhoods that New Orleans Has to offer. Some may only know the French Quarter and cannot afford what you can buy in that area as it is one of the more expensive places to buy a condo.


       I have found that one of the best ways to help clients is to drive the neighborhood , then park and walk about so the client gets a real feel for what is going on in the neighborhood. Many clients are surprised at what they see and then become open to more than the one area where they thought about buying. I walk these neighborhoods often with clients and taking photos as a hobby.  This has proved to be a very effective learning tool.


       Some clients  will even switch to buying a small home rather than a condo.  Many times the neighborhoods change in their rankings after we take the tour.  That is one feature I offer as an agent that sells all over the New Orleans Metro Area.  I have fun doing it and answer questions as we take the tour.


     Many clients want to be in areas where they can walk to a lot of venues.  That is why you should walk the areas and get a real feel for what you want.  Many clients do change their minds after the tour and walk about. It’s a learning experience for all.  Then I can set you up to see all the new listings, sales, under contract  within the areas where your interest may lie.  That way you get to see more and get a better feel.  It happens to work….Over and over again….Let’s set up a neighborhood tour…Bring your walking shoes.


French Quarter Condo Banner Black

New Orleans New Orleans Real Estate

Lower Garden District New Orleans Condos

New Orleans Warehouse District Collage

NOLA Real Estate Map


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The Lower Garden District Neighborhood of New Orleans, More NOLA Condos than one would think…

New Orleans Condos in the Lower Garden District

Lower Garden District Neighborhood Trumpet

    The Lower Garden District has become a hot condo market. It is right outside the New Orleans Warehouse District and the Garden District. Check out my page on Lower Garden District Condos. The photos of the area will give you some idea as to why it is more popular than ever.


    Most of the condos in the area have been converted from old historic homes, multifamily units and apartment complexes. It’s a great neighborhood to walk to look at all the historic homes. It’s an easy walk to St. Charles Avenue and Magazine Street. Coliseum Square is what I see as the center of the Lower Garden District.  Great place to excercise and walk your dog.


    Always good idea to check out the neighborhood before you buy.  Best to get out and walk and take a tour.  Do it so often I could be a tour guide if it paid more.  My tours are free so just let me know when…..

Lower Garden District View St. Vincents

Lower Garden Coliseum Sq. Fountain

Coliseum Cottage in Lower Garden District


Coliseum Magazine Street ...

Coliseum Suare Fountain

Lower Garden District Apartments in New Orleans

Lower Garden District Home1

New Orleans Home in Lower Garden District, Unique

Magazine Street Dress Shop

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New Orleans French Quarter Condos, How much is a Balcony worth ?

French Quarter Condos

FQ Balconies and Ferns

        Balconies are always in demand in the French Quarter Condo Market. Other areas will have balconies and porches but the French Quarter Real Estate is where the high demand is. Balconies are not included in the square footage.  In most cases balconies and porches are considered limited common areas. Meaning the condo association takes care of them, but the use is limited to the owner of the condos that have balconies.


    Putting a price on a balcony is difficult. It’s hard to put a number on it.  Often times I ask a client how much they would pay for one, $10,000, $20,0 oo $30,000 or more. Generally it is worth at least 10 per cent of the value of the condo.  This is my number.  Then it depends on the views of the balcony and if it is a street balcony. A balcony overlooking a courtyard is not worth nearly what a balcony overlooking a street is worth.


    Often time a gallery and balcony are viewed as the same thing. A gallery is supported by columns or poles from the street thus making it often much wider than a straight balcony. This width makes it more valuable. Having a double gallery where you have a roof over your gallery is even better. Its keep the rain and sun out of the space.  It is just a more usable space.


FQ Balconies,Above the Business

    This is a balcony above a business. Living quarters were most likely on the second floor of the building.  You were always close to work and family.

Royal Street Corner,Windows

     This is a gallery on the corner of Royal Street. Love the windows and the hanging ferns.  Few places in the world decorate their balconies with plants like the French Quarter in New Orleans.

FQ Balconies,Plants and French Doors

FQ Hanging Baskets and Balconies

       This is a great example of a double gallery. Check out the wrought iron which is a common way to decorate the balcony.

