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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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Pier 8 Condos at 318 Lake Marina Drive in New Orleans, A Review of the Area and Complex

318 Lake Marina, Pier Eight Condos 1

Pier Eight Condos, New Orleans Lakefront 

318 Lake Marina Drive, New Orleans 70124

      The Pier Eight Condos are 77 condos over three floors across the street from the Marina in Lakeview Neighborhood of New Orleans. There are 6-7 larger associations within 3-4 blocks but Pier Eight is the least expensive of the entire group. Completed about 40 years ago.  There is an even split between the two bedroom units and the one bedroom units.

 

    There are 10 units with courtyards on the bottom floor. A number of units have balconies. All the units have designated parking that is secure and gated. There is also ample guest parking out side the gates. A few of the units will have covered parking. There are several elevators and multiple stairs.  Very few units have washer and dryers inside the units but there is an on site laundry for all to use.

 

     The condo fees are moderate for New Orleans. They cover water, insurance, flood insurance, upkeep of the grounds and buildings, termite contracts and cleaning the common areas. The condo association has done a good job with the upkeep of the common areas.  Many of the units have see updating in the last 5 years and that will be the biggest differences in the pricing.

 

     The amenities include a really nice tropical courtyard around the pool and a Barbeque area near the pool.  Many of the condos look out over the pool. There is also a roof top deck above the third floor overlooking the marina. All the front doors are covered so the rain will not get on you as you come and go.  

 

     The lakefront location makes it easy to enjoy the outdoors. You can walk to the marina, West End Park, Cycle around the area.  The lake breezes make being outside a lot of fun. You can walk to eats, drinks, groceries and various stores.  Lakeview is a much shorter ride to downtown than many think. Easy 12-15 minutes. It’s 6-8 minutes to I-10.

 

      The Lake View housing market have been doing extremely well over the past two years.  The upscale condos in the area have also been doing very well over the past year as well.  That is why I think Pier Eight has a good future. Enjoy the area and have some appreciation over the years. 

318 Lake Marina, Pier Eight Condos 2

318 Lake Marina Dr. Map

318 Lake Marina Condos,Pool

318 Lake Marina Condos, Courtyard

318 Lake Marina Condos,deck

318 Lake Marina Condos, Parking

318 Lake Marina Condos, Gated

The Neighborhood, Lakefront and Marina 

Yaught Club, Lake Pontchartrain

Lake Pontchartrain Light House 2015

Lakefront Park at West End

West End Park on Lake Front of New Orleans

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The Commodore Condos at 3300 St. Charles Avenue in New Orleans, Best known for its historic Studio Condos…

3300 St. Charles Avenue 4 Front

3300 St. Charles Ave 4 Front Gate

3300 St. Charles Condo 4 Door

    The Condos at 3300 St. Charles Avenue known as the Commodore Condos and have a high per-centage of studio condos.  There are several one and two bedroom units in the building but most are studios.  most units have parking, wood floors, small separate kitchens, large bathrooms, and decent views.

 

     The complex is next door to the Fresh Market Grocery near the corner of Louisiana Avenue.  It’s a great location on St. Charles Avenue.  Makes a great place for a small second home and a home for students who do not need a large condo.  Condo fees are reasonable.

 

    Enjoy the historic courtyard and the park across the street on Toledano Street.  Catch the Streetcar and leave the car at home.  There are  31 units are in three stories with a gated parking area in the rear.

 

3300 St. Charles 4, Side Entrance.

     This is the side entrance for the condo #4. Just open the gate and the door to the building and this unit is right there. Your living and bedroom are in one room. You have a small kitchen and breakfast area and a large bath by condo standards.

 

     The units are very energy-efficient and light and bright. This unit is priced at $132,994 with low monthly condo fees of $140 per month which covers water, trash, insurance, up keep of the building and the common areas.  The building is very quiet and is in good shape.

3300 St.. Charles Condo Living 2

3300 St. Charles Condo 2 Living

3300 St. Charles Condo 4 Kitchen

3300 St. Charles Condo Bath

3300 St. Charles 4 Park

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Gallery Row Condos, 448 Julia Street in the New Orleans Warehouse District, Plus a Studio Penthouse

        I just got a new listing in this complex and thought it was a good time to revisit the Gallery Row Condos on Julia Street and show you my new listing.  The 448 Julia Street Condos are steps from Magazine Street and in the center of the New Orleans Warehouse District.

