The Portland Condo Blog

Posts tagged “Pearl District condominiums for sale

Values in the market?

valuealert

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


Are you ready for the Pearl District?


Block 20… The next condo tower in the Pearl.

Design approval for Block 20 recently happened. For more information on this project, click Block 20  http://www.nextportland.com/2016/07/13/block-20-approved/#more-8144

Also, notice of pile driving went out recently!

BGLuxMktLdr

So how will the timing be for the release of new condos at Block 20? I do not believe they will  be as favorable as they were for the developers on The Cosmopolitan. If you remember reading on my blog, Hoyt Development had the perfect storm happen for them when they released their highly priced (a majority in the $600 to $1200 sq. ft. range) units. When the Cosmopolitan was released, inventory levels were at extremely low levels…non- existent almost! They were able to capture crazy pricing because buyers had no other options. That is not the case right now in our market. Today, like everyday, I brought up new condo listings. What was most interesting to see was that there were 11 price reductions! This is something we are starting to see everyday as things have slowed dramatically. So , moving forward, it will be a different environment for the developer.

I took a fair amount of abuse from the developers about my many comments about the Cosmopolitan, most were about pricing. Did they sell out the building at those high prices? Yes! (98%) sold. Good for them and their and their profits! (maybe not so good for the owners)  If you recall, my biggest fear of selling a unit at The Cosmopolitan was worry for my clients that the market could slow down or turn around and what would happen to buyers who paid such a big premium when or if that happened… Guess what? That time is here! The market has slowed dramatically. (again, look at price reductions in the market)  What will happen when Cosmopolitan buyers need to sell ( job relocation etc.)? Stay tuned. I do not believe it will be a good thing for the seller’s. Another consideration is the high number of apartments that have been built in the downtown area. I feel we must be reaching a point of saturation in the rental market. When this happens, rental rates go down. For the last several years, it has been cheaper to buy instead of renting with rental prices at $2.25 to $2.75 a sq. ft. When rental rates start dropping, you will have more potential buyers going the rental route than we had before. They will be happy to sit on the sideline and let the slowdown happen and be patient before buying.

What about the pricing at the new Block 20 development? One thing I know, construction prices ( concrete, steel, sheet rock) have continued to rise. Will we see prices touching $1000 to $1200 again? I don’t believe so. Much will also depend on the finishes of the building though. Will they compare to that of the Cosmopolitan and The Metropolitan or will they be a notch or two lower?

If you have questions about Block 20 or wish to be on a waiting list for info, please give me a call. If you think there may be some interest in the new project, keep this in mind. It will be important to work with a buyers agent not associated with the developer…remember, the buyers agent works for your benefit, not the developers!

Brad Golik is a condominium specialist with Pearl District Properties.
If you would like see  any of Portland’s beautiful available  condominiums, give Brad a call to set up a viewing tour.

503-896-8856   –  pdxluxcondos@gmail.com

 


Good photos, good photos, good photos…

A new penthouse off of Westover came on the market today priced at nearly $3,600,000! Here is one more attempt of someone trying to capture the $1,000 a square foot pricing of the new Cosmopolitan. As shown by other recent attempts in the insane pricing range! Just a couple of things I want to say about this listing. The condo, a 5th floor penthouse unit does have a spectacular view looking over the Pearl and the city of Portland. While a nice unit, it just had another 3600 sq. ft. neighbor that just sold at The Westerly for $2,850,000. The unit at the Westerly was a nice unit with two massive decks… clearly a big advantage over the newly listed unit! In addition, it took nearly 5 years for the Westerly penthouse to finally sell. While it can be argued that this new listing has nicer finishes and a better view than the new Cosmopolitan ( although you would never know from the photos!!!), this part of town just should not capture the prices of a true Pearl location. In my opinion, it is priced a little high.

The views, this is what potential buyers will be attracted to.

Now, this is a better example of how to sell someone’s views!

WesterlyPenthouse1 WesterlyPenthouse2

A real positive, a charger in the garage for a Tesla! I happen to know of one couple who made an offer on one of my penthouse listings in the past that this was a very important detail they wanted. With that said, a Tesla charger is not what will help sell this unit for over $3,000,000. Good photographs though would certainly help!

Brad Golik is a condominium specialist with Pearl District Properties and a founding member of Condo10. If you would like to view this newest Portland penthouse, call Brad Golik at 503-896-8856. “I know this market and will negotiate you the best possible price!”


New Penthouse Listing

 

BlastPic

Today I am listing a beautiful penthouse at Pacifica Tower! Enjoy floor to ceiling windows in this corner unit. One of the best floor plans available at Pacifica Tower. Located in the NW corner of the building, this unit offers panoramic views of the Willamette River, Portland’s West Hills and the twinkling city lights. This home features two very large bedrooms and two decks!

If you are in the market for a condo in this price range, give me a call to set up a private showing of this fantastic penthouse.

Brad Golik is a condominium specialist with Pearl District Properties with a focus on the high end of the market. If you are looking to buy or sell, call Brad at 503-896-8856.

BGLuxMktLdr

 

 


So what about this Redfin company?

What about Redfin?

Redfin in truth is nothing new! Limited service companies are nothing new, and like many before them…you get what you pay for!

Before I give my 2 cents, here is a little blurb I thought I would show because it sums things up pretty good:

RedfinAgents

Ok, now my 2 cents!

One thing I do not care for is misleading advertising. When you bring up the Redfin homepage you will read text that states: “Redfin Agents sell homes for $4,300 more and charge only a 1.5% listing fee.” For one thing, the total listing fee is not 1.5% it is 4% (2.5 %to buyers agent + 1.5% listing agent) The next thing really burns me…$4,300 more. Are you kidding me? When I go against a Redfin agent, its like a shark in a busy public swimming area…you start licking your chops! Why? Because I know that usually the Redfin agent is not experienced, and usually VERY weak at negotiating. I believe you can ask the top 500 producing agents in town and you will get the same answer! They are NOT getting their clients more…but less!

Let me share a little with you about the Redfin system. Redfin corporate works their agents 60 to 70 hours a week. All of their agents are inexperienced agents when they hire them. The mid management of this company is weak at best as the redfin agents are not trained to be valuable assets to their clients. They underpay them and then as agents are with Redfin long enough, and gain experience, they leave to become a full service agent because they just don’t make the money to justify their time. I SEE IT ALL OF THE TIME!

