Atlanta Condos For Sale

Cornerstone Village Midtown Atlanta |Atlanta Condos For Sale

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One of the great things about condominium living in Midtown Atlanta is the old saying, “variety is the spice of life.” Whether you are looking for old or new, high-rise or one story, lots of amenities or no amenities, Midtown Atlanta has probably got the building for you.

I used to be able to say we had condos in all price ranges, but that gap is truly becoming smaller and smaller. So, when I have a condo buyer call me and they are on a budget, the first suggestion I make is Cornerstone Village.

Cornerstone Village GATech Off Campus Housing Condos

Cornerstone Village Midtown Atlanta

Cornerstone Village Midtown Atlanta is one of the few remaining condo buildings where you can find a 1 bedroom for less than $200,000 and a 2 bedroom for less than $300,000! Of course, there are reasons this building has lower values than some of the neighboring buildings like Viewpoint or Spire. But let’s look at all the benefits of living and owning at Cornerstone Village!

The community consists of 4 different buildings. Two are historic buildings from the 1940’s that have seen some varied uses, and two are newer construction as the development was created in 1999.

Landmark Before After

The Landmark building is the largest building, located on the corner of 5th and Peachtree Streets. Once an office building, the interior was gutted and the current condominiums created in 1998/1999. There is a variety of 1 and 2 bedroom floor plans available, ranging from approximately 625 square feet to around 1300 square feet for the largest 2 bedroom floor plan. The homes in this building feature a range of flooring from concrete to hardwoods. Exposed ductwork and original brick walls (the exterior of the building) are unique features found in the Landmark Building. The building is 6 stories and has two elevators. There are no community amenities in the building…they are located elsewhere within the community.

Cornerstone Village Manor HouseNext, we have the Manor House. This building started out as the Manor House Hotel, and later became apartments before finally becoming part of Cornerstone Village. All the homes in this building are 1 bedroom floor plans. They have a more “finished” feeling with hardwood flooring, granite countertops and finished ceilings. There is no exposed brick or ductwork. I’ve seen some homes that have had changes or renovations made to them that made them much more unique than their original plan. The Manor House has a nice lobby area, and also contains the Fitness Center, a laundry room (left over from the apartment building days…each home has washer/dryer connections) the Movie Theater, a conference room, Resident Package Room and the HOA Management office. The HOA office would be the most likely place for a club room, but it is currently not used for that purpose.

Georgia Tech Off Campus HousingThe remaining two buildings are the new construction section that was built in 1999. Originally, they were going to be apartments that shared the condo amenities. But the sales of the homes in the Landmark and Manor House spurred the developer to convert the entire complex into condos. Called The Gallery originally, these two buildings are most often referred to as the 100 and 200 building. The difference between the two….the 100 building is larger, and has two elevators. The 200 Building is smaller and there is no direct elevator access to the building. These two buildings circle the resort-styled swimming pool and entertainment deck. Here you will find gas grills and seating are for outdoor dining and poolside chillin’! Additionally, in the 100 Building you will find a bike storage room and a game room, equipped with a pool table and foosball table.

I would say the main factors that keep Cornerstone Village Midtown Atlanta more affordable is the lack of a 24-hour Concierge, and the four different buildings. So, if you live in the Landmark Building and want to use the Fitness Center, it’s not located right in the same building as you might find in the newer, high-rise buildings. But if you can save $75,000 or more on the cost of a condo, it might be worth it, right?

Amenities collage

Cornerstone Village Midtown Atlanta certainly does not lack for convenience when it comes to location. CVS Pharmacy, Gordon Biersch Brewery, Five Guys Burgers, Fresh To Order and Senor Patron’s Mexican restaurant are all just in the next block!!! On the street level of the Landmark Building, you will find El Scorpion Restaurant, Big Peach Running and recently, Einstein’s Bagels! Just behind the 100/200 Buildings on Cypress Street is Cypress Pint and Plate…with an awesome outdoor patio with a gas fire pit! This is a cool place to hang out for sure!

And then there is the convenience of everything else! Starting with Technology Square and Georgia Tech…just 2 blocks away! Need to get to the airport for a business trip or weekend getaway? The Midtown MARTA station OR the North Avenue MARTA station are about equal distance North or South from Cornerstone Village.

If you are looking for value, and want to live in Midtown Atlanta, then I encourage you to take a look at Cornerstone Village Midtown Atlanta! There is more than meets the eye to this community!~

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(all data current as of 6/4/2025)


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Data last updated: 6/4/25 1:09 AM PDT.

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What Are Condo Docs?

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Declaration of Condominium, condo docsWhenever I work with a condo buyer (and that is pretty much every day!) there are numerous things we do as we purchase a condo. While buying a single family home in a subdivision might have HOA rules, they are usually much more involved when you purchase, and live in a condo.

What Are Condo Docs?

