Philadelphia Real Estate Blog

Real estate trends are not unlike those in fashion, technology, and fad diets: there’s always an “it” characteristic that buyers and renters have to have, and those “it” descriptors go as quickly as they come. However, like the staple pieces in a wardrobe, there are some criteria that are always in demand. In Philadelphia real estate, everybody seems to want their condo to have a pool.

It’s easy to see why: pools are great for exercising, relaxing, and entertaining. If you’ve got a pool while living smack in the middle of, say, Rittenhouse Square, you’re living the life. Here of some of Philly’s favorite condos that offer pools.

Residences at the Ritz Carlton, Rittenhouse Square

Don’t be fooled by the fact that the Residences at the Ritz Carlton stand at the location of the old Meridian Tower — these condos are as modern as they come. The Ritz Carlton is one of Philadelphia’s most luxurious buildings, offering all the bells and whistles when it comes to amenities: valet parking, a gym, and, of course, a 60 feet pool, complemented by a hot tub. Just outside, residents can enjoy a gated garden in Girard Park as well as a public park area from which you can admire the 48-story-tall building’s distinct blue glass architecture.

The Murano, Logan Square

One of the most easily-identified buildings in Center City, The Murano Condominium building stands at 42 stories high and has condos to offer with up to three bedrooms. The swimming pool is located on the 6th floor and surrounded by both indoor and outdoor deck areas, making it ideal for relaxing. However, residents seem most impressed by the in-house gym, which is arguably one of the best in the city. Each unit offers a breathtaking view of the city, a unique floor plan, and a modern design.

Symphony House, Avenue of the Arts

Whether a buyer is looking for a one-bedroom condo or a huge penthouse, it’s an option at Symphony House. It’s been somewhat recently introduced to the Philadelphia skyline and makes a great addition for anyone who would enjoy living in the cultural hub of the city. Residents get to enjoy the on-site pool as well as other conveniences like a gym and a 24-hour concierge. Perhaps its most attractive feature, however, is the fact that many of the units are heavily customizable.

Academy House, Rittenhouse Square

Another Rittenhouse high-riser, Academy House condos are a smart buy. Conveniently, nearly all the unit’s utility costs are built-in to the condo fees. Many of the units are newly made over or in the process of being renovated, which adds to their value — though former residents will tell you that the resell record of these units is fantastic. With balconies, an on-site pool, an on-site gym, and rental parking, Academy House units are economical while meeting many buyers’ criteria.

If you’re perusing the retail market for a building with a pool, you won’t be hard-pressed to find one in Philadelphia. In fact, you’ll have to narrow down your search by deciding upon neighborhood, customizations, and other amenities.

1) The Touraine (1520 Spruce) and the Drake Tower (1512) Spruce were converted to condos in the late 1980’s but never pieced out as such

2) 1401 Walnut St. (what I call the Banana Republic bldg) was turned into condos a few years back by (I believe done by) K. Hovnanian, but never sold off that way either

3) The Philadelphian at 2401 Pennsylvania Ave. is the largest single condo building in the state of Pennsylvania

4) Low Rise Condos in town are generally self-managed when bldg is comprised of 5 units or less

5) About 99% of Center City Condos include water/sewer in the condo fees. 100% of them include master insurance policy.

Mark Wade

CenterCityCondos.com

Berkshire Hathaway Home Services Fox and Roach Realtors
530 Walnut St. #260 Phila., PA 19106

Like haircuts and our waist size, things have a tendency to change over time. Here are some notable changes I have seen to the Center City condo market over the past 25 years-

1) The Disbursement of Wealth – In the mid 1980’s, if you had a million dollars to buy a condo, you landed on Rittenhouse Sq. And probably in 1820 or 1830 Rittenhouse. Today- your imagination and money can take you to far away exotic places like- Old City, Bella Vista, and the Loft District. Large high-end condos have spread around town to almost all neighborhoods.

