Eric Bouler

New Orleans Condos-Penthouse Condos- Federal Fibre Mills Designer Condo goes to the head of the class. 1107 S. Peters #507

October 8th, 2009 Categories: Condo Listings, Warehouse District

In the New Orleans Warehouse District there are a small number of penthouse condos. Not all of them are great units or have great views. This new listing does have great views, great common areas and is move in designer quality. It was actually a "Design Winner". Many times they are very expensive. This penthouse condo is only $399,507. My definition of a penthouse is a top floor unit. There are exceptions but this is a general rule in the New Orleans Warehouse District.

In New Orleans downtown where there is seldom new construction so the penthouses are built on top of existing buildings. This is the case with this unit #507 but it has a little twist. The condo has the 5th floor in the original pre-1900 building and then the build out on the roof done for the New Orleans 1984 Worlds Fair. You get a touch of the true Warehouse District feel along with an open living area. You get the best of both worlds, new and old, you can say.

This is a condo that I listed this week at the Federal Fibre Mills that is a penthouse Condo. The Views are some of the Best in the New Orleans Warehouse District but the pluses do not stop there for unit #507 located at 1107 S. Peters. It is unusual in a number of ways. It is a townhouse style unit on two levels. The living area and kitchen are on the terrace level while the bedrooms are down.

The upstairs is on the penthouse level or roof top level with a very open floor plan. This large room opens to your terrace with great city views day and night. This is an entertainers delight with all the designers touches. The kitchen has been totally renovated, New appliances, new light fixtures, new floors, 2 new french doors to the terrace.

The downstairs features the old "New Orleans Warehouse look" with high ceilings, wood floors, large windows, exposed brick, exposed beams, and a master suite. Everything on this level has been upgraded including the bathrooms, tub, floors, vanities, fixtures and much more.

Best to just watch the slide show and take a look for your self. Need more information just ask or comment. I have more photos and information on my New Orleans Condos Website. Its under featured properties. The photos are good but seeing this unit is the better way to go to get the big feel with the natural light.

"Federal Fiber Mills Condos in New Orleans"

These are some previous articles on the Federal Fibre Mills-

Federal Fibre Mill Condos, Common Areas grade an A Plus! Common Areas are part of your values!

Warehouse District Condos, The Federal Fibre Mills Condos and Lofts remains popular !

Listing Your New Orleans New Orleans Condo, The seller needs to know what the competition is? Think like the Buyers!

Selling your Condo

You will get a good idea of the properties values from condos that have sold in your area by looking at the past history of sales. This is important in setting a price. This is what we know as comparables in the business. It is what appraisers use to set values. It should not end here when you are the sellers or the listing agent.

Knowing which properties are currently for sale are equally as important. How does your condo stack up against this group. You also need to be competitive with current properties for sale in your price range. Buyers will comparison shop and start of with 6-10 properties in mind. The buyers shop in price categories within their own criteria.

Knowing what you are competing against is important. Most buyers buy the best deal if it meets their criteria. If your condo does not compete well, yours will not sell. Your agent should know how you are going to slot in the available properties. You as a seller should know what you are up against. Oddly enough there are generally less numbers than you may think. A lot of times you are only competing against 5-6 properties.

I set my sellers up to receive updates on the competition as if they were buyers so they can see what the market trends are. There are always reasons why your condo is not picked. It is not always price alone that buyers make their decisions on, but it is high on the list with condition.

Many agents are not really aware of competing properties especially if they do not put in the study time or really know the areas involved. A lot of listing agents only list and thus never really see the competing properties. If you are selling you need to ask the questions and take an active part in the process. Buyers rank their choices and you want your property ranked high enough to make the final selection list.

Selling your New Orleans Condo! Print advertising is doing little to sell your Condo! People want to see it!

Selling your Condo

I stopped doing newspaper ads 6 years ago when I noticed no one would call on them. The ads in the newspaper and in the real estate magazines are expensive and give you little or no return on your investment. The small chance to sell via print ads is getting smaller by the year. Wonder why newspapers and the post office are in trouble. The Internet has taken over as the place to start your New Orleans condo search.

Six years ago is about the same time I got interested in websites and how they can promote your properties. What can a person really learn about a property, only that it is precious and the very basics from print. People want to see photos first. You get showings if you can show off your property in the best possible light.

The wide angle digital camera has become a "must have tool" in the current real estate business. This leads into some the most important way in which you need to promote you properties in the Internet age. Make sure you take great photos that can high light the best features of your New Orleans condo. The photos should promote what you are selling. Its a lifestyle presentation in many cases. You should capture the common areas of the condo association as well the interior features.