     The Gallery Row Condos are at least 4 building that almost over the 400 Block on Julia Street.  The 2 front buildings that face Julia Street are the oldest of the building. Behind these two historic structures are two more building built at a later date when the building were apartments.  There is also a large garage on the first floor and a lot on Magazine Street for the residents.  Almost every unit has a parking spot.

    The 49 units in the condo association are different as it covers 4 buildings.  Some will have large windows, exposed brick and beams, high ceilings while others will not.  Most of the units are one bedrooms but there will be some 2 bedrooms.  The moderate condo fees have always been a plus.

448 Julia Street Condos, Gallery Row 400

     The Gallery Row Condos have had some nice upgrades lately with new tile and paint in the hallways from the entrance to all the hallways.  This has to happen about every ten years to give the complex an uplift and a nice clean look.  This is the way the complex increases in value and demand.  Few buyers want an old and funky look.  See the photo below with the new tile in hallways going to elevators.

     The 448 Julia Condos features a nice roof top viewing area with small pool.  A great place to get a 360 degree view of the city.  A place to grill and relax.  There are several courtyards between the buildings that are neat and well-kept.  There is a small gym on the first floor.  A secure entrance to complex and garage will give you that secure feeling.

448 Julia Street Condos, Elevator , Gallery Row Condos

448 Julia Street Condo, Gallery Row Condos, Courtyard

448 Julia Street Condos, Roof Top Views

448 Julia Street, Gallery Row Condos Map

Gallery Row Condos #400

New Orleans Warehouse District

A Studio Penthouse, $149,448

448 Julia Street #400 Penthouse, Gallery Row Condos

    Yes, it is small studio with a great location on top of the building.  Great views and steps from the pool and rooftop viewing deck.  You are all alone with no neighbors.  You have everything you want for a weekend place in the heart of the Warehouse District.  Easy to clean and take care of as it all in one room with a bath and small kitchen. The present owners come in on weekends and events and park in a pay for park  lot behind the condo complex.

    The area of Julia and Magazine is always fairly busy as the World War II Museum is down Magazine and the Childern’s Museum is in the next block on Julia. The Convention Center and new Outlet Mall is 4 blocks away and the French Quarter is 8 blocks away.  Right now this is the only unit for under 200k for sale in the Warehouse District of New Orleans.

     It is one of a kind since there are few units this small. I have never seen one as a studio on the top of the building like this one.  There are very few studio condos in the Warehouse District but this is one that has location, location and location going for it.  There are many small units in the French Quarter like this one but none will have city views like this one. They are slave quarter units in the back of a larger building.

448 Julia Street Condos, Gallery Row Condos, Bedroom

448 Julia Place Condos, Gallery Row  Condos, Front Door

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Audubon Trace Condos in Old Jefferson, Maybe a Real Hidden Value…Not that from from Everything, “A Great Place to Live”…….

Audubon Trace Condos, Nice Values and Great Location

1805 Audubon Trace Condos, Corner Unit

     Audubon Trace Condos off Jefferson Highway in Old Jefferson was one of the first complexes built as condos in East Jefferson.  The condos sit on 15 acres of land with ample green space and plenty of trees and shrubs.  You walk out the rear gate and you have Jefferson playground which stretches to the Mississippi River on River Road.  You are closer to everything that most people think.  You are eight miles to the Super Dome and 4.1 miles to Audubon Park.  You have a variety of routes to travel as well.  Just hop on Earhart Expressway, Jefferson Highway, Airline Highway and River Road for you quick travel.

     Old Jefferson is one of the safest and highest areas in the Metro Area. No floor waters here.  You can walk or ride you bike to the levee for bike rides, walks, and runs.  Pets are welcome and really enjoy the green spaces throughout the complex.  The condos have two large swimming pools on site.  Parking is easy and you can park several cars right outside you unit.

