441 replies to this topic

[barakat]

^ I do look forward to checking out Encore.  Believe me, if I could get a west-facing 800+sf unit for under $225k, I'd quite possibly be your neighbor.  It's three blocks from where I work.

[producer2]

barakat, on Mar 13 2008, 02:42 PM, said:

^ I do look forward to checking out Encore.  Believe me, if I could get a west-facing 800+sf unit for under $225k, I'd quite possibly be your neighbor.  It's three blocks from where I work.

good luck.....we are on the east side pretty high up.

[samsonh]

I don't think you made a poor investment at all. I think the majority of these condos will appreciate at about 4% a year, as almost all real estate historically has. I think Adelicia will stand the test of time better and will most likely appreciate a percentage point of two higher per year. But you are correct in that much of it is personal taste.

[producer2]

I just saw a unit on Realtracs that is 2 floors lower and 60 square feet less than mine for $100,000 more than I paid at Encore. It can't be upgrades because I have most of them. Apparently it is already appreciating at a very high rate!

[dagodan24]

Hankster, on Feb 10 2008, 09:41 PM, said:

Thanks. That's not too bad, and I wouldn't be surprised it they couldn't sell it out by the end of the year. Maybe that will be good enough to entice Novarre to continue investing in Nashville in the near term.

However, it is important to point out that contracts don't necessarily mean sales.    Encore's average deposit has been only about 3%.  They may only have a few units remaining but the true test will be 3 months from now when all those buyers show (or don't show) with the other 97% of the purchase price.   Only then can you really draw a good conclusion about what has sold well.

[barakat]

Any photos from the open house?

[smeagolsfree]

I went to the open house yesterday while I had a break form work. I forgot my camera.   The east/west views are different for sure. The common area is on the 7th floor right next to the pool looking over the 4th ave. side. The one and two BR units are roomier than I remember from the model. The ceilings have the gritty concrete look. A lot of the building reminds me of the Virdian and that makes since because its a Novare product. The highest floor the open house is on is 13.

I think they are doing the open house again today.

[producer2]

here is a link to the article today in the Tennessean:

http://www.tennessea.../803160353/1004

The only fault I find with the article is the thought that this is a young persons residence. I hve met many who own units there and like myself we are a bit older than 25!

[producer2]

dagodan24, on Mar 13 2008, 12:52 PM, said:

I agree. There are also so many higher grade details at the Adelicia.  Here are just a few that I have noted:

Adelicia Vs. Encore                                                            
solid maple shaker style cabinetry  vs. laminate flat panel cabinet doors
6 choices of 3 cm granite countertops  vs.   2 cm granite available in only light and dark; varied by floor not by unit                                        
Kohler faucets throughout  vs.  inexpensive builder-grade sinks and plumbing faucets
California Closets included in select units  vs. only wire shelving offered
3,000 sf fitness center w/ 20 pieces of equipment and yoga room vs. 1200sf gym, no yoga/ aerobic room                         

Since prices are comprable or even cheaper at the Adelicia, it seems that you would clearly get more for your money at the Adelicia.

I have gone to the Adelicia website and picked a comparable unit to mine at the Encore. Both are on the same floor and the Encore unit (mine) is 30 square ft. larger. The same unit with no upgrades at Adelcia is over $30,000 more than my unit. Yes they have a choice of granite but as noted in the article today and listed on the Encore site, Encore does have Kohler sinks and faucets, stained maple cabinets in Adelicia vs. maple or cherry in Encore, etc. All that is to say that the statement of you get more for your money is not necesarily accurate. I love the Adelicia and considered it prior to purchasing at the Encore. For my wife and I it really came down to location as I am sure it has for many who have purchased at both places. Everyone has different wants and needs and opinions about style and architecture. I just want to make sure we are comparing apples to apples.....

Edited by producer2, 16 March 2008 - 10:16 AM.

[smeagolsfree]

I was about to post the article. You beat me to it.

One item of note from yesterdays visit was the fact they do not have a retail tenant yet, but the person at the project told me they are looking for a couple of restaurants (not any particular brands), a coffee shop and a dry cleaners. They would like for one of the restaurants to be upscale and the other a mid priced restaurant. I think they will have some tenants before too long. If I were going to the symphony or the Sommet center, this location would be perfect for a restaurant.

[1RUNAWAY]

producer2, on Mar 11 2008, 07:46 AM, said:

I know WW was able to visit his upcoming unit and my wife and I took a tour of the decorated models last week (our first walk thru of our unit is later this month) and I have to say I was VERY impressed with the building. After seeing the Adalecia a few weeks ago I had reservations about the Encore but truthfully I think there is very little difference between the two. The Encore is a bit more edgy with concrete ceilings and exposed concrete columns in the units but other than that the two are quite similar. The amenities level was quite impressive and the views were spectacular. I have heard they will have an open house similar to the Adalecia this weekend. I hope some of you can attend.