In this photo I wanted to show the high ceilings, open floor plan, wood floors and the natural light from the large windows. I figured it was also helpful to write on the photos to point out a feature at a time. More than one feature tended to clutter the photo.

Trying shots from different angles gives you a different look and gives you a different feel for the size of the rooms and other features. You can always take a lot of photos and come back to clean up your mistakes. I am always amazed that I never take enough. Next time I will have to clean up the sink as the photo tends to capture it all. As a seller you should make every effort to have the property in tip top shape as this is the start of the selling process. Start well and the chances go up in finishing well.

Getting the photos of the better features of the common areas are important as well. In this photo I wanted to show the historic nature of the complex as well as the pool and courtyard. I took this from a second story window as I had never seen this angle before. Each time I try to get some of the features I may have missed on previous shots.

You can put up to 12 photos in the New Orleans MLS so an agent should use them wisely. Using both the best features of the interior and common areas should give the viewer a feel for what they are getting or would like to look at. A "picture is worth a thousand words" is never more true in real estate as in today's Internet marketing.

I cannot only use the photos for the New Orleans MLS but can post them on Craig's list, local Blogs, websites, flyers, slideshows and even Face Book. Is your agent doing this for you?

New Orleans Warehouse District-Lafayette Square Fall Concert series! Support Second Harvest Food Bank! Another Warehouse District Activity.

Art , Music , Parks, Warehouse District

One thing about Living in the Warehouse is there is always something going on. Now we are looking at the Saints games on Sundays. The New Orleans Hornets season is getting close. Now you can add in the Concert series at Lafayette Square each week. Its Thursday which is a change from the Summer series.

Second Harvest Food Bank brings back the Harvest the Music Fall Concert Series starting Thursday September 17th for seven weeks! In its second year, Harvest the Music will feature celebrated regional and national artists including: Irma Thomas, Anders Osborne, The Radiators, Rebirth Brass Band, Kermit Ruffins and Blues Traveler (see complete schedule here ). In addition to a free, weekly concert, concert-goers will enjoy food and drinks from local favorites. An artists' village will feature artwork and crafts from regional artists as well as the Lafayette Square Conservancy's t-shirts.

Come out and support Second Harvest Food Bank in its fight against hunger in south Louisiana.

Upcoming Concerts in the Square! Voted by Gambit readers as the best place to hear free live music, the fall is full of fun and free events:

September 24: Harvest the Music 5:00 to 7:30 featuring Irma Thomas, Shamarr Allen and the Underdawgs

October 1: Harvest the Music 5:00 to 7:30 featuring Anders Osborneand Big Chief Monk Boudreaux

October 8: Harvest the Music 5:00 to 7:30 featuring The Radiators

October 15: Harvest the Music 5:00 to 7:30 featuring The Rebirth Brass Band

October 17 & 18: Crescent City Blues and BBQ Festival 10:30 am to 7:30 pm featuring many artists including Buddy Guy, Richie Havens, Booby Rush, Irma Thomas and more

October 22: Harvest the Music5:00 to 7:30 featuring Kermit Ruffins and the Barbecue Swingers

October 29: Harvest the Music 5:00 to 7:30 featuring Blues Traveler plus Shannon McNally

Harahan Condos, Elmwood Oaks has a lot going for it! A great Place to Live!

September 11th, 2009 Categories: Condo Listings, Jefferson Parish

The Elmwood Oaks Condos located in the Elmwood Business Park are in a class by themselves in the Harahan area. They remain one of the better buys for a two bedroom condo in all of East Jefferson. The common areas are what stands out to most people. The landscaped grounds, large pool, tennis courts, ample parking, secure entrance, low condo fees, balconies or patios, storage areas and much more make Elmwood Oaks a winner.

The condos are tucked into a corner of the Elmwood area and are close to the many businesses and warehouses that call Elmwood home. The area is an easy commute to town of less the 25 minutes and you have several routes if traffic does back up. You are 2-3 miles from Ochsner Hospital and less than a mile to the Mississippi River.

There are never many unit available as people tend to stay longer and make it their home. The values have remained steady. The condos are now older so you see a number of the units have been redone or improvedupon. The Elmwood Oaks Condos were built as condo so you have a decent amount of storage area and a community type of layout. The parking is easy with plenty of space. Secure entrance to all hall ways and elevators to all floors.

The large pool and picnic area are a focal point of the community. There are enough things to say about the complex that I will present my new listing on a separate blog. There are currently 3 units including the 2 bedroom condo I just listed. There is a 3 bedroom unit and a condo foreclosure that needs some updates for 120k.