Archive for the 'Jefferson Parish' Category
Many agents and people looking for a place just may not know that you can get a nice condo in some nice complexes in Metairie for under 100k. I just did a search for a retired fella that was looking for something inexpensive. The initial search brought up 41 condos. It was fairly easy to get it down to the best 6-7 condos. Its all about location in this price range and finding a condo association that is kept up.
Location has a lot to do with what is happening in the neighborhood. Try not to be a trend setter as its hard to stop a trend when the area is going downhill. Go with the best location as that is where people will want to be in the future.
A good complex will keep its value and attract more buyers in the future. A well kept condo association is worth the extra fees that one will pay. Paying too little and things just do not get done. When this happens the value starts to go down.
The 6-7 choices were quite good and many had had recent updates. 3-4 were even two bedroom and one bath. The one bedrooms were the most updated. The choices are not a lot but then the better locations is where people tend to stay longer and do not need to sell. The biggest factors in narrowing the choices are location and the condition of the complex.
When you get under a 100k your note is less than $500 per month. The condos in this range have condo fees in the $150-$175 per month range. Taxes are less than $300 per year oor even less depending upon the price. The prices of the choice units ranged from 75k to 100k
These types of complexes tend to attract an older crowd. There is nothing wrong with that. The prices are somewhat depressed as less older people are buying. This has its positives as prices are cheaper and deals are to be had.
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November 12th, 2009 categories: Jefferson Parish
The Audubon Trace Condos are located in Old Jefferson between Jefferson Highway and the Mississippi River Levee. They are townhouse condos. Town homes are the particular style of home and condos mean common areas and maintenance are shared. This is not your typical apartment conversion to condos but rather a designed community of attached townhouses with plenty of common grounds. Its a little different lifestyle over your typical condo in Jefferson.
The townhouses are spread out over 15 acres with townhouses spread out in units of 8-10 condos. Almost all are two bedroom townhouse style unit. The townhouse style is where the bedrooms are up or down.type of condos. The larger units do have garages but parking is very easy and plentiful.
What you do not get at Audubon Trace is the normal apartment feel of being on top of your neighborhoods like so many condo complexes in Metairie. You have plenty of room for walking the pets as well as yourself. If you like being out doors Jefferson Playground and tennis courts are right out the back gate. There is a large playground, full size track, and the Mississippi River long a favorite of bicyclers and Rollerblades. There two large pools on the grounds of Audubon Trace Condos for residents.
Prices will be from 175k-200k for the most common floor plans. These will be units from 1250-1400 sq. ft. of living. These will have open parking. The prices will vary depending on the style of the unit, square footage and the amount of updates that have been done. They are almost 25 years old so almost all the units will have varying degrees of updates.
The Audubon Trace Townhouse Condos will have some some sort of private outdoor area for your own plants and outdoor furniture. The condo association is very strong. Its staff of workers do a very nice job of maintaining the exterior of the units and the common areas. The two swimming pools, large amount of trees, shrubs and grass make it its own special neighborhood. That why you have many long time residents!
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The Elmwood Oaks Condos located in the Elmwood Business Park are in a class by themselves in the Harahan area. They remain one of the better buys for a two bedroom condo in all of East Jefferson. The common areas are what stands out to most people. The landscaped grounds, large pool, tennis courts, ample parking, secure entrance, low condo fees, balconies or patios, storage areas and much more make Elmwood Oaks a winner.
The condos are tucked into a corner of the Elmwood area and are close to the many businesses and warehouses that call Elmwood home. The area is an easy commute to town of less the 25 minutes and you have several routes if traffic does back up. You are 2-3 miles from Ochsner Hospital and less than a mile to the Mississippi River.
There are never many unit available as people tend to stay longer and make it their home. The values have remained steady. The condos are now older so you see a number of the units have been redone or improvedupon. The Elmwood Oaks Condos were built as condo so you have a decent amount of storage area and a community type of layout. The parking is easy with plenty of space. Secure entrance to all hall ways and elevators to all floors.
The large pool and picnic area are a focal point of the community. There are enough things to say about the complex that I will present my new listing on a separate blog. There are currently 3 units including the 2 bedroom condo I just listed. There is a 3 bedroom unit and a condo foreclosure that needs some updates for 120k.
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Pontchartrain Place Condos located in the Buck town area of Jefferson Parish have been around for 24 years. Its got a great location across the road from Lake Pontchartrain and the levee. Its an easy walk to the New Orleans Marina. Its an ideal location for those that enjoy the outdoors. Using the levee for running and biking is a favorite past time.
