Atlanta Condos For Sale

Midtown Atlanta Market Report May 2016

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Midtown Atlanta Market Report May, 2016

Midtown Market Report May 2016Not your typical Midtown Atlanta Market Report. I was just curious….how many condominiums have gone Under Contract in the Midtown area (Area 23 according to the FMLS stats) in the last 60 days?

Not sure if you would consider this a high number or a low number…but given the fact of the minimal new construction, most of the sale have to be resales, with the exception of some higher price points which take you into some new townhome developments in Old Fourth Ward, the number is….

187

In the last 60 days, 187 condos/townhomes have gone Under Contract, ranging in price from a high of $1,190,000 for Unit #2402 at Aqua Midtown, and $1,100,000 for #3003 at 1065 Midtown Loews to the lowest point of $84,900 and $97,900 for two 1 bedrooms at City Heights on Ralph McGill Blvd. (also Old Fourth Ward area)

How many of those condos sold for less than $100,000? The two I just listed were the ONLY two under $100,000.

And here’s the breakdown of the rest by dollar amount:

$100,000 $200,000 61
$201,000 $300,000 60
$301,000 $400,000 27
$401,000 $500,000 12
$501,000 $600,000 4
$600,000 + 21

Of interesting note…over 50% of the sales have been in the $300,000 or less price range!

Then you look at the number of sales that are OVER $600,000. 21 homes may seem like a large number in 60 days, but several of these sales were in new construction communities like Highland Park, Square at Glen Iris and The Edge on Lucy Street. The Edge only has 4 units, and 3 of them went Under Contract in the last 60 days! Interesting!

How long were these homes on the market? Again, today is May 17th, 2016 (in case you find this report at a later date!) and we see listing dates as far back as September, 2015. But then others have late April listing dates.

Location, location, location still plays a major factor in real estate. We are in a hot Seller’s market with limited inventory, so the Seller is in the driver’s seat on many fronts. Yet, you can find listings that have been on the market for as long as last August. but the majority of them have gone Under Contract in 30-60 days from the listing date.

To see the complete report of the Midtown Atlanta Market Report, May 2016, click here.

Aqua Midtown Atlanta Condominiums |Midtown Atlanta GA

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Aqua Midtown Atlanta Condominiums | Midtown Atlanta GA

 

Luxury Midtown Atlanta Condominiums Aqua Midtown AtlantaWhy Do People Live Here?

Aqua Midtown Atlanta is a one-of-a-kind condominium building in Midtown Atlanta. How’s that? It’s probably the unique private elevator that opens into your own foyer and then your home. How cool is that? The building has three elevator banks, and they serve specific homes. There are two sets of doors, and when the door opens…it’s YOUR private foyer to your home. No long walk down a hallway to a door!

Each home has a spacious balcony with another rare feature….an electrical outlet. You hardly EVER see that…so making that zen terrace with a little water feature just might be possible, depending on HOA rules!

Looking for a home in Aqua Midtown Atlanta?

Interested in homes for sale in Aqua Midtown? Click that link to find all the current available homes in this Midtown Atlanta condominium community.

What’s the Neighborhood Like?

Aqua Midtown Atlanta is located on the corner of 10th and West Peachtree Streets. Balconies face East, South and West on the building. The entire North facing side of the building is glass with a unique oval circle in the upper portion of the building. The location of the building offers quick access to I-75/85 (The Downtown Connector) for residents that commute further distances from Midtown. The Midtown MARTA station is just a block away, making rapid transit commuting easy. A Publix Urban Market is located next door, for convenient grocery shopping as is Mac’s Fine Wine and Liquors. The footprint of Aqua Midtown does not offer any retail space, but there are restaurants and a dry cleaners available next door at Plaza Midtown. With the construction of Hanover West Midtown Apartments on 10th Street, where the Checker’s Drive in was….will almost assure the North facing homes will have an unobstructed view. The next closest lot available for new construction would be the demise of the Patterson Funeral Home.

