New Orleans Real Estate by Eric

Audubon Trace Condos, A great choice for a townhome condo!

Eric Bouler (Prudential Gardner,Licensed in La.) — Mon, 16 Nov 2009 13:10:42 -0600

Audubon Trace, Townhomes or Condos? Its a great place to live!

The Audubon Trace Condos are located in Old Jefferson between Jefferson Highway and the Mississippi River Levee. They are townhouse condos. Town homes are the particular style of home and condos mean common areas and maintenance are shared. This is not your typical apartment conversion to condos but rather a designed community of attached townhouses with plenty of common grounds. Its a little different lifestyle over your typical condo in Jefferson.

The townhouses are spread out over 15 acres with townhouses spread out in units of 8-10 condos. Almost all are two bedroom townhouse style unit. The townhouse style is where the bedrooms are up or down.type of condos. The larger units do have garages but parking is very easy and plentiful.

What you do not get at Audubon Trace is the normal apartment feel of being on top of your neighborhoods like so many condo complexes in Metairie. You have plenty of room for walking the pets as well as yourself. If you like being out doors Jefferson Playground and tennis courts are right out the back gate. There is a large playground, full size track, and the Mississippi River long a favorite of bicyclers and Rollerblades. There two large pools on the grounds of Audubon Trace Condos for residents.

Prices will be from 175k-200k for the most common floor plans. These will be units from 1250-1400 sq. ft. of living. These will have open parking. The prices will vary depending on the style of the unit, square footage and the amount of updates that have been done. They are almost 25 years old so almost all the units will have varying degrees of updates.

The Audubon Trace Townhouse Condos will have some some sort of private outdoor area for your own plants and outdoor furniture. The condo association is very strong. Its staff of workers do a very nice job of maintaining the exterior of the units and the common areas. The two swimming pools, large amount of trees, shrubs and grass make it its own special neighborhood. That why you have many long time residents!

The Shotgun is an origional New Orleans style home! This is a Double Shotgun!

Eric Bouler (Prudential Gardner,Licensed in La.) — Sat, 14 Nov 2009 15:54:59 -0600

The Double Shotgun Home, A New Orleans Origional!

The Shotgun Style of home originated in New Orleans beginning in the 1830's and extending to 1920's. This was the predominate style of home in New Orleans during that time. It was a narrow rectangle raised house on a small lot generally no wider than 25′. There were no hallways but you walked through one room to the next. Its was not until 1903 that people began to call them Shotguns, it was boasted that shooting a shotgun through the front door the buckshot would leave through the back door. A double shotgun is where the middle wall is shared, often times occupied by another family member. Thousands are still here !

New Orleans Statues give you a glimpse into the past! Why, When and Where?

Eric Bouler (Prudential Gardner,Licensed in La.) — Fri, 13 Nov 2009 23:33:39 -0600

New Orleans has plenty of statues, This is another very interesting one!

New Orleans is a historic town and been around for about 300 years. This fact alone means there is a lot of history. One of the interesting things is that you commemorate a lot of things through statues. Found this one in City Park enjoying a fall afternoon under the spreading oak trees.

New Orleans Warehouse District, Neighborhood Bar and Grill Lucy's has made it!

Eric Bouler (Prudential Gardner,Licensed in La.) — Wed, 11 Nov 2009 11:16:35 -0600

Warehouse District Favorite, Lucy's Bar and Grill!

Lucy's , the Retired Surfers Bar continues to be popular in the New Orleans Warehouse District. Its been open since 1992. Its actually a small chain of 3 that opened in 1985 by retired surfers. Located on the corner of Tchoupitoulas and Girod at 701 Tchoupitoulas. Its made it in New Orleans so it must have something to offer. Moderate drink prices and food that is good. Dressing up is not needed or required.

Its very normal to have bars and grills in the older neighborhoods of New Orleans. People just walk over to meet other people, have something to eat along with a couple of beers.

New Orleans Warehouse District Views of CBD from Federal Fibre Mills Condos

Eric Bouler (Prudential Gardner,Licensed in La.) — Fri, 06 Nov 2009 17:20:20 -0600

Warehouse District Views, A roof top view of the CBD in New Orleans.

Rooftop views in the New Orleans Warehouse District from the Federal Fibre Mills Condos. Condos make up almost 100% of residential real estate in this area of New Orleans. Most of the condos are conversions from warehouses and old office buildings. It is also becoming an area where people are buying second homes because there is a lot to do in the area. Enjoy the view!

