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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

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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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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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New Orleans Warehouse District Condo Prices are Up in 2015, Great Demand and Limited Supply

Warehouse District Condo Trends

New Orleans Warehouse District 2

    The Prices in the New Orleans Warehouse District Condo Market are up at least 20% over the last 24 months. The demand is up sharply and the supply is down.  When this does happen you will find certain sellers over pricing their units.  When they come down they sell quickly.  In good or slow markets its always advised to price your condo correctly to sell.

 

     One of the big reasons for the increase is that second homers are driving the market. Many of these buyers are cash buyers.  They know what the want and will pay for it when it comes on the market.  We are seeing fewer people buying to live in the condo full time as the prices are getting higher.  Many working people are renting until they decide what they are going to do.

 

    The really interesting factor in sales is that many of the second homers are from places like Baton Rouge, Lafayette, Houma and the North Shore. They enjoy coming to town   for the football games, basketball games, Mardi Gras, Festivals, Harrah’s a chance to get away. The two bedroom units are in demand as they like to have friends and relatives come with them to visit.

 

    We are still seeing parents buying second homes and letting their kids live in the condo while they are going to local colleges and Medical schools. As the prices have moved higher, many people are looking are areas close by as the prices are cheaper. The other areas are still close to town. Everyone likes an area that is walkable and near things they like to do. You can walk to the French Quarter which people still love to do.

 

    You see new shops, eating establishments, bars opening in the Warehouse District as the number of rental units has exploded over the past three years. I think in the near future many of these renters will look to purchase as well.

 

    Many owners who would once have sold their condos have decided to rent them out rather than sell.  I see this trend peaking as prices rise and more and more rentals are added to the market.  The Movie Business has been a big plus to rentals.  It also has introduced more people to New Orleans and a number of those people turn into purchasers.

 

 

Warehouse District Fulton Street

Outlet Collection Riverwalk,Warehouse District

Mississippi River Bridge, Warehouse District

Julia Street Town Homes in New Orleans

Warehouse District Lucys Nights

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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

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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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New Orleans Condos Next to the Garden District, Let’s Walk the Neighborhood…

 Condos on and near Magazine Street

      There are quite a few condo complexes between Washington Avenue and Jackson Avenue in New Orleans on the edge of the New Orleans Garden District. There are others on St. Charles, Washington Avenue and Jackson Avenue. Let me take you to the adjacent neighborhood and we will take a look at many of the Garden District Homes.

 

     It’s great to live next to such historic neighborhoods. If you like to walk you will like the neighborhood even more.  More and more people are discovering this area as a great place to be as a second home.  I have sold a number of second homes and primary residences to students and young professionals that love the area.

 

1111-1113 Second Street Condos FSecond and Magazine StreetMagazine Street Condos in New Orleans2326 Magazine Street Condos2512 Magazine Street Condos, Garden District2512 Magazine Street, Once a Victorian HomeThird Street and Magazine StreetThird Street and Magazine Street1122 Third Street Condo in New Orleans Garden DistrictCondos on Third Street, Steps to Magazine Street

Let’s Check out Garden District Historic Homes in New Orleans.

       Just walk the Garden District neighborhood with me to see all sizes and styles of historic homes that you will come across. This is just a small sample of some of the homes you will walk by.

 

        A Short history before we take our walk. The Garden District was developed from 1832 to 1900. It was several large plantations that were sold as large parcels of land to mainly wealthy English Americans who did not live in the Creole French Quarter. It became the City of Lafayette in 1833 before being annexed as part of New Orleans in 1852.

 

Garden District Cottage 4

Garden District Home and Gallery

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Garden District Home, Coliseum and Third

Garden District Home, New Orleans 15

Garden District Home, Wrought Iron Plenty

Garden District Home..Porch and Fence

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New Orleans Warehouse District, Eric’s NOLA Walk About….

Cotton Mill Windows,Warehouse District

      The New Orleans Warehouse District always has a lot of things to do.  It is a great area to walk and leave the car at home. It has become a great place to live and have a second home.  There are many condo complexes to chose from but not many for sale this time of year.  Had to vist a listing this week at the Cotton Mills Condos so decided to take a walk around the area. I will share some of my stops with you.

Resource Center Warehouse District

Love the windows on this Building

Mississippi River Bridge, Warehouse DistrictThe Mississippi River is the Easter Edge of the Warehouse District. Always some nice shots of the Bridge
Outlet Collection Riverwalk,Warehouse District

      The Outlet Mall is a newer attraction that always is a nice walk if you need to stay cool. It’s on the Mississippi River starting out on Julia Street and ending up at the Spanish Plaza.

