Archive for the 'Warehouse District' Category
Julia Place Condos in the New Orleans Warehouse District, New Listing…..Priced to sell at $209,310.
April 21st, 2013 categories: Condo Listings, Warehouse District
The Julia Place Condos at 333 Julia Street in the New Orleans Warehouse District is like being in the center of the Warehouse District. You are close to everything and easily walk fro the Convention Center to the Super Dome, World War II Museum, Harrah’s Casino and the French Quarter. Its also easy to hop on the interstate or walk to St. Charles Avenue to catch the street car.
The Condo #310 is one of my favorite floor plans in the complex because the rooms are large and the amount of windows you have looking into the atrium. Just a lot of natural light. I took this pictures on a cloudy and overcast day but still the unit was bright and cheerful….
The multiple windows, high ceilings, concrete beams, original wood floors, updated kitchen, updated bath and large master makes this condo feel much larger than the 677 sq. ft. of living. The Third floor has some of the highest ceilings in the building. The unit has a good bit of storage with extra closets in hall and in master above the regular closet. The living area is 16×19 with enough room for a breakfast area next to the kitchen.
The condo fees are among the lowest in the Warehouse District with Julia Place having some of the nicest amenties. The condo fees are very reasonable at $229 per month. That includes water, trash, exterior cleanup and maintance, insurance plus all the amenties that you have to enjoy. Parking does not come with the unit but you can park within 2 blocks in lots that have availiable parking. Many people are second home people that may let you park in there spot while they are not here….
The amenties incude a beautiful roof top viewing area with pool, clubhouse, grilling area plus a nice gym on the first floor facing Julia Street. The complex is gated with coded entry. The condo association is well established and is professionally managed. For second homers this means closing the door and not having to worry about your New Orleans Condo.
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The Federal Fibre Mills Condos in the New Orleans Warehouse District, New Listing in a favorite building… Condo #413
April 14th, 2013 categories: Condo Knowledge, Condo Listings, Warehouse District
The Federal Fibre Mills in the Warehouse District located at 1107 South Peters has always been a favorite of mine. Its a block from the Convention Center, several blocks to St. Charles Ave. and a longger walk to the French Quarter. Today I parked there and walked to French Quarter Fest at Jackson Square. The building is becoming a favorite for second homers because you get a lot and can get all over town quickly.
The association features some of the nicest tropical courtyards that you will send in the Warehouse District. The grand lobby is second to none. The staff and management are all top notch. You have the spa and pool in the courtyard. The gym and rest rooms are just across the way. The grounds are always kept up and used by the residents to grill and just hang out. You need not go outside the building. Pets are welcome and people take care of them as well.
The Condos all have some common features. Exposed Beams, Exposed Brick, Large Warehouse Windows, Lots of natural light, high ceilings, exposed metal supports and wood ceilings that were oonce forming boards for the concrete between the floors. All the condos have a gated parking spot in the lot half a block away. Its a large lot that is rarely ever fully used. All the units have their a/c from a central chiller system that is very efficient. The condo fees are higher as your ac is include in them. But the electric bills will be very low…
The Warehouse District Condo #413 is offered for sale for $249,413. Its about 900 sq. ft of living with a loft bedroom. You can see the updated kitchen and bath. Bamboo floors are on the main living area with tile in the kitchen. The city views form the 4th floor are top notch day and night. There is a decent amount of storage on the lower and upper level. The unit has been freshly painted down.
All appliances stay with the unit including the washer/dryer that is in the kitchen closet. The elevators are right down the hall to the lobby and in the rear to the courtyard. The condo fee is $461 per month but does incluse the a/c which is easily $100 per month in New Orleans and the parking comes with the unit. Water, Insurance, Exterior upkeep, staff and management are in the fees. The condo association is currently well funded.
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New Orleans Warehouse District Condos, Just not many balconies….
March 24th, 2013 categories: Condo Knowledge, Warehouse District
One of the questions I am commonly asked is that I want a condo in the Warehouse District with a balcony or gallery. The immediate answer is that they are far and few between. There are 3-4 condo associations that do have them. The are all larger units in smaller buildings.
The three pictured here are within a block of each other on Tchoupitoulas and Girod. The 711 Tchoupitoulas, 633 Tchoupitoulas and the red building on the corner of Girod. Its most likely that these structures were office-warehouse combinations. Most of the other warehouse were much more industrial and larger.
The only other one that comes to mind is Mills Row which also happens to be on Tchoupitoulas behind the Federal Fibre Mills. Mills Row is a brand new structure that was built in 2006.
The other question I am often asked is why there are so few high rises. The only 2 Warehouse High Rise condos are One River Place and 625 St. Charles. Both of these buildings were built as condo complexes. We are overdue another one.
