Don’t miss this one. It’s 2 one bedroom units combined to make one large 2 bed 2 bath condo with a 44 ft balcony overlooking Eden Park. Designed for entertaining!
Tag: river view condo
River View Condo Renovation Opportunity
Rare opportunity to combine two condos with Southeastern exposure (best river view from building) at the Edgecliff Private Residences. See listing information.
The building is located in Eden Park in Walnut Hills, a desirable neighborhood four minutes from downtown Cincinnati. It’s a corner unit 2 bedroom and an adjacent studio just waiting for your personal touch. Buy it in time for Labor Day Fireworks.
Edgecliff Private Residences #1108- 1 Bedroom, River & City Views $170,000
River view condo at the Meridian #701
6 Hidden Factors that Influence Condo Values
Assessment History
The elephant in the room, people are afraid of special assessments. They have heard horror stories from friends and family and don’t like the unpredictability of assessments. Limit your exposure to assessments if you can. The best way to run a community is to adjust the HOA every year with inflation so that needs can be met without the “A” word. There is a place for them but a well run community doesn’t have a new assessment every year or two. Ask if the building has had a reserve study. The best buildings have and have budgeted for future capital improvements.
Condition
It doesn’t matter how fabulous the view is if it has ugly carpet and wall paper and outdated kitchen cabinets and appliances. Yes, some would like a blank slate so they can renovate to their taste but this is a much smaller market than those who want to buy something that is move in ready. Sellers, consider painting your condo to a neutral grey or beige especially if you have strong colors such as red walls which were so hot in the 90’s. Consider replacing old appliances especially if they are white and have electric coil burners. Get rid of heavy drapes that impede the view . It’s better to have no window treatments than ugly curtains. Parquet floors? Some people love them but a lot buyers will change them. The easiest thing to get rid of is the dated light fixtures.
Demographics
Are most of the people original to the building when it was built 25 or 30 years ago? If so it may feel dated or like a retirement home. Many people are looking for a vibrant community and like to see people of different ages and backgrounds. Is it all recent college grads that fill the pool with their friends every weekend? Is it full of pensioners that won’t fund minor improvements like a lobby renovation?
Walkability
People will pay a premium for walkability. Some condos have great views but are set back so far that they feel like they are not part of the neighborhood. 2770 Observatory is the most expensive condo building in Cincinnati at this time and it’s two blocks off Hyde Park Square. Cincinnati has great neighborhoods with vibrant business districts. The condos in Eden Park, Hyde Park, OTR and downtown are more expensive than a condo in Anderson Township or Loveland. By the way, this applies to single family homes as well.
Outdoor Features
A lack of private outdoor features such as balconies and deck will hold back the value of a building. Yes, size matters when it comes to balconies. So does the ability to have a grill on the balcony. I know one building in town that will not allow grills of any kind. They have great balconies and great views but the fact that people can’t grill on the balcony is a major drawback. Think about it. Most people are coming from large homes with back yards. They are open to “downsizing” and looking forward to giving up yard maintenance but they don’t want to give up the good old fashioned American BBQ.
View?
Deferred Maintenance
Some home owner associations think it’s more important to keep reserves high at the expense of maintenance. This strategy is wrong. Like it or not, buyers are judging your condo building by the appearance of your common areas. They want to see pretty professionally designed lobbies, hallways and yes even the management office should be pretty. What do the elevators look like? Is the parking lot full of potholes? Is the landscaping attractive or does it look like it’s been neglected.
Renovated condo Edgecliff in Eden Park/Walnut Hills
Check out this beautifully renovated condo with a 44 ft balcony and open floor plan. See the video.
Cincinnati & Northern Kentucky Luxury Condo Market Update 6.30.18
Edgecliff 1 Bedroom Condo with River views
River Terrace Condos in East Walnut Hills
It’s all about the views at River Terrace. Located in East Walnut Hills at the end of Ingleside Ave, this high rise has 12 floors and 60 condos. It was built in 1963 as an upscale apartment building and is now a luxury condo building. Almost every unit has a great view of the river and many have great city skyline views too. Whether you are looking for something newly updated or a fixer upper, River Terrace has many options. Prices range from $140,000 for a condo in original condition up to $350,000 for a renovated condo with a great view. River Terrace offer some of the best deals when it comes to river view condos in Cincinnati. Check out this video of a recently renovated condo at River Terrace.
The common areas have were updated in 2017 by Don Sparks of Lifestyle Designs, also an East Walnut Hills resident. This was a game changer for the building. Finally the hallways are worthy of these amazing views.
Current renovations are 10 A which has a beautiful upriver view and is currently listed for $295,000. It’s on the 10th floor and has undergone a complete renovation. It’s style is contemporary and very neutral. The master suite has a walk in shower and laundry. The second bathroom has an extra deep very modern tub surrounded by subway tile and quartz counter tops.. The kitchen really shines with sleek off white cabinets made by Stosa in Italy, quartz counter tops, open shelving and stainless appliances. The best part about this kitchen is that you can talk to your guests in the dining room and see the spectacular view all while preparing dinner. The condo is roomy at 1285 square feet. A typical condo in this building is 1285 to 1650 square feet. Unit 2D is also undergoing a renovation and wil be available in the spring of 2018.
The 12th floor is in the process of being combined and renovated to make one of the best penthouse condos in the whole city with 360 degree views of the city and views directly over the river.
What’s an original condo like? Think parquet floors and 55 year old kitchen cabinets and no laundry in the unit. Do you have what it takes to renovate a condo like this? If you do, please give me a call and I’ll find you a great opportunity. Condo sellers, I always have buyers looking for river view condos in East Walnut Hills and Eden Park.
Walk to Eden Park and many restaurants and cafes. It’s a short 13 minute walk to the Overlook at Eden Park and a 5 minute walk to Woodburn Ave where there are many fun places like Woodburn Brewery, Myrtle’s Punch House, O Pie O, Café DeSales. Urbana Cafe is also opening up a café on Woodburn. Walk up McMillan to get to Parkside Café, The Brew House, Just Q’uin BBQ, Fireside Pizza, Landlocked Social House and more. There’s several churches within walking distance. Unity and St. Francis DeSales are both within 10 minute walking distance. And there are no shortage of hair salons to walk to. My favorite is Parlour Salon.
Need more ideas of places to walk to in Cincinnati? Check out this article Spending the Day in East Walnut Hills.
Who lives in the building? A diverse group of people. River Terrace attracts old people and young people alike. Some are lifetime Cincinnatians and others are newly transferred professionals.
Rentals are allowed in the building and there are currently 4 units being rented. They allow up to 10% rentals. Rents typically run $1400 to $2000 in this building.
The building has a gym but no pool. It’s staffed 24 hours a day and the Security/Concierge will even park your car for you in the garage.
What are the downsides to this building? No pool and limited garage parking. There is enough parking for everyone to park one car in the garage but not enough parking for multiple cars per household. There is a nice off street parking lot adjacent to the building. Condo fees are a bit high at 70 cents per square foot but it is a very well built and well maintained building and includes heat, water, and air conditioning as well as 24 hour concierge and valet parking.
Bring your four legged friends. Pets are welcome at River Terrace. You can have up to 2 pets per household, no weight limit on dogs. It’s a terrific neighborhood for dog walking. I frequently see dogs with their owners enjoying a pint at Woodburn Brewery.
You may also be interested in The Edgecliff Private Residences , Saint James at the Park or Husman House. Both are in E. Walnut Hills and offer great views for reasonable prices.