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SUDHOFF

condoLife HOUSTON’S INNER LOOP LUXURY LIVING

VOLUME V

VOLUME V sudhoffco.com

The Smart Condo Answers to Your Condo Questions How to Make Your Life Better + Houston Sales & Market Update | 2 |

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9 5:35 PM

Welcome to Volume 5 of condoLife. I am excited to share the best of the best that Houston has to offer in new construction condominiums. We have seen the desire for condominium living continue to grow more and more, and many Houstonians are calling their real estate agents and asking to go out and look at what their options are. Some even made a New Year’s resolution to move into a condo by the upcoming holidays. If that was your resolution, and you want to move to a brand-new condo this year, you’ll find it interesting to know that there are few opportunities available. The Mondrian at The Museums (pages 16-17) is the newest building to be completed, with the first residents moving in this spring, but only 8 homes are unsold. The River Oaks (page 5-7) has closed on over 65 homes and less than 12 luxury residences remaining and ready for move in, plus two penthouses available to be custom finished. Just down Westheimer, The Arabella has less than 10 unsold units and The Marlowe is down to 14. In Rice Village, The Moderne Rice Village (page 39) has less than 5 residences remaining. So if you’re working on that goal to move to a new condominium before this Christmas, you’d better hurry. The great news is that construction is in high gear, with more new condos on the way. Take a look at The Sophie (page 24), Giorgetti Houston (pages 28-29), and The Revere in

River Oaks (pages 11-13). These unique new buildings will have their new owners settling in and loading up the moving vans next. What’s next? Take special note as condoLife unveils two new projects for the first time: The Hawthorne (page 22-23) in Tanglewood by Pelican Builders and The Residences at The Allen (page 36) off Allen Parkway by DC Partners. These are the newest opportunities coming to discerning condo buyers this year, but those moving vans won’t be loading up right away, as construction is planned to be underway later this year. And we are excited to announce more and more is on the way— so stay tuned for new product, new hotels with condos attached, and new mixed-use communities—all being planned in Houston for the condoLife in each of us.

Betty M. Harbourt

Publisher Betty.harbourt@sudhoffco.com

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Contents Featured Developments

20

Editorial 5 The Revere at River Oaks 11 The Mondrian at The Museums 16 9 Sales & Market Update The Hawthorne 22 18 Financing Your Condo The Sophie at Bayou Bend 24 20 Making Your Life Better The Smart Condo Giorgetti Houston 30 28 is Driving the Houston 32 What Residences at The Allen Condo Market? 36 34 Frequently Asked Questions 39 The Moderne Rice Village 40 Condos Today The River Oaks

Customizable Penthouses in Houston’s most prestigious neighborhood

A full-service boutique condominium

Live in Art

Houston’s newest Tanglewood condominium

A luxe condo nestled between Houston top parks

The first of its kind worldwide

Exquisitely styled condos perched atop an award-winning hotel

Premier living inside The Village

Publisher Betty M. Harbourt | Creative Director Elizabeth Graham | Senior Editors Dina Gustin & Melissa Escobar | Contributing Writers Molly Dennison, Matthew Westervelt, Valerie Sweeten, Shahn Westerfield | Photography: Michael Hunter, Divya Pande, Jack Thompson | Distribution Manager Khruma Myrie | 2 |

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CondoL


River Oaks

The Riverway Title Condominium Division is proud to have closed more luxury condos than any other title company in Houston

The Sophie

Condominium Division

John Hammond • Hunter Wright • Damian Smith 5 Riverway, Suite 300 Houston, TX 77056 | www.riverwaytitle.com | 713.266.2595

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Lock it down Wells Fargo Home Mortgage’s exclusive Builder Best® Extended Rate Lock program can help protect you from changing interest rates. With a required, non-refundable extended lock fee, you can lock down your range of interest rates and focus on what really matters most — building your home.

Protect yourself from fluctuating interest rates as you build your new home What if interest rates rise?

Your interest rate is protected. Lock in your interest rate range anywhere from 5 up to 24 months depending on the type of loan you select.

What if interest rates drop?

You have options. You may be qualified for a one-time float down option to a lower rate or a different loan program. Talk to me about this possibility.

Wells Fargo’s Private Mortgage Banking can help you achieve your immediate and long-term objectives and provide options to further your home construction financing strategy.

Call me to learn more Jared Alexander Cox

CS4995

Private Mortgage Banker Cell: 713-858-7058 jared.a.cox@wellsfargo.com NMLSR ID 218480

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Information is accurate as of date of printing and is subject to change without notice. Wells Fargo Home Mortgage is a division of Wells Fargo Bank, N.A. © 2016 Wells Fargo Bank, N.A. All rights reserved. NMLSR ID 399801. REV 8/18 100548 - 03/19

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Customizable Penthouses in Houston’s most prestigious neighborhood (next page)

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Offering exclusive high-rise living

and select your interior finishes, these

and sitting room with ground floor

in Houston’s most prestigious

amazing spaces are like a canvas ready

garden views, the masterful interiors

neighborhood, The River Oaks has been

to become your favorite work of art.

scheme throughout each of the common

reimagined with the highest standards

Each penthouse hosts 6,200 square

spaces lends particularly well to showcase

of design, luxury, and services while

feet of interior living space with 14-foot

artwork. Lea Weingarten, principal of

maintaining the historic footprint of

floor-to-ceiling windows, and a 1,700

Weingarten Art Group, has curated a

the building and greenspace. Live the

square foot terrace with NanaWall™ that

collection of pieces in the common areas.

ultimate lifestyle in an iconic building

allows for seamless indoor/outdoor living.