The building has a beautiful amenities level on the 6th floor. A club room with catering kitchen opens onto a semi-private area for outdoor seating, somewhat separated from the pool area by a glass wall. Located on the southern side of the building, the pool deck if sun-filled most of the day for sun worshipers! A 24-hour concierge service is available as is valet parking. Aqua Midtown Atlanta was the FIRST Midtown Condominium building to offer 3-bedroom floor plans, which offer tremendous square footage and living space.

What’s Going on Nearby Aqua Midtown Atlanta Condominiums?

Aqua Midtown is in the heart of the Atlanta’s cultural center. The High Museum, Woodruff Arts Center, the Museum of Modern Design and the Fox Theater are just a few of the options available. All are within walking distance of the building. Restaurants of all types and sizes surround the building. Whether it’s sushi at Steel Restaurant or Tex-Mex at Mi Cocina, your taste buds will never be bored.  A new apartment building, Alta, is under construction at Peachtree Place and West Peachtree, just behind Aqua Midtown. It will feature a Dancing Goats Coffee shop! Awesome! And now, just North at 14th and West Peachtree, Related Group is under construction with a new apartmen tower that will feature a 70,000 sq. ft Whole Foods! Located just a few blocks east is Piedmont Park, Midtown Atlanta’s “backyard.” Here you will find jogging trails, a dog park, The Active Oval and numerous festivals are held here throughout the year. Additionally, the Piedmont Park Green Market is held seasonally at the 12th Street entrance.

Aqua Midtown Atlanta is also a perfect luxury condominium living option for Georgia Tech professors and/or administration level employees. Emory Crawford Long Hospital and numerous prestigious law firms are located in Midtown Atlanta.

MarketSnapshot For Midtown Atlanta Real EstateWhat Schools will the Kids Attend?

Midtown Atlanta is serviced by Springdale Park Elementary, Inman Middle School and Grady High School. Additionally, private schools such as The Children’s School, Primrose School are available and The Goddard School is opening nearby on Spring Street.

Now You Really Want to Find a Home Here, Right?

If you are interested in homes for sale in Aqua Midtown Atlanta, click on the link. Our For Sale property information is a direct feed from the First Multiple Listing Service (FMLS) and is updated multiple times per day.

Aqua Midtown Atlanta. A unique Midtown Atlanta condo building, that is now seeing several new neighbor buildings add to the mix of things happening on West Peachtree. If you’d like a tour of this building (and IF there is a home For Sale) give me a call today!

Atlanta Condos For Sale | 1065 Midtown Loews

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Atlanta Condos For Sale | 1065 Midtown Loews

1065 Midtown CondominiumsLiving 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:

 

 

  • Condos For Sale 1065 Midtown LoewsFloor 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!

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1065 Peachtree Street, NE
Atlanta, GA 30309

 

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Atlanta Condo Living | Where Do I Get My Mail?

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Atlanta Condo Living | Where Do I Get My Mail?There are numerous things in your lifestyle and daily routine that will change when you live in a condo. I’d like to say that 99% of them are all good, but there might me some aspects that require some adjustment. One might be picking up your mail.

Atlanta Condo Living | Where Do I Get My Mail?

When you live in a single family home, your mail may have come a couple of different ways. Of course, you may have opted for a mailbox directly at the post office, which you may still have. But the most common way to get your mail was in a mailbox you (or a previous owner or even the developer) installed at the end of your driveway. In older, established neighborhoods, your mail may have even been delivered to a mailbox attached right on your house! Just open the door, reach out and you have it.

Packages? Well, the UPS driver may just drop them on your front porch? Or I’ve actually seen them leaned up against a garage door. Now, what if it rains? Or, or better yet, someone decides to TAKE your package and they are not a member of your family!!!

All this is much easier (and secure) when you live in a condominium building. First, there is a central mail room where all the mail is delivered by your mailman (or woman!) You are provided a key by the developer (new construction) or by the previous owners when you purchase. (A side note….if you are NOT given a mailbox key at closing, be prepared to wait for a key. It can be a lengthy process to get a new one from the Post Office!!!) Once you learn the time the mail is delivered, you just stop by the mail room and collect your mail. Got a package?

Packages are handled differently by buildings, depending on how they are designed and if you have a Concierge or not. Newer buildings will have a package room where your package is held for you. You are either notified by a note in your mailbox, or the building may have a system in place where you get an email notification that you have a package. Some buildings even have video screens in the lobby, or elevator foyer that show your condo number if you have something waiting for you.

In some older communities, your mail box area may have larger spaces with a key where the mailman can leave your package, and put the key in your mailbox. But not everything will fit in these. So they may be left in front of your door! Yikes….that’s not to secure! If that may be the case where you live, you may opt to have things delivered to your office or place where you work, and they may be more secure.

As you get ready to move, watch your mail. You may be surprised at the magazines and catalogs you get that WON’T get forwarded via your mail forwarding. Or it may expire, and you won’t get them. Also time your notification of your change of address so mail does not get left behind at your address!! (I’ve found lots of mail leftover in mailboxes!!!

Atlanta Condo Living | Where Do I Get My Mail?

Condominium Maintenance — Did You Know?

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Let’s face it. Be it your car, or even your laptop, we often forget that things need maintenance. Right? An oil change, a disk cleanup.

I find that many people that live a condominium life-style, take maintenance issues for granted. If you’ve owned a single family home, but then moved to a condo, you sometimes think, “Wow, no more lawn to mow, no more AC system to service, etc.” And there is also a HUGE mistaken idea that because you pay this monthly HOA fee, that some “things are just taken care of with that.”

Condominium Maintenance — Did You Know?

Condominium Maintenance TipsNothing could be further from the truth. No, you don’t have a lawn to mow, but you DO have systems unique to your condominium that YOU are responsible for, NOT THE HOMEOWNERS ASSOCIATION! NO, you’re kidding me, right?

  • Heating and Air Conditioning System — Is YOUR responsibility to have serviced and checked. While it may not need it as often as a condensing unit that sits on the ground outside of a house, imagine the “wear and tear” that unit takes in the beating hot sun on the roof of a condo building. It might serve you well (an your pocket book) to have it serviced once a year. 
  • Hot Water Heater — If you live in a condominium, when is the last time you had your hot water heater drained, flushed and refilled? I’m going to go out on a limb and guess……NEVER! You probably figure you won’t live there for the average 10 year life of the hot water heater, right? Well the age of the system DOES play a factor when a Buyer comes along. Get ready to pay for a home warranty as part of your sales process. That new Buyer is going to want some protection.

But what really sent me off on this topic this morning was something I recently experienced. I do own a single family home, and had to recently have a new sewer line installed to the tune of almost $4,000. Up until that point, I frequently washed greasy dishes and sent food scraps down my garbage disposal. I bet you condo dwellers think nothing of it, right? After all, who wants that stinky food in the garbage can when we have a garbage disposal.

Atlanta City Councilmen Alex Wan (who covers a portion of Midtown Atlanta) sent out this newsletter. I was reading through it, and a section from Watershed Management (the part of the city that maintains the sewer system) made me think….

What happens in a 30 story condo building if the sewer lines were to back up from a grease buildup, say on the 20th floor? Where do you suppose all that water AND SEWER could end up? IN YOUR CONDO!!! And if you’ve never experienced a “water event” in a high-rise condo building, they can be very destructive. Repairable, at much expense, but a mess nonetheless.

Watch this video, and the next time you finish dinner and are washing the pots, pans and dishes, think twice about WHAT you send down that 20 or 30 story high sewer line.

Cornerstone Village Midtown Atlanta 2015 Annual Meeting

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Cornerstone Village Annual MeetingDo 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.

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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