The Clarendon Real Estate Listings in Arlington VA by Condo Building
For people considering a purchaser please read my articles for buyers in our market. It will equip you and is being added to regularly. And if you are thinking about selling your home this article is imperative with examples of virtual tours, anecdotes, and cold hard facts: Sellers Don't Hire Amateurs to Sell Your Arlington Condo or even better the new Sellers page showing real estate 3.0 and sample virtual tours and info on the discounted commissions for more exposure.
NOTE: [October 2009--I'm redoing this post and will update the numbers and include a -5% type of insert on the main title for each condo to demonstrate how much the market value changed since March 2008.]
The real estate market for orange line condos in Clarendon, Ballston, Courthouse and Rosslyn has traditionally--at least the past 6 years or so--been the hottest condo market of Northern Virginia. Most of you are well aware of the hipness factor of the urban village of Clarendon with its shiny condos, movie theaters, restaurants, bars retail galore and instant access to county services buildings. And what is great about the Clarendon condo market in Arlington VA is that there is something for everyone. One can get 1BRs for less than $250,000 or buy into a luxury building such as the Wooster and Mercer Lofts where the 1BR were selling for nearly $700,000. The latter affords the chance to put a jacuzzi on your terrace whereas the former means you go into the basement to use the community washer and dryer.
Perfect is the enemy of good a mentor once told me so it is with that truth that I'm posting this article even though it is not complete. This is a first for me and not comfortable. But with so many new visitors from the Washington Post this weekend I thought it a judicious move to get the info out there. If you're really looking into buying a condo then here is a short summary of great condo buying articles for arlington condos on the orange line.
|1. 1800 Wilson||8. Hawthorne
||15. Turnberry Tower|
|2. Belvedere||9. Lexington Square
|3. Cambridge Courts
|| 10. Odyssey
||17. Windsor Plaza
|4. Charleston Condo
|| 11. Station Square
||18. Woodbury Heights
|5. Clarendon 1021
|| 12. The Hartford
||19. Wooster and Mercer Lofts
|6. Colonial Village
|| 13. Phoenix at Clarendon Metro
|7. Courthouse Hill
||14. Residences at Liberty Center
And here is a quick recap of the Arlington real estate market comparing 2007 to 2006:
As you can see the Arlington market has been quite resilient regardless of the national news media irresponsible reports that never mention how hyperlocal real estate is as far as individual consumers are concerned....If you're thinking about buying a condo fill out the contact form for the best buyer representation to protect your $$$.
Comps for 1800 Wilson, Belvedere, Cambridge Courts, Charleston Condo and Clarendon 1021
1. 1800 Wilson: 1800 Wilson Blvd 22201 -3% [since march 2008 as of October 2009]
a) 1BRs in the 1800 Wilson condo have been going for $360,000-375,000 the past few months (in 2009)
b) 2BR/2BA have been selling for $510-515,000ish. The larger units with 1254 square feet are worth significantly more.
2. Belvedere: 1600 N Oak St 22209 +2%
a) 1BR are now down to $330-385,000--depends on how renovated it is and the view. Most are about $350,000ish.For smaller sq ft like 670 they sell below $350,000 and for the 800-900 sq ft they are $375,000-395,000
b) 2BR/2BA These Belvedere condominium units vary widely depending on the variables. A "grandma house" can be under $500,000s whereas most units 1100-1250 sq ft are worth $510,000-590,000 (the latter is for completely renovated units with views). 1430 sq ft can sell for $580,000-657,000. One did close that high in May 2009.
c) the units that are just 1050 sq ft are also just $470,000-495,000 usually.
3. Cambridge Courts Condo -15% for 1BRs but the 2BRs are just -3% from March 2008
a) The 1BR are selling for $235,000-260,000 depending.
b) 2BR most recently sold for $290,000-315,000 come with 750 sq. ft. The upper units have soaring ceilings and these come with washers and dryers in the units. Cambridge Courts is the closest condominium community to Clarendon that offers washers/dryers in the units for this price.
However I believe the value of these had dipped since the previous sale and are now worth about $300,000ish....
4. Charleston Condo 2400 Clarendon Blvd 22201 0%
a) The 1BR at Charleston Condominium are large with 760 sq. ft. are generally worth about $360,000-380,000 now.
b) The 1BR+ dens are going for $390-410,000. It's one of the best buys for that 1BR+den niches. One of my other favorites for that is the Continental in Ballston.
c) The 2BR/2BA the most recent sold for $535,000 but some may go below $500,000--it's just that there have not been any other solds this year.