Enhance your lifestyle with access to

where style and sophistication surpass

Additionally, each penthouse residence

The River Oaks’ state-of-the-art fitness

any other high-rise in Houston.

include three parking spots.

center complete with a Peloton bike for

The River Oaks currently features two

Designed by internationally respected

on-demand cycling classes. The dedicated

exclusive penthouses (West and East) that

architect and interior designer Lauren

Yoga/Pilates studio features a Peak Pilates

are ready for complete customization.

Rottet, the building’s common areas

MVe Reformer and is perfect for private

Personalize everything in your new

perfectly represent the style and elegance

sessions. Enjoy a standalone massage

home down to the smallest detail. With

for which The River Oaks has become

room for relaxing and unwinding. For pet

the ability to design your floor plan

renowned. Featuring an intimate library

owners, the building is fully equipped

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with a dedicated dog park and a pet grooming spa for ultimate convenience. Outdoor living is taken to a new level

The River Oaks embodies the saying— luxury is time. With this in mind, The River Oaks has created the finest five-

with a host of contemporary features

star concierge service exclusively for its

and an abundance of space to relax or

residents. Whether it’s valet parking, dry

entertain, including a fully equipped

cleaning, grocery delivery, housekeeping,

outdoor chef’s kitchen. Two refreshing

or event planning, at The River Oaks,

pools are situated amidst beautifully

nothing is out of reach.

landscaped gardens, providing an

Two- to three-bedroom homes

exclusive enclave just minutes from the

are available from $1.8M. Available

finest retail and restaurants in Houston.

residences feature estate-size open floor

An indoor dining room with an adjacent

plans, unobstructed views, and luxurious

catering kitchen and party room is also

finishes, including Calacatta marble

available for entertaining, as are two

countertops. Gaggenau appliances and

overnight guest suites to welcome family

Poggenpohl cabinets complement the

or friends.

hardwood floors.

THE RIVER OAKS DEVELOPER Arel Capital SIZE 4 or 5-Bedroom Penthouse | 7,900 SF PRICE $7.5M FEATURES • Unobstructed views • Fitness room equipped with Peloton bike • Yoga/Pilates studio equipped with Peak Pilates MVe Reformer • 24/7 5-star concierge service • Dog park and pet grooming spa • Massage room • Valet • Two overnight guest suites • 3 acres of lush greenspace CONTACT TheRiverOaks.com | Call/Text 713.600.5078 LOCATION River Oaks | 3433 Westheimer

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www.rottetcollection.com

SPECIAL THANKS TO:

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www.rottetstudio.com info@rottetstudio.com 713.221.1830

4/16/19 11:01 AM


&

SALES MARKET

Sudhoff ’s Houston Condominium Market

update:

By Mike Reddell

Executive Vice President–Sales, The Sudhoff Team

The Sudhoff Team

Houston is a happening condominium market, with a low inventory of luxury high-rise condos. Buyer wish lists are driving development features and encouraging firms like The Sudhoff Team to offer special services for buyers and brokers. Inventory levels are at near—historic lows. Some 93 percent of all Houston new-construction luxury high-rise condominiums are sold. Inventory levels have fallen by more than 18 percent in less than five months, and no additional product has been added to offset demand, creating the lowest level of inventory since 2014. At the current sales absorption pace, it’s predicted that all current newconstruction high-rise condominiums will be sold by the third quarter of 2019.

m m

Sudhoff ’s Market share and buyer statistics. With almost 90 percent market share, The Sudhoff Team has become expert at understanding the needs and desires of Houston’s new condominium buyers. These buyers usually seek a carefree lifestyle with peace of mind, in a walkable location within 2 miles of their departure residence. They also want a new home

that provides privacy, is large enough to entertain family and friends, and often, has accommodations for their pets. Over the past year, our 12 expert agents helped many families transition to this lifestyle, resulting in sales of over $493 million. Amazingly, nearly 85 percent of these buyers paid cash for their condominiums, reflecting their equity positions in their previous homes. Sudhoff: Continuously improving and serving the market. Over the past few years, The Sudhoff Team has made a commitment to better serve the condominium market segment. Our Buyers Club and Brokers Club initiatives enable us to stay better connected and share what we’ve learned from our buyers. Buyers Club allows The Sudhoff Team to better understand emerging buyer preferences and thereby influence even better design of future buildings. The best source of this information is our

previous buyers. Our ongoing contact with this group has resulted in major design decisions for new buildings and has helped us achieve the fastest sellout of any building. Additionally, more than 10 members of the Buyers Club elected to purchase in the new building where their ideas were incorporated into the design. Brokers’ Club. Nearly 60 percent of our condominium buyers purchased a home without a real estate agent to help them. The Brokers’ Club keeps our friends from other brokerages involved and informed so that they’re better able to help their clients. We love to see and help agents, so about a year ago, we also created Condos 101, a free continuing education class that seeks to better educate the general brokerage community about condominiums. Thus far, more than 350 agents have taken this class and received CE credit from HAR.

