Philadelphia Condos in Mark‘s Words | CenterCityCondos.com

Condo Special Assessments and Their Impact

Welcome to our podcast with Mark Wade of BHHS, Fox and Roach Realtors, CenterCityCondos.com - where we delve into property valuations with regards to condo special assessments. We discuss its implications on contracts of sale, potential negotiables, and how they affect a given building's value and demand.

Discover how the nature of special assessments can influence market behavior. We look at real life examples of buildings such as the Plaza at 1901 Walnut, where their non-visible - but significant - special assessment led to years of stunted growth. Learn about how large, less visible assessments can cause the demand and value of a building to decrease.

The podcast also explores different financial layouts of buildings – from those that plan ahead with significant contributions to their assessment funds, to those that prefer spontaneous collection. Special assessments can influence the market attractiveness of a property and understanding them can be key in making informed purchase decisions.

Lastly, we also differentiate general talk of future improvements from actual assessments. Mark shares the important implication that, unless a future improvement is officially agreed upon and recorded, it cannot be considered a special assessment.

This podcast is essential listening for anyone interested in condo investment, looking to buy a condo, or even anyone curious about how condo special assessments work. If you have any questions or comments, feel free to reach out to Mark Wade at 267-237-3404. Thank you.

Old City Condo Reviews

Welcome to a brand-new podcast episode, hosted by experienced realtor Mark Wade of BHHS Fox and Roach Realtors. Tapping into his rich 35-year experience as a realtor and a resident of Old City for 22 years, Mark provides invaluable insight into different buildings in Old City.

Beginning with 108 Arch, Mark shares that this building has a clean, inviting look with its zinc and brick exterior. He notes only one complaint about the lack of options for a second parking space, but acknowledges such issues come with living in Center City.

Across the street, 101 Arch, while drawing praise for its beautiful facade, is often criticized for its rather dated, worn interior and security concerns with an occasionally unlocked front door. However, on the flip side, Mark mentions the hugely appealing factor of this building is the phenomenal dollar per square footage and its unique units.

The National, another building under spotlight, wins hearts for its underbuilding parking, newness, and loft-like look that seamlessly integrates with Old City's vibe. However, some units have walls that don't extend all the way up to the ceiling, causing noise transference. Mark points out that this issue has been solved in numerous units.

The tour winds down at 102 Church where Mark lauds the building but mentions some concerns about the entranceway and aging hallways. Despite this, the units charm with their unique details.

Mark concludes by inviting listeners to share their thoughts, questions, or comments by contacting him directly at Mark@Centercity.com.

Buyer Insights and Feedback for 19103 Condos

Welcome to a deep-dive episode with Mark Wade, your host from CenterCityCondos.com and BHHS Fox & Roach Realtors. With 35 years experience, Mark is sharing extensive feedback received from buyers across various condo showings within the 19103 zip code.

Mark begins by discussing The Plaza at 1901 Walnut Street, where buyers enjoy the surprise of original pre-war details, a wide variety of unit values and styles, overall cleanliness, attentive staff, and the inclusion of taxes in the association fees due to the building's co-op status.

Next, the Murano: Bathed in appreciation for its cleanliness, value growth, and convenient proximity to Penn, the building overcame initial issues and skyrocketed after 20 units were put on auction. 

Moving on, the episode delves into the unassuming 23 South 23rd Street where visitors are pleasantly surprised by a serene interior courtyard and the large, spaces within the units. The welcoming front desk staff and the building's strategic proximity to Penn are other highlights mentioned. 

Catch all the nuanced details of the condominiums Mark has shown around the 19103 zip code, enriched by his three-decade professional journey. Have any comments, queries, or concerns? Mark encourages you to call him at 267-237-3404 or email Mark@CenterCity.com.

19122 and 19125 Insights and Trends

Welcome to the CenterCityCondos.com podcast with Mark Wade of BHHS Fox & Roach Realtors. In this episode, Mark shares his feedback garnered from years of selling condos, focusing particularly on the surprising delights of the 19122 and 19125 neighborhoods.

Mark discusses how these neighborhoods, previously overlooked by condo buyers, now boast a variety of modern, new-construction buildings, with many featuring tax abatements. The property types available in this area have shifted significantly over the past two decades. Not too long ago, one-bedroom units were predominantly found, but as the neighborhoods have grown and stabilized, larger and pricier condos have made an appearance.

These neighborhoods have become top areas of interest for many buyers, particularly those looking for modern amenities, smaller one-bedroom units with affordability, or simply wanting to live in a hip locale. As these neighborhoods continue to urbanize, with more businesses and restaurants adding to the walkability and livability, Mark sees steady and increasing growth in their value.

Tune in to hear all this and more about the changing face of the Philadelphia condo market, particularly in the 19122 and 19125 neighborhoods. This episode offers valuable insights to both potential buyers and those interested in the growth and development of these up and coming neighborhoods.