2) The introduction of “High End Low-Rise/Brownstone” styled condos- The defeat of many a high-end brownstones over the years was the lack of an elevator. Anyone looking to buy high end in a brownstone probably isn’t going to be fond of stairs. From 1030-2 Spruce (Knightsbridge Condos) to the lovely 1904 Spruce and 2138 Lombard, the high-end market is finding its way into groovy Brownstone and soft loft conversions- with elevators.

3) No trend in Co-op growth- No new ones since before the mid-1980’s. They fly well in NYC never really caught on here in town in terms of their growth in numbers. 1901 Walnut is the premier co-op building in town…a lovely pre-war on the north side of the square. Very handsome building…and I fail to see how the fact that it is a co-op has diminished its value.

4) Lower Than Expected Conversion Projects- Yes…we saw the Grande, The Ellington, The Phoenix and a smattering of other re-used office buildings. But with the inventory and locational advantages some of these older places have- I am surprised we haven’t seen more conversions. I would look for more conversion projects in the next wave of building.

5) Zeroing in on Condos Near Jefferson and U of Penn- The growth of small and large size condominium buildings around Jefferson Medical for example has proven to be one of the easiest, sure-fire ways for many condos to find buyers. Like shootin’ fish in a barrel. Ditto for U of Penn area.  Builders are filling a market need, and there are some smart buys in both areas. Huge growth segment.

If you’re thinking of moving to Philadelphia, or already live here but are in the market for new digs, your neighborhood will make a huge difference in your enjoyment of the city. Even in Center City, there are various personalities in different blocks. Depending on you, your budget, and where you are in life, you’ll probably have a pretty strong opinion about what you’re looking for.

For example, if you’re a single income w/no kids, you probably don’t care much about the quality of schools in the district. On the other hand, if you’re buying a home as an investment and not renting, the school quality will matter because it impacts the value of the property. Here are a few of the best neighborhoods in Philly to consider.

Avenue of the Arts
Located on Broad Street, this barrio is just what it sounds like. The Theater District is nestled here, close to City Hall, and there are a number of galleries and cultural sites nearby. The general vibe is creative.It runs from Broad and Locust to Broad and Lombard and hosts many of the area’s theaters. If you’re looking for some inspiration and a neighborhood that likely won’t diminish in value, this is it.

Old City
Close to Delaware River, Old City is a historical downtown niche. Independence Hall is located here as well as the Betsy Ross House, Elfreth’s Alley and a number of other historical sites. It’s bordered by Vine and Walnut streets and is favorite area for history buffs or those who prefer a peppering of culture in their lives. After work hours, it’s known for having some of the best nightlife, lounges, dive bars and mom and pop restaurants in the city.

Society Hill
Society Hill is an architecture lover’s dream realized. There are more original buildings constructed in the the18 and 19 century than anywhere else in the U.S. It boasts cobblestone streets, a charming vibe and row homes bound by Front and 7th Streets. Federal and Georgian style reign supreme here.

Midtown Village                                                                                                                                                                                                                                                                                                  A new neighborhood that’s part of Washington Square West, Midtown Village is highly desirable, trendy, and full of boutiques and shops. Antique Row is here and both medical and educational institutions are abundant, and it’s a popular area for those looking for the best in life (and homes).

There are many personalities in Philadelphia, so make sure you consider them all. Just like car and mouse trap reviews, you want to make sure you do your research before you start home hunting. Are you more Old City or Midtown Village? Only you can decide.

 Michelle Rebecca

Michelle is an aspiring writer with a passion for blogging. She enjoys writing about a vast variety of topics and loves that blogging gives her the opportunity to publicly voice her thoughts and share advice with an unlimited audience.

….fairly painlessly

Remember- If your Philadelphia condo association isn’t being run like a business (which in essence, it is) then someone isn’t doing

their job. Capiche?

I like programs on TV about real estate. I think the shows are timely, relevant, and interesting. A nice combination of education and entertainment centered around a topic everyone likes to talk about- Real Estate buying and selling.