The Tracage was going to be a 25 story building that was cancelled in 2008 during the financial crisis. It is rumored to be back on the drawing board. Since the pre-sales reached almost 70% it would be a success this time around.
It did not make sense for the 1900′s building to be too tall and most were industrial and basically built by hand.
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New Orleans Warehouse District Update…Fewer Listings and More Ready Buyers
March 17th, 2013 categories: Buyers Agent, Second Homes, Warehouse District
The prices are on an upward trend and are getting back to the levels of 2007 when business was last booming. The big difference is that there is just not a lot of things for sale. There are currently 25 active listings in the Warehouse District of New Orleans. Out of the 25 listings there are 7 listings at 1201 Canal which I really do not consider the Warehouse District.The prices range from 169k to over a million. So choices are limited in all categories. There are 20 condos under contract.
I had several listings last month and they all sold within a week of getting people in the units. If a seller prices them correctly they can get a sale in short order. You still have to have what people want. There a a large demand for 2/2 units that are selling for up to 400k.
Several of the reasons for the demand is that few new places have come on the market since 2008. The second home market is doing extremely well and those buyers are ready to buy when things do come on the market. The odd thing about most of my second home buyers is that they live rather close by in places like Baton Rouge, Lafayette, Kenner, Mandeville and other local towns and cities. This was not the case three years ago.
Many of the second home buyers pay cash or put down large amounts towards the purchase. People still ask about foreclosures but they are few and far between. Those that will pop up have been in the process for years. Then you add to the buyers those that are renting and want to buy with the low rates you have some increased demand.
The Warehouse District is also a favorite place for medical students, residents and law students. Many are not selling when they finish but decide to rent or use their condo as a second home. The demand will increase in that area with the completion of the new VA and LSU hospitals which are under construction.
I have pictured these buildings which are not yet condos. The area of expansion is going to be the areas in the CBD and towards the Super Dome. The construction or conversion of rental units have greatly increased in this area. Once that happens its will be like a ball rolling down a steep hill. Blocks away from the French Quarter where you get larger more updated units for less money and you will have access to parking.
That is what I am predicting is going to happen. The areas just tend to spread out as prices and available space become available….I have had no problems with financing as long as people stay local and use lenders that we know will give you the best deals and get the job done. Out of State Lenders are stressful and much less successful. Add in the large out of state banks to that number. I will not mention names but all Realtors know them… Ask them who is most successful. I never mind saying….Stay away from XXXXXX Brand…
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Julia Place Condos in The New Orleans Warehouse District, New Listing!!
February 26th, 2013 categories: Condo Listings, Warehouse District
I just listed this really nice condo in the Warehouse of New Orleans that has a lot going for it. Its a larger one bedroom in the heart of the Warehouse District. It has exterior views and gated parking. The condo has many recent updates. It is priced at $249,213. I will tell you more about it through the slide show. So many people chose the condo complex and the location first so I will give you an overview of The Julia Place Condos.
Now lets review the Julia Place Condos at 333 Julia Street. I think Julia Street is like the “Main Street” of the New Orleans Warehouse District. Its an easy walk to the French Quarter, the CBD, the Convention Center, the Super Dome, The New Orleans Arena and plenty of places to eat and drink.
Its the type of condo where you can just lock the door and leave if it is a second home or if you travel a lot. The amenities include a roof top pool, viewing area, clubhouse and a gym thaat is on Julia Street. The condo fees are low for the Warehouse District and you get a lot for the fee. Water, Insurance, exterior maintenance, daily cleaning plus the management fees. Most of the 2 bedroom and 2 bath units will be over 300k and up depending on the size. There are few one bedrooms with exterior views.
This unit has condo fees of $264 per month and measures 770 sq. ft. of living. The updates done in the last couple of years are wood floors, new a/c compressor, crown molding, blinds, curtains and fresh paint. The kitchen and baths were updated in 2006-2007 when the condos were converted from apartments into condos.
What does make this unit unique is that it is a corner unit in the rear corner with some nice street views. The full length windows from floor to ceiling give the unit a lot of natural light with little direct sun on this corner. The parking spots were sold for $25,000 by the developer, they are still worth at least that much or more.
You open the door and you are in an open atrium courtyard less the 15 feet from your front door. No long hallways in this section. Both of the cross streets by the condo are quiet with not a lot of traffic as Notre Dame and Commerce Streets dead end in a couple of blocks.
Click to enlarge screen and try the music. Just turn it on. You dream better with Music…..
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Carriage House Condos, 821 Perdido 3C, Listed this Beauty in the New Orleans Warehouse District Today….