FQ Balconies and Flags

FQ Balconies and Galleries

Lower Garden District Condos, Prytania Street Condos, New Orleans Condos

      This is an example of a double gallery with a porch.  They too really add to the value of a condo as it just gives you more quality space and room to relax.  This is a historic home converted into a condo.  You will find this in the Lower Garden District, Garden District and in the Uptown New Orleans Condo market. I call these neighborhood condos.


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New Orleans Neighborhood Condos that were once doubles…

832-834 Napoleon Avenue Condos

     One of the more unique style of condo is the New Orleans Neighborhood Condo as I call it.  One of the Neighborhood Condos is the condo that was once a double. Not a lot of doubles have been converted into condos. Many more have been turned into single residences.


     You will see far more four plexes and larger multi family homes that have been transformed into condos.  The doubles turned into condos are mainly going to be found in residential neighborhoods.  Most are nice neighborhoods where demand is high. You will see them and most tend to sell quickly.  You generally get some yard with this style.


     Virtually all are going to be historic in nature.  Natural Light, higher ceilings, wood floors, porches, small yards, pretty windows. There are going to be one story and tow story units that will be larger and often times have balconies.

824 Napoleon Avenue, New Orleans Condos

822-830 Napoleon Condo Doubles

822-24 Third Street Condos in New Orleans

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Putting a Value on Your New Orleans Condo, It’s more than just how large the condo is….


      The value of a condo is determined by location, condition, style,bedrooms and size of the unit.  Too often many agents, sellers put an over emphasis on the square foorage of the condo. It is a very important factor but other factors should be considered when making an evaluation. Many of these factors can be emotional.  Over the last 15 years of selling over 200 condos here is what I learned.  These factors add value because of the demand for these factors.


      Rather than talk about each factor,  I will show you many of the itmes that are desired in a New Orleans condo.  A good appraiser and agent will take all these things into account when establishing a price. If condition and location are equal then these factors will set your unit apart from others.


Balconies are a big factor….


Royal Street Ferns at Dumaine Street

Views, What you see out the Condo.

1107 S. Peters 413, Federal Fibre Mills Condos, City Views

Pools and Courtyards do Matter, Common Areas

1107 S. Peters, Federal Fibre Mills Condos, Gym and Pool

837 Royal Street  Pool. French Quarter Condos

Large Windows, Natural Light, Window Features

289 Cotton Mill Condos, Exposed Brick

High Ceiling and Wood Floors are  Demand Items

333 Julia Street 226, 14 ceilings, Julia Place Condos


Parking Spaces are a large factor…

333 Julia St. 209, Garage Parking

Amenties such as rooftops and Common Areas

333 Julia St. 209 Roof Top views

1107 S. Peters, Federal Fibre Mills Condos, Lobby

Historic Features are Desired….

289 Cotton Mill Condos, Exposed Brick

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The Elmwood Oaks Condos in Harahan 70123, 832 South Clearview offers some great values with low condo fees and lots of nice common areas.

Elmwood Oaks Condos in Harahan


    The Elmwood Oaks condos were built as condos almost 30 years ago. They are a short walk to all the retail and eating places on Clearview Parkway and retailers in Elmwood Shopping Center. The condos are an easy commute via Jefferson Highway or River Road. Jump on a Earhart Express for an easy commute downtown.


     The 101 units are mainly 2 bedroom units spread over 5 building and 3 floors. Each floor is gated with a security code. There are a few one bedrooms and a few three bedrooms. The first floor units have a private courtyard and the other units have a balcony.  Both have storage outside. Parking is very easy for 2 cars and guests.


      The amenities include a large courtyard and swimming pool . Tennis courts and plenty of common area that is always well maintained.  You have elevators to each floor and easy stairs at each end of the building.


    The condos are well maintained and managed. The association is well-financed. The condo fees are very low ranging from $216-$233 for the two bedroom units.  The condo fees cover the exterior maintained, water,trash, common electricity, yard and pool upkeep. Just a lot of your money.


     If these condos were in Orleans Parish 5-6 miles away they would be 275k to 300k for a condo with this many amenities. The condo fess would be about twice as much. There are 3 condos currently for sale with prices ranging from $114,900 to $135,336. Any of these buys would be cheaper than paying rent at these low-interest rates. Prices have been steady or down for a couple of years.