    Most of the condos are townhouse styles.  Most will have balconies and small patios with some tranquil views of the surrounding trees and green spaces.  There is 4-5 basic floor plans with almost all having the bedrooms either down or up.  Other features include fireplaces, large windows, ample storage, full size washer and dryers in the unit.

    The prices have been steady for several years and think the prices are great when you look at surrounding areas and compare what you receive for your money.  You may be looking to downsize and travel then this will fill you bill for under 200k price range.  Looking for a second home that is close to all and has the amenities to enjoy while relaxing. Looking for a place to start home ownership with a busy lifestyle then Audubon Trace may be the place for you.

Audubon Trace Condos, Plenty of Parking...

Audubon Trace Condos, Pool and Gazebo Area

Audubon Trace Condos to Park

Audubon Trace Condos to Superdome, New Orleans

     The condo fees are reasonable based on the sq. footage of the units and what you receive in return.  Your fees include water, trash, sewerage, insurance, upkeep of the exterior of the building, upkeep of the ground and the professional management of the association.  You only need to drive, walk or ride through the Audubon Trace Condos to see how nice they are kept.

    The best part about the complex is that you can buy a unit for 100k to 150k to less than it will cost you several miles away in Orleans Parish.  Here you get much lower taxes, car insurance and a much larger space.  Often more updated. it is also nestled in some great Old Jefferson neighborhoods several miles from Elmwood Business Park and Oschner Hospital down river.

1805 Audubon Trace, For Only $179,805

    The 1805 Audubon Trace  is a good example of all the updates that have been done to the units since they were built.  The newer kitchen, newer appliance, wood and tile floors, freshly painted, newer baths up  and down make this a move in condo.  No work to be done here. No carpet in this condo.  The patio before you walk in the front door is fenced and makes a great place for your dog to watch the world go by.

    The condo is 1288 sq. ft. of living with 2 bedrooms and a bath up.  The kitchen, breakfast room and den are down with a half bath and laundry.  Lots of natural light up and down without having any direct sun.  You are an end unit which gives you more space when walk out the door.  Plenty of storage up and down in this unit.

        The condo fees are $362 per month. Taxes for a year with a homestead exemption would be between $1100 and $1200 per year.  No water bill, no grass to cut, no gutters to repair, no need for a lawn mower just more time for you.  Often times it is cheaper to buy here than to rent when you are looking at such low-interest rates and the fact that you will build equity quickly.  They are FHA approved which means you can put down as little as 3.5%.

1805 Audubon Trace Condos, Patio

1805 Audubon Trace Condos, Breaakfast Windows

1805 Audubon Trace Condos, Going upstairs

1805 Audubon Trace Condos in Old Jefferson

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The Condos at 700 S. Peters in the New Orleans Warehouse District, A Review!

700 S. Peters Condos, Building in Warehouse District

     I recently listed a two bedroom/two bath condo at 700 S. Peters in the Warehouse District.  I listed it at $499,512 and got a cash offer that was near the asking price within a week.  I thought this would be a good time to review the complex and give you some ideas of what to expect when buying a New Orleans Condo.  We will touch on amenties, condo fees, location and staff.

700 S. Peters Condos, Secure Lobby

     One of the first things you notice when you enter the building is 24 hour security guard at the front desk.  They will not let you in unless the owner has you on a list and they are super careful about who they let in.  The have an on site manager who has an office on the first floor. He knows the owners by name as he has been there several years.  The staff has little turnover as you have a maintaince crew that works at the complex daily doing different functions.

    The more qualified people you have on staff , the more it is going to raise the condo fees.  This is what the majority want so that is what makes the Condos at 700 S. Peters so easy to sell in this vibrant market that we are in.  You get what you pay for in condo association.

700 S. Peters Condos Map in New Orleans Warehouse District

700 S. Peters Condos, Fulton Street

      You have heard that real estate is location, location and location.  The 700 S. Peters Condos do have that and has gotten better as the Warehouse Distirct is much more in demand as we move forward. You are between Fulton Street with Harrah’s Casino. The  New Orleans Convention Center, Canal Street, The Mississippi River, The French Quarter, The Streetcars on St. Charles Ave, The World War II Museum,  Many Galleries, Eating and Drinking Places, New Riverwalk Outlet Mall are all with 7-8 blocks away.