RedfinAgents2.png

Redfin agents are essentially order takers and are NOT hands on agents. The comments above are very typical. The facts about Redfin is that it is still a very large company that is still bleeding money to survive. I do not worry about them because real estate will always be a very hands on business that takes an agent that cares about his clients best interest. How can an agent negotiate for a buyer when he has not even seen the home ( and for that matter…any of the comps!) The answer…they don’t. So it is pretty crazy to state that you are getting your clients $4300 more!

Brad Golik is top producing condo specialist in Portland, Or. He is a co- founding member of Condo10.com . You can reach him at http://www.LuxuryCondosofPortland.com or by calling 503-896-8856. ( pdxluxcondos@gmail.com)


New Elizabeth Penthouse Listing

BrokerBlast

Last night I listed a penthouse unit at The Elizabeth. If you are in the market for an amazing place in the heart of the Pearl District…check out the video: http://video214.com/play/7vdRuUinppTpWTplmLajfg/s/dark

For a private showing, please call Brad Golik at 503-896-8856

 


Atwater Place Penthouse

Everyday I bring up the Portland condo list to see any new listings, see if anything has gone pending and to see if old listings have expired or were canceled. Sometimes what I see just makes me shake my head in disbelief. No question, this is a pretty hot market and I do see people paying more than they might normally do. And, while I do not believe we are at a peak yet, it is certainly not a time to let my buyer’s grossly overpay for a property either. Today, a new penthouse came on the market. This is a penthouse at Atwater Place in South Waterfront. The price is $2,700,000 and it is priced at $1000 a sq. ft., the same as what you are seeing at the brand new Cosmopolitan on the Park. Except that at the Cosmo, $1000 gets you up to the 27th floor in a brand new building!

Atwater_Place_Penthouse

Awhile back I wrote about three penthouse units that were priced in the $3,000,000 range. The first was the 3.8M penthouse at the Cosmo, which I thought would be the first to sell ( it just went Pending again this week). The first one to sell was actually the penthouse at The Elizabeth that was priced at $2,995,000. I represented the buyer on the purchase. You might have read in my blog “Who says it’s a seller’s market?” about the great price my buyer got for that unit… $2,200,000 fully furnished. The third one, and it’s still on the market, is at The Casey and still priced at $3,249,000.

I mention these three units because all three tried to push the $1000 ft barrier. I mentioned I thought the Cosmo would be the first to sell for a few reasons. First, it is a brand new building and brand new buildings always get a premium. Also, at 3.8M this is a property where the buyer can afford to “overpay” and are ok in doing so in order to have “The Best”. The penthouse at the Elizabeth was actually the first to sell and it sold for under $700 a ft.

In mentioning these three units, it helps clarify the pricing on the new Atwater Place penthouse. For one, it is not a new building…so no premium here. 2nd, it is not in The Pearl District…again, no premium here! (While I do like South Waterfront, the Pearl always gets a premium!) Also, keep this in mind, Unit #2403, a NE corner penthouse at Meriwether just went pending at $1,675,000 (598 sq. ft.). It was slightly larger and on a higher floor! At $1000 a sq. ft. the Atwater penthouse is just priced high. Sure, being a penthouse with great river views does justify a high price. (It does have outstanding outdoor living space) Will it sell? Sometimes there will be just the right buyer that loves the place, and the buyers agent usually sells homes in the suburbs and does not understand if a unit is priced high or not. The answer… you never know!

625

Another listing that was recently brought to me that is not in the MLS is one of the iconic townhomes on 11th in The Pearl. Before I mention this one…I want to show you a few of the comps first. Two units, with 2698 sq. ft. recently sold. One for $1,850,000 the other for $1,900,000. A third sold ( 2 units combined with 3888 sq. ft) for $2,425,000 , or $623 a sq. ft. The third had many high end custom finishes and was designed by the exceptional designer, Jefferey Lamb. Ok, drum roll please…. The new listing , #621 which is 2698 sq. ft… is priced at $2,600,000! Are you kidding me? When I questioned the agents pricing, he mentioned that all three of the comps were going through substantial remodeling. Ok, lets use the combined unit that sold for $2,425,000. Let’s say the new buyer decides he wants to put in an additional $400,000 in remodeling. This would still put this unit at $726 a sq. ft. , or $237 a sq. ft. less than #621 which is at an absurd $963 a ft!

Now you know why I just have to shake my head sometimes in the mornings while looking at new listings!

My purpose of writing about some of these overpriced units is not to beat up on them, but only to help educate buyers so that they don’t overpay for a unit. If you are a buyer in the market for a Portland condo, I know this market inside and out, especially the high end of the market. I would love to help you find your next dream condo so please, give me a call and we can begin to turn your dream of owning a luxury Portland condominium, into a reality…for the right price!

Brad Golik is a condominium specialist with Pearl District Properties. His area of focus is The Pearl District, South Waterfront and Downtown Portland. Brad is a founding member of Condo10 and an expert in internet marketing. You can reach him at 503-896-8856 or at pdxluxcondos@gmail.com ,  www.LuxuryCondosofPortland.com

 

 

 


Feedback on The Cosmopolitan!

As The Cosmopolitan nears completion, the feedback is…?

As the Cosmopolitan nears completion, it reminds me of the night when the developer invited many top agents to get their input on what their condo buyer’s wanted in a new “Luxury” condo development. Here were some of the suggestions from agents that night: Bigger decks, high end finishes, spacious master suites, spacious feeling units, fireplaces, and my input…a small artificial grass “potty” area for pets on the mezzanine level so that owners did not have to go down to street level late at night. Now, lets take a look at how they did in these areas: High end finishes. Well this was a given considering the prices charged. But is everyone happy? The truth is, Pedini cabinets are very nice, but they are a little over contemporary for some. All in all, a decent job here! Bigger decks? Well, apparently after the meeting, the developers ran to the architects…and told them to do the total opposite! The deck space on a majority of these units is terrible! Add the exterior door swing and they become even smaller!