Art Museum Area Condo Feedback

Join Mark Wade, esteemed realtor from BHHS Fox & Roach Realtors, and CenterCityCondos.com, as he provides intimate insights gathered over three decades in the real estate business. In this informative podcast, he shares client feedback from numerous buildings in the 19130 zip code area.

The podcast kickstarts with an overview of 2401 Pennsylvania Avenue, The Philadelphian. Mark details the positive feedback he frequently receives, the speed at which units are sold, and the inclusive condo fees surprisingly many buyers overlook. Next, he moves to 2601 Pennsylvania Avenue, a building that commands high marks for its value, original detail, and quietness between units.

A significant part of the podcast is dedicated to Cityview at 2001 Hamilton. Not only does Mark uncovers pleasant surprises, like the magnificent views and amenities, he also dissects the unique structures of the two buildings and highlights their distinct condo associations and styles. Safe and secure, with ample parking and friendly front desk staff, most buyers feel right at home here.

The last stop on this podcast tour is Tivoli, 1900 Hamilton. With its cleanliness, pleasant front staff, spacious unit layouts, solid doors, and individual HVAC systems, this building leaves buyers pleasantly surprised. The park across the street, its dog-friendly nature, and its proximity to Center City and the business district make it a prime property for potential buyers.

All questions, comments, and concerns are welcomed. Feel free to reach out to Mark@Centercity.com directly to learn more about these incredible locations.

Buyers' Perspectives of Philly Riverfront Condos

Join Mark Wade from CenterCityCondos.com, BHHS Fox & Roach Realtors as he shares crucial feedback from buyers about the condos dotting the Delaware River expanse. Tune in to learn the attractive points, buyers' impressions, and the not-so-liked aspects related to different buildings such as Waterfront Square, Dockside, and Pier 3 & 5.

Listen as Mark brings out his personal experiences and in-depth familiarity with properties like Waterfront Square where he owns and resides. Learn how the buyers are usually pleasantly taken aback with the amenities they get for their money, views, pool, gym, parking and not to mention, the feel of a secured, gated community.

Understand the evolution of neighborhoods and how connectivity issues, once a pet peeve for buyers, are now seldom raised. Get to grips with buyers' viewpoints on other condominiums like Dockside, with its extensive offerings such as shuttle bus service, facilities floor encompassing a pool, gym, and boardrooms. Hear about a few concerns raised by buyers while also emphasizing on positives such as cleanliness and front-door staff.

Further, discover why Pier 3 and Pier 5 are value buys, with buyers generally thrilled at the substantial square foot they can get for their money. Mark wraps up by pointing out the unique ‘resort-like’ appeal of these riverfront properties, underlining the fantastic views and awe-inspiring amenities.

This episode is a treasure trove of insights and practical tips for both prospective buyers and sellers alike. Dive in to explore more about living on the riverfront with Mark Wade. Contact him directly at Mark@Centercity.com for any questions, comments, or concerns.

An Insider's Tour of Society Hill Condos

Join me, Mark Wade, of BHHS Fox and Roach Realtors and centercitycondos.com, in my latest podcast where I reveal the inside scoop on some of Philadelphia's prime condos in The Society Hill neighborhood. Drawing from my 35 years of experience in the field, I share the feedback, insights, and little-known facts from potential buyers touring these captivating city spaces.

Step into the heart of Society Hill Towers on Locust Street, where visitors are surprised to discover lobbies that are authentic portrayals of the buildings' vintage charm. Although some may be taken aback by the size of the bathrooms, the towers are renowned for their cleanliness, welcoming front door staff, fantastic views, and amenity-rich offerings including a gym and one of the best outdoor pools downtown.

In St. James Court, sandwiched between 5th and 6th Walnut and Locust, unfolds a tale of low-rise townhouses enveloping an idyllic interior courtyard. Visitors revel in the desirability and highly livable layouts of both upper and lower level units. With low condo fees and unexpected parking space availability at nearby Independence Place, these residences continually hold their market value admirably.

Moving on to 410 South Front Street, buyers are frequently surprised by the extraordinary quality of this Toll Brothers unit. Visual stimulation aside, lower noise levels, garage parking, and impressive cleanliness attest to this building's positive reputation.

Finally, we delve into the ever-relevant Hopkinson House, one of Center City's best value-for-money buildings that continuously impresses with its impressive management, spectacular views, and attached square. Find out why buyer feedback remains largely positive and what factors influence the diversity of unit prices within this 50-year-old building.

Connect with me, Mark Wade, at 267-237-3404 for any questions, comments, or concerns or simply visit centercitycondos.com. 