5. Clarendon 1021 1021 N Garfield St -2%
The numbers on this building vary widely with various floorplans and views. But I'll try to give you a general idea of its Arlington VA real estate scenarios.
a) Generally the 1BRs (750 sq ft) on lower levels are worth $350-370,000s and on the higher floors in the $370,000-390,000s. So the $5000/floor floor that some listing agents spew out to justify their overpriced condos is crap. There are been some smokin' deals where short sales and foreclosures closed at $300,000-
b) the 1BR+ dens at Clarendon 1021 are up in the air right now. Some closed for $410-430,000ish about a year ago.
c) 2BR/2BA This is where the building gets tricky. $480,000-630,000ish depending on square footage (mostly 1100-1300). There are even larger units worth more. Most regular 2/2s in the building are about $515-535,000.
Here are some active listings in Clarendon 1021
6. Colonial Village -3%
a) 1BRs go for $250,000-290,000. The great majority are worth 260s, but there smaller units with less than 600 sq.ft can go as low as $245-265,000. One very upgraded unit sold for $294,000.
b) 2BR units have been selling for $320,000-340,000 depending on its charm factor and square footage. Most units have 820 or 785 sq. ft.
Courthouse Hill, Hawthorne, Lexington Square, Odyssey, Station Square, The Hartford, Phoenix at Clarendon, Residences at Liberty Center
7. Courthouse Hill +2%
a) 1BRs are valued at $340,000-370,000 now.
b) 2BR /2BA are $450-500,000 depending.
c) 3BR/3BA can be worth $650,000 (1430 sq ft) and the 3BR/2BA about $600ish (1370 sq ft)
8. Hawthorne 820 N Pollard St -8% on 2BRs (based on many buyers who overpaid directly from builder or lamo buyer agents they had instead of the JustNewListings.com team.
a) 1BR have been selling for $345,000-375,000 (top floor).
b).2/2 1100-1250 sq ft are worth $470-520,000. Generally about $505,000 (the justnewlistings.com team got our buyer into 1250 sq ft for $476,000-a bit of luck and a lot of aggressiveness on our part)
2BR/2BA As is often the case with new construction condos the numbers are all over the place--$500,000 to $590,000 depending on square footage and whether or not the buyer had an aggressive selling agent (buyer agent) when they made their purchase. Some buyers paid $40,000 more for the same unit. I wrote about "floaters" awhile ago--condo buyers who walk into sales offices without a battle hardened real estate consultant by their side. I regularly save buyers $10,000 to $70,000 when buying a home including with builders. Or I advise against buying in a building all together for various reasons.
9. Lexington Square 3830 9th St N 22203 -- this unit made my top 6 older condos list
I crossed out Astoria even though it's a big money saver due to the duck tape carpets being there for the last 6 months in the lobby 1st floor area. Also the carpets should have been replaced long ago....If you can handle that just for location then you should definitely consider it. But until it gets back to classy it's off the list
a) The 1BRs of 620 sq ft are selling for $320,000-340,000. they peaked around $400,000 so the correction from the 2005 peak is probably over. However a super renovated unit sold for $373,00. -1%
b) The 2BRs are worth $410,000-445,000 as of the writing of this article with lots of comps to support it for smaller 900-1000 sq ft units. The larger units are $475,000-500,000 (1250 sq ft)--mostly 485,000 for that larger size.
c) The 1BR+dens at Lexington Square are selling for $370,000-385,000. -8%
10. Odyssey 2001 15th St N 22201 Most of you reading this blog regularly know that this is my favorite "regular" condo in Northern Virginia real estate and Arlington VA. I say regular because the coolest condominium of all is without a doubt the Mercer and Wooster Lofts but those were in a different class altogether with 1BRs for $700,000. Enough said.
a) 1BRs are selling for $330,000-375,000 depending on the floor. Most units are 720 sq. ft. The larger 800-850 sq. ft. units go for --well it's up in the air as there have been no sales.
b) 2BRs 2BAs vary widely in price due to different scenarios Odyssey condominium offers. Some units are "standard" with about 950-1050 sq. ft. and are worth about $520,000-540,000. If you go up from there platinum units 10th floor and higher with highly upgraded kitchens also sell for $600,000ish.
