1.) Right or wrong, some buyers will reject a Philadelphia Condo with high condo fees. However…
2.) Most buyers will look at their total monthly cost in determining their financial reach in terms of a purchase.
3.) Educating a buyer about the purpose of condo fees often tempers a buyer’s aversion to higher fees – most buyers simply do not grasp the concept of condo fees and how they are determined.
4.) It is not uncommon for there to be an additional condo fee for a parking spot and sometimes that number can be super duper high (often as high as neighboring rental garages).
5.) Condo fees are not tax deductible.
6.) Condo fees in Co-op buildings include the taxes.
7.) Almost every buyer will pay approx. 2 months worth of condo fees into the kitty (aka- reserve fund) at time of closing. This goes to the association, not the seller.
8.) An additional burden of condo fees is called the special assessment. No owner likes them, but everyone benefits from them in the long run.
9.) All condo fees are based on the square footage of that particular building. All. Period. Stop asking me that question. 🙂
10.) Super duper low condo fees are NOT a good thing. Usually means your building is running on fumes with no emergency reserves.
11.) A reflection of a building’s health is how much money it has in its reserves (which can stave off future assessments).
12.) Newer buildings tend to have less money in their reserves as the life expectancy of some of the larger common elements/ticket items (roof, windows, elevators, etc) have little or deferred maintenance.
Homeowners Insurance is necessary if you want to protect your home and your assets. Of course, Philly condo associations have a master insurance policy that covers the building, but you will still need to purchase a separate policy for everything “inside” the walls of your condo.
The standard homeowner’s insurance policy protects you from a wide range of things. Here is some information straight from our friends at Trident Insurance Agency that you may be surprised to find that homeowner’s insurance can cover:
1. Tombstones
Yes! Grave markers at a cemetery are considered “personal property” and are covered by some homeowners insurance policies. There is probably a special coverage limit on tombstones.
2. Volcanoes (Not Earthquakes)
Most of us in the U.S., outside of Hawaii, don’t have to worry about this but if your home is in the path of an erupting volcano you’ll be covered! Earthquake damage or ground movement is not covered under most standard policies.
3. Your Child’s Belongings at College
If you send your child to college and he or she is living in a dorm, their items are usually covered under your homeowner’s policy. That’s because most policies cover anyone in your household as well as students under the age of 24. Not all policies cover students living in off-campus housing, however. Those students may require a separate tenant’s policy.
4. Your “Stuff” that you travel with
Most homeowners policies cover your belongings wherever they go under the “off-premises” provision. This means that if your luggage is stolen while you’re on vacation in China or Turkey or even North Dakota you’re usually covered. For pricey items like your jewelry, you should make sure you discuss purchasing additional coverage with your insurance agent, anyway.
5. Dog Bites
If your dog or cat or even your guinea pig bites someone, your homeowner’s policy may cover the cost of medical care, up to your Personal Liability Limit. Trident Insurance recommends AT LEAST $500,000.
Review your policy. You’ll find more interesting things that may be covered. If you have any questions about homeowner’s insurance, please email Jessica Nydick at Trident Insurance Agency….jessica.nydick@foxroach.com.
There is no doubt that technology has changed the real estate industry…the days of looking for your next home in a newspaper are long gone. Buyers can find everything they need from pictures to floorplans to videos online. Redfin conducted a survey in May and found that 33% of people that bought a home in the last year, made an offer without first seeing the property in person. That is up from 19% the year before.
But a Virtual Reality tour of a listing is like hosting a 24/7 open house…without having to entertain the looky-loos. Even without the headset, these VR tours are cutting edge. You can check out a sample – one of Allan Domb’s listings – created by Matterport by clicking here. Stay tuned for more…
Mark Wade
BHHS Fox & Roach Realtors
530 Walnut St. #480 | Phila., PA 19106 www.CenterCityCondos.com
Graduate Hospital has been a really hot growth area for new construction townhouses and condo developments! Just south of Rittenhouse Square, you will find this hotbed of new construction here in Center City. The City’s tax abatement program has really helped this area grow. Easy access to the Square, restaurants, and shopping make the Graduate Hospital area a real attraction to buyers. The new Bloc 23 project and 2400 South condo projects are the latest additions to the area.
A 15-unit project, Ravello Philly, is set for the 14xx block of Clymer Street…a small block nestled between Broad and 15th, Fitzwater and Catharine. According to Curbed Philly, “The development will include five three-unit buildings with dark brick facades in front and aluminum paneling in the back. In total, there will be 10 three-bedroom, bi-level units clocking in at about 1,800 square feet. There will be another five one-bedroom units about half that size. Each unit will have outdoor space, too.” [Read More Here…]
Mark Wade
BHHS Fox & Roach Realtors
530 Walnut St. #480 Phila., PA 19106 www.CenterCityCondos.com
After we help you find the perfect condo, you will have some work to do with your mortgage lender. Here’s a great video from Trident Mortgage on what to expect during the lending process:
As always, we will be here to help and answer any questions you may have along the way.