     Elmwood Oaks is always in my top three for condo associations in Metairie, Harahan, River Ridge areas of East Jefferson.

832 S. Clearview, Elmwood Oaks Condos

832 S. Clearview Condos Walking

832 S. Clearview Condos, The Pool

832 S. Clearview Condos, Courtyard

832 S. Clearview Condos, tennis

832 S. Clearview 336, Top Corner

832 S. Clearview 336 Balcony

832 S. Clearview 336, Parking

832 S. Clearview 336, Elevator

832 S. Clearview 8 miles

Corner Unit #336 in Building 3

832 South Clearview, Elmwood Oaks


      This is a good example of a unit that has been updated with wood floors, freshly painted, new kitchen appliances, new bath vanity, nice fireplace and newer light fixtures. It’s a two bedroom and 1.5 baths on the 3rd floor corner.


The third floor has vaulted ceiling and a private balcony plus a storage closet.  it’s over 1000 sq. ft. of living. Laundry room is full size in the hall. Master bedroom is good size.


    Use the elevator or stairs to the hallway on the third floor.  Enter the code to the floor.  There are 8 units on the floor. This is a corner unit. Both bedroom have windows to the outside overlooking the parking lot. There is a lot to be said of a corner unit on the top floor. This is the most updated unit in the complex. There is also attic space with pull down stairs for extra storage.


832 S. Clearview 336, Fireplace

832 S. Clearview Elmwood Oaks Condos1

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Lakefront Condos in New Orleans are picking up…Things are selling…

7300 Lakeshore Drive, Light House Harbor Condos

Condo sales are picking up in condos that are near the New Orleans Lakefront.  Most of these can be found in Lakeview around Lake Marina Drive and in Jefferson Parish on Old Hammond Highway.  For the longest time things were very slow following Hurricane Katrina.  There was a lot of units for sale for several years.  Now we are seeing sales pick up in all price ranges.

One of the reasons is that Lakeview Real Estate is doing very well.  Many times the condo market lags the housing market. Now it is catching up to the housing market. Another reason is that prices have gone up 20-25% in the downtown area.  They were already about 50% more than the Lakeview area condos.  It’s less than a 15 minute commute to downtown and the French Quarter.  Most of the condos in Lakeview are near the New Orleans Marina Area.

It is normal to have the “Ripple Effect” where when one area gets hot and prices go up it makes the adjacent area to begin to get noticed and also see sales rise.  This is what is happening now.  Add into the equation that Lakeview has been a very good housing market for the last three years…You can see why the sales are picking up.

You can see all the units for sale in Lakeview Condos For Sale.  The high-rise condos will have views of Lake Pontchartrain.  These are generally more expensive and larger units.  All the condo associations will have easy access to the lake and Marina, like 100 yards away.

500 Lake Marina Drive, Harborview Condos

318 Lake Marina Dr. Pier Eight Condos

232 Lake Marina Drive, The Marseilles Condos

Lakefront Condo on the Water Lakeview

300 Lake Marina Dr. Marina Towers Condos

Jefferson Parish Lakefront Condos

The two complexes on the Lake are the Pontchartrain Place Condos at 420 Old Hammond Highway and the Fleu Du Lac Condos at 400 Old Hammond Highway.

The Fleur Du Lac Condo are higher end condos.  Here is a quick view of a sideshow of the unit currently for sale .Fleu Du Lac Condo for Sale.  These units were built as condos after 2000 and  are large units with balconies, garage parking plus one.  Secure entrance, well-managed, pool, meeting rooms, storage units, kitchen, and much more.  Most owners live here full-time or part of the year. Seven stories with all the units on one level.  Some units face the lake but all have patios.

400 Old Hammond Hwy, Fleur du Lac Condos

     Pontchartrain Place Condos are a winner in my book.  You can still buy something here below 200k.  All units have garage parking on first floor with a storage unit for each unit. Plenty of guest parking.  What makes the complex great is the great views, common areas, pool, hot tub, clubhouse, well maintained common areas.  Some of the units will be dated but can be upgraded quickly and easily. Just not a lot on the market in the complex right now.

