You want to capture top dollar in the sale of your luxury condominium? Any agent can sell your condo, but at what price. Brad Golik, a condominium specialist at LUXE Christie’s International Real Estate, gives you the best in condominium marketing. To see more on Brad’s philosophy on real estate marketing, please visit: https://www.luxurycondosofportland.com/marketing
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A couple of days ago, Portland’s only $7,000,000 penthouse condo came on the market (actually $6,995,000) This penthouse is on the 27th floor of the 28 story Cosmopolitan. The current owners bought 2 units pre-construction and designed it into one stunning unit that has almost 360 degree views.
What I like about this beautiful Portland penthouse: I like the different feel of this condo from every other luxury condo on the market. While very white and somewhat sterile at first glance, I could see beautiful paintings and colorful glass artwork fill this unit with additional color. The other thing I really like about this unit is the floor to ceiling windows that are everywhere around you…a very stark difference to what you will find in the new penthouse units at the new Vista!
What I don’t like about this unit: There is really not much to not like about this condo. If there was one thing, I would say the fact that it is not a top floor penthouse hurts it just a little. Penthouse buyer’s…especially those buying the most expensive in town tend to like to be on the top!
So, what about the $6,995,000 price tag? This puts it at $1626 a sq. ft. Obviously a very high number for Portland. Let’s compare it though to other penthouse units in Portland. At $4,700,000 the penthouse at the Metropolitan comes in at $1344 a sq. ft. maybe a little high only in that the interior is very traditional and buyer specific. Now let’s compare to those over at the Vista. No comparison! At $1222 a sq. ft., the Vista penthouses do not come close to what you are getting at The Cosmopolitan. First of all, as you have heard me compare before, the windows at Cosmo are much more desirable (floor to ceiling all around) compared to the limited windows at Vista. Also, as I have mentioned before, the Vista penthouses are very linear and views are more limited to the east and west. #2715 at Cosmopolitan is very open in it’s floor plan and especially sets itself apart in the tremendous amount of natural light. Combine that with the 3 mountain views and far superior city light views at night. In addition, you are 6 floors higher! Now will this get it’s lofty $1626? This is hard to say. While this unit is totally custom with the finest in finishes, nobody wants to be the first to pay a new record price. In the end, I could see the final sales price be somewhere between $6,250,000 and $6,500,000 which puts it in the $1453 to $1511. At these numbers, I would consider it to be a value if you are comparing it to Vista at $1222…which I still believe to be high for what you are getting. Again, those units have been sitting for a long time now, unsold at those prices.
Will it sell for $6,995,000? It very possibly could as there are those out there that don’t necessarily want the best value…they want the best!
See more of this penthouse at : http://www.PortlandPenthouse.com and click on Feature Penthouse 2.
If you would like to view this condo, give me a call at 503-896-8856. There are a few requirements to view so call me to discuss
If you want to capture top dollar on the sale of your condo, why not hire an agent who cares enough to do everything he or she can to get your place seen by as many buyer’s as possible. I simply refuse to cut corners when it comes to marketing your condo or loft. I often tell people “Any agent can sell your condo…but at what price?”
Whether it’s soda, beer or tennis shoes…marketing is so important. But, it’s not just selling these products, it’s selling them at a premium to other similar products by giving them a perceived higher value. Real Estate is no different! With real estate marketing it’s so important to start with great professional photos, after all, photos are the foundation for most of your other marketing such as print media, listing websites and video. And great photos should be something that teases the buyer’s and makes them say “I HAVE to see this property, it’s beautiful!” And when buyers see high quality marketing, they will often associate the listing as being a higher quality property.
Quality vs Quantity – More marketing is not always better marketing. 360 degree photos are something a lot of agents use today. To me, this is giving away too much information to the buyer. A potential buyer may see 1 or 2 little things that turn them away from visiting the property, one they may actually have loved had they seen it. Marketing is all about getting the buyers to a property. It is also about giving the property a higher perceived value so that they are more comfortable in paying a higher price.