Cosmopolitan_Decks

Spacious master suites. A majority of the master suites remind me of Waterfront Pearl. (and this is not a compliment!) Most masters at The Cosmopolitan have a width of 10 feet (and only one place the bed can go) So with a King bed and headboard/footboard you are looking at about 2.6 feet or less of space to walk around your bed! And remember people, as an example, the SW corner units (E4 Plans) are $1,000,000+ condos! Fireplaces…we are good here! Pet area on the Mezzanine level…not happening! And not saying it was a great idea just because it was my idea…but? And finally…and I want to spend some time here, spacious units. This is where I think there will be the biggest amount of disappointment amongst buyers when they move into their new units. (and from people I have spoken with that have seen the units, it seems to be pretty accurate.) The problem in a number of floor plans is the actual usable living space. In a number of units there is an excessive amount of hall space. To use an example, let’s go back to the E4 plan in the SW corner…or the 14 stack (1314,1214,etc..) This unit is a 2 bedroom unit with 1,592 square feet. If you calculate in the amount of hallway space in this unit, it equals about 225 sq. feet or approx. 14% of the total square footage… this is a lot! ( if you take away that amount it makes the actual living areas closer to 1,367 sq. ft.) At 14% it comes in a close second to the worst unit which is the 2 bedroom units on the NE corner (the D6 Plans or the 17 stack…1817,1717 etc.) these have approx. 14.5% of the square footage in hallways. Others in the building are the 15 stack in the SE corner below the 14th floor at 13.5%, the 12 Stack in the NW corner at 12%, and the best in terms of actual usable space is the 15 stack in the SE corner above the 13th floor as the number there represents only 7.3% (and remember, these are approximate numbers, not exact!) For a little perspective here, let’s look at the D6 plan (NE corner below 19th floor) At 1,350 square feet, if you loose about 200 square feet that puts you at 1,150 square feet. In the world a spaciousness in condos, 200 square feet of space is a lot of space.

So are there other buildings in town with hallways taking up livable space? Of course (but none that you ever paid $600 to $1200 a square foot for!) The point I am trying to make here is that if you walk into your new unit at The Cosmopolitan, and it feels a lot smaller than you were thinking it was going to be… depending on which floor plan you bought, this could be part of the reason.

Some of the other feedback that I have heard has to do with customer service, or from what I have heard on a number of occasions, the lack of. Have spoken with several that have not gotten great service in working on the design aspects of their purchase…even one who paid over several million! Hopefully there will be more people with positive comments than negative ones as we move closer to closings!


Agents that tell you what you want to hear!

Today I lost a listing for being honest! One thing you will always get from me is my honest opinion. Whether it is my opinions that I write about in my blog, or my opinions in what it takes to get a condo sold for top dollar. The key words here are “TOP DOLLAR”. You have heard me say many times that “Any agent can sell your condo…but at what price?” To get the highest price in the sale of a condo, I have a pretty good feel for things that need to be done to get that top dollar. First and foremost… top notch marketing! Yes, even in a hot seller’s market it is important.

I mentioned that I lost a listing for being honest. This condo would have been priced in the 1.4M range. This particular condo had amazing river and bridge views. However, the furnishings (many antiques) were not the type that would “Wow” a buyer when they walked in the door. In fact, I believe the opposite affect would take place. I have often said, in the higher end of the market, buyers want the “Wow” affect when they walk in the door. This was a unit that had potential for a huge “Wow” factor that, with staging, I believe would have captured a very good price for the seller’s… if marketed correctly.

Telling sellers what they want to hear to get a listing is nothing new in our industry. I see it happen all of the time with agents that “Buy Listings”… in other words, they tell the seller it is worth more than what another agent said what it was worth because they know the seller will choose the agent with the higher price. Then, the condo stays on the market because it is priced too high and then the agent eventually beats up the sellers to drop the price ( the price the other agent had honestly told the seller’s) Then, because the unit becomes stale, the lowball offers begin to come in. My point here…be careful of agents that tell you what you want to hear. You should be more open to an agent that is honest and not just telling you what you want to hear just to get the listing. The listing above, well I believe the listing above will net the seller’s about $100,000 less than what it could get by staging and using good marketing. This is a lot of money! I felt so strongly about it in this case that I offered to pay for the staging.

DIY

The sellers made the comment to me that these were expensive antiques. One thing I have learned in this business is that the cost of something really has no relevance as to how it adds to the value of something. I have seen wallpaper, for example, where an owner spent a fortune and thought it was the most beautiful thing in the world… but everybody else hated it! In the unit above, I truly believe the sellers would net close to 100k more by staging this unit. In addition, the staging will help buyers focus on the beautiful unit…and take their eyes away from the kitchen! Remember the wallpaper above? Well the owners of this unit painted over the cabinets (DIY) in an un- attractive color that shows the wood grain through the paint. They also ripped out beautiful slab granite and replaced it with a inferior artificial product (blue speckled ) that is just not at the level expected for buyers in a unit like this in a building like this.

In the end, the sellers went with an agent that agreed with them and said what they wanted to hear. As a seller, do you want the most that you can get in the sale of your condo… or do you want to work with an agent that is being nice and says what you want to hear?  The sellers choose an agent with inferior marketing to what I offer… and the truth is on this unit, to get top dollar, they are going to need great marketing!

I believe an agent should be nice… and tell you what you NEED to hear!


The Dianne – Pearls Newest 14 story Building

The Design Commission has approved the newest 14 story tower in The Pearl District. The Dianne, will be 153′ tall and house 102 residential (apartment) units…Yes, ANOTHER apartment building! The positive here, the developer, John Carroll of Carroll Investments, whose previous projects in the neighborhood include The Gregory Condos, The Edge Lofts, The Chown Pella Lofts, The Elizabeth Lofts and the McKenzie Lofts. His buildings offer a great sense of character… unlike what we are seeing with The Cosmopolitan and other Hoyt properties. For more info go to: http://www.nextportland.com/2015/11/04/the-diane-2/

The_Dianne


New Pearl Listing

Today, like I do on most Tuesday’s, I went to a few brokers’ open houses to look at some new listings. After viewing a new penthouse on the market, I stopped in at a nearby coffee shop. In the coffee shop were a group of real estate agents who had also gone to the same open house. These agents were not condo agents, I know because I did not recognize any of them! What I heard come out of the mouth was not surprising because they just do not understand the urban market. The penthouse that these agents were talking about was the new listing at the Crane building priced at $1,850,000. I heard on of the agents say that she has not seen any of the other penthouses in the Pearl but she thought this one was “Exceptional and priced very well!” The others with her nodded their heads in agreement. The first thought that came to my had was…REALLY?…Is this what they would say to potential buyers that they would show the unit to?

