There
are a variety of
condos/townhouses in the Ithaca area, but if you're looking to buy this
year, you may find that there is still stiff competition for the best
units. The properties that came on the market in 2006 were sold with an
average days-on-market of 84 days (from time of listing to time
of closing). In some cases, the list date to contract date was a week
or less!
»
The best thing to do if you're searching for a condo in Ithaca is to:
Close to Cornell University and
on the TCAT busline, these units have 1-2-3 bedroom units with a
variety of floor plans including a split-level design and a townhouse
design. It is situated close to Six Mile Creek Preserve and was
originally started in the 1980's as a green building design. There is a Community building, ballfields, a pond and common laundry areas. Many
owners have added their own on-site laundry in their units over
time.
There is an email listserv for
Commonland and there is an Association to manage the financial and
social decisions of the community. Many people who come to Cornell or
Ithaca College for school have
lived here and enjoyed a more home-like
atmosphere than renting. There are deed restrictions which prohibit
long-term renting of the units so these are mainly owner-occupied. Some
of the end units and lower units enjoy close proximity to the nature
preserve and all that it brings - deer, birds, and more! Association
dues are around $200 per month. Not every unit has a carport, but if
one does, the annual fee is $100. The dues include water and
sewer bills and garbage service, but heat and electricity and taxes are
the owner's responsibility.
» Two bedroom units in 2006
averaged $123,000 in sales price, with a low of $86,000 and a high of
$158,000*
Three bedroom units
averaged...well, you'll have to ask me in person
- I can't give away all my trade secrets!!!
Here are some photos of sales
in Commonland from previous years: 43
Penny Lane and 13 Penny
Lane
Condo Option #2: Welcome
to Sevanna Park
Also
close to Cornell University and
on the TCAT busline, Sevanna Park condos are on the Northeast side of
campus closer to Pyramid Mall and other shopping. These units have
1-2-3 bedroom units with a standard design and a few units with a
2-story townhouse
design. Originally developed in the 1970's, these brick buildings are
tucked back off North Triphammer Road and offer a convenient location
for residents young and old.
There
are
usually laundry facilities in each building in the basement, and there
may also be storage lockers/areas for bikes and/or other personal
items. There is an association fee, which depends on each unit so
you have to inquire individually. This fee include water and sewer
costs, exterior maintenance, garbage removal and sometimes even heat.
Taxes would be an additional cost to the owner.
» Two bedroom units in 2006
averaged $104,100 in sales price, with a low of $82,000 and a high of
$118,000*
Three bedroom units
averaged...well, you'll have to ask me in person
- same reason as above...
Condo Option #3: Vista Lane on South Hill
These condo/townhouse units are located just past the entrance to
Ithaca College, built in the 1980's with cathedral ceilings, south and
southwest exposure and with a split level design. All units have a
1-car garage and deck and patio areas. The association fee monthly is
$200 and there are new roofs planned over the next 3-5 years.
There have not been many of these available in the past few
years...only 2 units sold in 2006, and only 1 unit in 2005 and 2 in
2004. Prices range from $90k to $140k.
CJ will have a 3 bedroom unit coming on the market this Spring...email me for more details.
Condo Option #4: Welcome
to Eastwood Commons
Located
on a walking trail just south and east of Cornell and Belle Sherman is
Eastwood Commons. These are townhouse style units that are often hard
to come by as sales are not as prevalent here. Which indicates that the
owners are long-time residents and that properties that do come on the
open market are bought up quickly. These units usually have a garage
underneath although there are some main level living units that have a
garage attached on the same level.
There is
a Resident's Association here too, and there are committess like the
Grounds Committee that do a fantastic job of keeping the areas
beautiful year round.
Some new
single-family homes are being built nearby, but they may be raising the
real estate values more than harming them.
» Two bedroom units in 2006
averaged $178,475 in sales price, with a low of $152,900 and a high of
$225,000*
There was only 1 sale of a 3 bedroom unit in 2006, and that sold for $205k, but you can still ask me in person about the details of the market in this lovely community.
Condo Option #5: Welcome
to Deer Run
South Hill
offers a 1980's version of what I call the Philadelphia
condo/townhouse...this is the style that most out-of-town buyers think
about when they ask about whether there are any condos in Ithaca. These
are newer in both style and amenities, with a couple of floor plans
available including a sunken living room style which is quite
appealing, or the soaring cathedral ceiling style, also popular.
Deer Run is aptly named - there are deer here. The grounds are kept
minimal, as the deer will eat your plantings. Many owners here have
found ways to garden around the plants that deer eat, or to cover them
with wire/mesh. But it is a sight to see a herd of deer, happily but
slowly moving at dawn or dusk throughout the area.
There is an association fee which covers the exterior grounds, garbage
service, water and sewer and street lights. Several of the townhouses
are getting new roofs this year, work is ongoing on a rotational basis.
Also in this area are single family homes, most of which were built in
the late 1980's but mostly in the 1990's even into 2005. This location
works great for those working at Ithaca College, as it is a short drive
from the IC campus. There are also great views from many of the units
here and there is a neighborhood park.
» For pricing of these units, please ask me in person
Other options exist in Ithaca -
at the higher end, there are (OPTION #6) Stone Creek Condos in Shannon
Park and (OPTION #7) brand new on Nor Way off Craft Road. For
recreational lifestyles (i.e. skiing), there are condos near Greek
Peak Mountain Resort.
There are also attached townhomes, which
are not condos per se (condo refers to the type of ownership, and in
most cases includes an association and monthly fees) in
Towerview-Westview area which is near Commonland and Eastwood Commons.
These townhomes are really attached fee simple properties, with no
association fees.
Of course if you are seriously thinking of buying a condo or townhouse
in Ithaca, you should contact a REALTOR® who will help guide you
through each neighborhood, helping you evaluate the recent sales and
also the value for each unit that may be purchased. Only a professional
REALTOR® has been in all these different units, and can offer
advice on sale prices as well as benefits of each area.
Or if you want to sell your condo this year, please call me and
interview me as your listing agent. You'll be surprised at how much I
know about your neighborhood.
Call me, CJ DelVecchio, for buying or selling a condo today! I specialize in condos!
* Statistics from the Multiple Listing Service of the Ithaca Board of REALTORS® 2006 sales.
Email CJ: info@cjhomes.com
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