You have many choices when looking to hire an agent. Why not hire an agent who gives you great marketing for your listing. After all, you are paying an agent to market and sell your listing! Why not hire an agent that cares enough to spend the money it takes to do the job right?
Brad Golik is a 15 year real estate veteran with a specialty in the Portland condominium markets. You can reach him at http://www.LuxuryCondosofPortland.com or at 503-896-8856
The current market is an interesting one.We continue you see many price reductions on properties. With that said, condos in desirable buildings like The Cosmopolitan, if priced right, will sell in a short time. There are many units in the market, but special units, units that are not so typical can go quickly.
In a previous post I mentioned that buyers who have patience will be rewarded. We have seen many properties that have gone through 5-6 price reductions. Condos that were way overpriced are getting pummeled , especially those that have had that many reductions. A good example of this is a condo I have talked about before is the penthouse #1502 at the Elizabeth. That penthouse was originally priced at $3,650,000… a number that was incredibly high from the start. Now, after another price reduction, it is now priced at $2,695,000. If you may recall, when I previously mentioned this unit it was at $2,995,000 and I said I really liked it but that you will be able to pick it up at a better price later. That time is here! And now that it has struggled for a year on the market and gone through 5 price reductions, the sharks are circling and will eventually get an even better deal on this on. If you can pick up this one for $2,400,000 to $2,500,000 and add $100,000 for a new kitchen…you will have one stunning unit for a price much less than you will find in new buildings like Vista and The Cosmopolitan. In 2016 I sold a similar penthouse (#1406) in the same building. This would have been the ideal comp when listing #1502 and if it would have been priced correctly, maybe $2,850,000 to $2,950,000, it probably would have sold. Now, because it was so overpriced, it will probably sell for $300,000 to $400,000 less than it should have.
While I am talking about penthouses, I would like to revisit the new Vista condominiums. This seems to be a subject that my clients keep bringing up. When I wrote about the Vista penthouses in a previous posting: https://luxurycondosofportland.wordpress.com/2018/10/12/why-are-the-vista-penthouses-not-selling/ I believe at the time they had 1 penthouse sold and 2 were pending. (out of a total of 6) Now it looks like the two pending units fell out of escrow and only #2012 has sold at a price of $3,075,000. There are still 5 of the 6 penthouse units on the market.
Portland is soon to see two of its most expensive condos hit the market! Both of these penthouse condos will be in the $6,000,000 range. Based on their square footage they will be priced at $1192 to $1370 a square foot. Keep in mind, Vista #2112 is $1228 a foot. The difference is that both of the new penthouse listings are 7 to 10 floors higher. They are also totally custom with very high end finishes. If you are in the market for a large, stunning $6,000,000 condo, give me a call and I can give you a heads up as to where these penthouses are and to get more information, give me a call.
Are you looking for something a little more affordable? You will begin to see more condos coming on the market. Many will stay on the market for awhile and others will not. The ones that won’t are ones that are more unique like a special corner unit in a building or something like a 1 bedroom penthouse unit. When you have a condo that is unique, the urgency to not miss out is much higher. When you have 10 to 15 condos that are very similar like interior units at the Edge, Elizabeth, Gregory and the Elliot, there is no urgency or fear of loss. As you move forward in your search for a condo, work with a specialist, someone that understands the condo market and understands why one unit at $600 a ft make sense while another one does not. Just as a $6,000,000 penthouse at $1190 to $1370 a foot can make more sense than the very linear penthouse units at Vista priced at $1050 to $1228 a foot or why the 04 units at Vista were priced correctly and made sense at $922 a foot.
In my post about the Vista penthouses (see link above) I mentioned that the views from The Cosmopolitan were much better in the floors 19, 20 and 21st than those same floors at Vista. A 20th floor unit at Cosmo just went pending at $1122 a foot. Compare that to one of the 20th floor penthouses at Vista and there is no question…the views from the Cosmopolitan unit is far better and the amount of windows and natural light make it hands down a better value!