In every condominium purchase contract I write for my clients, I always include this special stipulation:

SELLER TO PROVIDE FULLY RECORDED COPY OF CONDOMINIUM DOCUMENTS, CURRENT ANNUAL BUDGET AND LAST 6 MONTHS HOA BOARD MEETING MINUTES TO BUYER WITHIN THREE DAYS OF BINDING AGREEMENT DATE. IF BUYER FINDS OBJECTION WITH ANY INFORMATION THEREIN, OR THE SELLER FAILS TO DELIVER SAID DOCUMENTS WITHIN THREE DAYS, THE BUYER MAY CHOOSE TO VOID THIS CONTRACT WITH WRITTEN NOTICE TO THE SELLER WITHIN 4 DAYS OF BINDING AGREEMENT DATE AND WILL BE ENTITLED TO A FULL REFUND OF ALL EARNEST MONEY.

The condominium documents included the Declaration of Condominium and The Association By-Laws. As you can see above, I additionally request a copy of the HOA Budget and the last 6 months of HOA minutes.

What’s IN the Declaration of Condominium? Here’s a sample Table of Contents:

  • Definitions
  • Location, Property Description, Plats and Plans
  • Units and Boundaries
  • Common Elements
  • Limited Common Elements
  • Association Membership and Allocation of Votes
  • Allocation of Liability for Common Expenses
  • Association Rights and Restrictions
  • Assessments
  • Insurance
  • Repair and Reconstruction
  • Architectural Controls
  • Use Restrictions
  • Leasing
  • Sale of Units
  • Maintenance Responsibility
  • Mortgagee’s Rights
  • General Provisions

Condominium Rules and RegulationsThis particular condominium Declaration is about 70 or more pages. Your newer buildings will have much longer condo docs. But you can see there is a wide variety of things that are cover. I mean, I could do a blog post series on every topic. (Hmmmm, there’s a thought?)

It’s important for you to review this document, no matter the length. SERIOUSLY!  You may not read it in depth, but by scanning the Table of Contents and then each section, you will have a better understanding of the “Rules of the Road” for living in that condo building.

The Declaration of Condominium is filed by the Developer when the Condominium is created. You are provided a copy (especially in new construction) by the sales representative for the Developer. But in any re-sale, you must obtain a copy from the Seller. If you note in my special contract stipulation, I underlined the words FULLY RECORDED COPY OF CONDOMINIUM DOCUMENTS.   What THAT means, is over the course of years, the owners can have voted to amend, or change the condo docs. They could have agreed to change anything from a pet policy, to leasing terms to parking assignments. Each time the condo docs are changed, they must be legally recorded in with the Clerk of Superior Court in the County where the building is located. Of course, all of Midtown Atlanta will be Fulton County.

We want to see ALL the changes to the original Declaration, to make sure there is not some material change that could affect you, and how you live and enjoy your home.

The Association By-Laws are simply the rules and make up of the Homeowners Association, or HOA. Equally Important, as they will spell out the makeup of the Board of Directors, Meetings, and the Powers and Duties of the Board. (Yeah, this is important!)

As we obtain, and review these documents, I’m here to answer any questions you may have. Your lender, if you are obtaining financing, will certainly review the budget to look for things like reserve fund balances and the income and expenses of the association.

It’s all good…and certainly nothing that should “scare you” when you look at these documents. When you live in close proximity to your neighbors, and share common things (walls, hallways, club rooms, etc.) you need to have “rules of the road”  to guide everyone!

What Are Condo HOA Fees Spent On?

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Everyday when I’m working with Midtown Atlanta condo buyers, part of our conversation is about the monthly HOA fee that is required when you own a condominium. Indeed, some buildings it can me quite an expense, and it is based on the size of your condo to start with.

What Are Condo HOA Fees Spent On?

I often try to relate this back to living in, or owning a single family home. Just think of these activities….

  • Mowing the grass, blowing off the driveway and planting flowers (Exterior Landscaping)
  • Painting the hallway you use to get from the bedroom to the kitchen/living room (Common hallway in the building)
  • Fixing the TV when it breaks ( Could be the TV’s in the Club Room that you use)
  • Fixing a leak in the roof (The roof of the building or anywhere there could be a leak in the building)
  • Repainting the front door of your home (painting the outside of your entrance door–if not wood) or the trim around it)
  • Paying your homeowner’s insurance (HOA pays for the exterior of the building- you pay for your contents)
  • Paying your monthly security alarm system (Concierge, roaming security officer, controlled access system)
  • The garage door won’t open (some yahoo drove into the gate in the garage before it opened)

In you single family home, there are areas that you could call “common” such that we call them in a condo building. The reference to the hallway above is like the hallway you walk down from the elevator to your condo door. Oh, and yes…the elevator. No, you don’t have one in your house, but you probably don’t want to climb 25 flights of stairs, right? So we have to maintain that elevator.