For what it is worth, here are my thoughts on this penthouse unit priced at $1,850,000. This unit was on the market one and a half years ago priced at $1,950,000 and it did not sell then. While this unit has very nice finishes, here are my reasons why I think it is priced too high. First…and most important, anything priced above $1,500,000 should not be a total fishbowl…and this unit is! Before when it was listed, you had neighbors from Avenue lofts and Irving Street lofts looking down into your 7th floor unit. Now, directly across the street to the west is a brand new office tower that takes away your views of the west hills, takes away a lot of natural daylight and also adds hundreds of office workers that can now look directly into your unit! There MUST be a discount on price for the huge lack of privacy!Crane_Penthouse_Views.png

Some of the other negatives of this unit are that it has low ceiling height and it is a pretty choppy floor plan which gives you the feel that it is smaller than its 2239 square feet. At 836 a square foot, a buyer should get way more for their money than what is offered here. In one of my recent posts I discussed the great buy my client got on a penthouse purchase at The Elizabeth. This unit closed at $2,200,000 (fully furnished) or $667 a square foot. This unit is far superior than the penthouse at the Crane building in many, many ways. It is a much higher floor, 14 as opposed to 7 so you are above most surrounding buildings and don’t have neighbors looking down on you (something most penthouse buyers NEVER want!) The floor plan at the Elizabeth was much more desirable. In addition, both units had equal deck space for outdoor living but at the Crane penthouse, the outdoor space is almost unusable because of the freeway noise that is only a block away! Even if my client would have gotten the Elizabeth penthouse at a higher price, say $2,500,000, the price per square foot would still have been much lower at $757 a foot. There is a huge difference in why the buyers at The Cosmopolitan are paying above $800 a square foot…that is the privacy that comes with being 25 floors or higher. Your odds of having another building going up next to you and blocking your views are much less, this is why buyers were willing to pay a premium. But, the Crane penthouse being only 7 floors up, there is no way it deserves the premium of pricing that it is at, especially with all of those new office workers looking down at you!. If I am the listing agent of this penthouse, I am hoping that one of those agents at the coffee shop brings a buyer and makes an offer… because, based on their comments, they truly don’t know any better!


Same agent that helped me buy?

So you’ve decided that you are ready to sell your condominium. The next step is deciding what real estate agent you should use to help you sell it. One thing I see happen over and over again are the seller’s using the same agent that helped them buy the unit originally. Is this a good or bad idea? You are thinking that when you bought the unit, the transaction was reasonably smooth so you want to use the same agent. Again, is this a good idea or bad? The answer… it depends!

The factors you should consider when selling your unit are very important because buying is very different than selling. One of the most important factors is whether or not the agent is a condominium specialist or not. Should you hire an agent that is not a condo specialist? My answer is NO! And the reason is simple… these agents just do not know the condo market! Most important, and this is a big one, their day to day marketing does NOT cater to condo buyers. As a condo specialist, my marketing is targeted to condo buyers EVERY SINGLE DAY! This is IMPORTANT! A typical agent can not just flip a switch and fill their pipeline with condo buyers. Typically, they spend one day in Beaverton and the next in Lake Oswego. It is very hard to be an expert in the entire city. Actually, it is impossible! That is why I specialize. So I can be the best that I can be and truly understand my market.

Knowing your market is very important for a listing agent. What I see often from agents that do not spend time with condos, is a lack of understanding of pricing. I will be honest, if you were looking to sell a house in the Alameda area of Portland… I am not your guy! Why? Because I don’t understand the market as well as someone that works that area. Pricing can be substantially different in that area by being 1 to 2 blocks off of certain streets. Same goes with condos. I get calls all of the time from “suburb” agents trying to pick my brain on pricing because they know I have done a lot of condos and know the market. Do I like to get these calls? Absolutely not! It is very frustrating to see a seller put their trust into an agent that does not understand the market. To make it even worse, I go crazy when I see that same agent get the listing and don’t use professional photos to market the condo! It happens EVERYDAY, and it is usually because the seller was comfortable with the agent when they bought the place. So is this the right agent to list and sell your condo? Definitely not.
Portland_Condominium_pride

If you have read my blog for any length of time, you have probably heard me say “Any agent can sell your place…but at what price?” This is so true. I am a firm believer that good marketing makes a difference. It works for NIKE, Coca Cola, and Johnson & Johnson. Why do they continue marketing like they do? Because it works! Buyer’s are willing to pay more for something that is presented in a nicer way. Same can be done in real estate. If you can make a sub par listing look better than it is, you will get more people through the door. If a lazy or cheap agent does not pay for professional photos, the chances are the condo will not look as good as it could and it will lead to less people coming through the doors to look at it and in turn, the seller will get lower offers.

Now let’s say that original agent also does a fair amount of condos. All I need to say here is look at the previous paragraph! Marketing matters!


Who says it’s a “Seller’s” market?

Elizabeth_LoftWe have all heard recently how crazy the market is lately. We have heard that it is a Seller’s market and that there are no deals to be had. Wrong!

Yesterday, my client closed on the purchase of a beautiful new Penthouse condo at The Elizabeth. Originally priced at $3,299,000, my buyer closed on this unit at $2,200,000…FULLY FURNISHED, and the furnishings were stunning! After 10 months on the market, this penthouse was most recently priced at $2,995,000. I have been in this business a long time now and I must say, this has to be one of the best purchases I have seen… and this in a “Seller’s Market”!

One reason that I want to bring up this purchase is to talk about the importance of correct pricing when you put your home on the market. It is great to try and push the price a little in this market…but there is a very fine line! There are many penthouse units in the market that right now  are becoming stale because they were priced way over the market price. The Penthouse at The Elizabeth was one of them and you may recall my blog posting when that unit originally came on the market. If you did not read about it “Luxury Condos and Portland Penthouses” in November when I wrote about it…here is what I said:

“Topping the list is the largest of the penthouse units at the Cosmopolitan priced at $3,883,000. If I had to guess, this will be the first one to sell of the three penthouses that are in the $3,000,000 price range. The other two, the penthouse at the Casey priced at $3,499,000 and the penthouse at the Elizabeth priced at $3,298,900 are very overpriced in my opinion. ( so is the one at the Cosmopolitan…but it will eventually sell very close to its asking price). The other two are priced in the $1000 a square foot vicinity. This is way too high, in my opinion!”

Now I am not patting myself on the back for being right about the pricing… (because I was VERY wrong saying the Cosmo would have difficulties selling) The reason I point this out is to let seller’s know that when you overprice a unit, it will cost you more in the end because the unit becomes stale and lowball offers will start to come…much like our offer on The Elizabeth penthouse after it had been on the market for 10 months! If you are a buyer that is looking for a luxury condo or penthouse and would like to hear our negotiation strategy for this purchase, give me a call as I would love to assist you in finding a great unit! If you are an owner that is thinking about selling, I would love to sit down with you and share my marketing program with you. I truly believe that I have the best marketing program for condos in the + $500,000 market!

