Phoenix at Clarendon Metro Condo=Impressive 
General Real Estate News/Trends
Phoenix at Clarendon Metro Condo Delivers Big Time
[note--if you're interested in viewing this building contact me asap and read this article Don't Be a Floater--Buyer Loses $40,000]
After spending a couple of hours at The Phoenix at Clarendon Metro condo I must say it is an impressive condominium. The Phoenix Condo is shaking things up because it is better than most of the new buildings out there. Just like 1800 Wilson--a building I liked--which is down to their last 8 2BR units, it will sell consistently through the Spring 2008 and then they'll be all gone.
I'm putting it as my #2 favorite condo now right behind Odyssey. It has some great features lacking by most buildings including its own Clarendon post office attached to the building--haha 
Phoenix Condo Masters the Art of the 1st Impression
Some of these are terrible quality taken by my TREO and do not do the building justice. The lobby area is akin to a luxury hotel with a grand entryway and very spacious hallways with soaring ceilings. The concierge desk is TEXAS size--the largest front desk of any building in the area that I can recall. The entry is sure to impress your guests.
The one bedrooms ranged from $385,000-420,000. Some on the top floors had good views and the prices were reasonable for a new building. A commercial builder Keating handled the construction and there are certain parts of the unit systems (heating/ac) that area commercial grade construction.
I think one thing that stands out to me is that everybody I've taken there has ranked it at the top of buildings they've seen. Let's move on up to the pool area:
It's a nice sized pool with great views with a lot of teak wood furniture that stands up well to the elements for long term use.
Sales clip along at the Phoenix condo in Clarendon
Since the building came on the market--in terms of the MLS--this year they have been generally selling 5-8 units a week--8 units the 1st week of November. If these numbers are true that's amazing considering it is almost holiday season. Imagine when the Spring market hits. If I'm the builder and I'm selling along...I'd slow down and up the price $10,000 per unit in the Spring when demand is higher. Yikes! Pretend I did not say that and call me now so you can see this building. These will sell out. They are a good product at a reasonable price and the location is great. I would definitely buy here instead of a building like Clarendon 1021 where so many doorknobs are falling off the doors practically....
My home inspector agreed that the construction at Clarendon 1021 was pathetic and other buildings such as Station Square were constructed more professionally for what it's worth. From what I can see and from the spin received from the sales team, Keating seems to deliver quality construction. However, I'm reserving my final judgement on this till my inspector does an inspection here. In fact I'll pay for your home inspection if I represent you in addition to trying to save you some money. And keep in mind a list price is just a frame of reference for beginning the negotiating. I'll be trying to procure more photos on this Phoenix condominium in Clarendon and more specs for you as I'm a bit rusty since it's been 2 weeks that I did my 2 tours.
Disenfranchised Owners in the Phoenix
For those of you owners who are fighting the developer right now, I do sympathize with you. Most of you are really concerned with the fact that the market went down since and you lost money. And I agree that sucks. But at least you got a great building for it in a great location. For 1st person testimonials see the other blog posts at links below. And then see it for yourself to form your own conclusions. That's my advice.
Thoughts?
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Date: Friday, November, 9th 2007 @ 12:45:38 PMViews: 3164
This blog entry currently has 21 comments posted.
Jay Seville
Jake,
I'm pretty sure I did not voice personal judgements on the building, but did let plenty of people put their thoughts out there. I wanted to see for myself. **I also asked any owners to contact me if they had something negative to show me in person at the building. Nobody did. that could easily be that people just have busy lives and even if there was something to show me they didn't want to go through the hassle. But I've tried to get the whole picture and am still open to learning more from anybody.
Recent 2/2s have sold at Station Square for 560-580 so if Phoenix can price there or less then prices seem legit. They are not bargains though. will prices go down still? That's the big question for everybody to decide upon. I'll probably try at the end of the year to give my forecast after doing a LOT more thinking and analyzing. Prices do tend to be at their lowest from now through January historically though....I've told several owners to hold off on listing till March 2008.
Mike
How much of a bonus do realtors such as you get for selling in this building? Most people who have visited this building or are familiar with its MANY significant problems, will disagree with your analysis.
Jay Seville
Fair question, Mike. None that I know of. Read more of my blog posts such as Truth versus Bullcrap About Selling a Home and my regular lists of overpriced condos or my chastising of bogus realtor bribes. You can use the search box at top of blog's homepage to do so. You'll see that I'm a shoot straighter with integrity and transparency.
You sound like a newbie to the blog. Welcome to a different type of real estate the is the future of the industry.
