Condominiums Archives

Park Modern Midtown Atlanta

August 23, 2018 by Thom Abbott

If you are a home buyer looking for new construction in Midtown Atlanta, you know it pretty much does not exist. But the frozen new construction market seems to be thawing…and Park Modern Midtown Atlanta is one of those options.

Park Modern Midtown Atlanta

This new 18-home community will not be for the faint of wallet, however. Located on 14th Street and 14th Place, home prices will most likely be in the high 900’s and the prime front corner home on 14th Street may hit around $1.5M.

The new 4-story townhomes will feature 3- 4 bedrooms, 2-car garages and rooftop decks. Community amenities will include a lap pool, park area and a dog run.

The community has grown in size from its original presentation with the addition of the “leg” of property fronting 14th Street. This was where The Dowling condo building had been proposed, but never got out of the ground. It’s that front corner where the most expensive home will be located.

We learned about this project at the DRC Meeting with Midtown Alliance. So we did not have a copy of the plans, and tried to capture some photos as the presentation was being made. We’ll keep an eye out for more information and floor plans, and you’ll find a page here at MyMidtownMojo.com once it becomes available and we can share it.

After the meeting, we passed by the site. You really forgot about these apartments tucked back on 14th Place, and know that this will in one sense be a blow to the affordable rental opportunities in Midtown Atlanta.

New Boutique Condo Building Proposed on 12th Street

January 19, 2018 by Thom Abbott

It appears 208th 12th Street in Midtown Atlanta may soon be home to a new condominium development.

What’s Happening Now reports that plans were filed with the City of Atlanta on Wednesday, January 17, 2018. The project remains nameless at this point. A review of the Midtown Alliance DRC meetings back to mid-Sugust, 2016 make no mention of the project, but we would think it had gone through the Committee.

It appears that 208 12th Street will be a boutique building with just 13 homes (expect “boutique to equal pricey!) but will have a small coffee shop/wine bar on the first floor. That would be pretty cool!

12th Street is no stranger to development. On the map below, the blue/white arrow indicates the location of the under-construction Vireo Apartments, a 308-unit building by Lennar; the other arrow indicates the location of the completed Yoo on the Park . Additionally, you have Piedmont House, and Azure on the Park on the same street.

We’ll be keeping an eye out for the construction crane…again…on 12th Street!

Is Condo Living Maintenance Free?

May 9, 2017 by Thom Abbott

As I work with Buyers everyday, one question often comes up when looking at condominiums….Is Condo Living Maintenance Free? Well yes….sort of.

What Do You Have to Maintain in a Condominium?

Living in a condominium gives you freedom from most outside work associated with a single family home. In other words, no lawn mowing, trimming the shrubs, pressure washing the driveway and such. You also don’t have to worry about the roof since it is on the of the building, and most likely NOT on top of your particular condo (unless you DO live on the top floor) but it still is a responsibility of the home owner’s association. (HOA)

But most of the systems that service your condominium are your responsibility. What are these key systems?

Heating and Air Conditioning System

Newer buildings will have self-contained systems located in your utility closet INSIDE your condo. But most buildings you will have a separate heat-pump or condensing unit. And there is a good chance it is on the roof of the building. You are responsible for the maintenance and operation of this system. Yes, even with your unit on the roof, you have to maintain that. I often find (mainly during a home inspection when working with a Buyer) that the unit on the roof has seen very little attention. While they should not get very dirty with little exposure to dirt, the insulation that wraps the lines is most often found in the condition you see in the photo on the left. And it’s almost always an issue I ask to have addressed by the Seller. (If they have not paid attention to THIS, they have most likely NOT had the HVAC system serviced anytime recently.

And I’ve had the extreme the other way on the INSIDE of a condo. I took over a unit that had been rented and helped an out-of-town seller get the place ready to sell. It was dirty beyond dirty could BE dirty. The photo on the right is the fan from inside the air handler in the condo. It’s amazing the unit could even operate!

Hot Water Heater

Again, when working with Buyer’s, we keep an eye on the age of systems. ( I might note the new Seller’s Disclosure Statement DOES NOT have a blank for the Seller to enter the age of the hot water heater!) Hot water heaters can last a long time….but…10 years is their normal life span….and that is when they are “maintained.” Did you know that you should drain your hot water heater and refill it? Once a year? Who has a garden hose in a condo, right? So this service is never done, and can lead to a shorter life span! And replacing a hot water heater is no cheap trick! So, if you live in a building that is 10 years old….or older, you might want to be on the lookout for a request to pay for a home warranty for the Buyer.

Plumbing

This should be pretty easy, right? Hmmm. I’ve had a rental condo where a tenant did not realize the kitchen sink was leaking until it FINALLY went through the ceiling into the condo below. Not to mention the damage to the kitchen cabinet under the sink, AND the hardwood floors. Moral of that story…look under your kitchen (AND BATHROOM(s) sink every month. Takes you but 5 minutes to make sure all is well, versus hundreds or even thousands of dollars in damage. And make sure if you are ever having any renovations done, that the contractor is insured, the plans have been approved by the Architectural Review Board and you have insurance as well. A water “event” in a condo building is a serious matter!

Appliances

Washer, Dryer, Stove, Dishwasher, Refrigerator, Microwave….these are ALL inside your condominium, and are YOUR responsibility. A leaky connection on a washer can be hard to find in some of the tight laundry closets in most condos, so just keep an eye open. Same goes for a dishwasher that may leak. And a word to the wise….never leave your condo and leave a washer or dishwasher running unattended!!!