If you are a buyer in the luxury end of the market and possibly looking for a penthouse, please give me a call because I believe with the sale price of $2,200,000 at The Elizabeth, ( the most recent comp) the other units in the market that are priced at $2,000,000 or higher will be getting a pretty big dose of reality and need to adjust pricing or at least be willing to accept a realistic offer!

Brad Golik is a condominium specialist with LuxuryCondosofPortland.com and Pearl District Properties. He is also a founding member of Condo10.

If you are in the market to buy or sell a Portland condominium, give Brad a call today! 503-896-8856 or pdxluxcondos@gmail.com  http://www.LuxuryCondosofPortland.com

 


Selling your condominium…selecting an agent

Time2Sell

When you decide that you are ready to sell your condominium, one of your biggest decisions should be who you will hire to sell your condo. You do have many options of real estate agents to hire so how do you know how to select the right one? From the very start, you would be very smart to eliminate agents whose major portion of their business are homes out in the suburbs. Why eliminate these agents? It’s simple…they just DO NOT know the condo market well enough. They do not know the intricacies of selling condominiums and they really do not understand the pricing of most units. I cannot tell you how many times I have heard these “Suburban” agents tell me “Well unit #??? Sold for $500 a square foot so that is why we are priced here!” What they just don’t understand is the difference in pricing throughout the building. Was it on the 3rd floor or the 10th floor.? Was it looking south or east to Mt. Hood? Is there potential for a building to go up in front of the unit? Is daylight blocked by another building? These are just some of the many issues that contribute to pricing a unit. You cannot just say that because one unit sold for $425 a sq. ft, that another one will.

This lack of knowledge often leads to units being under-priced, or more often, over-priced. The big problem when agents overprice a unit is that it becomes stale on the market, goes through several price reductions and then in the end, sells for less than what it should have sold for if it were priced right.

To me, the biggest reason not to hire a “Suburban” agent in my opinion, is the lack of consistent marketing everyday to condo buyer’s. As a condo specialist, my marketing is directed 24/7 toward condominium buyers. I am consistently filling my pipeline with potential buyers of condominiums. A suburban agent is in Lake Oswego one day, Beaverton the next marketing to people looking to buy a home, not a condo. I will say this, if you are looking for an agent to sell your $2,000,000 home in Lake Oswego, I should probably not be your first choice. I am not a specialist in that area. I am a specialist with condos! You should strongly consider this when selling your condo!

The other important issue to look at, and I think this is a big one, is how good that agent is at marketing. A good way to check on this is to see how good of a job they do at marketing themselves! If that agent has no true branding, or has sub par pictures on their website…if they have one, or is hard to find, this should tell you something. Most agents will not spend a lot of money on listings and I believe this is a huge mistake! Many, many agents don’t even spend the money for professional photos. Here is something I saw recently that was so funny. (but sad for the owners trying to sell) On a listing, an agent stated that you really need to come by and see the condo because the pictures do not do it justice! Are you kidding me? That is the job of the agent to do beautiful, stunning photos that draw people to come view the condo! This is the very minimum an agent should be doing. See an example of one of my listings here: http://www.PacificaTowerCondo.com

Now you know part of the reasons for hiring a condo specialist, now I want to touch on another point. I have seen many people use the agents that were the on-site agents that sold the building when it was brand new. I advise caution if you are thinking of going this route and here is why… Yes they were very nice when you worked with them before (remember, they were trying to sell you something!) While many on-site agents are in fact, very nice, most of them have limited experience in the resale markets. I mentioned above the importance of spending money on listings to make them stand out. Most of these agents have always spent the developers money to sell units, not their own!
There are many other things I believe to be important that a specialist can offer. If you have any questions, please feel free to give me a call or shoot me an email and I would be happy to sit down and discuss things with you.

Brad Golik is a condominium specialist with Pearl District Properties. You can find him at http://www.LuxuryCondosofPortland.com or by giving him a call at 503-896-8856


Getting your price when you sell!

As we start the new year, one thing remains the same…low inventory! As new listings come on the market, those searching for a new place to live will want to react fairly quickly as there are more buyers than there are condos for sale! If you are looking to sell, not a bad time to push price a little! Last night I went to an open house at The Waterfront Pearl. The listing was a beautiful 8th floor unit with sweeping views of the Willamette River. Stand at the windows in your living room and you feel like you are on top of the river! This unit, priced at $989,000, featured 1729 sf. As I viewed the condo, my first thought was that I wish I had a client with me as I felt it might be under priced at only $572 a sq. ft. While this building is not The Cosmopolitan or The Metropolitan and it will not command the same prices, I do believe this unit could get closer to the $636 per sq, ft. range which puts It closer to the $1,100,000 price tag. Compare this to 2 units left at Cosmopolitan. One is 1643 sq. ft. and priced at $1,559,000 ($953 sq. ft.). The other is 1363 sq. ft and priced at $1,197,000( $878 sq. ft.). Both of these units are on the 25th floor at the Cosmopolitan. While the Waterfront Pearl unit is not on the 25th floor and does not have 25th floor type views, It does have gorgeous river views and people rarely get tired of looking at the river traffic below your windows. To me it is kind of a wash in terms of views. So then, you have to ask yourself, are 25th floor views worth an extra $300 to $371 a sq. ft.? If you were to see the river views from the Waterfront Pearl unit, I believe your answer would be “No way!” . Those views were pretty stunning!

WPViews

If you are looking to sell your condominium in the near future, be aware of current inventory levels…this is so important. While comps will give you a good starting point, placing your condo in a side by side comparison with every condo in the price range is more important! Right now, for example, there are only 9 condos in the $900,000 to $1,100,000 price range and not 1 of those units competes well with the new Waterfront Pearl listing mentioned above! Does this strategy of pushing the price work? You bet it does! You may have to also sell the appraiser on your pricing, but a good agent should be able to justify his pricing. Another example of this strategy is the Cosmopolitan! The prices they attained happened for 1 reason and 1 reason only… no to low inventory!

Brad Golik is a condominium specialist with Pearl District Properties. You can call him for a free market analysis at 503-896-8856. Email: pdxluxcondos@gmail.com

** If you would like to view this new listing at Waterfront Pearl, give Brad a call (but you better hurry!)

http://www.LuxuryCondosofPortland.com

http://www.Condo10.com

 

 

 

 


Prices are rising!

