Atlanta Condos For Sale

What Condos Have Sold in Midtown Atlanta?

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Midtown Market Report November 2015I was at my desk bright and early this morning (that would be 6:30am for me!) and I had not yet thought of a blog topic for today. So the question came to ME, and then I figured it had to come to you if you were looking to Buy or Sell a Midtown Atlanta Condo….

What Condos Have Sold in Midtown Atlanta?

And we want to keep this information pretty relevant if you are on the edge of getting ready to Buy, or the edge of getting ready to LIST your Midtown Atlanta Condo For Sale, right? So, I did a map search of the MLS (shown at the right) for the last 30 days and came up with the following results:

There were 34 condo sales in the aforementioned map area, ranging in sales price from $74,900 at Melrose Park, to $762,500 at Spire Midtown for a combined condo. (two units combined to one…specifically Number 2305….she was a beauty by the way!)

Some other noteworthy sales include a 1 bedroom at 1010 Midtown for $323,500 and a 1 bedroom at Aqua for $300,000. Y-E-S…I said a 1 bedroom! For you “How Much was that per sq. ft.?” types, 1010 was $371 per sq. ft. and $283 per sq. ft. at Aqua. The 1010 home was 872 sq. ft. vs. 1,060 at Aqua. Was one a better deal than the other? Well you certainly got more square footage for your money at Aqua. But, if you are looking at monthly costs, the HOA at 1010 is $260 per month vs. $527 at Aqua. That’s a bit of a difference on your monthly costs!

I’ve included a list below of all the 34 sales, so you can see the buildings that had sales, and the prices. Another notable fact….over half of the sales were OVER $200,000. Just showing any Buyer sitting on the fence, that waiting will probably only cost you more. Interesting note is the inventory at Cornerstone Village…. some nice options got taken up at a $150-170,000 range, and the current listings in the building ar at $160 and $190,000. Also, there are two 2-bedroom listings that have been on the market for 90 days. Buyers are looking for value, but can’t wrap their heads around the open loft-style of these two listings. (Both have walls that do not go all the way to the ceiling, so privacy in the bedrooms is limited.) Mind you, a creative agent can point out how easy it would be to close off a bedroom with minimal construction and create a totally unique space and condo for the building. But hey, that’s just my salesman mind at work!

 What Condos Have Sold in Midtown Atlanta?

What Midtown Condos Have Sold

Midtown Condo Sales

What Condos Have Sold in Midtown

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See all Midtown Atlanta Condos For Sale 30308 30309.
(all data current as of 11/22/2024)


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Data last updated: 11/22/24 3:07 AM PST.

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Atlanta Relocation Guide | What Is the Weather Like In Atlanta?

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There is a long list of things to like or love about living in Atlanta. And the weather ranks right up there. You could say that Atlanta is a city for all seasons, since we do have all four of them…Winter, Spring, Summer and Fall. Now, live here for awhile and you might find (or agree) that some of them are longer or shorter than others. Indeed.

Atlanta Relocation Guide | What Is the Weather Like In Atlanta?

What Is the weather in AtlantaWinter …. This season is supposedly from December to February. How do you define Winter in Atlanta? When the temps get to freezing? Then it can start in November! And the end of Winter is no different. It can run into March, and our last date for a frost is always the 2nd week or so of April. So, for those wanting to get crazy planting flowers and such….you just have to hold on till that frost window is gone. But you can have many days that are in the 60’s for a high and only 40’s for a low.

Does Atlanta get snow? Yes we do. Sometimes a little. Sometimes a lot. And it does not take much snow in Atlanta to make the city freak out and shut down. But that is because it is often in the form of freezing rain, followed by snow, or the other way around. And in a city with hills and few snow plows, it does become a challenge to get around. If snow is in the forecast, you just plan ahead for groceries, have your car gassed up (not that you will be driving anywhere..I just know that from growing up in Montana!) and plan to work from home for a day or two. If you have an employer that insists you get to work, you might want to have a talk with them.

Weather in Atlanta GASpring… This season is supposedly from March to May. You know Spring is in the air, when you see yellow clouds and yellow dust covering everything. This, my friend is pollen. And he may not be your friend if you have allergies! But, it is a small price to pay for the beautiful, wooded canopy that covers the city!! Spring temps are in the 70’s and maybe 80’s….but it is this season that just one day changes and …BAM!!! It’s hot and it’s….

Summer… Anyone who has ever spent time in Atlanta during the Summer, knows how Atlanta was nicknamed “Hotlanta!” And this is one reason we stress to condo buyers that your building have a pool. You WILL thank me later! One advantage is Atlanta is less than 2 hours from the North Georgia Mountains…where the temp is always much cooler. And you will find lakes all around Atlanta, both almost in the city (Lake Lanier and Lake Allatoona) and in the mountains, and central Georgia, like Lake Oconee and Lake Sinclair. If you can afford to have a second home, a lake or mountain cabin is awesome…and you are sure to have lots of friends!

Fall… from September to late November is simply breathtaking. You can take a drive to the mountains to catch Fall colors, but you really only have to drive through any neighborhood and you will catch vibrant colors everywhere!! The temperatures moderate and make outdoor activities very enjoyable.

As you can see, Atlanta has the joy of enjoying all the seasons, our Winter not being as harsh as being up North, but not having constant warm weather you may find in Florida. It really is a great part of living in Atlanta!

Atlanta Relocation Guide What is the Weather

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!

Should I Stage My Condo For Sale?

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Staging Your Home For SaleAs a Seller, your life get’s turned upside down when you place your home or condo on the market, or FOR SALE! It means the front door is going to open. And Open. And Open. How many times, depends on a number of factors.

Should I Stage My Condo For Sale?

Gone will be the days of not making your bed, leaving your gym clothes on the bathroom floor, cleaning the bathroom counter and cleaning the kitchen before you leave. No dirty dishes. I get it. That’s a tough thing to do, day after day, if it is not your normal routine. (I know I’d have a challenge in my own home….but I’d have some serious de-cluttering to do before I listed my home. That is another form of staging.

Some home owners are meticulous. The photo to the right is one of a listing I had a few years back. Seriously, the condo always looked like this. The owner kept it perfect all the time.

So, there is the staging (also called de-cluttering) that you do when you still LIVE in the home. This is when we ask you to clean closets, move seasonal clothes to a storage room, take personal photos down, clean off the “stuff” on the refrigerator, keep the INSIDE of the fridge AND OVEN clean. You want your home to shine as much as possible. You want that potential buyer to be imagining him or herself living there, not looking at your “stuff.” It’s a challenge I face on almost every listing. Some Sellers jump at all that needs to be done, and others don’t get it. And then wonder where the offer is 30, 60 or more days later. Hmmmm.

How To Stage A CondoBut then there is staging when the home is completely vacant. Not everyone has a creative eye, or is a good judge of space. That empty bedroom makes it really hard to imagine a bed, dresser, night stands, etc….when it’s empty. Same with a living room. Yes, I get it’s an added expense when you are trying to sell your home or condo, and you have already moved. Take a look at this staged living room on the left. Is that space not more inviting? The couch and chairs not only make the room look alive, it actually gives a potential Buyer some place to sit and imagine themselves living there!  Isn’t that what you want? Your home sold? yeah, I thought so.

Having been through them all, vacant, occupied (and a mess) occupied and beautiful or staged, guess where a Buyer might spend more time and get more of a feel for living there.

The next time you are the Seller, listen to your real estate agent. Take their advice. De-clutter. And if you have moved, stage the home.

Oh, and this would NOT be an idea of staging……

Staging a Condo For Sale

Where ARE the 10 Best Burgers in Atlanta?

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Atlanta's 10 Best BurgersWell….if you ask me, it’s some fresh ground chuck, mixed with some onion soup mix…and on MY grill! Ah, but not everyone get’s to visit MY Grill! So we better find some options!!

Where ARE the 10 Best Burgers in Atlanta?

Zagat (you know those people that rate everything) have done a survey in Atlanta, and Atlantan’s have rated the top 10 Burgers! Here they are:

 

  1. Illegal Food – Virginia-Highland
  2. One Eared Stag – Inman Park
  3. Holeman and Finch Public House – South Buckhead
  4. Ann’s Snack Bar – Kirkwood
  5. Bocado – Knight Park/Howell Station
  6. The General Muir – Druid Hills
  7. Muss & Turner’s – Smyrna
  8. Vortex Bar & Grill – Little Five Points
  9. Fred’s Meat & Bread – Inman Park
  10. Grindhouse Killer Burgers –

Now, I have to say…I’ve not ventured into a single one of these burger joints….yet. But I just might have to make a list and see if I can knock one out every couple weeks and see what all the muss and fuss is about.

Here is the complete article about The 10 Best Burgers in Atlanta! Maybe we’ll see you at one of these? And by all means, drop back here and leave a comment about YOUR Atlanta Burger Experience.

 

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!

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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