Here are some ideas I have for TV programs that I would like to watch, because as a Philadelphia REALTOR, I encounter a plethora of situations I believe are worthy of their own TV segments:

Buy a Home From Me… or Get out of My Car- A show where buyers who really are not interested in buying, but just want a guided tour to see some cool homes, are called on the carpet.

Lazy, Stupid REALTORS- A show featuring some of the lazy stupid things REALTORS do… Like advertising open houses, and then not bothering to show up for it.

Buyers- What Are You, Nuts? – A show where buyers grossly overpay for a home simply because they like the way the home shows and/or because of the cleanliness of the interior.

Sellers- What Are You, Nuts? – A show where sellers want to sell their homes for more than any other house in their ZIP code because they “KNOW” their home is the nicest in the entire area.

Yes, You Have to Pay Condo Fees – A show that captures the quizzical looks of buyers when they learn that the Center City condo front doorman doesn’t work for free. Or, that the elevators do run on electricity, which results in a common bill for ALL condo owners.

You Want to Buy WHAT?? – A show that features buyers who purchase the polar opposite of what they tell their REALTOR they’re looking for.

Any Closet is a Walk-In Closet if You Try Hard Enough – A show featuring the silly things that come out of REALTORS mouths when trying too hard to make a sale.

Fighting Spouses – She wants a Philadelphia condominium; he wants a Center City loft. The differences play out before the cameras! Or, she wants to buy, he doesn’t.

Parents Say the Darnest Things – So eager for their kids to move OUT of the house, parents find a positive side to the worst possible properties on the market!

Let me help you make sure your Center City real estate transaction doesn’t become the next hit reality show. Give me a call today at 215-521-1523 or drop me an email at mark@centercity.com

Certain homes or Philadelphia Condos seem to exude a feeling of tranquility and wellbeing, and the root of this overall sense of harmony has a lot more to it than the pretty slipcovers or antique armoire.

Western designers, interior decorators and architects are increasingly turning to an ancient Chinese study of natural elements called Feng Shui to create serene and comfortable environments. Spaces which have been arranged according to the basic tenets of Feng Shui are believed to be very auspicious, bestowing upon their inhabitants health, wealth and good fortune.

Feng Shui strives for balance between yin and yang, and between the natural elements of fire, water, earth, metal and water. There are practical steps which can help to achieve a balanced, calm living space which will allow the mind and body to find its own inner balance and peace.

De-Clutter

Get rid of clutter – an unrestricted path from the front door and throughout the house is first and foremost in creating positive energy. Dispose of clothes, knickknacks, and possessions which are no longer meaningful or essential.

The Bedroom

To create a Feng Shui ambiance in the bedroom, dedicate the bedroom solely for relaxation, sleep and love – that means keeping electronics to a minimum and no treadmill or office desk. Situate the bed (preferably one that is slightly elevated) against a solid wall away from the door to promote relaxation, and adding symmetric bedside tables add a sense of balance. To achieve Feng Shui in the home on a budget, a rent to own store is an option to consider if replacing or adding furniture in any room.

Furniture

Arrangement and placement of furniture is key to energy flow. If your living room furniture is oversized, blocking passageways, tattered and torn, or mismatched, then it’s time to rearrange, move out, fix up, and beautify! Start by walking into the room in question, and look around, what’s the first thing you see when you walk in? Can each chair/couch be accessed easily? You want your furniture to be accessible, make it so no shins will be knocked on that coffee table, that the room it inviting and organized, and that every piece of furniture is compatible with Feng Shui principles.

Details

Lots of fresh air, natural light, natural materials and accents such as bamboo, chimes are also recommended. Adding a strategically placed mirror in the bedroom and elsewhere in the house can multiply the calming effect of a meaningful ornament or a beautiful window view. But there are basic rules for mirror placement; the mirror is to never be broken, never to be placed adjacent from one another, and never placed in front of a window or door.