Mark Wade
215-521-1523 | CenterCityCondos.com
BHHS Fox & Roach Realtors
530 Walnut St. #480
Philadelphia, PA 19106
Replacing the overabundance of green marble that had existed since the 1980’s was a smart move by the Academy House Condo Association. The new front entrance/lobby looks great…see for yourself!
The Academy House condo association has also replaced interior unit windows (huge upgrade) several years ago, and in 2013 they revamped the interior hallways- which look really good. These condos have great track record of reselling- always have and probably always will. A very smart purchase. Condo fees include almost all utilities. A very central residential location, rental parking in the lower levels, and a 24-hour doorman. A fair number of units have outside balconies. Academy House is a non-smoking building. Values here are not heavily contingent upon floor height, as many units have great views.
If you are interested in taking a look at condos at The Academy House, give me a call at 215-521-1523 or email Mark@CenterCity.com.
A Renovation Mortgage allows home buyers to finance renovations as opposed to having to pay cash out of pocket for upgrading their recent purchase. If you’re looking for a condo that needs a lot of work after closing, this loan program can provide the funds for renovations and repairs for a primary residence or for investment properties by using the “after improved value” with a single loan at closing.
The developer of the beautiful new construction condos, One Riverside at 25th and Locust, has decided to switch the focus of his next project from a hotel/apartment project to a 56-unit condominium high-rise. We have been saying for some time now that there is a shortage of condos in town and we think this will be a great addition to the market. You can read about the switch here.
One Riverside Condominiums at 25th and Locust
The new condos will be designed by Philly architect Cecil Baker, who has also designed the Residences at The Western Union Building and the brand new ultra luxury condos at 500 Walnut Street – just to name a few. The Design Review Board approved Dranoff’s new condo plan for Broad and Pine Street last week.
Mark Wade www.CenterCityCondos.com
BHHS Fox & Roach Realtors
530 Walnut St. #480
Philadelphia, PA 19106
We remain in a sellers’ market where demand outweighs supply. Some segments around $1m have little inventory and nearly 90% of the “grey” inventory left over from the boom of 2006-2008 has sold.
Interior condition tends to be the driving force of value and can compete with the “location x 3” aspect in terms of value retention. Overall, sale prices average around 97% of asking price and the “days on market” clock is not long by Philadelphia standards.
Empty-Nesters and first-time buyers are our primary buyers and both want “move-in condition” and will pay accordingly. If a Philly condo shows well, it will sell well. Weekend warriors and part timers are buying one bedroom units for fun and many parents buy condos for their kids coming to Philly to attend school- you would be surprised how active that segment has become.
The best move for buyers is to learn the market and take your time. When and only when you are ready- strike like there is no tomorrow. Pounce.
For sellers, staging works. More than you think. This is not an area you want to scrimp. Buyers don’t buy bricks and mortar- they buy feelings and emotions. Dare to disagree with me on that one 🙂
That could have been more than 137 words.
I didn’t really count…
Mark Wade
www.CenterCityCondos.com
BHHS Fox & Roach Realtors
Mark@CenterCity.com
I tend to think we have a variety of buyers here in town. Spending 28 years hauling folks around town, I have learned a thing or two. Here is what I know when it comes to categorizing buyers:
1) The Prestige Buyer – Only wants to see condos that will look good on him or her. There are a number of buildings in town. Most offer town-car service. These buyers are generally fun to deal with.
2) The Value Driven Buyer – Wants lots of square footage. Location often the first to go for these buyers. No one appreciates a good deal better than I do!
3) The Loft Buyer – High ceiling, exposed brick and large windows fulfill this kind of buyer’s needs, soft loft or hard loft buyers often are just looking for something that is NOT cookie-cutter.
4) The I Don’t Want To Pay High Condo Fees Buyer – Best suited for a single family home, or maybe a Brownstone styled condo. High rise units not an option.
6) The Need To Steal It buyer –These tend to be the most unrealistic buyers if ONLY for the reason that they can’t identify when a property is already drastically under valued. And they lose in multiple bid situations (usually).
7) The “One level living” buyer – VERY common. Very.
8) The Buyer Who Buys For Kids Going To An Area School. – Very common.
9) The I’m Not Really A Buyer, But I Want To See Condos Anyway – I love referring these buyers to my competition. LOL
