[Tombstoner]

Obviously, "best value" of anything is a question of individual taste and needs. But with so many condo projects having come/soon to be coming on-line, I wonder what people think of the relative merits and demerits of the various buildings are. My wife and I are seriously thinking about Midtown/Downtown in the next 2 years or so and as many forumers are more knowledgable than we about quality construction, views (and soon-to-be-obstructed views :sly:), etc., I wonder where people think 600K could best be spent condo-wise (assuming we're in the market for a 3/2). And for comparison, how about 400K and 800K? Enquiring minds want to know! :yes:

[MidtownMile]

Obviously, "best value" of anything is a question of individual taste and needs. But with so many condo projects having come/soon to be coming on-line, I wonder what people think of the relative merits and demerits of the various buildings are. My wife and I are seriously thinking about Midtown/Downtown in the next 2 years or so and as many forumers are more knowledgable than we about quality construction, views (and soon-to-be-obstructed views :sly:), etc., I wonder where people think 600K could best be spent condo-wise (assuming we're in the market for a 3/2). And for comparison, how about 400K and 800K? Enquiring minds want to know! :yes:

I think it really depends on what you want. The problem is that views are becoming dangerous gambles. Only a few buildings have any form of protection, so that is a HUGE selling point if you can find it. For that price, I have seen some great work done at MidCity lofts and 805 Peachtree. The smaller buildings have tended to have higher resale and better living conditions in Midtown (at least from what I've seen over the past year or so). As for downtown, I would hold off for one of the new(er) developments or try to pick something up in a building a gut it.

[Tombstoner]

I think it really depends on what you want. The problem is that views are becoming dangerous gambles. Only a few buildings have any form of protection, so that is a HUGE selling point if you can find it. For that price, I have seen some great work done at MidCity lofts and 805 Peachtree. The smaller buildings have tended to have higher resale and better living conditions in Midtown (at least from what I've seen over the past year or so). As for downtown, I would hold off for one of the new(er) developments or try to pick something up in a building a gut it.

Thanks--this is the kind of information I hope to elicit with this thread. Though I'm framing this in terms of my own possible purchase with specific price parameters, I really just mean to start a clearinghouse where more informed people than I (which includes just about everyone :)) can weigh in on shoddy vs. quality building, market dynamics, protected views (which as you note are a big gamble), present and future zoning, entertainment/shopping/quietness trade-offs, etc. Lots of folks in this forum comment on the look of the various projects, but I'm interesting in reading more about people's perceptions of their "value."

[popewiz]

If you want good, protected views, as unfortunate looking the building is, Spire is your best bet. Live above the 12th floor or so on the north side and above the 10th or so on the south side. Since there is Cornerstone on the south and Peachtree Lofts on the north, the views should be around for a while.

Personally, my favorite building is 905 Juniper. It's a little pricey, but it looks to be in your price range.

[cokezero]

I wonder where people think 600K could best be spent condo-wise (assuming we're in the market for a 3/2). And for comparison, how about 400K and 800K? Enquiring minds want to know! :yes:

I didn't think you could get a 3BR in Midtown for less than $1 million?

[trvlr70]

I didn't think you could get a 3BR in Midtown for less than $1 million?

Are you crazy? Look online....there are hundreds.

[cokezero]

If you want good, protected views, as unfortunate looking the building is, Spire is your best bet. Live above the 12th floor or so on the north side and above the 10th or so on the south side. Since there is Cornerstone on the south and Peachtree Lofts on the north, the views should be around for a while.

Personally, my favorite building is 905 Juniper. It's a little pricey, but it looks to be in your price range.

As fugly as Spire is, I agree that it may be your best bet if an unobstructed view is what your looking for - but you'd be safe to only consider the north-facing units for views. In the years to come, the south-facing units may ultimately have their views obstructed once the one-story retail uses south of Spire (CVS and Gordon Biersch) give way to denser/taller development.

[(four 0 four)]

Three that I think are among the best constructed intown are 1023 Juniper, 905 Juniper and 123 Luckie Street. All three are midrise, loft-style buildings but may not include the space you need.

[whoDean]

I would assume the market for a larger condo like you mention a 3/2 would be significantly slower than a 2 or 1 bedroom. The condo lifestyle isn't often attractive to those outside of the non single or DINK lifestyle. Also heard of people having a hard time selling condos in older buildings (just 5+ years old).

[cokezero]

Are you crazy? Look online....there are hundreds.

I'm referring to high-rise condos in Midtown proper. All I could find was...

3BR/3BA at Colony Square on 15th St for $475,000 (So I was wrong)
3BR/3.5BA at Cotting Ct on Peachtree Pl for $839,900 (I was wrong again)
3BR/3BA at Aqua on 10th St for $879,900 (And wrong once again)

So, although I exagerrated on the pricing a bit, I did not find hundreds of 3 bedrooms. Even if I included low-rise condos and townhomes in my search, it only brought up like 15 more. Still no where near the hundreds you mentioned!!! :koko:

[cokezero]

The condo lifestyle isn't often attractive to those outside of the non single or DINK lifestyle.

For those of you that may not be familiar with his/her terminology, DINK = a double income, no kids household.

