Sunday, May 6, 2007

IO PIAZZA Shirlington Now Under Contract. Closing Next 45-60 Days

July 2007: Update Possible Class action vs Io Piazza .

May 2007: Just a quick follow up to my Next up: Io Piazza will Convert to Apt (don't miss the comments) blog. My sources tell me that Io Piazza is now under contract.

I already know people with contracts there are putting neighboring houses under contract. If you already plan to buy (I'm not telling you to buy) you might consider doing it before all the other people figure this out!

Remember, supply and demand.

Here is a link to the 30 active properties (from $300k to $700k) in the 1/2 mile radius as of 5-5-07 . I put the newest listings first. 30 properties near Io Piazza

Let me know if you want to see one.

- Written by Frank Borges LL0SA- Broker
Don't miss the main blog over at

Wednesday, May 2, 2007

Clarendon 1021 Arlington Virginia Condo. From a Realtor Resident's View

I'm a Realtor, and I live in Clarendon 1021 a condo in Arlington Virginia.

I put up this page to give those searching for information that you can't find on the MLS. Feel free top post specific questions.
If you want to see what is active, go to my site

While allowing for some bias, Clarendon 1021 is the single envy of all of Arlington.

Walking tour video of Clarendon 1021:

It has the absolute best location with a rare rooftop pool and 24 hour security/concierge. It is unmatched in all of Arlington

(even by The Odyssey since the Odyssey people will be cabbing it in from the Courthouse location to hang out in Clarendon) Clarendon 1021 is one of only 4 condos in the Clarendon area as of 5/08 (Station Square, Clarendon 1021, The Phoenix Condos, and the smaller Hartford . There were going to be a couple others, but they converted to apartments (Le Joule and Zoso).

The good:
  • The rooftop pool and hot tub is amazing in my opinion. Rooftop pools are VERY rare in Arlington, with maybe 10% of the condos being able to boast this. Ours also has an amazing Monument and Capitol view (click to see). However, you should know that the pool is a shallow 3.5 feet and is more for wading then doing laps. Pool hours are posted and currently not 24 hours. Pool parties (photo) on the roof are also a blast and a makes this building the envy of Arlington.

  • We have a great online message board for residents to talk about issues and get those issues immediately addressed. That board is private until you become an owner.
  • 24 concierge. I just found out that I rank #1 with online purchases in my building. I can't imagine not having somebody at the front desk to get a package. Would I have to go to another building? (View lobby)

    Upgraded interiors. Each unit comes with stainless steel appliances and granite countertops in the kitchen and baths. (photo of kitchen)

  • Location, Location, Location. I have friends that used to rent in Clarendon, but bought in Ballston and Courthouse. While they might have saved $30-$50k, they still hoof it to Clarendon for 80% of their nightlife. And guess what happens (regardless of the market going up or down) when you go and sell your place, it will STILL be worth $30k-$50k more then the same unit elsewhere.
The not great:
  • It was initially built as an apartment complex and then was sold off to a developer as condos. What that means is every unit's interior is nearly identical (a few floors have lighter cabinets).

  • It isn't soundproof. Buildings that are initial apartments won't be as quite since it costs more to soundproof. I'm talking about floor to floor foot traffic.

  • About 6 months ago there was a flooding problem that was pretty severe. I was told it was the worst rainfall in 50 years or something. The roof was since re-designed to drain the water faster. Management was quick to repair the common areas effected to prevent any molding. Experts and the county came out to verify that everything was done properly. Several buildings had this problem after this flood.

  • No rooftop entertainment room. The builder converted it to a condo at the last second. This kinda sucks, but the rooftop pool makes up for it. We do have a conference room and lounge with free wireless (thanks for a high tech friendly neighbor)
Differences in Units:

Email me for a full size building layout. Applicable for floors 2-8. It will give you an idea which unit # faces where and if it has a balcony and # of BDRs. (photo of 1 unit)
  • Units with Balconies will get anywhere from 20-$35k more than a same floor, same size unit with no balcony.
  • There are 4 directions your unit can face. Units facing the courtyard will be $10k-$20k higher than if you face the higher trafficked Washington Street or North Garfield Street.

  • Morning sun or afternoon sun. Courtyard units get sun in the morning.

  • Floor level can be about $4k to $8k per floor (not that some "1st floor" units are actually on the 2nd floor and above the B level

  • Some B level units have walk out access to a patio and courtyard. Easy access for dog owners too. B level units have been slower to sell.

  • Floorplan differences. The efficiencies start at 600sq ft. 1 BDR start at 700sq feet and go up to 850 with 1 BDR and dens at 900. With the 2 bdrs you have some with 1 and some with 2 full baths.
Watch out when buying:
  • Watch out for "1 bdrs and Dens" that are listed as 2 Bdrs.

  • Watch out for units near the entrance. Some were built after the building was completed.

  • Watch out for $100k overpriced units. This is NOT a "you get what you pay for" place. You can EASILY overpay if you don;'t know the ins and outs of the building. Recently one 2bdr was $100,000 overpriced. There is a long history of price fluctuations in this building. It skyrocketed upon the initial opening with some making $100,000 profits. Now some are trying to make that same $100k, while others are selling for a $30k loss (this is because of the market, not the building).

  • The address is NOT 1021 Clarendon Blvd. The building is called "Clarendon 1021" but the address is 1021 N Garfield St Arlington Va 22201

Again, if you want to see a list of the active units go to:

Let me know if you have any questions about Clarendon 1021 and I hope you will share your comments and observations.

- Written by Frank Borges LL0SA- Broker

Check out Odyssey vs Clarendon 1021 in 22201 Arlington VA

Also Clarendon 1021 Rooftop Pool Parties

Also here is a tour of all of Clarendon: