Atlanta Condos For Sale

Midtown Atlanta Market Report | Viewpoint Midtown March 2012

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The “mercedes” of Novare’s Midtown Atlanta Condo buildings, Viewpoint Midtown Atlanta has finally SOLD OUT! Great news for the Midtown Atlanta real estate market, and for those who may be looking to sell their Viewpoint Midtown condo. No more developer to compete with!

But, this building is no exception in the Midtown Atlanta real estate market with low inventory and options for Buyers.

Midtown Atlanta Market Report | Viewpoint Midtown Atlanta March 2012

The List Prices in Viewpoint Midtown range from $155,000 for the smallest 1 bedroom (a foreclosure) to $350,ooo for a 2 bedroom. The homes that are Under Contract (Pending) range from $197,000 – $350,000. Home prices are stable in this building, but as I just mentioned, there is a foreclosure that can quickly start to impact appraisals in the building. Let’s hope we keep those to a minimum! Of the homes sold, the average Sales Price for 2 bedrooms was $290,750 and the one 1-bedroom that sold was at $205,000

Viewpoint Midtown Atlanta has struggled with it’s retail space however! Evos Restaurant opened, closed, opened….and now closed. A kitchen design store has since closed as well. (I’ve never understood the need for all these kitchen design stores in Midtown Atlanta where all the condo buildings are much newer, and most of the owners are not in the position to gut and redo kitchens?) A Sprint Store now occupies one corner and a hair salon is located on the second level. One would wonder if the cost of the space keeps everyone away?

Viewpoint Midtown Atlanta is a great example of condo amenity design done right. From the expansive club room, fitness center, outdoor living room, zen garden, multiple grilling/dining areas and the resort lap pool, this is a great place to call home in Midtown Atlanta!

Midtown Atlanta Market Report | Plaza Midtown March 2012

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As this series of Midtown Atlanta Market Reports come out for March, I’m still amazed at the level of inventory, or lack thereof in ALL of the Midtown Atlanta condo buildings.  So, let’s look at Plaza Midtown, March 2012

 Midtown Atlanta Market Report Plaza Midtown March 2012

Only 4 Active Listings certainly does not give a Buyer many options in the Midtown Atlanta Condo Market! The List Prices range from a low of $156,000 to a high of $389,900. (That one may be a challenge given recent sales and the prices in the building.)

The Pending Lender Approval listing prices range from $129,000 to $219,900 for a 2 bedroom. (See why that $389,000 may be tough sell?)

The one listing sold was $145,000 for a 1 bedroom home.

Plaza Midtown Atlanta is a popular living option in Midtown. A unique feature to Plaza Midtown Atlanta is the accessibility to a Publix Urban Market without ever leaving the building. Yep….grocery shop and never leave your condo building…..Totally Cool!  The street level retail is almost complete as well with restaurants such as Marlow’s Tavern, Steel Restaurant, Dressed Salads and other shops.

Plaza Midtown Atlanta is convenient to Technology Square and the Geoorgia Tech Hotel and Conference Center and the PNC Building. If you need to get further onto the GATech campus from the community, the Tech Trolley stops just across the street at the Midtown MARTA station on Peachtree Place.

Convenience, style, views and location all equal Plaza Midtown Atlanta at Spring, 8th, West Peachtree and Peachtree Place!

The Atlantic At Atlantic Station Goes…..Rental!

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The Atlantic Offers 324 Homes For Rent

UPDATE — APRIL 9, 2014

The Atlantic has announced they will begin converting leased units back to condominiums FOR SALE! As of this date, they have released floors 7-20 and 41 to 47 which include some incredible penthouse homes! 

For MORE INFORMATION about The Atlantic Residences, please visit:

The Atlantic Residences at Atlantic Station

 

We’ve heard this was coming, and now it’s official! 324 homes in the tallest residential building in Atlantic Station are now available for immediate lease in The Atlantic!  WOW! In fact before ST Residential sold the building, I reported they were moving some 80 homes to rentals in December, 2011.

This news had been circulating for some time, but the website is up and the Leasing Office is OPEN! And it’s actually a pretty interesting site as you can search for specific rental units based on a move in date, and your preferred rental rate. And the rental rates just may shock you Midtown Atlanta renters!

After numerous searchs on the site, for a May 1, 2012 move-in date, the least expensive 1 Bedroom Condo (apartment) is on the 9th floor at a whopping $1649 per month! A May 1 move-in date search for a 2 bedroom/ 2.5 bath apartment found a home on the 6th floor at $2197 per month! So, that’s pretty low considering the building is 47 stories tall. So what would it take to be up in the sky I asked?

The Atlantic offers two 2 bedroom/2.5 bath apartments on the 38th Floor —- at a pricy $2883 per month! A jump to the 45th floor took the rental rate up to $3,591!! So that almost Penthouse view will set you back a few pennies! I was going to post a floor plan for a reference, but the above 45th Floor rental is shown to have 2200+ sq. ft. but the available floor plans for a 2/2.5 only go to 1,830 sq. ft. I’d say we best do some homework on these floor plans and rates.

The arrival of The Atlantic with 324 available homes comes at a time when two other luxury apartment buildings are under construction on 12th Street in Midtown Atlanta.  So over the next 12-18 months, the Midtown rental market is certainly going to see some competition. The question remains is if these buildings, The Atlantic included, will be able to maintain these rental rates, or if we will see some “fire sales” in rental rates. In my history of working with many, many potential tenants, I’ve not had ANY willing to pay these kinds of rental rates in buildings like Viewpoint or Spire.

I’ll be off to check out these homes and will post a follow up in the coming days!

What Modern Conveniences Do You Expect in Your Midtown Atlanta Condo?