I am not sure what you looked at but here are the differences, 1. The Aelicia has 7' solid core doors throughout. 2. omnia hardware throughout including mortis/lever front door hardware (all commercial grade).3.Up graded shaker style wood base and door casings. 4. Four choices of solid maple shaker style cabinetry with upgraded stainless steel pulls. 5. Six choices of 3 cm granite countertops. 6. Frameless showers with completed tile and half inch glass enclosures. 7. 10' ceilings finished with skim coat and paint, all columns finished with drywall. 8. 5" Wenge, Oak, Mahogany or Maple hardwoods are standard everywhere but in baths and bedrooms, available in bedrooms as upgrade. 9. Plumbing fixtures (sinks & toilets) and all trim (faucets and levers) are Kohler. 10. 3000 sf fitness center with almost 20 pieces of state of the art equipment and yoga room. 11. Parking is included in pricing. 12. Beautiful gated private park with sculpture, gardens, hardscape and water feature available for resident functions or day to day use. 13. Enclosed private balconies. 14. Multiple eateries all are open 7 days a week including breakfast. 15. No people sleeping on the sidewalks or asking for money. The Encore has the following, 1. 6'8" masonite (hollow) doors. 2. Builder-grade, quickset hardware. 3. Standard builder-grade base and door casings. 4. Laminate flat panel cabinet doors available in only 2 finishes. 5. Two cm granite available in only light and dark, varied by floor not by unit. 6. Tile shower in some units with plastic drain pan with framed shower door and prefab units in the others. 7. The ceilings are unfinished concrete with pencil marks and stains. 8. 2.5" or 3" plank floors in light or dark option by floor. 9. Inexpensive builder-grade sinks and plumbing faucets in regular units. 10. Very small fitness room with almost 9 pieces of equipment. 11. Parking is extra for developer units. 12. Theater room with limited seating. 13. Exposed balconies. and 14. Very limited eateries on Saturday and Sunday for breakfast.
The Adelicia is far more superior than anything downtown at this time.
As you can see I do pay close attention to details.

Edited by 1RUNAWAY, 17 March 2008 - 07:53 PM.

[dagodan24]

producer2, on Mar 16 2008, 11:08 AM, said:

I have gone to the Adelicia website and picked a comparable unit to mine at the Encore. Both are on the same floor and the Encore unit (mine) is 30 square ft. larger. The same unit with no upgrades at Adelcia is over $30,000 more than my unit. Yes they have a choice of granite but as noted in the article today and listed on the Encore site, Encore does have Kohler sinks and faucets, stained maple cabinets in Adelicia vs. maple or cherry in Encore, etc. All that is to say that the statement of you get more for your money is not necesarily accurate. I love the Adelicia and considered it prior to purchasing at the Encore. For my wife and I it really came down to location as I am sure it has for many who have purchased at both places. Everyone has different wants and needs and opinions about style and architecture. I just want to make sure we are comparing apples to apples.....

Your location comment is right, people value living in different areas of town.  If you purchased your unit at a preconstruction price 18 months ago when sales started, it might not make sense to compare that price to one of the few remaining units offered by the Adelicia developer today.  Is your unit also inexpensive compared to other remaining Encore units of comprable size?  I know most developers typically raise prices throughout the long construction cycle.  

[1RUNAWAY]

The problem with the Encore is the same as it is at the Viridian.
When you have people paying $130,000.00 / $150,000.00 for units (mostly young party crowd) and then you mix in people paying $500,000.00 and above (mostly professional business people) there will be problems! The place will not look as it is when you move in for very long!
The party crowd will be throwing beer bottles from their balconies and you will walk in the spilt beer in the elevators.
As for the Novare Group you need to be for warned you may have views at this time but don't count out them building another building next to you. Tony already has purchased land next to the Encore.
There are plans to build next to the Viridian ( Signature Tower) but no one told the people who bought at the Viridian for those great views where the Signature will stand.
Also check out the Metropolis in Atlanta the residents will tell you the same thing because it also happened to them.

[dagodan24]

producer2, on Mar 16 2008, 10:55 AM, said:

here is a link to the article today in the Tennessean:

http://www.tennessea.../803160353/1004

The only fault I find with the article is the thought that this is a young persons residence. I hve met many who own units there and like myself we are a bit older than 25!