700 S. Peters, Rooftop Sitting, New Orleans Warrehouse District

    The complex has a great rooftop pool, courtyard athat is always well taken care of. Great views of the City’s skyline day and night.  All the units have windows facing the street.  The living rooms are large in all the one and two bedroom units.  All the units open up into an atrium that is like a tropical garden. Garage parking for all with valet parking during peak hours of the day. The 24 hour security makes this among the safest in New Olreans.

700 South Peters Condos, Amenties

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The Federal Fibre Mills Condos in the New Orleans Warehouse District…

 1107 S. Peters, Federal Fibre Mills Condos, Front of Historic Building

     The Federal Fiber Mills Condos in the New Orleans Warehouse District is among my favorites in New Orleans.  I just listed a beautiful condo in the building and I will share that one with you.  This was once a rope factory that was completed around 1900 to service the needs of the Port of New Orleans and beyond.  The large windows and high ceilings were needed for light, equipment and storage of raw materials and finished goods.

The building was to become a focal point for the Worlds Fair in 1984.  The monorail ran through the building and the German Beer Garden was housed here.  The developer left many of the historic features in each of the units.  Exposed Beams, Large Windows, Exposed Brick, High Ceilings, Wood Ceilings, Beam Hardware were left in most of the units.  This makes them very popular today.

The Warehouse District Condos have seen a recent appreciation of up to 20% in the last year alone.  A lot of the demand has to be that this area is in big demand as second homes.  You can walk to the French Quarter from here.  Its only 12 blocks and prices are still cheaper than the Quarter.  You get parking and a lot of common areas  which to enjoy.

The Federal Fibre Mills is centrally located a block from the Convention Center and easy access to the expressway.  Easy to get to all locations from the area.  You are even getting new streets which should be finished by the Fall or 2014.

1107 S. Peters, Federal Fibre Mills Condos, Lobby

1107 S. Peters, Federal Fibre Mills Condo, Patio

     The common areas include a beautiful historic lobby with a five-story atrium with plenty of massive beams and original hardware.  The building is secure with secure parking for all the units half a block away.  Security is on duty daily and 24 hours on the weekend.  There is an on site manager and wonderful staff to deal with.

     The building has undergone many upgrades over the last 5 years.  New Floors in Lobby, New Gym, Refurbished windows in the entire complex, upgrades to the Tropical Gardens that surround a spa and swimming pool.  The Tropical Gardens is second to none in the market. Having the common areas so beautiful does make the condos worth more as people really appreciate the added value and use of the areas. Pets are welcome and the owners are very considerate of the neighborhoods.

    Best to view the slideshow so you can get a much better feel of the unit and the features of the complex of 140 units over the 5 floors.  Many different floor plans but this is a good example of a one bedroom loft style unit.

      The #413 is a furnished unit on the fourth floor of the Federal Fibre Mills with some great city views of the New Orleans skyline.  The unit is a one bedroom loft style condo with over 820 sq. ft of living area and is being sold furnished.  Recent updates include new kitchen appliances, a new bath and shower, freshly painted, new carpet in bedroom, new window treatments, new light fixtures and other updates. Listed at $320,413.

    The condo fees cover exterior insurance, water, trash, security, upkeep of the lobby-parking and all common areas, on site management, reserves, common electricity and all the common elements of a condo association.  The one item that is different here is the Central A/C system that serves all the units.  You control the temp.  This means you electic bill is going to be very low without an a/c bill.

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

1107 S. Peters 413, Federal Fibre Mills Condos, Exposed Beam s and Brick

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French Quarter Historic Condos, 837 Royal Street is in the Heart of the New Orleans French Quarter

837 Royal Street Condo L, French Quarter Condos837 Royal Street, Corner of Dumaine Street

    You can be in the absoute center of all the activity in the French Quarter location. Very few French Quarter condos can match this location,

837 Royal Street Condo Entrance, French Quarter Condos

837 Royal Street L, Courtyard and Mini Pool

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St. Elizabeth’s Condos in New Orleans, 1314 Napoleon Ave…A Favorite of Mine…

      The St. Elizabeth’s Condos in New Orleans are one of my favorite associations.  They are Historic in nature but reallt well done when the conversion was done in 2004-2005.  All of the units in the origional building have a great combination of old and new.  The townhomes in the rear of the complex are all new.