Pearl District prices are rising fast! To get the TRUE value of your condo instantly for FREE, go to:

http://PearlDistrictPrices.com

Portland Condominiums


Portland Condo Sales for March

Condo Sales for March

 Portland Condo sales for March were strong considering how low our inventory is. In the month of March there were 63 sales in the area that I cover, which is from Pearl District, Uptown, Downtown to South Waterfront. This includes all condos and town homes priced above $200,000. To compare, February had sales of 37 in that same area. What is very interesting though is not the increase in sales of 70%, which is not unusual for this time of year, it is that there are currently 122 pending sales. Now 122 pending sales is nothing unusual, however, what is unusual is that this is the first time since I started writing in my blog that the pending sales actually exceeded the Active listings! Currently there are only 110 Active listings in my designated coverage area.
Portland condo sales

With numbers like this it could increase the numbers for appreciation in our area. While it was expected to see growth slow down some, the numbers may be higher than expected. It is certainly a sellers market with the low levels of inventory we are seeing. What will be important is the number of units that normally hit the market this time of year. As I mentioned, being a sellers market, this has been a huge windfall for the developers of The Cosmopolitan as they are getting buyers to plunk down a non refundable deposit for high priced units because of the fear of not being able to buy resale units at other buildings. If we were in a normal inventory market, I guarantee we would not see buyer’s overpaying for units.

If you are one of those buyers who may be looking for an upscale, high floor unit and looking to pay above $1,500,000… be patient! Next week I will be listing a unit that will be priced in the ballpark of $560 a square foot. A comparable unit in the

Cosmopolitan will cost you upwards of $1,000 a square foot! In my listing you could do a $250,000 remodel and still come in under $615 a square foot. Yes, sometimes patience does pay!

Brad Golik is a condominium specialist with Pearl District Properties.

Specializing in Portland Condos , Portland PenthousePortland Town Homes, Portland Highrises, upscale buildings including The Casey, The Metropolitan, Park Place, The Henry, The Westerly and many more!


Sales at the Cosmopolitan…Slow, but being helped by the market.

When I first started writing in a blog I searched out some experts to see what they said in terms of building a good base of readers. Here is what they said: “To grow a blog and add readership the most important thing you can do is be truthful and honest in your writing. When you do this you will gain a following of people that will trust what you have to say and come to you for solid advice.”

With this in mind, I have always tried to be honest in my comments. This does not always please everyone. But the truth is that you will NEVER please everyone. Recently I got a letter from the sales manager of the Cosmopolitan, a new high rise condo project in the Pearl District. This was a pretty nasty email that voiced her displeasure with my comments on the Cosmopolitan project. In her email she stated that a couple of my comments were rude. Let me address this. First, I have never made a negative comment on the project itself other than the pricing of the units. I happen to love the project and feel it is needed.

What she may be alluding to is the “fact” that I was not happy that the developer was requiring buyers to be pre-approved through a specific lender at Wells Fargo. I mentioned that ( and they fail to mention) this lender happened to be the husband of this sales manager. I don’t believe this was rude on my part, only trying to disclose to the general public something that I believe they should have disclosed upfront.
CosmopolitanCondominiums Now back to business! Here is the latest update on the Cosmopolitan ( and for what it is worth, I have had many request for these continued updates). Currently the building is 33% sold. Not much of a change from my last post. In my last post I mentioned that there were 46 units sold, today they are at 49 units sold. In other words, only 16 units have sold since after the grand opening. As mentioned before, there is still only 1 unit above the 21st floor that sold for a whopping 900 a sq. ft. I was told that 2 of the junior penthouse units went pending…those sales have not happened and all of the junior penthouse and penthouse units are still available ( for those of you inclined to pay an astronomical $969 to $1,641 a square foot price.)

As I mentioned before, with most of the low hanging fruit taken…ie. Units that were priced closest to reality to the market, sales I believe, will become harder to come by for the developer. With a current absorbtion rate that could slow down even more, I believe it could take the developer 18 months to 2 years to sell out this project. With that said, I don’t believe the developer can afford to do this and in my opinion, as stated before, I believe they will be forced to drop the prices on this beautiful new high rise. Part of the reason that they have had the sales they have had at this point I believe is because of the low inventory in our market. Some buyers do not want to wait for new resale units to come to market. Keep in mind, the Cosmopolitan will not be completed until mid 2016 so the inventory levels we are seeing now can change dramatically over that period of time.

And while the high prices at the Cosmopolitan may help sellers get a higher price when selling their condo in this current market, buyers will still be better off buying resale and updating after their purchase. With sellers seeing this effect on pricing, it might push them to put their condo on the market sooner than later. If this happens, it could help with the low inventory situation we are now seeing. For buyer’s, the excitement of living in a new beautiful building like the Cosmopolitan can be pretty tempting. Again going back to the fact that in 2014, the top 30 condos priced at $1,000,000 and higher averaged a price per square foot of $579. These were the “Best of the Best” in Portland. Do you think it is prudent to pay amounts at the Cosmopolitan that are $200 to $1000 a square foot higher?


Is it a good time to sell my Portland condominium?

For those of you who might be thinking it’s a good time to sell your Portland condominium…you are right! Inventory levels are at historically low levels right now. Yes, the sellers are back in control over the market currently. If you think you want to sell, the best thing you have going for you right now is the low inventory levels we have currently. You will be able to push your price a little and capture a bit of a premium because of the low inventory levels. If you are a buyer, you need to react quickly when you find a condo on the market you like because if you hesitate, you could lose out.

With that said, I believe buyers are being a little smarter this time around and not chasing deals with excessive multiple offer situations. In other words they are being much more patient. While they might not get the unit they want, this time around they are willing to wait for the right one to come along without getting into a bidding situation.

What about the new Cosmopolitan? Well you have heard us talking about the prices at the Cosmopolitan a bit. The prices they are asking will actually give sellers a window of opportunity to push the price a little as well. If the Cosmopolitan is asking $800 a square foot for a unit, it is a little easier for a seller to push their price from $590 a square foot to $610.

Stay tuned for our latest Cosmopolitan update…coming soon!


Cosmopolitan…Yes, I am still saying “wait!” (update lll )

Since my first post about the Cosmopolitan I have gotten many calls and emails from people to discuss the Cosmopolitan and the pricing. What is interesting is that a number of buyers are trying to justify the pricing with comments such as…but it will be new and have all new appliances! Here is what I often tell them. “If you want new appliances, by a resale condo in a nice building like The Metropolitan, put $30,000 to $50,000 into a nice kitchen remodel and you will still be way ahead of the game compared to paying extremely excessive prices at the Cosmopolitan!”