There are 93 units in the complex with mostly one and two bedroom units. Many of the two bedroom units are loft style units
The parking is ample on the ground level with designated spots for each condo and plenty of guest parking. The garage is covered and the units have a storage shed in the garage. The amenities include in ground pool and club house with neatly landscaped grounds over the courtyard. The condo fees are moderate. The units have balconies and the views will vary with the units. The third floor units have a view of the lake in the distance.
There is an evevator from the garage to the units. The complex is structured where all the units do not have elevators past the first floor level but stairs.
The units have been around long enough to many updated units with new kitchens, baths and floors. You will also see a number of original units that will need updates. These however will be priced accordingly to sell. The incentive to update plus the cost has to be figured into the asking price. Read the rest of this entry »
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In Metairie you can find some nice one bedroom condos at 2330 Edenborn at the Cypess Cove Condominiums for under $80,000. They are very nice and the condo association is well maintained with the condo units surrounding the courtyard, fountains and pool. The units are about 600 sq. ft. and very well laid out. The condos are 23 years old but from the outside of the units do not look that old. The roofs are new along with the siding.
The 83 condo units are in a three story building surrounding a courtyard. There is plenty of parking and the secure entrance is at all corners of the complex. Once inside its like a courtyard and garden much like those in the New Orleans French Quarter. The most noticeable thing is how well kept the buildings and the grounds are kept. Most of the units open onto the tropical courtyards.
The condo fees are a very reasonable at $120 per month. It covers water, insurance, upkeep, and maintenance. Each of the units have a balcony on the 2nd and 3rd floor. The first floor units have a small patio. There are no elevators but plenty of stairs. There is a storage room on each balcony. There are washer-dryer stack-able units in each condo.
There were 3 sales in 2008. There are currently 2 active units in the buildings right now. Thre is just not a lot of turnover in the condos which is a good sign as this means people are long term residents. The sales were all the 75k-80k price range. The location is very convenient located between Clearview and Causeway on the river side of 1-10. Read the rest of this entry »
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About the Area- The Steamship Circle area is one of the few areas where there are condos in River Ridge and Harahan. Its got a great location being less than a mile from the entrance of Earhart Extension which leads to downtown New Orleans in 20 minutes or about 12 miles.
The area has been developed for quite some time and is hidden in a treed area near some of the more expensive areas of River Ridge. The area still remains a quite and almost hidden area of small condo associations. The turnover is never too much as residents tend two stay long periods of time. You can enjoy the tranquil setting of River Ridge next to all the conveniences that you will find in Elmwood Business Park and shopping area off Clearview Parkway as it leads to the Mississippi River Bridge.
The condo at 2856 Steamship lives more like a home than your normal condo. The condo is larger than most condos with 1850 square feet of living area. You add on the garage and the balcony and you have a total of almost 2200 square feet. Add this to the open floor plan and the great placement of windows in a tree lined lot and you get the feel of a home.
The condo is a townhouse style with the garage and office-wet bar-third bedroom that opens onto a large patio that opens into a large very quiet common area. There is a balcony off the kitchen and a stairway leading to the patio which is a great feature for cook outs and those with a green thumb. Many of the updates were done in 2004. Kitchen was updated at that time with new counter tops, stove, dishwasher, vent-hood, light fixtures except for the cabinets. Condo was painted and got new carpeting at that time. The Bathroom was redone on first floor in 2008. Condo has been very well maintained by the current owners. The sellers are having an Inspection done this week to make sure everything is in tip top shape. A home warranty will also be offered for the first year for your protection.
Other features are:
Large Bedrooms with a master suite
See more photos and descriptions on my condo website. Feel free to e-mail me any questions. Indepth view of the property on my website for 5856 Steamship Circle D in River Ridge. I have sold several properties over the internet but recommend seiing them first. But its a great way to start your search.
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December 17th, 2008 categories: Jefferson Parish
The Kenner Condo market attractive to condo buyers as the prices are very reasonable and the commute times to Metairie and New Orleans are not bad. There are however two distinct markets with one much much preferred over the other for appreciation and quality of life. The complexes built as condos are the best way to go. The conversions are much more problematic and their future value unknown. The current trend is down!