Fulton Street,New Orleans Warehouse District

Fulton Street is an entertainment zone near Harrah’s Parking and Casino. It is free to enjoy the plants, the eats and the music…

Poeyfarre Market, Warehouse District

The Poeyfarre Market across from the Cotton Mill Condos

Galvez Monument May 1977

     The Galvez Monument at the International Trade Mart. It was a gift from Spain in 1977. The 12′ high statue is Berardo de G’alvez who served as Govenor of Louisiana and Cuba in the 1700’s. Always enjoy finding out about this statues and why they were put here. They tell such a rich history.

Lucys Nights

Lucy’s Bar and Grill. The Local Place to Enjoy…

 

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Cotton Mill Condo #289 is for sale, Fully Furnished Designer Condo at 920 Poeyfarre Street in the New Orleans Warehouse District, Move Right In…

289 Cotton Mill Condo,living 1

289 Cotton Mill Condo,living 2

Listed at $299,289

 

    The Cotton Mill #289 is a second floor unit with a lot of updates to go along with the historic warehouse feel. The recent improvements include the exposed brick wall being cleaned and sanded. All the beams and poles have been sanded down to the natural look of the wood.  The wood floors are rare original and there is no carpet.  The kitchen and bath have been updated. the unit has recently been painted.

 

    A lot has been added with stairs to an area over the closet and bath. It can be used for guest or a small office. This is not in the 700. sq. ft of living but is very useful space. All the upgrades cost the seller almost $14,000. You can purchase this condo furnished for the price above.

 

    The Condo fees are reasonable at $322 per month. This includes water, insurance, building upkeep, pool, gym, 24 hour security, on site management and maintainance team, swimming pool, courtyard and bike storage. You get hot water as there is a central hot water system. Basic Cable is included in the fees as well.

 

 

    The Cotton Mill condo features high ceilings, exposed brick, large warehouse style windows, lots of natural light, exposed beams and structural poles. Laundry room and plenty of storage in a walk in closet. All appliances have been upgraded and come with the condo.

 

     The kitchen has granite counters, stainless appliances, breakfast bar, and a reasonable amount of cabinets. It is just move right in. It will make a great second home for someone. Low energy bills. Low expenses.  The unit has been rented out as a corporate apartment several time for $2250 per month. You can rent out for 6 months and more than pay your expenses. It’s just another thought.

 

 

289 Cotton Mill Condos,Living 3

289 Cotton Mill Condos,kitchen

289 Cotton Mill Condo,Kitchen Seats

289 Cotton Mill Condos, Floors

289 Cotton Mill Condos,bedroom

289 Cotton Mill Condos,Closet

289 Cotton Mill Condos, Loft

289 Cotton Mill Condos, Loft Area

289 Cotton Mill Condos, Beams-Loft

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289 Cotton Mill Condos,Window

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The Cotton Mill Condos in the New Orleans Warehouse District, 920 Poeyfarre Street

289 Cotton Mill Condos,Front Door

     The Cotton Mill Condos were converted into condos in 2004-2005.  There are 288 units in the building that were apartments before that with several penthouse on the roof. The Building was once a Cotton Mill built 1882. It employed about a 1000 people at its peak. It covers an entire block in the New OrleansWarehouse District at 920 Poeyfarre Street between Constance and Annunciation Street.

 

      The units are of varying sizes and configurations. Some condos have exterior view and some have courtyard views. The common historic features that people love are the exposed brick, large warehouse windows, exposed beams, high ceilings ranging from 14′ to 20′, natural light, wood floors and all the common areas the Cotton Mill has to offer.

 

     The common areas include a large courtyard of 25,000 sq. ft. of space with trees, tables, a pool, walkways in the middle of the complex. There is a secure lobby that is manned 24 hours per day. An on site manager and staff that does a great job. There is a large gym, bike storage area, meeting room next to the pool.

 

     The large windows feature city views and views of the courtyard. Even number units have courtyard views while odd number units have city views. Most units have at least two large windows that are at least 6 ft. by 10  ft. on the exposed brick wall. This give the units what I call a true warehouse feel.

 

    The location in the New Orleans Warehouse District is a block from the World War II Museum, several blocks to the Convention Center, a longer walk to the Superdome, Smoothie King Arena and the French Quarter.

 

     Take a look at the photos below to get a feel for the complex.  There is no parking but there are several lots adjacent to the building where you can park on a month to month basis. I have had clients who parked on the street for years however. The condo fees are moderate and you get a lot of common area for the money. The building is well-kept up and you have had ongoing improvements over the last 10 years…

 

     I have sold over thirty condos in the building so could answer most questions that you may have. A Call away, Eric…

289 Cotton Mill Condos,Secure Entrance

289 Cotton Mill Condos,Lobby to Courtyard

289 Cotton Mill Condos,pool

289 Cotton Mill Condos, Pool Yard

289 Cotton Mill Condos,courtyard

289 Cotton Mill Condos,Meeting

289 Cotton Mill Condos, Exposed Brick

Cotton Mill Condos Gym in New Orleans

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Cotton Mill Condos, Clock Tower

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