19147 Condo Feedback

In this episode, Mark Wade, a seasoned realtor at CenterCityCondos.com, BHHS Fox & Roach Realtors, shares invaluable insights gleaned from characterizing popular buildings in the 19147 zip code, Philadelphia. With more than three decades of real estate experience at his disposal, Mark dissects the criticisms and compliments he frequently hears from buyers about these sought-after buildings.

Join him as he kicks off his narrative with a detailed overview of Abbotts Square. Despite its distinctive designs and uncommon floor plans that typically pique the interest of buyers, some aspects like the outdated lobby, and the no-pets policy stir negative feedback.

Next, he explores Bella Vista Lofts, talking about the sparse number of units available for sale and the rare opportunity to secure two-car parking. He then dives into the penthouse units' majestic skyline views, making them some of the most eye-catching in the area.

Switching the attention to Hawthorne Lofts, Mark outlines how the well-maintained building leaves buyers marveling over its high-end amenities. Fitzwater Lofts also takes the limelight as he goes over the private parking and the sizable storage spaces provided. Mark outlines the boon this area has enjoyed over the past decade, attracting many more buyers than ever before.

This episode is a goldmine of information for anyone looking to familiarize themselves with the condo landscape in the Bella Vista and Queen Village neighborhoods in Philadelphia. Listen in and gain a leg up in your property purchase journey!

Buyer Feedback on Condos in 19107

In this podcast, Mark Wade, a seasoned realtor with CenterCityCondos.com, shares feedback he has gathered from buyers who have viewed several condos in the Washington Square West area. With 35 years of experience in selling condos, he offers an insider's view of five properties: The Western Union Building, The Lenox, Center City One, Le Grenier, and the Old Shoe Factory.

After showing The Western Union condos to potential buyers, the feedback tends to be positive, be it on cleanliness, staff friendliness or in-building facilities. The only possible negatives are with limited parking and noise interference from nearby helicopters. The Lenox has buyers charmed by its pre-war details, while Center City One is lauded for its value-for-money element.

Meanwhile, Le Grenier stands out for its modern interior finish and reasonable condo fees. Lastly, buyers visiting the Old Shoe Factory usually rave about the sublime skyline views and its hard-edge loft-like aesthetics, and the only pointed out concern being the single slow elevator.

Stay tuned for future podcasts with more insider insights into other buildings around the area. For more info, reach out to Mark Wade at 267-237-3404 or email Mark@CenterCity.com.

Low Rise Art Museum Area Condos

Set adjacent to Rittenhouse Square, many buyers find The Art Museum area a quiet oasis perfect to find a new home. There is a Whole Foods and a Mini-Target in the center of the neighborhood. The Art Museum Area offers easy access to major highways. Of course, the Art Museum, The Oval, The Rodin Museum, loads of shopping, and Fairmount Park are major attractions in the neighborhood, making the area quite a draw. There have been many condo conversions on Green, Wallace, and Mt. Vernon Streets in the Art Museum area and the trend has been growing, increasing the value of newly renovated condominiums in the Art Museum neighborhood! 

To learn more about the Art Museum Area click here: http://www.centercitycondos.com/art.htm

To learn more about Low Rise Condos throughout Center city click here: http://www.centercitycondos.com/low_rises_nav.htm

Mark Wade
www.CenterCityCondos.com 
215.521.1523
Mark@CenterCity.com 

 

What to Expect When Working With Mark to Buy a Condo

So, you are ready to buy a condo in Philadelphia and you are not sure what to expect. Listen as Mark briefly breaks down the process for you from start to finish. Still have questions? Call 215-521-1523 or shoot us an email at Mark@CenterCity.com.



In the meantime, check out some listings on our website at http://www.centercitycondos.com/just_listed.htm.  No pressure...we are here to chat whenever you are ready!

Mark Wade
BHHS Fox & Roach Realtors®
530 Walnut St. #480 
Philadelphia, PA 19106

The Coronado Condos at 2201 Chestnut Street

Located on the northwest corner of 22nd and Chestnut Streets sits the "pre-war" styled condos of the Coronado building. Just west of the Rittenhouse Square area and with a total of 37 condos in the building, this almost boutique condo building has some very interesting units. Most either have a northern or southern exposure and there is a maximum of 4 units per floors. I think what most of my buyers appreciate is the sense of space that each condo provides. From formal dining rooms to original flooring- The Coronado Condos really give you a feel like each condo is a little ranch house in the sky....they are really home-like in their detailing and layout. Lathe and plaster walls, crown moldings, and five panel solid doors all complete the interior look of each condo. Many units here do NOT have living room/dining room combinations. Most kitchens are galley in style- the saving grace being that most have a door out to a balcony or fire escape which my buyers find refreshing. I think The Coronado is without a doubt one of the BEST values to be found in 19103 for high rise condo living. You are not going to find this kind of space at the prices the building commands. And kudos to the condo association for the ongoing facade work. Most associations ignore this need...but the owners at 2201 Chestnut are putting money into the building to maintain their investments and I think that is a damned good thing! Learn more about The Coronado here: http://centercitycondos.com/mid_rises/coronado.html

Parc Rittenhouse Condominiums

It's a life of luxury at Parc Rittenhouse. High-end condominiums with stainless steel kitchens, wood flooring, and a 1500 square foot terrace with skyline views overlooking the pool.