The Avante Garde Condos, Rue Chardonnay, Cobblestone Village and Bordeaux Village are my favorites over the many recent condo conversions from apartments. This group were built as condos as thus have common areas, gated entry and mature condo associations that add value.
The value trends favors these associations as they are better managed and end up being better maintained with common areas that add value. It is much harder to get financing on many of the conversions. The trend favors the nicer places to live that look like neighborhoods. The group can be financed FHA which gives you a better chance for resale value in the future.
As long as the complexes are well managed and kept up to a top level, the trend will continue. There are several groups of condos on Chateau Blvd. that were built as condos that also seem to do well and the turnover of these town-home style do have have much turnover.
Most of the units are two bedroom units which are preferred along with many 3 bedroom units in Rue Chardonnay. The Kenner Condos are larger than other segments of the New Orleans market as they were built as condos twenty plus years ago. That was when the land was much cheaper and there was plenty available.
Currently there are only 4 units for sale at Avante Garde at prices varying from 118 to 159k. You should be able to get the better floor plans for around 150k that has some updates. This is not that many for a complex of over 200 units. These FHA approved meaning 3% down is possible. Good value for the 140′s. Do not expect something fully updated for less than 150k. Read the rest of this entry »
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December 14th, 2008 categories: Jefferson Parish
The Bordeaux Village town-homes in Chateau Estates in Kenner are not technically condos but fee simple town-homes. Your fees are very inexpensive since they do not take care of insurance and upkeep of the exterior of the units. You actually own the land as well. We still however think of them as condos.
Bordeaux Village has always been popular for a couple of reasons. The idea that they are in a residential neighborhood and have plenty of space; they do not look like your normal Kenner condo development. The low fees were an attraction but in the end you pay for your own upkeep and insurance.
The units are spread out giving that quiet neighborhood feel. Being 28 years old the tree and scrubs are very mature. Most of the units are two bedroom units with many having loft bedrooms. There are far fewer one bedroom units and some units up to 1600 sq. ft with the extra space going to an office. There is plenty of parking and it is well spread out so each unit is within steps of their reserved parking spots. The homeowners fee is $70 per month which does include grounds upkeep, pool, tennis courts, and termite contracts for the units.
Many of the units have been upgraded while others are in various stages of updates. This is the reason in the pricing ranges that you will see. There are at least 75 units in the complex with two currently being for sale in the 150′s. There are never a lot of listings as people tend to stay here for longer periods of time. Each unit has a small patio, fireplace,vaulted ceiling and galley style kitchen. The floor plans do vary but they are all similiar in look and feel. The recent updates are the difference.
During an inspection you have to treat these units more like a home as you have to keep up the exterior as well. Many of the origional materials are or have reached the end of their expected life so look for rotten wood on the exterior of the town-home.
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The Rue Chardonnay Condos are in Kenner, Louisiana and have been around for 26 years. They were one of the first condo complexes to be built from scratch in the area. The best features are the size, 3 bedrooms, storage, the setting and the location. Rue Chardonnay is one of the few complexes that has a majority of 3 bedroom town house style condos. The condos are conveniently located across from the Esplanade mall. The 277 townhouse style condos have very similar floor plans with 2 bedrooms up and one bedroom down with kitchen and den. There are fewer two bedrooms. The bedrooms are good size, you can have an eat in kitchen, you have enough room in the den for a dining room table. One of the best values in East Jefferson and Kenner.
Common features that each condo has is a private patio often fenced off the kitchen. There is a small balcony off the master bedroom which is on the second floor. All will have a wood burning fireplace. Some units will have vaulted ceilings with a loft bedroom, while others will have the larger master closed in with a second fireplace. All have a full bath down next to the downstairs bedroom.
All the condos will have an attic space for storage and adequate storage areas and closets. Each unit will have a reserved spot for at least one car. There are ample guest parking spots, however some areas do get crowded when everyone is home. The three bedroom units are a little over 1700 sq. ft while the two bedroom units are 1400 plus sq. ft. of living.
The interior in the vast majority of town-homes have changed dramatically since Katrina flooded most of the units following the storm in 2005. Many of the units flooded anywhere from inches to over a foot of water. The bottom 4ft. of the sheet-rock, flooring, kitchens, appliances, a-c compressors all had to be replaced. Each individual owner was covered by the flood policy that the condo association had in place. Each owner then had to decide how they wanted their condo redone. There is the difference in quality and style. You just have to see how updated each of the units are. Read the rest of this entry »
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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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