 Since my last update on the Cosmopolitan… not much has changed.

If you can recall my first post where I wrote about the euphoria of the new project and the normal sales of a new project when the developer sold 33 units during the grand opening. A couple weeks later I said the total sales were at 36 (December 11th). As of today, sales at the Cosmopolitan are at 40. From our last writing they have sold an additional 3 of the 1 bedroom garden units. These were units that were selling in the high $300,000 to the $400,000 range. (also priced in the $550 to $575 per sq. foot range. ) Most of the units that sold during the euphoric grand opening period were the smaller 2 bedroom units on the NE corner which sold out units #717 to #1817. The price range for these units was $769,500 to $918,000. The price per sq. ft for these units went from $575 to an excessive $680 for unit #1817. In my opinion, units #717 to #1317 in the $575 to $600 range is not unreasonable… still high, but not totally out of line. . 70% of the original units sold in the grand opening were in the $550 to $620 price per sq. ft. range. The low hanging fruit is now gone!

I am still sticking to my belief that this project is way overpriced! They have sold very few of the 1 bedroom units other than the popular Garden units. They still have not sold anything above the 21st floor with one exception, unit #2315, priced at $1,773,000 (crazy $1,000 per sq. ft!) I am still a little baffled as to why 8 to 9 buyers paid between $800 to $1000 a sq. ft. Again, was it the excitement of a new building,? Was it that they did not have representation from an outside broker to explain to them the severity of the high price per square foot they were paying? While it is certainly not my intention to bash this project, because I was as excited about it as anyone, the fact is that it is just very much overpriced. I believe it everyone’s right to make a reasonable profit from their hard work. But when I see excessive numbers in several areas that benefit the developer beyond a normal number, that is when I have a problem. Overcharging buyers by a considerable amount over the current market, again, the developer can pocket additional excessive profits. What happens to those buyers who are buying a unit for $650 to $1200 a square foot, and then realize a year after they move in they need to sell their unit for whatever reason. These buyers will be hammered in the resale market! Why? Because they paid $650 to $1200 a square foot in a market that should be $450 to $850!

What is my hope on this project? While I personally never wish bad on anyone, I do hope that sales remain as slow as they have been and maybe get worse. This will force the developer to drop their prices to REASONABLE numbers so that buyers don’t get punished when they become sellers in 2-5 years! In addition, my hope is that they will also go back to everyone that has made a purchase and additionally drop their prices as well. Again, I said the low hanging fruit is gone for the most part and sales will only get tougher for the developer moving forward as they try to sell a ton of units in the $700 to $1200 sq. ft. price range.

 

Buyers…ask yourself this one question. Should you be paying more for a condo than a similar project in Seattle? And remember, this project in Seattle is only 60% sold after a year and a half and has the benefit of Amazon as a nearby job force to support it! In addition Seattle is just priced much higher than Portland in general!

 

I am adding the graphic below again because I believe it tells a story pretty well!

If you still have an interest in making a purchase at the Cosmopolitan, please give me a call and we can discuss what may be the best values within the building because there are some units that have better value than others. Call Brad Golik at 503-896-8856.

Cosmopolitan pricing


2014 Condo review!

As we settle into 2015, let’s take a look back at 2014. For the state of Oregon, prices were up about 7% for the year. In the condo market, in the main downtown, Pearl and South Waterfront areas, the number of sales were down to 755 sales compared to 2013’s   978 condo and town home sales.

Oregon7%

In the Pearl district, a new building began to take shape ( see: Overpriced Cosmopolitan ) and is the first new project, other than apartments, to take place in a long time. The biggest surprise of 2014 in my mind has to be the interest rates. If you can recall, last year all of the experts were calling for much higher interest rates for the coming year with most predicting 5% to 5.5% by the end of the year. The facts…. Rates on the 30 yr closed at 3.875% for the year end. As you may have heard me in the past when I mentioned that you could replace all of the economist with all the weatherman in the world , nobody would ever know! Well “they” were way off this last year! The next chart shows you the projected appreciation for the next several years. As you can see, they were off a little in their 2014 appreciation projections!

 

 

FutureAppreciation

 

While condo sales were down for 2014, luxury condos priced $1,000,000 and higher were up for the year with a 25% increase in the number of sales over 2013. While the number of sales for 2015 is expected to be higher, the appreciation is predicted to slow to the normal 3 to 5% range. Which building had the most sales in 2014? Well this was an easy one…Waterfront Pearl led all buildings with sales as they continued to convert the building back to ownership condos from rentals. Encore came in second as that building finally sold out it’s new construction project.

What should we expect from 2015? Stay tuned and check back here often to be updated in the Portland condo market!

If you have plans to buy or sell a condo in 2015, remember it pays to work with a condo specialist! Call Brad Golik and let him assist you with all of your condo needs!
Brad Golik
Certified Condominium Specialist
http://www.LuxuryCondosofPortland.com

503-896-8856


The Cosmopolitan on the Park pricing… Part ll

In my last post I expressed my opinion on the pricing of the new 28 story condominium, Cosmopolitan on the Park. The feedback I have gotten back has mainly been very supportive of my article with a majority of people totally agreeing with my thoughts. Not all agreed with me though. One undisclosed comment ( perhaps someone with the development company?) thought that Portland was ready to support these prices. One even went as far as to say that they thought I might have an ax to grind with the developer. This could not be further from the truth. As an agent that specializes with condominiums, I was as excited as anyone for this new project to rise from the ground! With low inventory levels, the idea of having a new project to sell was just what I needed! I cannot sell something that I don’t believe in or something that I view as a financial risk to my clients. I may have some clients that might still make an offer but at least they will be going into it with a good idea of the market risk involved.

With that said, let’s just jump to the facts. To date in 2014, 35 condos have been sold in the $1,000,000+ price range. Now remember, these are the best of the best in the Portland condo market. The average price per square foot of these 35 sold units was $579.  Only 4 of the 35 units sold above the $700 a sq. ft. level. Two of these were at The Casey, one was a penthouse unit at The Gregory and the other was a penthouse at The Henry.

Now to do our best to compare apples to apples we will take the average price per square foot of only the 2+ bedroom units at the Cosmopolitan because that is the case with our top 35. The average price per square foot of all the 2 bedroom units at the Cosmopolitan…. Drum roll please, $739 a square foot! That is $160 a square foot higher than the best of the best. Now keep in mind, a penthouse unit will often carry a higher price per square foot than typical units and a good portion of our top 35 units were penthouses and still the average was only $579!

