Atlanta Condos For Sale

4 Steps To Make Your Condo Show Ready

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Tips for Selling Your Condo June 2, 2015Congratulations! We are officially “On The Market” with your home or condominium!

We did all the pre-listing items we discussed from painting, to de-cluttering closets and cabinets. We’ve had our listing photography done and your listing has been entered into the listing service. Let the showings begin, right?

Ahhhh…Not so fast!

If you’re like me, cleaning house is not always at the top of my list of things to do. If you have a housekeeper….awesome! But, when you have your home or condominium listed For Sale, it needs to shine all the time. As much as we try to plan for your showings, they can, and WILL come with short notice. Remember, our goal here is to sell your home!

If you have been one of those people that might not make the bed before you leave for work, or like to leave that cereal bowl in the kitchen sink…we are going to have to change some habits! Potential Buyers don’t want to see or know what you had for breakfast!

4 Steps To Make Your Condo Show Ready

showing your condo!

 

Atlanta Condos For Sale | Viewpoint Midtown Atlanta

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Viewpoint Condos May 10, 2015Soaring some 36 stories above Peachtree Street, meet Viewpoint Midtown Atlanta. Located on Peachtree Street, between 6th and 7th Streets, the building has been joined by Skyhouse South, an apartment building located on the Southeast corner (6th and Juniper Streets) and now under construction, Seventh Midtown which is at 7th and Peachtree Street. 

The building has 378 homes, ranging from one and two bedroom homes, to unique floor plans that offer an additional den/office space. There have been a couple homes that have been combined as well. 

Viewpoint Midtown Atlanta has figured out just what the Midtown Atlanta condominium buyer wants in both a home and a building! From the moment you enter the Viewpoint Midtown lobby with its striking white floors, red carpet and water feature to the rich woods used throughout the building, Viewpoint Midtown defines first class, urban living at affordable prices.

Potential home owners have a choice of granite and cabinetry, depending on the floor. Upgraded tumbled stone back splashes create beautiful kitchens. Floor plans range from 600 to over 1200 square feet in a variety of one and two bedroom options.

Viewpoint Condos May 10, 2015Perhaps Viewpoint Midtown’s most unique feature is the resident amenities, located on the 11th Floor. Split by the residential tower, one side is a resort-style lap pool, including a wet bar, grilling bar and plenty of seating. The other side of the 11th Floor amenity is a notable “zen garden in the sky.” There is an outdoor living room with its own fireplace and flat screen TV (a pretty cool place to hang out!) two additional grills and a tranquil reading area with a peaceful water feature.

The Viewpoint Midtown Club Room anchors the amenity area with a movie theatre, pool table, comfortable seating areas and a beautiful bar and catering kitchen area.  Located on the 12th Floor, the Fitness Center is…well…awesome! The cardio area features individual TV’s on every piece of equipment, or enjoy a view all the way to Stone Mountain from the picture windows. There’s weights on the other side of the center, and a stretching area. The Club room has a sound system whereby you can plug in your OWN iPod in the docking station, or there are numerous high definition plasma TV’s.

Viewpoint Midtown Atlanta Pool May 10, 2015Speaking of technology, Viewpoint Midtown is one of the most advanced towers in Atlanta. From high-speed Internet access, pre-wiring for surround sound and iPod docking stations, your technology needs are covered. Of course, the security and safety that Novare buildings are known for continues at Viewpoint Midtown.

Whether you are enjoying the view through your floor-to-ceiling windows, from your spacious balcony or from the pool or Zen Garden, Viewpoint Midtown is a Midtown landmark you’ll be proud to call home.

To learn more about purchase opportunities at Viewpoint Midtown Atlanta, click here to search for homes. Or contact us below and we’d be happy to tell you all about what homes are available in this Midtown Atlanta condominium building! 

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Top Ten Selling Midtown Atlanta Condo Building for 2014

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I’m not quite sure what happened to this year! I mean, here it is April  May, and I’m just getting the 2014 Top Ten Selling Midtown Atlanta Condo report out! Yikes! But it is interesting to see the changes and how things have ranked. I’ve also noted the rankings from 2013 and 2012 alongside the name of each building. There will be links at the end of this post to the 2013 and 2012 posts!

 

Top Ten Selling Midtown Condos April 25, 2015

 

10.  Windsor Over Peachtree  (Not ranked in the Top Ten for 2012 or 2013)

  • 15 One Bedroom Homes — Sales Price from $56,000 – $84,000 — Average Sold Price: $73,600
  • 7  Two Bedroom Homes — Sales Price from $95,900 – $167,500 — Average Sold Price: $147,486

9.  A Three-Way Tie —

  1. M West (26 Homes Sold) — 1 One Bedroom home at $199,900; 24 Two Bedrooms Sale Price Range $201,900 – $281,500 — Average Sold Price:  $232,877; One 3-Bedroom Sold at $310,000
  2. Dakota (26 Homes Sold) — 4 One Bedrooms Sale Price Range $242,000 – $274,900 — Average Sold Price — $257,200; 22 Two Bedrooms Sale Price Range $307,000 – $461,000 — Average Sold Price — $382,225
  3. Tuscany (26 Homes Sold) — 14 One Bedrooms Sale Price Range $145,500 – $165,000 — Average Sold Price — $156,421; 12 Two Bedroom Homes Sale Price Range of $202,500 to $258,500 and the Average Sold Price was $230,033.