But when you see damage to the common areas, most likely caused by another resident/owner, just remember, you all pay for that repair out of your HOA dues. So a careless resident (and they DO NOT have to be a renter…I’ve seen a few OWNERS beat up buildings) can be costly. And it affects the overall appearance of your HOME….imagine you or your guests entering the building and the doors look like this?

Cornerstone Doors

Sure, there is a thing called “normal wear and tear” but this looks pretty tough. The photo on the right is above the normal door handle one should use, so you have to wonder how that paint got all chipped off. But the bottom….well, I personally stood there and watched a resident (don’t know if they were an owner, or a renter use THIS and let is scrape all along the door as she pulled it out to get her groceries out of her car.

condo damages

First off, where on EARTH do you PARK this thing in a condo? But just imagine all that metal scraping along the door as she pulled it out and did not first prop it open (another no-no if you leave a door propped open…but that’s a whole other topic).

So the next time you are wheeling your carry-on luggage home from MARTA and going down the hallway to your condo, try not to scrap it down the hallway. Afterall, it is YOUR hallway and it is What Your Condo HOA Fees are Spent On!

Atlanta Condos For Sale | Park Towers Sandy Springs

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Park Towers Sandy SpringsThere are not many high-rise condominium options when you get outside of Midtown or Buckhead. Most of your condominium construction ends up being of the mid-rise variety, meaning 5-8 stories. But if you are looking to be in the Perimeter area, and want high-rise living, then Park Towers Sandy Springs is an option!

Atlanta Condos For Sale | Park Towers Sandy Springs

Park Towers Sandy Springs was formerly a high rise apartment building that caught the conversion wave of the late 1990’s and was converted to condominiums in 1999. 1 and 2 bedroom homes are found in the 24-story building.

Amenities include a swimming pool with hot tub, 24 hour Concierge, covered parking, tennis courts and fitness center.

The building is convenient to all that is the Perimeter area. Hammond Drive will take you directly to Perimeter Mall and you have additional access from Ashford Dunwoody and Peachtree Dunwoody Roads.

If you are looking for high-rise living in the Perimeter area of Atlanta, let’s take a look at Park Towers Sandy Springs!

Search Homes For Sale Here!

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Atlanta Condos For Sale |Lizzie Chapel Flats Inman Park

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Atlanta Condos Lizzie Chapel FlatsUpdate – April 2019 —

Lizzie Chapel Flats sold all homes (6 of them) at prices ranging from $629,900 to $749,900. Unit 201, which originally sold for the $749,900 price was on the market in 2018 for $840,000 but there were no takers, and the home was taken off the market.  Considering they were to originally spend around $935,000 to create the new units, there was a nice return on the investment! 

 

Looks like another small, but unique condo option will be appearing on the Atlanta condo market in the near future!

What Now Atlanta reported that plans have been filed for the Lizzie Chapel Baptist Church in Inman Park.

Atlanta Condos For Sale |Lizzie Chapel Flats Inman Park

Karios Development will convert the historic church into 6 individual condominiums. “Located in one of intown Atlanta’s most popular neighborhoods, Lizzie Chapel Flats is a restoration and renovation project converting an historic church into six distinctive condominiums,” according to Kairos’ website.

The story reports that some $935,000 will be spent to build out the 6 homes, at roughly 2500 square feet each.

There is a web site for the development -minus any information about the development at LizzieChapelFlats.com

The location will be an awesome one…easy walking distance to the newly opened Krog Street Market as well as the Atlanta Beltline.

Where Are Lizzie Chapel Lofts

Alta At The Park New Condo Building Proposed at Piedmont Park

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The Midtown Alliance’s Development Review Committee (DRC) heard about yet another new development for Midtown Atlanta earlier this month…Alta At The Park.

New Condo Construction Midtown AtlantaThere are already construction cranes dotting the Midtown skyline again…..and as we know, they are all apartment  buildings. Nothing new for the Midtown Atlanta buyer seeking a NEW condominium product. Maybe this will be the change?

According to the story in the Atlanta Business Chronicle, Wood Partners LLC is already talking of tweaking the project and building it as condominiums. The proposal calls for 220 condominiums atop a podium parking of some 6 stories. Meaning if the first homes start on the 7th Floor, everyone would start out with a pretty awesome view!

The location of the building is just across 12th Street from Luxe Midtown. The main entrance will be on 12th, with a secondary entrance on Dickinson Place.

MyMidtownMojo.com will certainly be keeping an eye on this proposal. With limited inventory in re-sale condos, and current new construction starting at $700,000….if priced in the $300-600,000 range I’d think it would sell out fairly quick.

alta at park map

 

Thom Abbott

Associate Broker, REALTOR(R)
905 Juniper Street, NE Suite 110
Atlanta, Georgia 30309
770.713.1505 Direct
404.876.4901 Office

 
 
 
 
 
 
 
 
 
 

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