 Cosmopolitan_Prices

The fact is that I just believe this project is overpriced for the Portland market and I believe the above numbers supports my beliefs. The real estate industry is really supported by comps and the numbers above, and market demand, do not justify the prices being asked. One person suggested because they were not paying buyers agents enough that my opinion was somewhat skewed. While the developer is paying substantially lower than the project I mentioned last week in Seattle as well as the hot new twin towers project, Lumina in San Francisco, sales credit has nothing to do with my opinion. What it does have to do with, in my opinion, is the greed factor. Cutting back to what they pay the agents that have helped them with past projects, and charging over-market prices to condo buyers is a win-win situation for the developer! Many years ago I interviewed the CEO of what was at that time the largest real estate company in the world. What he said to me still remains in my mind today. He said “The best real estate transaction is one in which everyone wins!” In this current situation…only the developer wins… that is until they need to reduce prices to get the project done!

Since our last blog post last week there have only been 3 additional sales at the Cosmopolitan, now with a total of 36 sales. These 3 units were 1 bedroom Garden level units priced in the $400,000 range.

If you have questions about the Cosmopolitan or would like to look at some of Portland’s other great condos, give me a call at 503-896-8856 and we can set up a tour or just discuss opportunities in the Portland condo market.

Brad Golik is a condominium specialist and can be found at www.LuxuryCondosofPortland.com


The Cosmopolitan… If you were my client I would say “WAIT”!

Cosmopolitan on the Park

Since my last post on The Cosmopolitan, my tune on the project has changed dramatically! Why is this?

Several things actually. First and foremost is pricing!!! This project is almost like a tale of two cities. You have the city of $600 a square foot and then the city of insane pricing of $700 to 1199 a square foot!

When I wrote my first post on this project it was directly after the Cosmopolitan had their grand opening. After the first week and a half they had 32 sales, which is pretty typical with the euphoria of any new project. As of Monday morning of this week….they are at just 33 sales!

Let me start with my main issue and that is their pricing… It is higher than the new building Insignia in Seattle! Seattle’s condo prices have always been higher than Portland’s and I know that condo market very well up there. The first tower of this dual tower project is only 60% sold after a year and a half of marketing. This is a building that offers stunning Elliot Bay views. Speaking to my fellow  www.Condo10.com friend and condo specialist Jim Stroupe of the Stroupe Group, he said the downtown condo market in Seattle is being driven by Amazon (a downtown headquartered company) that will be bringing in over 50,000 jobs to the downtown area. My point here? Isignia has not been a huge sellout ( only 60% of tower 1), even with the awesome amenities being offered (see tour below) and the downtown job force. In addition, many of the sales at Insignia have been Chinese investors, something we don’t have a lot of in Portland.

The Cosmopolitans pricing up to about the sixteen floors for two bedroom units is very high in my opinion, but above the sixteenth floor it just gets ridiculous! When Insignia, which I believe will be a superior building, is selling for $700 to $800 a sq. ft and The Cosmopolitan jumps to over $800 a square foot for the NE 19th floor unit, something is wrong! On the SE corner units the pricing is at $1,507,000 for unit #2015. This is $850 a sq. foot! And it quickly jumps to over 900 a sq. ft. Pricing from the 19th floor jumps $88,000 per floor! Crazy!

For comparison sake, if you go back a year and a half and look at Portland’s best, most expensive condo sales, you only have 2 condos that sold in the $800 a sq. ft. range and one of those was the penthouse at 937 which was $805 sq. ft. The penthouse PH3 at The Metropolitan sold for $690 sq. ft.! Most of the top 20 sales were in the $500 to $700 range…and these are some of the best units in some of the best buildings like The Metropolitan, The Casey, 937 and The Henry!

My second issue with this project is the marketing of the project itself. I believe it has been very thrown together and not very well thought out. The developers have not been overly agent friendly (they are paying buyers agents 1% less than Insignia is paying the agents in Seattle) They have not presented this project in the most professional manner. They currently do not even have a website up and running that shows buyers what they are getting for their overpriced units. Going back to Insignia (who has hired the Mark Company to do their marketing) they show buyers in many ways what they are getting, from aerial views from each floor to a video like tour http://www.insigniabybosa.com/#/tour . These are things that should be done before you start selling a multi million dollar project! I would be much more inclined to drop down $1,500,000 if I could get a visualization like this instead of just a few samples in a showroom. Once again Hoyt has chosen to use their in house sales force. In addition, they are forcing buyers to get pre-approved with an individual at Wells Fargo… who, as I understand,  happens to be married to the Sales manager at The Cosmopolitan… no conflict of interest here?

Condo Views

What am I doing with my clients? If they are looking at units in the $500 to $600 a sq. ft. range I think that is marginally ok to make a purchase because if the market runs up, they will eventually be at market price…a risk though. Anything that is above $700 a sq. ft… I will be telling them to wait or I will find a unit at The Metropolitan,937, The Casey or one of the other very nice buildings in town. Here is a thought. Instead of paying $1,950,000 for a 1773 sq. ft. non -penthouse unit at the Cosmopolitan, you could spend $1,700,000 for a penthouse at the Waterfront Pearl that has great water views and night city light views and 3300 sq. ft.! One more thing to add here. The developer is asking $3,757,000 and $3,883,000 for the 2 penthouses with amazing 28th floor views. If you remember a while back, the penthouse at The Westerly that was priced $1,000,000 less, had the most spectacular views in the city (4 mountain and city view) and it didn’t sell at that price!

Bottom line….In my opinion, this building is way overpriced and I will be telling my clients…and others to wait. They will have to bring their prices way down! For those who have already put down earnest money, I feel bad because there are no escape clauses in the Hoyt Street in-house contracts that allow for them to bail if the developer reduces prices. I especially feel for those 6 buyers out of 33 who paid $800 to $1000 a sq. ft. With any luck if the developer does reduce prices maybe, just maybe if they have a heart, will reduce your prices as well!

For me personally, this is a tough situation because I believe with correct pricing I could easily sell $10,000,000 to $15,000,000 of this project and it would put me in a nice situation when the project closes in mid 2016. Instead, I would rather protect my clients best interest! I believe that if buyers held tough, over time the developer MUST reduce the prices to something in the realm of Portland condo pricing!

 

Brad Golik is a condominium specialist in Portland and has sold condos in both Portland and Seattle.
You can find him at http://www.LuxuryCondosofPortland.com
503-896-8856