February 1st, 2013 categories: Condo Listings, Warehouse District
The Condo that I just list is very large for a one bedroom but then everything in the unit is large. The unit combines the New Orleans Warehouse Feel along with a lot of elegant features. The large living area has exposed brick, large warehouse windows, high ceilings, wood floors, lots of natural light, wood floors along with that Wow…Feature.
Located in the heart of the CBD and New Orleans Warehouse District. It is a short walk to the French Quarter, the Super Dome, the New Orleans Arena, and the Mississippi River. Its a block off Poydras street. The small complex of 14 condos that are all large features a parking garage, secure lobby and wide airy hallways in the 4 stories. The complex is professionally managed and is well kept since the conversion in 2006. There is little turnover in this building.
The condo is priced at $319,821 and has 1192 square feet of living area. This works out to $269 per sq. ft. This one is being sold furnished with all the furniture that is only several months old. Its a move right in place. This does not include the parking. There is an elevator and stairs. Just exit onto Perdido and you are several blocks to the expressway, new streetcar line on Loyola and the Rouse’s Super Market.
The large living area and kitchen are an open plan and lives large. The kitchen and appliances seem to almost new. Recent additions include new lighting, back splaces, freshly painted, new faucets and new shutters to be installed next week at a cost of $2700. The den is 25×16 and is open to the 25×11 kitchen.
The large master has a large walk in closet and one large warehouse window. Its rare to find a bedroom this large in the Warehouse District. The bath has an entrance from the hall so people do not have to travel through the master bedroom.
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Cotton Mill Condo #211 is on the Market, Great Example of a New Orleans Warehouse Conversion
January 29th, 2013 categories: Condo Listings, Warehouse District
The Cotton Mill Condos are one of the best places to be in the New Orleans Warehouse District for the $180,000 to $220,000 price range. Its a large building of 288 condos located at 920 Poeyfarre Street about a block from the New Orleans World War II Museum. The Cotton features include 24 hour security, large gym, swimming pool, huge tree shaded courtyard, on site management, club house and that true Warehouse Feel of New Orleans.
The “Warehouse Feel of New Orleans”… Its the exposed beams, exposed brick, large windows, 18 foot ceilings, wood floors with lots of natural light. The projected was converted into condos in 2004 from apartments and all were sold in phases. All were sold by 2006. The interiors of many of the units have been upgraded, changed, painted and improved since that time.
The #211 is one of the larger one bedrooms with about 750 square feet of living area. The four large windows make this unit very unique as most units only have two windows. This means lots of natural light with little direct sunshine. The condo has an upgraded kitchen. The entire condo was painted several years ago and has that designer look. The original wood floors remain and are in great shape.
The condo faces the downtown New Orleans with views of the city skyline from the second floor. Take stairs or elevator as its very easy to reach from front door. The condo fees are $320 per month and do include basic cable, building insurance, on site management, staff, security, insurance and upkeep of the building.
This unit is about 100 sq. foot larger than the average one bedroom. The long living area along the windows allows for several configurations that can easily be used for a eating area or office. The foyer is much larger than most units. The stack-able washer and dryer are in one of the closets. You have several storage areas above the bathroom and closets.
Here are a couple of recent articles on the Cotton Mills. Amenities are Important in the New Orleans Warehouse District. The Cotton Mill Condos are the place to be for the “around 200k price range”
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Julia Place Condos in New Orleans Warehouse District, 333 Julia Street
October 22nd, 2012 categories: New Orleans Condo Reviews, Warehouse District
The Julia Place Condos in the New Orleans Warehouse District located at 333 Julia in the heart of the New Orleans Warehouse District is becoming more popular as we move forward. Sales are brisk if the condos are priced right and have parking. Having a spot in this area is very important as there are few places to park within the block.
The units that have not sold lately do not have parking . There is currently only one unit for sale with parking. It is just priced to high for what it offers. When sold by the developer in 2005 he offered spots for sale at $25,000 per spot. Most owners bought a spot and a few did not. Those that did not are sorry now.
Many of my clients have liked the building because of its central location in the New Orleans Warehouse District. The roof top viewing and pool area have also been attractive to most purchasers. There is a nice gym downstairs overlooking Julia Street as you enter through a secure entrance gate.
Julia Place Condos are actually tow separate building. One building is much older and features exposed brick walls and wood beams. Many of these units have the original floors and decent size windows. All have high ceilings in the older building.
The newer building has units with large exterior windows, concrete beams, and a number of units that open into an atrium. The 3rd and 5th floors have the higher ceiling that are much higher than those of the 2nd and 4th. Still high ceilings but a noticeable difference in window heights and “big feel”.