11. Station Square 1205 N Garfield St N 22201 -5%
This building is also in the top condos list for Arlington just 2 blocks to metro and a 2 level pool that waterfalls from the upper to lower pool. Residents get a big discount at the new Gold's Gym on the same block.
a) 1BRs are selling for $350,000-380,000 generally -5%
b) 1BR+den comp at $440-460,000 (900 sq ft) These 1BR+dens have held value very well since March 2008
c) 2BR/2BA sell from $500,000-520,000 for sq ft of 980-1050 sq ft. 1100 sq ft are $530,000ish. It is absolutely critical in buying in this building that you have a battle hardened negotiator on your side--like myself. It is a complicated building with widely ranging prices and it would be easy to overpay here.
d) oversized 2BRs 1300-1450 sq. ft vary from $605,000-635,000. -10
12. The Hartford 1200 N Hartford St 22201 Just 1 block to Clarendon metro and a solidly built building.
b) 2BR/2BA with smaller sq ft (925) sell for $480-500,000 ish [no sales in 2009 to work with]
c) 2/2 with 1100 sq ft. sell for $520,00ish. [no sales in 2009 to work with]
13. Phoenix at Clarendon Metro 1020 N Highland St with built in retail and a post office delivered in 2007.
a) 1BR range depending from $365,000-410,000 [no sales in 2009 to work with]
b) 1BR+den are generally worth $410,000 (short sale)-$450,000.
c) 2BR/2BA These are mostly worth $480-515,000 up to 1100 sq ft. [leftover notes from the March 2008 original in which I made the point you shouldn't go buy from a builder directly] However you should take a buyer agent with you. I got a reckless driving ticket a couple years ago for speeding on 495 79 (mph) --I know I'm a terrible person. Did I go in to the court representing myself or did I get a lawyer who had working knowledge and relationships with the different judges? My lawyer knew which judges to skip and which one to come forward with for the best deal. I paid my fine and it was a hassle but it could have been much worse if I had gone in on my own and ended up in front of one of the wrong judges.
Also I will say there is a vested interest to keep the best deals for a few selling agents (buyer agents) because that way only a limited #of buyer agents know the real values versus the general public or agents. Think about it and call me when you're ready to buy.
14. Residences at Liberty Center
a) the 1BRs are worth $345000-375,000.
b) oversized 1BRs are up to $400,000
c) 1BR+dens are $415-430,000
d) 2/2 are $500,000
e) the larger units there are 1250 sq ft+ can be overpriced and one needs to be careful
Turnberry Towers, Williamsburg, Windsor Plaza, Woodbury Heights, Wooster and Mercer Lofts
15. Turnberry Towers
16. Williamsburg 1276 N Wayne St -7%
This made #1 on my top older condos list. It is a classy building with an excellent location and solid amentities. The Williamsburg condo delivers value with good square footage for the price in the area. They almost always show well but many of them bring awesome views to the table as well. Usually they have all white kitchens that are wide open with huge countertops. Large closets are also part of the standard floor plan along with jetted tubs.
a) 1BR are worth $340,000-380,000 depending on floor and sq ft.
b) 1BR+den with 1 BA come with over 1000 sq. ft. and a separate dining area are worth $430,000 depending on views and which floor it's on
c) 2BR/2BA units at Williamsburg Condominium are generally worth $500,000-$530,000. Although one sold mega cheap for a net of $450,000 and stood out like a sore thumb--no explanation. So the floors and views matter.
d) and there are some larger units that are now worth about $600,000 that used to be worth $50,000-100,000 more -15%
17. Windsor Plaza 1050 N Taylor St and 1045 N Utah St Arlington, VA 22201 On the top condos list for older buildings. Windsor Plaza has a nice pool/patio area and the units on the 1st floor come with an extra 150-250 sq. ft. of patio area where one can put patio furniture. If one does not mind being on the 1st floor this is a great bonus value.
a) The 1BR units sell for $315,000-340,000 for 640-720 sq. ft. Smaller units with just 500 sq. ft. can be as low as $280,000 -3%
b) The 2BR/2BA sell for $410,000-435,000. There may be larger units that sell for more.
c) the 1bR+den are probably worth under $400,000 even though 2 are listed active for 425,000 now.
18. Woodbury Heights 1301 N Courthouse Rd Is an older building in a prime location. Some of the units have nice views with lots of lights. My big gripe is that this building is in desperate need of a makeover. The hallways are literally depressing they are so dark and grim....
a) The 1BR are worth about $310-325,000.
b) The 2/2 vary depending on square footage. The 1100 sq ft are worth about $430,000.
19. Wooster and Mercer Lofts: 1600 Clarendon Blvd These are in a class by themselves. Maybe Turnberry towers will have the same level of finishes??? I'll believe it when I see it. For now these are the most luxurious, high end condos around. Their one bedrooms are sold out which show the demand was there for this upper end condo at which the 1BRs were for sale in the upper $600,000s.
Here are some photos and if you'd like to view them contact me to set up the appt.