New Orleans has always embraced French Doors, You cannot miss them Here!

Eric Bouler (Prudential Gardner,Licensed in La.) — Wed, 04 Nov 2009 00:08:53 -0600

French Doors have always been popular in New Orleans. Not always in these colors however!

French doors have always been popular in New Orleans architect. I do not think the slidng glass doors of the 50's and 60's were invented here. Its a door and window in one.

"The origin of of French doors can be dated back to the end of the Renaissance period in the 17th century. The original intent of French doors was to allow natural light to flow from room to room and keep homes illuminated for long periods during the day. By the end of the 1600's, England was featuring French doors for the first time, and sometime after that they starting appearing in America, especially in Louisiana where they are still seen today."

Old Metairie Homes and Cottages, Another New Orleans Choice!

Eric Bouler (Prudential Gardner,Licensed in La.) — Mon, 02 Nov 2009 18:24:41 -0600

Old Metairie Homes, Cottages and Mansions!

Old Metairie Real Estate where homes can be mansions or cottages. This is a classic cottage among the many oak trees and quiet streets of Old Metairie. One of the closest areas to the City of New Orleans. Its a small town of its own.

French Quarter roof top views! The old world feel!

Eric Bouler (Prudential Gardner,Licensed in La.) — Sun, 01 Nov 2009 16:13:24 -0600

French Quarter Roof Top Views, Where are the skycrapers?

Views from a French Quarter condo that I had listed a couple of years ago. No tall buildings allowed in this historic district so you can get great views form this fourth floor unit. The only down fall was the stairs to get up to the penthouse unit. Great 1880 views once you opened the windows.

New Orleans, Mid City is another Historic Neighborhood.

Eric Bouler (Prudential Gardner,Licensed in La.) — Sat, 31 Oct 2009 20:20:36 -0500

Historic Cottage in the Mid-City area of New Orleans. Off Esplanade Ave. close to City Park. This area is not that big but has some great historic homes.

Window shopping in New Orleans, Part of the French Quarter things to do!

Eric Bouler (Prudential Gardner,Licensed in La.) — Sat, 24 Oct 2009 18:38:50 -0500

French Quarter Window Shopping! Its just not the same old things!

Window shopping in the French Quarter is another one of the free things that you can enjoy in New Orleans. The shops are unique as are the shop keepers. Even if you do not buy you can have a lot of fun in the Crescent City.

How many of you link your blog to Facebook! Gets noticed by your base!

Eric Bouler (Prudential Gardner,Licensed in La.) — Thu, 22 Oct 2009 21:39:05 -0500

Did you know you can link your blog to FaceBook to come up automatically when you post a new blog. This is another great way to touch your base. If you want to build a base and stay in touch this is another way that pays dividends. I found many of my clients on Facebook can easily see your blogs and take a quick notice. Much , Much more effective than paid newspaper ads.

If you cannot see them! You may miss them. New Orleans Courtyards This is your tropical courtyard and pool if you live at the Federal Fibre Mills in the New Orleans Warehouse District. You cannot see many of the courtyards and gardens in New Orleans as they are out of site... This is one of the premier common areas in the New Orleans condo market. link:Full Article...

Bud's Broiler in Mid City, Near City Park! Wins my Burger Award! Bud's Broiler has been the standard for the everyday Hamburger for the past 50 years. Its my favorite and its char-broiled for that New Orleans Favor. Its a #5 or #6 for me. I have been there at least 500 times. link:Full Article...

New Orleans Courtyards, Federal Fibre Mills ranks at the top!

Eric Bouler (Prudential Gardner,Licensed in La.) — Thu, 22 Oct 2009 20:31:08 -0500

If you cannot see them! You may miss them. New Orleans Courtyards

This is your tropical courtyard and pool if you live at the Federal Fibre Mills in the New Orleans Warehouse District. You cannot see many of the courtyards and gardens in New Orleans as they are out of site... This is one of the premier common areas in the New Orleans condo market.

New Orleans Condos, Pre- Marketing Ideas! First Impressions do Matter!

Eric Bouler (Prudential Gardner,Licensed in La.) — Wed, 21 Oct 2009 21:03:10 -0500

The Pre-Market approach to listing your New Orleans Condo. Make sure its all working! You only get to make a First Impression Once!