[Tombstoner]

I would assume the market for a larger condo like you mention a 3/2 would be significantly slower than a 2 or 1 bedroom. The condo lifestyle isn't often attractive to those outside of the non single or DINK lifestyle. Also heard of people having a hard time selling condos in older buildings (just 5+ years old).

This is a big part of the "value equation" in our minds...some places that seem cool today will be incredibly dated next year--not just because of aesthetics, but because they were built to be trendy rather than classical in interior proportion, layout, etc. I assume that really well-built places could buck the 5+ year threshold you mention, but maybe not.
Even as DINKs we need two separate offices that can convert to occasional guestrooms--I don't think we would avoid strangling each other in anything under 2000 sq ft. (I sleep with one eye open as it is ;)).

[galaca]

I'm also a big fan of 905 Juniper. It seems to get overlooked because it isn't really tall. I love how some of the units on the back have balconies in the tree canopy. Here (http://citihomesmetro.com/search_CND_detail.cfm?myproperty=3383707) is an example. (mouse over the boxes)

[Sulley]

I'll buy that unit at Colony Square!

[cokezero]

I'll buy that unit at Colony Square!

That's what I said when i came across it this morning. However, the FMLS listing says that the condo fees are $900/mo. If that isn't a typo, I think we may already know reason why that unit isn't already sold!

[MidtownMile]

Yes, very large parts of the investment equation are

1. How long do you plan to stay?
2. How many bedrooms/size?
3. Do you have a budget to renovate?

I agree that Spire has one of if not the best north views (why I'm buying in there). But, I plan to stay only 5 years or so and I'm in a large loft-style studio. Therefore, my concerns of it being dated aren't as pressing. Also, it caters to a single young professional. We don't mind cookie-cutter as much if we can live in the middle of it all. :D

Your situation is a bit different. The great thing about Midtown is that you have historic smaller buildings just off Peacthree and a mix of condos going up on Peachtree. For a 3BR, I think your best bet is something more classic. Anyone looking for a 3BR in town likely has a significant budget. That means amenities are important, and cookie-cutter won't cut it. That would be one reason I would suggest trying to buy a 2BR and 1BR unit and combining them (someone put together 2 1BRs in MidCity Lofts into a phenomenal space). You could get double balconies and all the space you need as well as putting personal touches on it. In my experience, you also can get a bit more out of a cheaper overall building if you put this in (but there is a line to this obviously. Putting together two Park Centrals won't get you what an 805 will).

[whoDean]

Even as DINKs we need two separate offices that can convert to occasional guestrooms--I don't think we would avoid strangling each other in anything under 2000 sq ft. (I sleep with one eye open as it is ;)).

The concern with buying a larger condo is the questionable demand for such when you go to sell.

[sabino86]

As fugly as Spire is, I agree that it may be your best bet if an unobstructed view is what your looking for - but you'd be safe to only consider the north-facing units for views. In the years to come, the south-facing units may ultimately have their views obstructed once the one-story retail uses south of Spire (CVS and Gordon Biersch) give way to denser/taller development.

I don't see why anyone cares about Spire being fugly if you can't see it because you're inside it. Hell, if anyone doesn't want their condo, I'll be more than happy to take it off of your hands... ;)

[(four 0 four)]

That's what I said when i came across it this morning. However, the FMLS listing says that the condo fees are $900/mo. If that isn't a typo, I think we may already know reason why that unit isn't already sold!

You should consider what the $900 covers before you write it off. 24hr security/concierge, utilities, internet, cable? I'm not saying its a bargain but it may not be as bad as it initially sounds.

Combining units can help come up with the required amount of space but it would also include paying two condo fees...something that may be hard to overcome at resale time.

[Cosmoboy]

I'm referring to high-rise condos in Midtown proper. All I could find was...

3BR/3BA at Colony Square on 15th St for $475,000 (So I was wrong)
3BR/3.5BA at Cotting Ct on Peachtree Pl for $839,900 (I was wrong again)
3BR/3BA at Aqua on 10th St for $879,900 (And wrong once again)

So, although I exagerrated on the pricing a bit, I did not find hundreds of 3 bedrooms. Even if I included low-rise condos and townhomes in my search, it only brought up like 15 more. Still no where near the hundreds you mentioned!!! :koko:

Just for fun, I was looking on ReMax one day for condos in the Downtown/Midtown/Buckhead area and there were condos in downtown going for $140,000 and $195,000 in a high-rise in Buckhead.

[catlike]

I'm referring to high-rise condos in Midtown proper. All I could find was...

3BR/3BA at Colony Square on 15th St for $475,000 (So I was wrong)
3BR/3.5BA at Cotting Ct on Peachtree Pl for $839,900 (I was wrong again)
3BR/3BA at Aqua on 10th St for $879,900 (And wrong once again)

So, although I exagerrated on the pricing a bit, I did not find hundreds of 3 bedrooms. Even if I included low-rise condos and townhomes in my search, it only brought up like 15 more. Still no where near the hundreds you mentioned!!! :koko:

There seem to be fewer townhomes for sale in Midtown this time of year than usual, which is a good thing, in some respects. Also, there are some developments that have extensive amounts of space that are either finishable (extra garage space) or not able to be listed as 3BR because they lack walls (loft areas), but have as much space as a 3BR. Just something to keep in mind.