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.
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…
BHHS Fox & Roach Realtors
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
Our Center City condo market is very cyclical. Every year about the same time in early March, my phone rings off the hook and that trend continues through say 4th of July. Then anyone with enough money to buy a condo, also has enough money to be sitting their butts on a beach somewhere.
This early part of the summer 2017 tells a bit of a different story. Nearly everyday for the past 3 months we have seen our inventory shrink – DAILY.
When I study the daily MLS activity sheet, I see say 20 new homes on the market. But I see 27 or so go under contract. EVERY DAY.
I would venture to guess this trend will continue through the summer – the lack of overall inventory suggests as much. And there are more buyers lingering in the market today than in the past dozen or so years – they can’t find the right place so they sit on the sidelines and wait. The backlog is staggering.
Usually we see a decrease in activity after Memorial Day. Hasn’t been the case and most likely will not be the case until sometime in say August, I would wager.
1) Concierge Services – Just because you have someone sitting their butt in a chair at the front entrance of your building doesn’t mean you have a concierge. In all honesty, only about SIX buildings in town have true concierge services in my opinion…though they all say they offer such an amenity.2) Includes Parking – Deeded parking is a term thrown around often that doesn’t ring true…often the space may not be reassigned, sold or rented out. And sometimes MLS listings says the unit includes parking, then in the small print it says “Seller pre-paid parking for one year.”
3) Hardwood Floors – Is it really? I mean technically, even pine isn’t hardwood…it’s categorized as a soft wood. The term ” hardwood floors” is seen often and you shouldn’t always believe it to be true. Could be laminate, or engineered flooring.
4) Penthouse – Is that really a penthouse? Just because the unit is on one of the top 3 floors doesn’t make it a penthouse. You’ll know a penthouse when you see one. Usually adorned with nice outside space, higher ceilings and maybe fireplaces.
5) We’re 72% sold! – A very common lie. Please don’t believe it unless the developer can whip out all legally binding sales contracts…otherwise may not be true.
6) Square footage claims – DO NOT rely upon the square footage of a condo based upon a “Fact Sheet” you get from your Realtor. You don’t know where that figure came from- The appraiser? The seller? The listing agent? The city? The man on the moon?? Come on…
7) “Fact Sheets” in general – I think it is fair to say that about 75% of the info listed on a flyer is true. The other 25%..perhaps not as much. DO NOT rely on those fact sheets. You should double check the accuracy for yourself!