Condo Listings

The New Orleans Market is very competitive for a seller in a Buyers Market. There are a couple of thing you can do and should do before putting your condo on the market. Making sure it looks great and putting everything is in order will put your condo in the Driver's seat to getting sold. I have come up with some ideas that are not the norm but will enhance the marketing of your condo. You may have some to add?

Pre- Marketing Inspection Before listing have an inspector review your condo. I have people who will do it for $175 and may save you in the long run. He will check all the basics and give you a report so you can fix the things that need fixing. The buyer will get their own but you know your unit is in good shape.

A/C-Heating Serviced- Most people forget to have their units serviced on a regular basis. If you have not done this recently then do it before marketing. It will give you peace of mind that one of the biggest mechanical expenses is taken care of. Have the receipt handy and change the filters. Buyers like to know that people take care of the place.

FHA Financing Available? Can your condo association be sold as an FHA loan. It opens up the doors to more buyers who only need to put down 3.5% and have a much lower PMI premium. The manager can look over the approval questionnaire to see if all the questions can be answered. The Rules change in November of 2009.

Paint is Cheap is cheap! You want to touch up and dress up. Your condo is going on a date and needs to look her best. Touch up and freshen up is simple but rewarding. Getting a professional job done can be the answer. Nothing looks worst than a job poorly done.

Professionally Cleaned ! Sounds simple but a lot of sellers forget. You should do to do it on a regular basis to get the premium status. The cluttered look may eliminate you from the race early on. People smell as well as look so any smoking or pet odors is a big turnoff.

The Reluctant Tenant! This is a factor that cannot be understated. Let's just be honest! Tenants have little incentive to get the place sold and very few add to the positive impression. Its an agents nightmare to get a messy tenant that cannot show when needed and keeps the place a mess. This is a factor in all price ranges and in all areas. There are few exceptions!

I continue to see sellers not getting the basics done. In the end it will take longer and you will get less. So take the steps to get your condo in premium shape for the big date ahead.

You only get to make that first impression once. Spend some time and money to get as close as you can to a premium unit. In a slow market those condos are still selling.

New Orleans Condos- Still a Buyers Market- Will it Last?

Eric Bouler (Prudential Gardner,Licensed in La.) — Thu, 15 Oct 2009 21:11:37 -0500

Still a Buyers Market in New Orleans Condos!

October 13th, 2009 Categories: Buyers Agent, Condo Knowledge

When I say it is a buyers market it means almost everything favors the purchaser in this market at this time. All the factors are lining up to be in your favor. You can enjoy the negative sentiment and buy condos much cheaper than anytime in the last 5 years. Still have to be selective !

Seasonal Discount- You can always buy cheaper this time of year as less people are looking. it happens in the good and bad years.

Sellers getting Weary- Sellers who were asking to much have now begun to finally know they were too expensive. Buyers passed them by as well as agents. The listing is now stale. Much better buy now !

Very Low Interest Rates- 4.875% is a great rate. The U.S. is forcing rates low in hopes of getting the hosing markets and banks moving. The rates otherwise only make sense to the buyers. $538 per 100k borrowed

Condos Below building Cost! Some developers are dumping their unit to raise cash. They are out there. Its mostly at the lower end of the market. Great buys for a second home.

Sellers need Cash Owners of second homes may just need to sell. We have been seeing this mainly in the French Quarter as some sellers just want out. Be on the lookout for better deals.

FHA Loans are still Here! Owner occupied condos only. 3.5% down for accepted condo associations. Much lower mortgage insurance rates and seller can pay most of your closing costs.

$8000 tax Credit almost gone- Its good till November 30, 2009. That's a gift of $8000 for the taxpayers.

Seller Concessions- Just need to ask for reasonable things and it can be worked out. Paying closing cost, leaving furniture, ect.

Lenders are not Busy- Stay local and be the center of attention! All the new rules will add time to the deal. Start early and get the process started.

Condo Fees are Level - The Katrina Insurance costs are working their way out of the system. The high rates are fading.

Property taxes are down 29% over 2008 in New Orleans- This favors the new buyers. Taxes are deductible on your State and Federal taxes.

Federal Fibre Mills Condos- Penthouses in New Orleans Condos

Eric Bouler (Prudential Gardner,Licensed in La.) — Fri, 09 Oct 2009 10:33:43 -0500

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 !