Sunday’s article also made a big mistake when describing the average unit size of each project.  Encore is mostly 1 bedroom units, that are on average much smaller than those at Adelicia.  The brochures and websites of both projects show that Encore’s 1-bedrooms average about 750sf while Adelicia 1-bedrooms are about 1,000sf.   Adelicia also has many more 2-bedrooms, which average 1825sf, while Encore’s average is 1150sf.  
    The 10 Penthouses at Adelicia average about 3000sf, compared to Encore’s 4 PH’s averageing 2000sf.  Only looking at averages, it seems 1-bedroom Adelicia buyers, like myself, are buying into a more expensive building.  However, the average unit size at the Adelicia is almost 50% larger than at Encore.(1350sf at Adelicia to about 900sf at Encore, according to sales associates of both projects).

[hayesmw]

1RUNAWAY, on Mar 17 2008, 08:49 PM, said:

I am not sure what you looked at but here are the differences, 1. The Aelicia has 7' solid core doors throughout. 2. omnia hardware throughout including mortis/lever front door hardware (all commercial grade).3.Up graded shaker style wood base and door casings. 4. Four choices of solid maple shaker style cabinetry with upgraded stainless steel pulls. 5. Six choices of 3 cm granite countertops. 6. Frameless showers with completed tile and half inch glass enclosures. 7. 10' ceilings finished with skim coat and paint, all columns finished with drywall. 8. 5" Wenge, Oak, Mahogany or Maple hardwoods are standard everywhere but in baths and bedrooms, available in bedrooms as upgrade. 9. Plumbing fixtures (sinks & toilets) and all trim (faucets and levers) are Kohler. 10. 3000 sf fitness center with almost 20 pieces of state of the art equipment and yoga room. 11. Parking is included in pricing. 12. Beautiful gated private park with sculpture, gardens, hardscape and water feature available for resident functions or day to day use. 13. Enclosed private balconies. 14. Multiple eateries all are open 7 days a week including breakfast. 15. No people sleeping on the sidewalks or asking for money. The Encore has the following, 1. 6'8" masonite (hollow) doors. 2. Builder-grade, quickset hardware. 3. Standard builder-grade base and door casings. 4. Laminate flat panel cabinet doors available in only 2 finishes. 5. Two cm granite available in only light and dark, varied by floor not by unit. 6. Tile shower in some units with plastic drain pan with framed shower door and prefab units in the others. 7. The ceilings are unfinished concrete with pencil marks and stains. 8. 2.5" or 3" plank floors in light or dark option by floor. 9. Inexpensive builder-grade sinks and plumbing faucets in regular units. 10. Very small fitness room with almost 9 pieces of equipment. 11. Parking is extra for developer units. 12. Theater room with limited seating. 13. Exposed balconies. and 14. Very limited eateries on Saturday and Sunday for breakfast.
The Adelicia is far more superior than anything downtown at this time.
As you can see I do pay close attention to details.

Hey Runaway, I really cannot comment yet on 1-13, but as to # 14, I think the Encore has a pretty strong argument against your case.  The Hermitage Cafe and Crema coffee shop are 2-3 blocks south.  If you have not been to either, check them out.  The Hermitage Cafe went smoke free a few months ago.  It's much better now for a weekday or weekend visit.  Rachel has also done wonders with Crema. It's a great little coffee shop serving Drew's Brews coffee with pastries from Sweet 16th.  A couple of blocks to the north, Paradise Park is open 24/7 I believe and some would definitely eat their food for breakfast.  An easy walk from there is the Capital Grille at the Hermitage Hotel.  Breakfast or brunch are both quite tasty.  Don't forget the Starbucks on 5th.  In a few years, the retail on Rolling Mill Hill will open and is sure to contain a restaurant or two. Same thing for the Pinnacle building whose restaurant may just stay open on the weekend.  The Westin for that matter too should have breakfast.  

Both of these buildings have great locations with plenty to do around.

[producer2]

Wow, some serious venom being spewed here! Once again for the record I LOVE ADELICIA, and we almost bought a unit there. Our decision was based solely on location which works best for us. Now to set the record straight on a couple of items. The Adelicia has decidely better hardware on their doors and they are 4" taller. The Encore does have solid core doors (unless they just gave one to me as a gift) The Adelicia does have killer pulls on their kitchen cabinets, but I do have cherry cabinetry in my unit (I will be adding killer pulls for about $50) The Adelicia does have multiple choices of extra thick granite while I only get Uba Tuba at 1 cm less (does anyone really know how small 1 cm is) I do not have a seperate shower in my unit so I lose big time there but I do have a double vanity with drawers which is a plus in my 1 bedroom unit (still only 2cm granite though) My ceiling is finished (completed) but it is concrete and 7" thick which should help with some of that noise you are predicting. I already have an artist lined up to glaze all the concrete surfaces including ceiling) so I think that will be pretty cool (cost around $500) and my celings are 10' tall as well. I paid roughly $4200 for 5" wide maple plank hardwood flooring throughout (but that cost is included on my comparison) and I could pick from a variety of options regardless of what floor I live on. I looked right at my Kohler faucets which if I don't like them I can replace fairly inexpensively (at least it said Kohler on them, maybe they were knockoffs) I can only use one piece of gym equipment at a time so let's see if size really matters....Don't have an enclosed balcony so I lose there. But I do have:

At least one park right across the street with more to come (not private but the view is pretty cool and it is a "Hall of Fame" park) Plenty of eateries within walking distance as well as nightlife, Sommet center, Titans stadium, symphony,TPAC, Frist, Ryman, WORK,whatever gets built on the Thermal site, the river, an incredible view of the 4th of July fireworks, the library, several Starbucks, Dunn Brothers and the aforementioned Crema. Did I mention both fine dining and laid back casual eateries. when I tire of all of this I can jump in my car (which has covered parking) and be between all the haunts in both the East End and West End in minutes (not to mention the Gulch which really is still walking distance.)

P.S. Units started in the low 200's in the early phases not the 130's to 150's as posted above. That would be the gulch.....

With all of my upgrades I still will not be quite the facility as Adelicia but heck I am pretty darn close with lots of money left over to enjoy all the things that are really close to me. As far as the party world goes, I have met a large portion of my new neighbors in various get togethers Novare has thrown over the past few months. I would venture to say that in my experiences at least 65% of those I have met are over the age of 30 and professionals. The ones that are younger (especially the ladies) will just make the pool that much more fun! (oh did I mention the view from the pool and deck. It is breathtaking but probably not as cool as look at Boundry and South Street)

Edited by producer2, 18 March 2008 - 07:46 AM.

[smeagolsfree]

I think both properties have great potential. Both properties have thier selling points for sure. I dont know about the beer bottles being thrown form the balconies yet. Maybe there is a problem that we have not heard about. I think the main issue here is one of taste and affordability. Someone please give us the sq. ft. price of each and that will help differ the projects some. Adelicia is definitely an older crowd, but Encore is not an entirely young crown either. Many urbanites that want to live close to where they work have bought units here. I think everyone is trying to make thier point here and again its all in where you want to live. If I were in the market for a condo, it would probably be Encore just form the stand point of price and location to places I already go. If I wnated to spend more and wanted to be outside the DT core it woudl be Adelicia.

Tony and Novare do own the property just west of the Encore where the new surface lot is. Encore has said they will eventually develop that sight. We all know that there was going to be a second tower next to the Encore, but I doubt a large tower will happen there for some time. That is a risk that you take in any development. Rythym could have another tower built onthe interstate side and all of the folks that bought for the view would be out of luck. Its just a risk that you take. If you are talking abotu the property to the east, it will probably not be a highrise.

I happen to like many fo the eateries around both of thse developments and there are many that are open 7 days around both.

For arguments sake, please keep it civil guys Remeber, its just condos and not a matter of life and death.

[dagodan24]

With all of my upgrades I still will not be quite the facility as Adelicia but heck I am pretty darn close with lots of money left over to enjoy all the things that are really close to me. As far as the party world goes, I have met a large portion of my new neighbors in various get togethers Novare has thrown over the past few months. I would venture to say that in my experiences at least 65% of those I have met are over the age of 30 and professionals. The ones that are younger (especially the ladies) will just make the pool that much more fun! (oh did I mention the view from the pool and deck. It is breathtaking but probably not as cool as look at Boundry and South Street)
[/quote]


Yes, I agree that the various get togethers are fun and a great way to meet neighbors. There really does seem to be a mix of age groups that live in the Adelicia too, which is nice. I have met a few of my neighbors in the same way. Check out the link (pictures) from the last Adelicia resident mixer in the lounge [url="http://www.weeseing.com/clients-secure/theadelicia/gallery-2008-03-06/"]http://www.weeseing.com/clients-secure/the...ery-2008-03-06/[/url]

Edited by dagodan24, 19 March 2008 - 01:52 PM.

[smeagolsfree]

I smell a forum meet at the Encore in the next month or two. Sounds as if we have at least 3 members who have bought there. Williams unit is on the pool side. I cant imagine why

[1RUNAWAY]

producer2, on Mar 13 2008, 03:19 PM, said:

I think it is a little warmer than Viridian but just a personal take


Do not know just got it off tghe MLS and it is listed by the Adelicia listing agent, it could be a resale.


I think you are taking my posts wrong here. I really liked the Adelicia and actually looked to purchase there. Downtown made more sense for us so we purchased at Encore. I am only saying they are very similar in the design of the amenities level and for the most part many of the finish levels. Adelicia has gas ranges and Encore does not, Adelicia has more restaurants close by, etc. etc. I am not trying to make this about which one is better, simply pointing out a good quality for the price point and somewhere in between Adelicia and Icon. Come back to me in 5 or 6 years when there is more development in Sobro and see if I made a better investment?