24-hour doorman service, beautiful lobby with fireplace, media room, lounge, fitness center, and outdoor pool with deck area for entertaining. Separate storage units. Pet friendly building.

The Dorchester Condos on Rittenhouse Square

Known as "The Dorchester", this wonderful building offers studios, one, two, and three bedroom units. The Dorchester Condominiums do offer rental parking for a fee and there is a BEAUTIFUL rooftop pool (membership required).

Wonderfully oversized windows provide great views from almost every unit. Similar to the Wanamaker House condos, the Dorchester is a twenty-four hour doorman building. Dorchester condos are a consistently fabulous buy for those looking for a residence on "The Square".

Cityview Condominiums in the Art Museum Area

This Art Museum Area condominium offers breathtaking views of the Philadelphia Skyline!



Amenities include hardwood floors, an on-site fitness center, library, and outdoor pool. Lovely landscaped common areas and parking on-site!  Read More about Cityview Condos Here!! 

The Condos at The Tivoli in Philadelphia

The Tivoli condos (1900 Hamilton St) in Center City Philadelphia are comprised of a high rise building and is accompanied by a low rise set of courtyard condos that face a really nicely manicured enclosed lawn area. Almost all units at The Tivoli condos have parking and the condo association employs a full-time doorman.

Condos range from one bedroom to very large three bedroom condos and are known for having great closet space and lovely open kitchens.

Western Union Condos in Center City Philadelphia

One, Two, and Three-Bedroom Condominiums with a convenient gourmet market, a sidewalk cafe, and fitness center. There is a 24-hour concierge and valet parking as well as high-speed elevators to take you up to your life of luxury including 10-foot ceilings, custom appliances, stone baths, and hardwood flooring! 

There are really a number of floorplans at 1101 Locust St. and many units on the higher floors have a value that centers around the balconies/terraces (some are HUGE). The south facing condos on the higher floors have great views and are known for an abundance of natural light. Many of the kitchens in the condo building are the same (style, color, and size) with a butterscotch colored tile backsplash. Bathrooms have ample size as do the walk-in closets. Again- Layout and overall size varies in many units (as does the view) so it may be difficult to compare "apples to apples" when trying to comp the value of the Western Union condominiums. Parking in the lower level is limited and is manned- as many condos have "lifts" and the cars are stacked- so few folks can self-park their car..they would use the valet. The condos do have a smallish gym on the 4th floor-which I have yet to see being used on my visits to 1101 Locust. I think most Philly condo buyers will agree that the location of the Western Union is strong- a very residential locale right in the heart of Washington Square West- and is adjacent to Jefferson Medical Hospital. 

The Symphony House Condominiums in Philadelphia

The Symphony House Condominiums at Broad and Pine Streets range from one bedroom flats to four bedroom penthouse units (848sq ft- 2232 sq ft). The Symphony House offers on-site parking, 24-hour concierge, as well as on-site pool, gracious gym, and community room areas. With a maximum of nine condominium residences per floor, good ceiling height and some floor to ceiling glass wall windows, the units are bright and cheery and offer a wide range of customization options.



We have always found the staff to be very polite and helpful, and the proximity to cultural activities on the Avenue of the Arts is incomparable. Looking to make some your own new music in a Center City Condominium? Give me a call, and let's see the Symphony House condominiums at Broad and Pine Streets!

2201 Cherry Street Condos

Located in the Logan Circle area of Center City (roughly, the mid-North West quadrant of town), sits a quiet almost unnoticed mid/high rise condo buildings, simply known as 2201 Cherry St.



Clad in a white stucco-esque exterior interrupted by a series of windows and small balconies, this 11 story, 44-unit condominium building was first occupied in early 1988. Interestingly enough, almost all units have parking. Penthouse units available as well. 
Listen now to learn more! 

The Murano Condominiums in Philadelphia

The Murano is probably one of the most striking modern condo buildings in Philadelphia and is a wonderful addition to our skyline.



Some units include parking and additional storage space. One of the largest and nicest amenities floors in town- the 6th floor has a pool, large gym, conference area, and outdoor deck- really smashing. The "02" and "03" units are really groovy in the fact that they have a large curved glass living room..with mostly floor to ceiling windows. Views are lovely and common areas are always clean and well kept.

Mark Wade 
BHHS Fox & Roach Realtors
www.CenterCityCondos.com