For 2012 and 2013, M West and Dakota Condominiums were not in the Top Ten. Tuscany was 9th in 2012 and 10th in 2013!

8.  Cornerstone Village (28 Homes Sold) #7 in 2013 and #8 in 2012

  • 21 One Bedroom Homes with a Sale Price range from $95,000 – $175,000. Average Sold Price — $131,981
  • 7  Two Bedroom Homes with a Sale Price range from $193,500 – $239,000. Average Sold Price — $219,957

7. Peachtree Lofts (32 Homes Sold) (Not ranked in 2013 and #7 in 2012)

  • 25 One Bedroom Homes with a Sale Price range from $115,000 – $197,500. Average Sold Price — $155,469
  • 7  Two Bedroom Homes with a Sale Price range from $184,900 – $272,000. Average Sold Price — $239,629

6. Spire Midtown (40 Homes Sold) (#5 in 2013 and #4 in 2012)

  • 31 One Bedroom Homes with a Sale Price Range from $160,000 – $265,000. Average Sold Price — $195,868
  • 9  Two Bedroom Homes with a Sale Price Range from $319,000 – $395,000. Average Sold Price — $344,788

5. Park Central (42 Homes Sold) (#3 in 2013 and #5 in 2012)

  • 21 One Bedroom Homes with a Sale Price Range from $149,000 – $180,000. Average Sold Price — $167,338
  • 21 Two Bedroom Homes with a Sale Price Range from $199,000 – $245,000. Average Sold Price — $234,180

4. A Two-way Tie –(43 Homes Sold Each)

  1. Mayfair Renaissance/Tower — 17 One Bedroom Homes with a Sale Price Range from $130,000 – $225,00 and the Average Sold Price — $172,994.  There were 26 Two Bedroom Homes with a Sale Price Range of $190,000 – $500,000 with the Average Sold Price being $290,535. (#9 in 2013 and #10 in 2012)
  2. 1010 Midtown — 15 One Bedroom Homes with a Sale Price Range from $242,000 – $290,000 and the Average Sold Price — $277,167. There were 26 Two Bedroom Homes with a Sale Price Range from $390,000 – $734,900 and the Average Sold Price was $517,875. Additionally, there were 2 Three Bedroom homes that sold at $670,000 and $880,000, giving them an average Sold Price of $775,000. (#1 in 2013 and 2012)

3. Viewpoint Midtown Atlanta — (54 Homes Sold) (#2 in 2013 and #3 in 2012)

  • 14 One Bedroom Homes with a Sale Price Range from $185,000 – $259,000 and the Average Sold Price – $228,214.
  • 39 Two Bedroom Homes with a Sale Price Range from $239,000 – $414,000. Average Sold Price — $331,297
  • One Penthouse Home sold at $874,900.

2.  Plaza Midtown (57 Homes Sold) (#6 in 2013 and 2012)

  • 22 One Bedroom Homes with a Sale Price Range from $178,395 -$241,000. Average Sold Price $200,882
  • 35 Two Bedroom Homes with a Sale Price Range from $255,000 -$380,000. Average Sold Price $325,611

And the Number One Selling Midtown Atlanta Condo building for 2014 is….

Metropolis Midtown Condos For Sale

1. Metropolis Midtown (58 Homes Sold) (#4 in 2013 and #2 in 2012)

  • 42 One Bedroom Homes with a Sale Price Range from $132,400 -$250,000. Average Sold Price $184,153
  • 16 Two Bedroom Homes with a Sale Price Range from $227,00 – $323,000. Average Sold Price $280,088

During 2012 and 2013, 1010 Midtown had the most inventory and it was the only new construction option available in Midtown. Hence, the reason they held onto that #1 position for two years! But now you can see the shift in what is selling!

If you have any questions about the market in general, or perhaps your building specifically, please contact me. I’d be happy to answer any questions you may have.

Top 10 Midtown Atlanta Condo Buildings 2013

Top 10 Midtown Atlanta Condo Buildings 2012

 

How Is The Atlanta Real Estate Market?

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Atlanta Real Estate Market May 5, 2015Ah yes.

When you are a real estate broker, if it’s not the first question you are asked in any conversation, it will certainly be the second one….

How Is The Atlanta Real Estate Market?

I think I could safely say “It’s on FIRE!” and be pretty accurate. But take a look at some numbers that recently appeared in an article in the Atlanta Business Chronicle to give that statement further fuel.

In March, 2015:

  • Average Sale Price: $245,000*
  • Average Days on Market: 52*
  • Months of Inventory: 3.1*

A stable market is about 6 months of inventory…with this kind of Inventory, this is truly a SELLER’s market! Just ask any BUYER that tries to make an offer on a Midtown Atlanta condo…if they even get their offer in!

