Richmond VA Condos

  • A Must Read for Condo Buyers
  • 804.767.7566
  • The Sarah Jarvis Team
  • Big Projects
    • Ginter Place
    • GreenGate
    • Libbie Mill
    • Monument Square
    • Rocketts Landing
    • Riverside On The James
    • Vistas on the James
    • West Broad Village
  • By Neighborhood
    • Downtown Richmond
    • Fan and Museum District
    • Church Hill
    • Jackson Ward and Carver
    • Manchester
    • West End and Glen Allen
  • Around The Colleges
    • Near VCU
    • Near VCU Medical (MCV)
    • Near VUU
  • One-Click Searches
  • Blog
  • Stats
  • Rentals

What You MUST Know When Buying Condominiums

Buying a condo comes with a completely different set of risk factors than buying a home.

From financing to underwriting to appraising, the additional layers of risk inherent in a condo purchase must be understood in order to make an informed decision.  While many of the same principles that you would use in buying ANY real estate still apply (superior location, intelligent design, quality construction, attractive selections, etc.), understanding the other factors that are not apparent to the naked eye are far more subtle and complex in their effect on market value and forward risk.

We have broken a few of them down below.

agreatrm2

Always remember that when you buy a condo, you are buying not only your space, but a little bit of everyone else’s, too. The design of all of the units is very important as eventually they become comparable sales against which your unit will be judged. When looking at condos in any building, make sure you see not only the units that fit you best, but look at a sample at the different price points to get a feel for the overall project. If units at all price and size levels seem to be well conceived and thought out, then you should feel better about the decision.

Do not make a decision based solely on the dues. Dues are the one thing that can and will change in any condo project. I have seen many people eliminate a certain condominium project because they feel the dues are ‘too high.’ This is flawed logic because the long-term effect of an underfunded HOA is an assessment (think ‘bill’) to pay for a repair or building maintenance item that should have been funded over time in the reserve budget. At the end of the day, it just costs a certain amount to run any building and to expect below-market dues to be the norm is naïve. If you look at two similar projects and see a radically different dues structure, then the real question is not why is one building more expensive, the real question is why the other one is so inexpensive? Do some digging.

The manager of a condo HOA is as important as the developer. The majority of issues within any condo association occur from a mismanagement of the HOA long after the developer is gone. A good management company needs to be strong in their enforcement of the rules and have a strong education in condo finance. If the management company cannot answer the question ‘what does it mean to be warrantable?’ then you don’t have a good manager. This extends to self-managed HOA’s with board members that do not understand condo finance. Be wary.

Beware any lender that says ‘we can do that’ until they ask VERY specific questions. 3 or 4 times per year, I get thrown into panic mode at the last minute when the other agent calls me in a tizzy because they just got loan denial 3 days before closing because their lender didn’t understand condo finance. Each lender requires a ‘Condo Review Questionnaire’ be filled out by the HOA. If a lender makes any promises before seeing that form, then they are not a condo lender. Likewise, if your lender asks you (once they know you are looking for a condo) ‘tell me which projects you are interested in so I can talk to the HOA’ then you probably have a good condo lender.

Lastly, (and this is an extension of above) always remember that being financeable is more important that being marketable in the current mortgage environment. When the market shifted in 2007, all condo projects began to be scrutinized (unfairly in many cases) due to the sins of Florida, Arizona and California. While the market is in the process of normalizing condo finance, it is still more challenging that it used to be and the effects can be seen most acutely in projects that have struggled to get to 50% sold. Unlike single-family housing, Fannie, Freddie and FHA look at about 20 additional factors when underwriting a condo loan and any one of them can prevent a loan from being obtained. Issues such as the number of rentals in a project or the amount of commercial space or the amount of money dedicated to the reserve budget are just a few that could cause loan denial.

804.767.7566


How Do I Schedule a Showing or Find Out More?

I am Kendall C. Kendall, Client Care Coordinator for the team. I am a licensed Realtor and it's my job to answer questions and schedule showings for the properties shown on our sites. Here's our call policy.
kendall@richmondrelocation.net

Working with Buyers

Working With Buyers

I am Sarah Jarvis, Broker at One South and I work with our buyers. I bring 20+ years of experience to our Buyers Advocacy program and take great pride in helping our clients understand the RVA marketplace.
sarah@richmondrelocation.net

What You Should Know About Condo Financing

Price Point Searches

  • Condos, less than $125,000
  • Condos between $125k and $200k
  • Condos between $200k and $300k
  • Condos between $300k and $500k
  • Condos over $500k

# Bedroom Searches

  • Condos with 1-bedroom
  • Condos with 2-bedrooms
  • Condos with 3-bedrooms
  • Condos with 4 or more bedrooms

By Neighborhood

  • Condos In Downtown Richmond
  • Condos In The Fan/Museum District
  • Condos In Manchester
  • Condos In Jackson Ward and Carver
  • Condos In Church Hill
  • Condos in West End, Short Pump & Glen Allen

Big Projects

  • Ginter Place
  • GreenGate
  • Libbie Mill
  • Monument Square
  • Rocketts Landing
  • Riverside on the James
  • Vistas on the James
  • West Broad Village

Find Us

One South Square Logo

2314 West Main Street
Richmond, VA 23220
804.767.7566
kendall@richmondrelocation.net

Accessibility
Copyright

Lending

Richmond Home Loans Thru Southern Trust Mortgage

We offer competitive mortgage solutions with a commitment to exceed your expectations. We’re local industry experts who are also your friends and neighbors. Whether you want to communicate online or in person, we’re just a call or click away. https://onesouthrealty.com/mortgage-financing/

Tweets

  • Just now
Our Network of Sites: RichmondVaNewHomes.net, RichmondRelocation.net, RichmondLuxuryNeighborhoods.com,
RichmondFanRealEstate.net, RichmondVaMLSSearch.net, ChesapeakeBayMLS.com
Housekeeping: RVA Condos sitemap, Listings sitemap

All of the information displayed here is deemed to be gathered from reliable sources but no warranties, either express of implied, are made part of this site. Additionally, the IDX Feed for listing information may contain descriptions of properties not represented by One South Realty, its agents or staff and any violations or misrepresentations are the sole responsibility of the listing brokerage of the subject property in violation.


Equal Opportunity Realtor Disclaimer

I agree to provide equal professional service without regard to the race, color, religion, sex, handicap, familial status, national origin or sexual orientation of any prospective client, customer, or of the residents of any community. Any request from a home seller, landlord, or buyer to act in a discriminatory manner will not be fulfilled.