The condo association is very solid and currently has ample reserves for future expenses. The roof was recently replaced. The vast majority of the units have been updated. The developer sold them for individuals to redo or did them for the purchaser. The bathrooms are generally larger than most in the Warehouse District but the kitchens are on the small size. A lot depends on ow the unit was redone.
The older of the two buildings is pictured below above Tommy’s Restaurant.
Pictured below are some of the City views you can get day and night of the City of New Orleans. There is a large sitting area and area for grilling. There is a large common room for parties that can be used by residents with a deposit. The pool does get used but is rarely ever crowded.
Julia Place is a second home to many as they can close the door and leave for several weeks and feel good about their place. The Condos are professionally managed and are well kept. The condo fees are moderate. They do include water, sewage, trash, maintenance, and insurance on the building. Pets are allowed with some restrictions. The condos can be rented with some restrictions.
The 101 Condos in the building are all very different so you have to know what to expect. There have been 16 sales in the building this year. See Chart below. There are currently 5 units on the market and none of these have parking. A couple are beginning to look much better as prices have dropped. There is one currently under contract. To sum it up sales have been doing well here….
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The Cotton Mill Condos in the New Orleans Warehouse District, Still a Great Place to Live….
October 8th, 2012 categories: Market Trends, Warehouse District
The Cotton Mill Condos in New Orleans Warehouse District is a great place to be. It has a lot to offer purchasers in the under $200,000 price range. It is one of the larger condo associations in New Orleans. It has amenties like secure entrance with 24 hour personnel on duty, a giant courtyard, updated gym, pool, secure lobby and on site management.
The 288 units offer a variety of styles and sizes. The more popular things that people like are the larger windows, the exposed bricks, and the high ceiling with exposed beams. This is the true warehouse feel in New Orleans. The vast majority of the condos are one bedrooms but there are some great 2 bedrooms that come up for sale about every 3-4 months.
One thing I do know after selling at least 30 of these condos is that you will instantly like or dislike them. So its always worth taking a look to see if it fits your needs. They are easy to rent and that makes them more popular today. People will tend to rent their second homes for periods of time so this fits that purpose. Owners are hanging on to their units for longer periods as they are easy to rent.
In 2012 you have not had a large supply of condos for sale in a comeplex that has 288 units. The demand is there for units that are priced correctly. You can see from the data below that one bedroom are trading in a tight range. The differences in price are just just size but the are the Updates, Views and floorplans.
The two bedrooms are going to vary more than the one bedrooms as the floor plans vary much more. Two bedroom condos are generally selling for more that are all on one level rather than the style where one bedroom is stacked on the other. This year you just do not have a lot of sales in tow bedrooms.
Currently there are only four units for sale at the Cotton Mill. The #357 looks to be a fair buy at under 200k. The Penthouse for $650,ooo is a one of a kind unit that has been totally redone with some great city views. The #432 is also a nice unit that will not last lng on the market. It is a total redo of a large two bedroom with over 1400 sq. of living area. I currently have Cotton Mill #352 under contract after about 3 weeks on the market. Price it correctly and sell it quicker.
See recent Blog on Cotton Mill Condos for under 200k, Best New Orleans Warehouse District Buy!!
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Cotton Mill Condos, Unit 352 comes to market…Best place to be in the Warehouse District for under 200k
September 9th, 2012 categories: Condo Listings, Warehouse District
This is a new listing in the Cotton Mill Condos located in the New Orleans Warehouse District at 920 Poeyfarre. Its about a block from the New Orleans World War II Museum on Magazine Street. You can walk to the street car line or the French Quarter from this location. You can walk to the Rouses Grocery, The Super Dome, New Orleans Arena, Convention Center, Harrah’s, The Aquarium and many places to eat and drink. You can jump on the interstate several blocks away. It is just a very convenient location.
The amenities are plentiful and are the best for the under $200,000 price in the New Orleans Warehouse District. The condos feature a full size swimming and sunning area next to a common meeting room. The Cotton Mills has a full size gym, large..large courtyard, secure lobby, on site manager and 24 hour security.
The #352 is a courtyard unit that faces the interior courtyard with large windows and exposed brick. It has the original wood floors throughout the condo. The living area is large with an open kitchen. The ceiling are about 18 feet high with exposed beams. The condo gets a lot of natural light without getting hit with the direct sun. The views are nice.
Its a one bedroom condo that is 665 sq. ft. of living area. The high ceilings and abundance of natural light make these units feel much larger than they are. The condo is priced at $194,352. The condo fees are very moderate and include your basic cable and hot water from a main hot water tank. The Cotton Mill does not have parking but it is readily available at several lots a very short walk from the front door of the building. There are elevators and exits around the building. The condos are very pet friendly.
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