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What Modern Conveniences Do You Expect in Your Midtown Atlanta Condo?What Modern Conveniences Do You Expect in Your Midtown Atlanta Condo? This post is inspired by an article that appeared in The New York Times today.

“Unlike washer/dryers, which many condo and co-op boards do not allow, and garbage disposals, which were illegal in the city for years and are often still frowned upon by some boards, a dishwasher is something that can be installed by sellers with little fuss or expense.”

The article is about dishwashers in NYC apartments (what we call condos!) And it’s another example of how very, very, very different real estate can be in different parts of the U.S. I’m not sure if I have ever shown a Midtown Atlanta Condo that did not have a dishwasher.  I know I’ve shown older homes that did not. As for a washer/dryer, there are a couple buildings in Midtown Atlanta that do not have connections in the condos, and you either have to use a community hall laundry area, or go the the lower level (a.k.a. basement) to a laundry room. Even that is a stretch for Atlanta standards.

Now days, most of us take these conveniences for granted when shopping for Midtown Atlanta condos.

Dishwasher Becomes A Right Not A Privilege

860 Peachtree Street, NE, Atlanta GA 30308 | Spire Midtown Atlanta Condominiums

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Spire Midtown AtlantaAs a real estate agent, I am always asked, “What is your favorite Midtown Atlanta Condo building?” Yikes, I’m always cautious to answer that question, because not everyone wants the same things in a condo building. But, I’ll start by taking a look at 860 Peachtree Street, NE, Atlanta, GA 30308….also known as Spire Midtown Atlanta.

I remember purchasing my Spire Midtown condo back in 2004! It reminded me of what the land rush of the 1800’s to the Western U.S. must have been like, minus technology and all! There was a model of the building located in the center of about a 1000 sq ft. sales center located across the street from the actual building site. And on a wall, there was a listing of the unit numbers for each side of the building. In the time I was in the Sales Center, I would venture that a black dot (reserved) went on a unit number every 10 minutes!

The developer hosted several pre-opening parties where you got to meet your new neighbors! Afterall, Spire Midtown was THE talk of the town! It was the first new building in Midtown following the wildly successful Metropolis Midtown. At the first party, we were given buttons that said “I live on the ____Floor!” So you could look for your neighbors! (I probably still have the button somewhere!)

The moral to this story? I think there is still the same passion about living in Spire Midtown Atlanta. There are still many of the original owners that live in the building. Others, like myself, have sold and moved on for various reasons. But the “community feel” of the building still remains.

Spire Midtown Atlanta LobbyIn the elevator foyer, electronic screens display various pictures of Spire Midtown, taken by residents of the buildings. Most residents come and go from the parking level elevator foyers…those were upgraded in the past few years to feel more like a lobby themselves, instead of a service entrance. The actual lobby was transformed from the original rather plain design to the inviting one that is now. (It was the subject of MUCH controversy and talk and I’ll leave it at that!)

Another unique feature of 860 Peachtree Street NE is that every residential floor has a hugh picture window at the end of the hallway overlooking Peachtree Street. It makes the hallways brighter, and just gives you a place to go and look out if you want to!

There is hardly a bad view from any home in Spire Midtown Atlanta, and the building’s street level retail has developed nicely with mainstays like Fresh To Order and newcomers like Five Guys Burgers and a soon to open Mexican restaurant.

860 Peachtree Street, NE, Atlanta GA 30308. A.K.A Spire Midtown Atlanta Condominiums. A pretty cool place to call home in Midtown Atlanta!

Midtown Atlanta Condos With Pools

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Midtown Atlanta Condos With PoolsIt’s March in Atlanta….so what does that mean? We will soon be living up to our name “Hotlanta” as the summer temps head into the 90’s and a humidity number to match! It can make for sticky days…but what better way to take off the summer heat than a dip in the pool. And to do that you would need a Midtown Atlanta Condo With a Pool!

I’ve often had a Midtown Atlanta Condo Buyer tell me that a pool is not that important to them when they are looking for a home. To this, I often reply, “You may not use the pool, but you always want to think about the day you want to sell, and what the next owner may want.” Also, I’ve had buyers experience a Midtown Atlanta summer, and later say, “Oh, we are so glad you sold us a condo in a building with a pool.” See, I told you so!

With a single family home and a pool in the back yard, you the homeowner, are responsible for the maintenance and upkeep. But in a condominium, the pool maintenance is handled by the homeowner’s association (HOA) and is part of the monthly HOA fee you pay. So, you get to enjoy the pool, without having to do the work. How awesome is that!

Midtown Atlanta Condos With PoolsMidtown Atlanta Condo Pools do come in all shapes and sizes. While most of them are well thought out and designed with the user in mind, you will find an occasional pool that does not have a big “wow” factor. But even some condo buildings, like Cornerstone Village and Peachtree Lofts are making renovations to their pool areas. 805 Peachtree did some major changes to their pool area a couple years ago. Newer condo buildings like Viewpoint Midtown and Plaza Midtown Atlanta made their pool designs a major selling point of the community.

Interestingly enough, it is actually easier to tell you the Midtown Atlanta Condo communities that DO NOT have a pool, rather than list the ones that do. These Midtown Atlanta Condo buildings do not have pools:

  • Palmer Phelan
  • Biltmore House
  • Colony Square
  • Hanover House
  • 33 Ponce
  • Reid House
  • Grinnell (Inman Park Area)
  • The DeSoto
  • Fourteenth Place
  • Piedmont Park West Lofts
  • Lofts @ The Park
  • Juniper Lofts

I may have missed a building or two, because they are smaller communities. But if you are interested in any Midtown Atlanta condo, and want to know if they have a pool, just let us know.

Now is the time to start shopping for your Midtown Atlanta Condo with a Pool!

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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