     The 1314 Napoleon Avenue is a central location between downtown and Audubon Park.  An easy walk to the St. Charles Avenue Streetcar line. A short trip to all the shopping areas along Magazine Street.  The grounds are manicured in front as you can see by the photos below.

    The historic section of the building features wood floors, high ceilings, exposed brick walls, large windows with lots of natural light.  In the rear you have a large pool area, excerise room and parking for each unit.  All the units are different in some sort of way. The building is 4 stories in the origional building with a total of 28 units including the newer townhomes in the rear that line Jena Street.

   The townhomes have patios and balconies.  They features upscale finishing with lots of storage and large bedrooms.

    The origional building was built in the 1850’s as a school.  Soon afterwards it became an orphanage and was one for over a hundred years until the building was bought by author Anne Rice in order the preserve the grand old place.

    Over the last tow years the units tend to sell quickly.  There is only one unit currently for sale in the building for 539k and it is overlooking the trees and Napoleon Ave.  There is a lot to see and that is why I include a lot of exterior photos, but it even better in person.

St. Elizabeth Condos, 1314 Napoleon Ave. New Orleans

1314 Napoleon Ave, St. Elizabeths Condos, front door

1314 Napoleon Ave, St. Elizabeth's Condos in New Orleans

1314 Napoleon Ave. St. Elizabeth's Condos, Left Wing

1314 Napoleon, St. Elizabeth's Condos

1314 Napoleon Ave., St. Elizabeth's Condos, Porches

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Audubon Trace Condos in Old Jefferson, Some Nice Values and Condos to be Had….

Many buyers like to buy at the top of the market.  The Condos at Audubon Trace in Old Jefferson have bottomed out and become good values for today’s buyers.  They are not Downtown or Uptown but you get so much more for your money.  The Audubon Trace Condos are just not that far out so the values will come back over the next couple of years.  They are much closer to where the prices are almost twice as much.

There are currently several units in the complex for sale that offer good prices with updates and size.  The condo fees  are moderate for what you are getting on the 15 acre complex off River Road and right in front of the Jefferson Playground.

How do I know they are bottoming out?  Condo sales generally follow the housing market in the area that they are located.  The Old Jefferson Housing market is doing very well and has been doing well since March 2013.  I have seen almost all of the listing in the Audubon Trace and have my top three.  One is not listed yet but the other two are on the market and I am sure the sellers are eager to receive an offer.

1104 Audubon Trace Front View

The Audubon Trace Condos are about 2 miles to Elmwood Shopping Complex, one of the largest shopping areas in the New Orleans Metro area.  You are about 2 miles from Oschner Hospital.  You are 15 minutes to Audubon Park and Tulane University.  You are 20 minutes to the Super Dome via Earhart Expessway.  You are several hundred yards to River Road and the Mississippi River.  You are in the middle of a large green space.

1104 Audubon Trace Green Spaces

The Ones I think are the best values are 2921 Audubon Trace which has been totally updated and is a townhouse style on the second and third floors. Its got wood floors, lots of light, a balcony, updated kitchens and baths. Its listed at $212,900 and you just move right in. There are tow other units with the same floor plans but need more updates but are priced at 175k with few and 197k with more updates.

The 1104 Audubon Trace Condo is a great value with 1330 Sq. ft of living with an updated kitchen, large den, balcony, patio off the Master.  Master Bath is somewhat updated. It is price at $182,000 and could be had in the mid $170’s. Its two full baths and two bedrooms. It is a townhouse style with both bedrooms down.  The living area has a balcony and the bedroom opens onto a private patio on ground level.

The 1400 series Audubon Trace is the other one that I like and it has a garage with almost 2000 sq. ft. and an extra bedroom on the top floor. It is priced at $213,000. It has a nice master suite. A patio that opens off the living area that is a short walk to the  swimming pool in the rear of the complex. If you need the space then this is a value with the garage. Check out all the Condos Available at Audubon Trace Condos.

1104 Audubon Trace Pools

Map Audubon Trace, Old Jefferson

 

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