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The Colonial Condos at 1301 N. Rampart steps from the New Orleans French Quarter

1301 N. Rampart, Colonial Condos

Colonial Condos, New Orleans, 70116

Corner of Esplanade Avenue and N. Rampart

      The Colonial Condos are steps away from the New Orleans French Quarter. You get much more for your money here because you are on the edge of the Quarter. With the new street car line coming,the area will get another boost by being right on the line.

 

     The 80 year old plus building was once a furniture store. Its was totally tranformed into 33 condos in 2007. The 5 story building has one bedrooms, two bedrooms and several penthouses. Each condo has a gated parking spot and a gated storage area on the first floor. This is rare for the area.

 

     The Condo fees are moderate. There is a fitness room, saltwater pool, balconies, hardwood floors, guest lounge, balconies. Hard to beat for the updates and open floor plans

French Quarter Corner,Esplanade

807 Eplanade Ave. 2

937 Esplanade, Hotel

.     This is a great example of being right next to a much more expensive area where you get much more for your money. You are close to one of the most expensive areas for condos in the New Orleans Market.  Many agents and buyers overlook this building because it is not right in the quarter but it’s right there.

1301 N. Rampart Condos, French Quarter

1301 N. Rampart Condos

Steps to Esplanade Avenue and the

Marigny and French Quarter

Streetcar 2003 and Eric

New Streetcar Line Coming Soon

Cathedral and Jackson

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Neighborhood Condos in the New Orleans Market

New Orleans Neighborhood Condos

     In New Orleans you have a segment of the condo market that I call neighborhood condos.  These are generally historic condos that have been converted into condos from large homes, doubles, four plexes and apartment buildings. These will be in neighborhoods with homes.  The condos will not have large common areas, pools, gyms, and lobbies.

 

    What these condo will have is a neighborhood feel with lots of historic features.  They will be in walking distance of St. Charles Avenue and Magazine Street.  Always plenty to do in all these areas.

 

   It is a segment that you should explore if you are looking for a second home or primary residence.  You get so much more for your money.  The condo fees are generally lower and the units are larger.  I have been doing this segment long enough that I have seen and showed many of the units. Love the neighborhoods and walk them all the time.  

 

    Most people have not been exposed to this segment so it is worth while for me to review this style of condo if you are interested.  Best way to to walk the neighborhoods to get the feel for yourself.

 

St. Charles Avenue Condo,BalconiesPorches

Old Home on St. Charles Avenue into Condos

822-830 Napoleon Condo Doubles

Several Doubles on Napoleon into condos

832-834 Napoleon Avenue Condos

1111-1113 Second Street Condos F

Old Apartment House into Condos,Magazine Street

1111-1113 Second Street Condos

1122 Felicity Condos, New Orleans Condos

Old Town Home on Felicity into condos

1122 Third Street Condo in New Orleans Garden District

Old Home on 3rd Street in Garden District

1326 St. Andrews Condos in New Orleans

Fourplex on St. Andrews into condos

1329 St. AndrewsNew Orleans Condos-Lower Garden District Condo Conversions

Townhouse into apartments then into condos

 

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Federal Fibre Mills Condos, Unit #105 is totally updated and ready to sell….

Updated Condo in Federal Fibre Mills 

1107 S. Peters, New Orleans, 70130

Priced at $289,105

1107 S. Peters,Federal Fibre Mills 1

     The condo #105 has had a lot of recent updates. The biggest updates are the newer kitchen, bath , floors, appliances and floors. The unit is a loft style unit with high ceilings on the first floor.  There is a breakfast area across from the kitchen. Washer Dryer in the unit. The bath is large by warehouse standards and closets. The bath is in the hallway to the master loft which most people really like.

 

    You get the true warehouse feel with the exposed bricks and exposed beams.  You get a lot of natural light that streams through the units loft bedroom and the living area. The unit is about 740 sq. ft. of living and does have a larger feel to it.

 

     The moderate condo fees include the a/c bill as the Federal Fibre Mills is on a chiller system.  The common areas are second to none in the New Orleans Warehouse District. The Historic Lobby with wood floors, five story atrium and exposed beams. Secure Entrance, Gated Parking, On Site Management, Swimming pool and spa, tropical courtyard, fully equipped gym, common room, all add to the quality of life.

1107 S. Peters 105,To Kitchen

New er Kitchen and Appliances

1107 S. Peters 105,Den 2

Living Area with high ceiling and large window..

1107 S. Peters 105,window

The Exposed Brick and Beams

1107 S. Peters 105,DenLoft

1107 S. Peters 105,Loft Views

Bedroom Loft Overlooks the Living area…

1107 S. Peters 105, Bedroom Loft

Get that large feeling in the loft bedroom…

1107 S. Peters 105 Bathroom door

Two Closets on either side of the master Bath

1107 S. Peters 105,Updated Bathroom

1107 S. Peters FFM 105

Lots of Updates, Over 30k Worth of Updates Recently

1107 S. Peters 105 Details

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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

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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

Picture3

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