So let’s go back in time….to 2010…

 

  • February 2010 Average Sale Price: $180,000*
  • February 2010 Average Days on Market: 88*
  • February 2010 Months of Inventory: 18.7*

Yeah…just LOOK at that inventory….if you were a Buyer then…you had some homes and condos to look at for sure! But it did not stop there, by August, 2011, the average Sales Price in Metro Atlanta was a mere $135,000!!!

Here is another sign of the Atlanta Real Estate market rebound. I just sold a Midtown Atlanta condo to parents of a student at Georgia Tech. The Seller paid $78,000 in 2012 and we just paid $133,000! That’s a nice $55,000 profit in less than three years!!!

But the challenge we now face, especially in the Midtown Atlanta condo market is a lack of new construction. All those cranes you see dotting the skyline are for apartment buildings…RENTALS!!! The only new condo construction in Midtown, is currently starting in the mid to upper $700,000 range. Those are not prices for every condo buyer!

I’ve got several buyers right now in the waiting mode, and watching inventory daily for them! Looking for that right one to hit the market!

How Is The Atlanta Real Estate Market? Yeah…it’s on fire alright!

*Based on stats for residential attached properties in Atlanta North, Sandy Springs, West Cobb and Dekalb West in all price ranges as reported by FMLS on April 3, 2015, for the period of Feb. 1, 2007-Feb. 28, 2015.

 

Midtown Alliance Schedules Blueprint 3.0 Open Houses

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Midtown Blueprint 3.0 MyMidtownMojo.com april 16, 2015It’s been awhile since the original Blueprint Midtown was conceived. What you see today in Midtown Atlanta, from new condominium buildings built over the last 10 years, streetscape improvements and such, are a result of that plan.

Midtown Alliance Schedules Blueprint 3.0 Open Houses

But as we know, all good plans need a review and an update to keep up with the changing times we ALL are experiencing. And so, the Midtown Alliance has announced a series of Open Houses to seek the input of Midtown residents, workers, employers and community stakeholders about what they want to see in the future of Midtown Atlanta.

As I know it, there will be some suggestion boards with ideas already on them, and you will be given an opportunity to “voice” your opinion about these potential projects. This is a great way to really gauge the public’s  thoughts about projects and the future.

Here are the upcoming Open House dates:

  • Blueprint 3.0: Input Session at Food Truck Thursdays 
  • Thursday, April 23 at 11:30 a.m. | Food Truck Park at 12th Street & Peachtree Street
  • Blueprint 3.0: Input Session & Happy Hour 
    Wednesday, April 29 at 5:00 p.m. | Saltwood- Loews Atlanta Hotel Midtown / 1065 Peachtree Street
  • Blueprint 3.0 Input Session & Coffee 
    Wednesday, May 6 at 8:00 a.m. | 800 Peachtree St., Suite D

You can RSVP (not required, but they would like to have an idea of the number coming!) HERE

 

More Atlanta Renters Looking to Homeownership in 2015

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Buying A HouseMore renters are looking to become homeowners in 2015, but it won’t be without some challenges.

The Zillow Housing Confidence Index has indicated that Atlanta’s renters are more confident about the housing market, and some 130,000 plan to buy a home this year. That’s all well and good, but here are some challenges:

Lack of Inventory

If those renters are looking at Midtown or Buckhead for condominiums, they best be prepared to pounce when they find one they like, and have their pre-approval with a lender in place. Limited inventory and almost no new construction on the horizon will make prices continue to rise, and the possibility of multiple bids a continued reality. All those cranes you see over the skyline are not building “For Sale” buildings, but an abundance (and maybe a bit to much) of rental apartments. So when that priced-right condo hits the market, don’t expect it to sit around for long. An inventory example in Midtown…Cornerstone Village has 310 homes, and there are currently only TWO homes listed For Sale.

Saving For A Down Payment

You have to have some “skin in the game” when it comes to getting a mortgage. That means you need to have money for a down payment. Depending on your credit and other circumstances, this does not mean you may need 10 or 20 percent down. You might qualify for other programs that will offer less money down. And you can work with parents or other family members for a potential gift towards your down payment.

Qualifying for a Mortgage

Well, yes….gone are the days of “fog a mirror, get a loan.” You need to qualify for that mortgage. If you have good credit, a job and don’t have oodles of credit card debt or a big car loan, you should be able to qualify for a mortgage. How much, is another story. (You can find our list of preferred lenders here.)

Finding an affordable home or condo

That might be the biggest challenge of all. Prices have certainly rebounded from years past. Another example in looking at Cornerstone Village. A 1-bedroom condo that sold for $78,900 in December, 2013 is now on the market at $137,000! One bedroom homes at Spire Midtown were selling in the $140-170,000 range and are now topping over $200,000 for the same homes!

But according to Zillow, Atlanta’s Housing Confidence Index hit 66.5, up some 4 percent from January, 2014. Renter confidence also climbed 4.6 percent for the same period.

Those that continue to “sit on the fence” will find that jump off more expensive!

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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