Downtown Denver Condo Reviews (Edgewater: appointed, apartments, rental)

[AlainaD]

Hi All! I'm looking to sell my house in Edgewater and move to downtown Denver, specifically within a 1/2 mile of 15th and California (N of Colfax), so am looking at condos in the area. I really want it as quiet as I can get it (no smoke alarms going off in the middle of the night) and do want w/d in unit (so no Brooks Tower). Needs parking on site and to have a mix of 1 and 2 br places (as I'm not sure if I could afford a 2). Would also like low HOA but of course it depends on what's included.

Am asking because I see buying a condo kinda like renting an apartment that you're stuck with. So if the walls are paper thin or the residents decide that running screaming down the hall at 3 AM is a good idea, you can't just easily up and move. Also want reviews on the HOA as I have lived with one that was TERRIBLE. Anyone have any advice from living in any of the condos downtown? Am looking at Spire right now but would like reviews for as many different properties as possible.

Thank you all in advance!

[davebarnes]

Budget?

[Augie Daugie]

Any condo that you have under contract will have a period for you to review HOA docs, including the minutes---which can help you identify if there are any underlying issues that may be a deal-breaker. I've had clients that have even contacted the HOA leadership to better understand the building's issues and the biggest concerns of the board.

[2bindenver]

Your budget is the second largest determining factor - the first being location, severely limits your options.

Most condos have a mix of units. Some condos will have their HOA docs online. Condos were built differently than apartments.

Ask people in the building what their thoughts are.

See if there is a fb group for that complex and see what the comments are.

[AlainaD]

Thanks all! Budget isn't really an issue as I'm looking around the 400K range, and a friend is in the 1 mil range....yeah lucky him! I'm gravitating strongly towards the Spire, anyone have any feedback on that place?

[2bindenver]

Your purchase price will depend on the condo's HOA fees.

The lowest price right now is $425,000 for a one bed one bath and the HOA fees are $290 a month.

[MPRetired]

Rezzing this thread for more up to date info on the Spire.

I've been looking at a few of the 1BR Spire condos on the online realty websites, and there are several very nice looking ones in the Spire that have been languishing on the market for in some cases over 100 days. What gives? The HOA fees look pretty reasonable for what you get (utilities+hi speed internet).

Property owners with unrealistic price expectations? Owners trying to offload ex Airbnb properties that they speculated on and don't want to eat a loss? Upcoming special assessment that is going to be a doozy?

Or has the general area just fallen out of favor?

Another question. Are residents guaranteed a parking spot in the building's lot? It doesn't have to be a specific spot, just have to know that there is always a spot in the garage for each residence. Or, are there deeded spots and everyone else has to fight for a spot (and I'm assuming parking at your own expense at another garage nearby if the lot happens to be filled)?

[daprara]

buy a condo with intripidation:
Most Denver mid rise residential construction say under 6 floors is wood frame. Been that way for some time. I question how these structures perform. Structural repairs are expensive, not un common to have a prking garage to colapse like in one condo we were planning to move in to.

The condo we settled on is a garden level unit:
nice= easy to walk in, no elevator. Thrifty to heat and cool. It has a common laundry facility on every floor.
bad= We get a lot of water damage from residents above just letting a bath tub over flow. We find un invited people using the common facilities because residnets or their guests accidently let them in. Significant wast water plumbing issues for the lower units.

It is very common to have only one portable water shut off valve for the whole building. Not easy to have your own plumbing worked on. An upper floor tenant left all his windows open during a cold spell and the resulting plumbing leak flooded quite a few units.


There is an appointed residental manager(s) that controll the HOA. The HOA will quickly fix any issue these people personally have and ignore most other residents. Just saying people will be people. Getting something repaired can be just as much work as if you did it your self. The HOA representive does dress nice but does very little on a day to day bassis. Break down the HOA costs and its like $15+/day for a small unit. I dont know why the building dosnt have a live in maintenance situation.

There are a lot of units that are rented out. What is the percentage of rental units in your new complex.

We own our covered parking spot. It has a seperate deed. Have a lawyer famillar with residential condo setups review all paper work for both the living space and parking.

When you consider monthly mortgage costs, your internal maintenance costs and finally HOA fees renting is a better option.