Midtown Atlanta - condo advice needed (Lenox, Buckhead: house, condos, rent)

[Ethan]

I am working with a realtor here.

As for Buckhead being more expensive -- I think it depends on whether you seek a house or a condo. A house is perhaps more expensive probably because the houses are built with a certain grade or standard --- new houses. Midtown houses are likely to be older houses. But I haven't seen any evidence that Buckhead condos are more expensive unless you are looking for the ones that cost nearly a million or more.

In my opinion, Midtown is not really a good place to raise children. I could be wrong, but that's my first impression. There's too much traffic and the parks are nice, but you will need to watch your kid(s) carefully in the parks. No telling what perv is lurking there. The thing about pervs is that they are generally married with kids of their own. Talking about pedophiles. Watch out is all I can say.

If you want to find listings for condos in midtown, you can easily find them with a Google search using this line: Midtown Atlanta condos

The views I wish to have are the city views. In other words, for me, I care more for the highrise spectacular buildings (especially lit up at night) than I do the Buckhead or Stone Mountain or even the Piedmont Park views. However, in all honesty I think the Piedmont Park view is perhaps the most protected view for the long run. It's just not that interesting, that's all.

[noah]

I feel the same as you, definitely prefer a nice city view, especially at night. Do the condos you have looked at have these views?

Just curious, do you also work in the area? It would seem nice to be able to take Marta to work

[Ethan]

No, I don't work in Atlanta. I am not moving to Atlanta. I am merely wanting to buy a place in which to have as my own whenever I do come to the city for business (or pleasure). It's an investment of sorts. I am self employed. I will try to find some clients in Atlanta so I can write off the travel to Atlanta as well as the HOA fees, utility bills, etc.

[Ethan]

I've explored a whole lot more about midtown since I last posted. I've determined that Park Central is out. Here's what new buyers don't realize about Park Central. It's about to be boxed in by new 20-something or more story condo buildings. First, there's already under construction Luxe to it's immediate south (between it and Piedmont Park). Luxe is located to the south of Parc Vue blocking Parc Vue's view of downtown. It, of course, blocks Park Central's view of the park unless you happen to have your Park Central condo on the south looking, but north side of the building. Ok, next there's Onyx which also is under construction. I don't how big it will be, but it no doubt will block some Park Central views of downtown Atlanta. What hasn't happened yet, but is about to start maybe this year or next is yet another huge building. It will be very close to Park Central --- right across the street taking up the entire block between 13th and 14th Street and Juniper and Peachtree. Also, it will take in the block between 13th and 12th too. It's going to be taller than Park Central and directly across the street. So every one with a west view will see into other people's offices or condos.

This is why so many Park Central's are on the market right now. These owners are no dummies. They enjoyed the nice views while it lasted and now is the time to cash out. They are asking nearly $300k for a 14th floor 2 bedroom overlooking Piedmont Park that probably needs $40k worth of improvements. You can look out the window and see clearly the construction going on down below. Why anyone would buy at the premium price to get a 14 month view of Piedmont Park, I don't know. Well, here's an explanation. They get off on having a telescope or binoculars and peering into other people's windows. Because that is what you could do with the space. It would be an exhibitionist's dream come true.

Regardless of where you live (except directly on the park) at some point somebody is going to build something that steals your view. That's life. You have to buy the property yourself to protect your view. But that's very expensive and no one will do that. I think there's a limitation of 5 stories height if you are directly on the park such as Piedmont Crest and others. That's nice. You can have taller buildings behind them and those on the upper levels can see out. This is true for Piedmont Rd., but not sure about the rules for the other 3 streets that wrap the park.

To me a view is important because the condos in that area have not much space inside and you need to feel you are a part of the city by seeing something besides your neighbor's wife on the balcony in her nightgown.

[Ethan]

Speaking of seeing your neighbor's wife on the balcony in her nightgown -- I looked at the condos at Piedmont Crest carefully. Great location if you want to walk out the door and be in the park. Brand new building too. That means low HOA's and no problems with the building (hopefully). But.......... You will pay a huge premium for a condo overlooking the park. Your next view is of a restaurant to the north and they have outdoor dining (noise). Then there's what you see on the south side. You are looking directly into other people's condos. Another luxury condo pricier than Piedmont Crest. And up the street a few feet is another condo under construction. But the kicker is that some idiot had a rinky dink house and refused to sell when the developers were building the area. So there's a very tacky house with white trash people living in it between multi-million dollar complexes. Some call that diversity, but I call it stupidity by the owner of that property because NOW it's worth practically nothing. But -- in the meantime anyone who buys any of the last remaining units at Piedmont Crest will have the pleasure of being neighbors with that house and get to watch all their kids run in and out of the house. Gee, I think I saw clothes on the line across the front porch last time too.

A 1-BR 700+ sq ft condo looking at that house with a balcony at Piedmont Crest goes for $225k or more. Very bad value in my opinion. I suggest if you buy there you buy something on the east side of the building -- the backside of the building toward the park.

Another bad point. They advertise underground parking? Some units have outside parking on the premises and you have to parallel park. Some smaller units have no parking. You park on the street. That is unacceptable because you know when there are activities in the park there is no parking anywhere.

[Robin Holland]

Originally Posted by Ethan

Hi Noah. I am finding that pricing is rather high in Midtown, but lower in Buckhead. Are you sure you want to be in Midtown and not Buckhead?

Prices may be higher here in Midtown (I live on Peachtree and 6th), but the appreciation forecast for this part of town will be greater than Buckhead I would think.

If property prices increase by 25-30% in the next five years in Buckhead, then that will be 35%-40% in Midtown. Some people may consider Midtown to be expensive, but it is cheap comparable to the same area of most other cities in the US.

[Ethan]

Thanks for that optimistic forecast. I hope you are right because I have a contract!!!!!! Midtown here I come.

[JPD]

Originally Posted by Ethan

In my opinion, Midtown is not really a good place to raise children. I could be wrong, but that's my first impression. There's too much traffic and the parks are nice, but you will need to watch your kid(s) carefully in the parks. No telling what perv is lurking there. The thing about pervs is that they are generally married with kids of their own. Talking about pedophiles. Watch out is all I can say.

Your kids are in far greater danger at Wal Mart than Piedmont Park.

[Ethan]

I don't have kids. I've tried to get pregnant many times. Just can't seem to make it happen. But you are probably correct.

[atlantagreg30127]

Originally Posted by Ethan

I am working with a realtor here.

In my opinion, Midtown is not really a good place to raise children. I could be wrong, but that's my first impression. There's too much traffic and the parks are nice, but you will need to watch your kid(s) carefully in the parks. No telling what perv is lurking there. The thing about pervs is that they are generally married with kids of their own. Talking about pedophiles. Watch out is all I can say.

In terms of traffic and stuff like that, I would agree that many intown neighborhoods might not be ideal for kids to grow up in (more dangerous riding their bikes around the streets, etc). In terms of the park comment I'm not sure I can agree. You tend to hear about child abductions much more on the news from parks or along roads in the burbs than you seem to intown anymore. The thing is, places like Piedmont Park are generally much more crowded than smaller parks way out in the burbs where you might not even have someone within sight - being snatched by a stranger is much less likely to happen when there are hundreds of other potential witnesses around.

Rule: Teach your kids to be careful EVERYWHERE, not just in certain parks or intown areas.