420 Old Hammond Pontchartrain Place Condos

420 Old Hammond Highway, 329, Pontchartrain Place Condos

420 Old Hammond Highway 123, Common areas, Pontchartrain Place Condos

420 Old Hammond Highway, 329 , Courtyard views

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The Condo Association Meetings….And Why is it Important?..

Most condo associations have an annual meeting as per the by laws of the condo association .  Some may have more than that.  Most New Orleans condo associations have a formal business meeting at least once a year for the larger condo associations and less formal for the small associations.  This where they elect officers for the coming year.  They approve the budget for the coming year.  They talk about present and future issues of the condo association.

The owners vote by their percentage  ownership in the condo the condo association. Meaning the larger units get a slightly larger vote.  It’s like the condo fees where larger units pay more since they are larger.  It also gives many out of town owners a chance to meet other owners to exchange ideas and ask about the direction of the association.

As a buyer in the condo association it is important to know what the owners talked about. Are they thinking about raising the fees in the near future. Are they close to assessing the owners for major projects in the future.  Are future expenditures for overdue maintenance or does it add to the improved lifestyle of the  condos.  It is good to review the last two meeting via the condo association’s minutes and budget so you can get a glimpse of the past year and into the future years.

    I am an owner of a condo in Orange Beach and have been attending the meetings for the last couple of years.  One of the main topics is building up the reserves of the condo association to a Million dollars from $700,000.  The condo fees include a month charge for this unit the goal is reached. In 2.5 years the goal will be reached.  Then we can vote on cutting the fees or adding things to the association that adds value to all.  
    There is always a lot of discussion about adding things to the common areas to give them a fresh look or to make them more enjoyable for all the owners.  Over time each condo association takes on a culture of its own depending on what the owners want.  This always happens once the developer turns it over to the owners and they come up with their own ideas and begin to implement them several years later…

1111 S. Peters, Bakery Condos, Pool Courtyard

1111 S. Peters, Bakery Condos, Elevator

333 Julia Street, Julia Place Condos, New Orleans Warehouse District

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A Neighborhood Condo in Uptown New Orleans, 1027 Leotine Unit A….

     What is a Neighborhood Condo ?

One of my favorite styles of New Orleans Condos is what I call the neighborhood condo.  This is a small condo complex that was once a multifamily rental turned into several condos.  What makes these so special is that they can be found in Upscale neighborhoods in Uptown New Orleans.  You can often find homes worth over a million dollars or more down the street from you neighborhood condo.

These are usually within walking distance of Magazine Street and St. Charles Ave. I love to walk the neighborhoods and show you the variety of homes you can find within a few blocks of my latest listing of mine on Leontine Street. You can walk to shops, restaurants, bars, and the streetcar lines. Just a lot of great things to do.

Usually the neighborhood condos have a lot of historic character. Lots of windows, wood floors, high ceilings, lots of natural light, fireplaces, old doors and just a lot of features that homes had in them 100 years ago. Parking is usually not an issue in the neighborhood as you would find in the French Quarter or Warehouse District.

If you enjoy walking then you would really like to walk the neighborhood as I had last week. I will share with you the variety of homes within several blocks of 1027 Leontine which is between Prytania and Magazine Street. I will share the neighborhood with you and talk about the condo in the next blog. Just some shots of the homes, gardens and the variety of homes in the neighborhood.

For all these reason I think this type of condo will continue to be popular in New Orleans and the various neighborhoods where they can be found…

1027 Leontine Street in the

New Orleans Uptown Neighborhood

1027 Leontine Condo, Front, Uptown New Orleans

The Neighborhood Condo’s Neighborhood

New Orleans Home, Unique Coloring, All White

Uptown New Orleans Homes in a Row...

 Uptown Home with large Yard....

Uptown Street of New Orleans Homes

Porches and Flags in New Orleans Uptown Homes

Uptown Home with red door and Crepe Myrtles

    Always some interesting sights besides the beautiful homes and yards. A few skeletons getting ready for Halloween.  An historic car like this Model A Ford parked in the neighborhood. Where else would you find so many cool things to see and photograph.  All within 15 minute walk of the neighborhood condo…..

Skeletons show up early in 2014, New Orleans Homes

Historic Homes and Cars in New Orleans

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Eric Bouler Realtor
Gardner Realtors
Metairie - New Orleans, La. USA