Is Condo Living Maintenance Free? So you don’t have a basement, or a garage or all that stuff to worry about. And most of this stuff is pretty simple and easy. Just have an annual maintenance contract on your HVAC, and consider a home warranty that will help defray the costs of repairs/replacement of the other items!

Condo Living Rooms

November 4, 2016 by Thom Abbott

Depending on the size of condominium you may have purchased in Atlanta, you could have a large living room, or it could be part of a smaller space, combined with the dining area, and even open to the kitchen. Condo Living Rooms can be small, medium or even large!

The interior design of many condos offer cool spaces where you can do an accent paint color, like along the dropped ceiling that as the HVAC and vents in it.

What’s YOUR condo living room look like?

Atlanta Condos For Sale | 1065 Midtown Loews

January 18, 2016 by Thom Abbott

Atlanta Condos For Sale | 1065 Midtown Loews

Living in a condominium has all kinds of advantages. Your own gym, clubroom, and swimming pool are some of the amenities you enjoy. The “lock it and leave it” concept of not having to worry about your home when you travel. But how about Room Service? Housekeeping? Those are a couple of the extra services you find when your condo shares a building with a hotel. THAT would be 1065 Midtown Loews.

Living at 1065 Midtown Loews offers you sweeping views from your balcony with Midtown views in every direction! Placed above the Loews Midtown Hotel, you will also enjoy the availability of the very hotel services the guests have.

Start with your 24-hour Concierge and separate lobby entrance (it overlooks the actual hotel lobby giving you a quick glance for that film star that may be enjoying a lobby cocktail). Services continue with 24 access to Exhale Fitness and discounted spa services. Want to keep your kitchen spotless? Then just ring up room service. Or have housekeeping services.

A pool is available exclusively for the 1065 Midtown Loews residents, connected to a lounge, perfect for intimate gatherings of family or friends. It’s pretty cool to step out of the pool and take in the skyline before you resume that hard job of perfecting your tan!

Feature of homes in 1065 Midtown Loews are unique:

Floor Plans ranging from 1,182 to 2,819 square feet (Select from 1, 2 and 3 bedroom designs)
Intimate design with only 5 homes per floor — less neighbors to see and hear!
Private resident entrance and elevator not connected to hotel
12 foot floor-to-ceiling windows offering all-encompassing views of Midtown and Piedmont Park
Hardwood and stone flooring
Custom cabinetry and granite in Chef kitchens
Glass-walled terraces
Pre-wired for home automation

1065 Midtown Loews was always built to be condominium homes. However, the past turn in the real estate market, had the developer turn them into luxury rentals. Now, they are available For Sale! But in a limited opportunity with only 52 homes!

The location is convenient everything you want in Midtown Atlanta, including all the restaurants and retail of 12th and Midtown. 1010 Midtown, the condo building with the curve is across the street.

Midtown Atlanta condo living. Pretty cool. Having that condo at 1065 Midtown Loews. Well that’s just…..amazing! Give us a call today and let’s find your perfect place in the sky!

[srpmap lat=”33.7833663″ lng=”-84.3831882″]

1065 Peachtree Street, NE
Atlanta, GA 30309

[/srpmap]

Sorry, but we couldn't find any results in the MLS that match the specified search criteria.

Cornerstone Village Midtown Atlanta 2015 Annual Meeting

December 12, 2015 by Thom Abbott

Do you live in a condominium community? Or even a single family home community that has an association? Does your HOA have an annual meeting? Better question might be….

Do You ATTEND your Annual Homeowners Meeting?

Cornerstone Village Midtown Atlanta 2015 Annual Meeting

I had the opportunity to attend the Cornerstone Village Annual Meeting earlier this week. In most HOA communities, you must have a 2/3 attendance (via in person or through a proxy vote) to conduct official business. In the case of Cornerstone Village, with 310 homes, if my math does me correct, there has to be approximately 207 owners present at the annual meeting in order to have a quorum and conduct business. I attended because two owners that I manage their rental condos for, asked me to attend, and I did so by having their proxy vote.

But, there was not a quorum. Nope. Not enough owners attended (or turned in a proxy vote) to do any business.

So what you say? Say WHAT I say?

You OWN a home in this building. You have a financial interest in how the association is run, or the building is maintained and presented. But you don’t bother to come to the annual meeting. Tisk Tisk.

Here’s the most scary part of this….There were numerous people interested in running for the HOA Board of Directors. People that have “stepped up to the plate” to offer their time and talent into running and managing the community (along with a great Property Manager!) But none of those people were elected. Because an election could not happen without a quorum of owners.

So what happens now? The current Board of Directors will hand pick and select the NEXT Board of Directors. How’s that for democracy?

Now, I happen to be writing about Cornerstone Village, but this is an all too common occurrence at many annual meetings for the HOA. Not just this building. You have a financial interest in this building. If the lobby looks bad, or the association is not managed properly, you could have problems in the future, be it in the form of a special assessment, or a challenge selling your home because of excessive rental units, poor reserves, condition of the amenities…and more.

You need to pay attention to what happens in your building. And if for some reason you don’t THINK you should go, or care about the annual meeting, then give your proxy to an owner that does.

Park Modern Midtown Atlanta

What Do You Have to Maintain in a Condominium?

Atlanta Condos For Sale | 1065 Midtown Loews

Do You ATTEND your Annual Homeowners Meeting?

Cornerstone Village Midtown Atlanta 2015 Annual Meeting

HomeSmart