Regarding "MANY" significant problems.... Where are they Mike??? I've asked people to show them to me and I'm ready to see them, and post pictures of them. Until I see it what am I supposed to go on--blind faith of annoyed owners because the market adjusted and they lost $$$$. That is not the builder's fault and I doubt the builder is happy about it either.
When one takes possession there is a punch list the new owner is supposed to give to the builder of any issues that need to be fixed. Owners need to use that to the max if there is something wrong with their units.
Show me the problems...until then it's hard for me to use them in forming any conclusions. Everything I saw was as good or better than other new condos. I've been inside all these condos and in their closets and in home inspections in them for 100s of hours. I do have a frame of reference.
And before jumping to erroneous conclusions about my motives, read those articles and learn more about how this blog works. Then get in touch with me about all these issues you say exist.
peace out,
jay
Jay Seville
And if they are going to sell 4-8 units a week...why would they offer bonuses??? That would be stupid. I even told 1800 Wilson that it didn't make a difference if they offered a bonus or not. I was still showing it regardless and the client has to sell themselves...not the real estate consultant. We don't sell houses, we introduce people tu real estate and then try to protect their interests. I have a feeling that new owners with representation have a better chance of procuring a "clean" unit that without.
Kevin
Jay,
It has now been several weeks since you last looked at this building. Have you got anything negative to share about it?
I am interested in the building and have not seen the followup you said you would write.
anon
I agree with you about this building Jay. It is very nice. The comment about stucco inside the units makes no sense. There is no stucco in the units. I am considering buying here and did a pretty thorough visual inspection and didn't notice anything major. Sounds like sour grapes from people that have lost money. The good news is that in the long run all owners here will see appreciation as people realize it is the best building in Clarendon.
jay
While the building might be fantastic, the fact remains it's next to a very active fire station. Engines running down Highland St. 24/7 with sirens blaring has to account for something?
C
I live in the building, facing the fire station. It isn't a big deal. The building is well made, and you really hear minimal street traffic and only the occassional sirens from the fire station. Clarendon feels more and more like a city, and living in the Phoenix gives you the best of both worlds, city and suburban. It's unbelievably convenient, and this is coming from someone who was initially very unhappy with the developer.
Jay Seville
C, while the fire station might be an intermittent annoyance to some, for many it's no big deal and part of urban living....
Kevin
Hey C,
Since the building is all electric, can you give me an idea of what your monthly bill is? Also what size unit do you have?
C
Yes, I am right across from the fire station, and it's not a big deal at all. Kevin, my electric bill this month was $125, and my water bill is usually about 25 bucks. I have a one bedroom.
mma
Has anyone noticed the noise coming from the Post Office's A/C units? DO the Postal trucks hauling and delivering mail shipments cause any noise - especially at night when they do their work?
Jay Seville
Ed, your comment for some reason didn't get published even though I just approved it. Call me as I'm a realtor in case you didn't realize it and I'll get more into detail $$$ about your initial offer at The Phoenix. 703-624-3270
jay
phoenix buyer
Went here this weekend and the traffic was out of control (people looking at the building I mean). Good location, good building, good prices = good deal.
Jay Seville
They were also in the middle of 3 new contracts when 2 buyers working with the JustNewListings.com team stopped by for their 2nd and 3rd viewings of the building. When I spoke to sales office today they were in middle of another contract.
Ross
There is stucco in the units and at least one unit I can recall during multiple walk through's while shopping had a "crap" stucco job. On the 9th floor corner unit on 10th St, overlooking the fire station - I can't remember the unit now, but they were asking $690K and the stucco ceiling in the guest bedroom was atrocious and the moldings on the floor looked hastily cut as well...wonder if I'm talking about the same one as Jake or if there are multiple units like this?
Also, the carpeting is nothing special...I guess I was expecting more for almost $700k.
anon
Ross, you are talking out of your behind. That is not stucco. That is acoustical ceiling that 90% of all new high-rises in the DC area. You can get it smoothed out. It is not a big deal.
kevin
Are you allowed to move yourself? Or do you have to use a professional mover?
I only have a mattress box spring 2 tables and 2 nightstands. I don't want to pay the minimum 4 hours of labor to move that. (sold most of my furniture to purchase new things delivered to the condo)
Chris
I'm pretty sure you can explain to them that you have nothing large to move. The freight elevator is accessible to all residents with your keyfob. You shouldn't have a problem.
Jake
quite a turn around in your sentiment Jay...you should check the quality a bit more...like the crap stucco jobs in some units and poor/hastily cut floor moldings. Plus the pricing is all 2006 - frame of reference - most condos in the 600\'s lost 30k on their tax assessments this year....