Brad Golik is a 15 year real estate veteran and is a condominium specialist with the market leader…Christie’s International Real Estate. You can reach him at 503-896-8856 or at his website http://www.LuxuryCondosofPortland.com
Now, more than ever, quality marketing matters in the sale of your Portland luxury condominium. Christie’s International Real Estate is the market leader… worldwide!
Every so often I like to let readers know when a unit that comes on the market that I believe is priced too low…today is one of those days! If you are in the market for luxury condos in Portland in the $1,200,000 to $1,700,000 range, here is one you should know about. Today, unit #2805 at the John Ross came on the market for $1,450,000. I believe this unit is priced far below it’s value. This unit, on the 28th floor, is selling for $265,000 less than the best possible comp …the unit directly above it. Unit #2905 sold in February of 2018 for $1,715,000. Now that unit had many upgrades in terms of the extensive remodel. With that said, that unit originally was on the market for $2,350,000. That price was certainly overpriced, and in my opinion, affected the final sales price to be lower than what it probably should have sold for. In the end, it sold for $635,000 less than it’s original asking price. WOW! With this said, the true value of that unit was probably closer to the $1,800,000 to $1,900,000 range. (You have often read on my blog the dangers of overpricing…this was a great example.)
Unit #2805 is priced $265,000 lower than what #2905 sold for…and in reality, when you look at what #2905 should have sold for you start to understand the value in #2805 being priced at $1,450,000. You are getting almost 2,700 square feet of open living space for a price you won’t find anywhere in the market. ( and don’t forget to compare these prices to those in the new Vista. For 2,700 square feet in the Vista it will cost you between $2,821,000 to $$3,335,000) Vista North Pearl
Now the biggest negative to this unit is the small deck space ( but this is the same deck space as #2905) not everybody cares about a deck…but MANY do! Another possible negative that I consider in units in South Waterfront is that it faces upriver. Why is this a negative you ask? Many people that buy condos buy them for views. While the daytime river view is nice, the nighttime view is mostly darkness. Another condo in the market that I think is reasonably priced is The Strand #901. This is a good example of the preferred views buyers like to have, which is a great river view during the day but at night you get the magical twinkling lights of the city. And at $1,375,000, it is a lot of view for the money!
If you are wanting to be at the bottom of the range in the above mentioned pricing ($1,200,000 to $1,700,000) another great view property to consider is a penthouse unit at Benson Tower, #2601. Priced at $1,199,000 this unit consist of the entire south side of the 26th floor. It has panoramic views that go from Mt. St. Helens, Mt. Hood, South to the Tilikum Crossing bridge, west to the sunsets over the west hills all the way back around to the St. Johns Bridge…wow that is some view! ( Check out those views at: www.PortlandPenthouse.com )
It is a buyer’s market out there and there are some values to be found. If you are in need of a condo with over 2,000 square feet, The John Ross #2805 is a value! With that said, if you want to consider looking at that unit, give me a call as I have a pocket listing coming on that is also near 2700 square feet that has great daytime views but better night time views than 2805. It was going to be priced near $1,695,000 but now with the low pricing of #2805, the sellers now realize they will be forced to go lower. Please give me a call if you want to see this unit or any of the units I have mentioned. 503-896-8856
Brad Golik is a 15 year veteran of the real estate markets and is a luxury condominium specialist. You can find him at his popular website www.LuxuryCondosofPortland.com
Amazing panoramic views that will take your breath away!
For a private showing of this beautiful penthouse 26 floors above it all, call me at 503-896-8856.
I am thrilled to announce I have just joined top real estate firm Christie’s International Real Estate! The Christie’s brand is synonymous with luxury worldwide. As many of you know, if you have followed my blog for some time, marketing is so very important to me and the Christie’s brand aligns so well with the marketing vision that I have for my listings. Now, with Christie’s, I am able to take my marketing for my clients to the highest level! Those of you with luxury condominiums, especially Portland penthouses, the best worldwide exposure is just a call away! 503-896-8856