Colors

Color is an important component of Feng Shui, think about balancing the color wheel – not too hot and fiery and not too cool. As a rule of thumb, try red as an accent color in the bedroom, but definitely not on a full wall, yellow for a family room and kitchen, blues and blacks for work spaces and greens in the bathrooms.

Melisa Cammack

This video provides several maintenance steps to help keep your refrigerator running at peak efficiency. Refrigerator maintenance is undoubtedly one of the most overlooked tasks in the home.

You depend on it 24×7. It is expected to provide cold drinks and refrigerated food upon demand. You want it quiet and efficient. While mainly maintenance free, your refrigerator does demand a little maintenance at least twice a year.

Don’t forget to check seals for leakage and repair when necessary. It’s possible you may need an appliance specialist to find the correct parts and install properly.

Do you have pets in your low rise Philly condo? Maybe you should be inspecting your refrigerator more frequently.  Hair and debris buildup under your refrigerator is very common and makes your refrigerator work much harder than it should. It is also a fire hazard when allowed to buildup to an excess.  Vacuuming the coils is the safe and prudent thing to do and should be on your list of kitchen maintenance tasks.  The benefits are saving energy thereby saving dollars, and keeping your family safe.

Mark Wade
Prudential Fox and Roach Realtors
www.CenterCityCondos.com
530 Walnut St. #260 Phila., PA 19106

When people think of Philadelphia, they think of the Liberty Bell and Independence Hall. But tall buildings don’t often come to mind, probably because a certain city a few miles north has the skyscraper title sewn up. But Philadelphia, particularly Center City, is giving the Big Apple a run for its money.

City Hall used to be the one true skyscraper in Philadelphia; in fact, it was the tallest building in the world from 1901 to 1908. But over the last 25 years, many other buildings have been erected in Center City that not only tower over City Hall, but also give Philadelphia its breathtaking skyline.

Current Center City Giants
Philadelphia’s structures remained low-rise because for years the city’s leaders had a “gentleman’s agreement” not to build any structure higher than the stature of William Penn that sits on top of City Hall. This agreement was severed in 1987, and now several structures share the sky with City Hall, including:

One Liberty Place: This 61-story, 945-foot skyscraper was the first to break City Hall’s record as the tallest building in town. Today, it’s home to some of the largest law firms in Philadelphia and the biggest financial services companies in the world, including AIG, Merrill Lynch and Cigna.

Two Liberty Place: This 58-story, 848-foot skyscraper complements the commercial focus of its sister building with a condominium complex, a shopping mall and a 14-story hotel that’s home to the kind of wedding reception Harrisburg residents love to throw.

Comcast Center: As you might imagine, Comcast is the biggest tenant in this 58-story, 974-foot skyscraper, which now holds the title as Philadelphia’s tallest building. But other corporations like Citizens Bank of Pennsylvania lease space, and numerous shops and restaurants cater to tenants and passersby alike.

New Kids on the Block
Maybe you think Philadelphia would be happy just with these impressive buildings, but why stop at a few skyscrapers when you can have many? Plans are underway to build skyscrapers all over the city, including two in Center City.

Originally slated for groundbreaking in 2008, construction on Mandeville Place was delayed until December 2011. Following completion, it will house 45 condominiums on 43 floors, plus an 8-story hotel that observers expect will host a buffet Harrisburg PA residents and visitors will enjoy.

The building at 1441 Chestnut was going to be a condo building until it was going to be a Waldorf, and now a W Hotel. Many hope that this new construction will open the doors to more skyscraper construction in the neighborhood.

If Philadelphia looks good to you, you can thank the Center City skyscrapers that make it such a beautiful and bustling place to live and visit.

Michelle Rebecca
Content Specialist
Blog: SocialweLove

Michelle is an aspiring writer with a passion for blogging. She enjoys writing about a vast variety of topics and loves that blogging gives her the opportunity to publicly voice her thoughts and share advice with an unlimited audience.