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elevate your lifestyle.

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9 4:42 PM

The Revere at River Oaks offers the convenience of living in a high-rise, but on a more personal scale. Pelican Builders’ project is Houston’s only full-service boutique condominium, consisting of just 30 residences in River Oaks. “The Revere will be a handsome building that will blend into the River Oaks neighborhood seamlessly,” said Pelican Builders Principal, Robert Bland. “Just like a classic Park Avenue building, it will look like it’s been there forever.” | 11 |

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The Revere will offer the same comfort and convenience of a River Oaks address without the overhead and upkeep of a River Oaks house. This exclusive condominium, located at the corner of Welch St. and Revere St. and tucked inside a walkable neighborhood, offers stately architecture, refined appointments, and generous interior spaces. Ranging in size from 2,600 to more than 4,000 square feet—and priced between $1.5 and $3.5 million—residences in the 9-story midrise will have River Oaks views, expansive interiors, and soaring ceilings. In fact, The

THE REVERE AT RIVER OAKS

Revere boasts the highest ceilings in the entire Houston condominium market—in

DEVELOPER Pelican Builders SIZE 2-3 Bedrooms | 2,600-4,000+ SF PRICE From $1.5M FEATURES • One-level luxury living • Soaring 11-foot ceilings • 24/7 Concierge • Valet for you and your guests • Porter for daily convenience • All homes overlook River Oaks • Low HOA fees • Above ground parking • Pet Porch Potty available CONTACT TheRevereHouston.com | Call/Text 713.600.5060 LOCATION River Oaks | 2325 Welch SALES CENTER 2475 Mimosa at Argonne

addition to an exercise room, meeting room, catering kitchen, and ample storage. The Kirksey-designed project will no doubt appeal to homeowners looking to downsize and streamline their lifestyle. Every home at The Revere will be single level and include oversized closets, hardwood floors, fireplaces, and Wood-Mode cabinetry with Sub-Zero/Wolf gas kitchen appliances. In addition, each home features a large outdoor balcony with gas grilling capabilities and River Oaks skyline views of Downtown and Uptown. Best of all, residents can look forward to an unrivaled lock-and-leave lifestyle thanks to 24/7 Conceirge as well as daily Valet and Porter service. The Revere is now over 75 percent sold and topping off. The building’s sales center is open at the corner of Argonne and Mimosa Street, and with such overwhelming demand, they won’t last long.

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A DISTINCT BRAND PORTFOLIO UNDER ONE ROOF

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Build success with our prestigious brand portfolio that reflects our commitment to excellence. Offering three distinct brands, each providing the finest in design, innovation and performance, we can help you create dream kitchens that bring significant value to each and every project. Whether you’re building a cutting-edge high-rise in a vibrant city, a luxury custom home with impeccable details, or a sophisticated community with an eye on conservation, our extensive selection of Gaggenau, Thermador, and Bosch appliances will exceed your expectations. To learn more about Bosch, Thermador and Gaggenau builder programs, visit: www.bosch-home.com/us | www.thermador.com | www.gaggenau.com/us

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At the core of a neighborhood steeped

Mayfield & Ragni Studio, the eight-

celebrate art, history, culture, and

in discovery and culture, Houston-

story luxury mid-rise will feature just

nature.

based Oxberry Group is creating a

20 condominium residences—each

contemporary architectural statement

a curated masterpiece of style and

of The Mondrian’s address is living

fashioned by rhythm and light. A

function—with open layouts, sleek

in the heart of one of the city’s

meticulously crafted sculpture of glass,

lines, and gracious indoor and alfresco

most vibrant and picturesque

steel, and concrete—The Mondrian at

living areas, from $1.3M. Close

neighborhoods. An inviting world

The Museums is poised to serve as a

collaborations with the finest

of art, culture, and entertainment

living landmark for the next chapter

manufacturers and purveyors will

awaits—just beyond your doorstep.

of one of Houston’s most storied and

ensure that every extraordinary home

The Mondrian will be close to

vibrant neighborhoods.

is outfitted with the same attention to

Houston’s upcoming & anticipated

detail as its design and construction.

Innovation District. Located among

Immerse yourself in a fascinating

lush majestic canopies of stately oak

The Mondrian at The Museums brings the ease and sophistication

Part of the pleasure and excitement

of modern city living to the heart of

world inside a storied neighborhood.

trees are 19 museums, Miller Outdoor

Houston’s Museum District. Designed by

The Houston Museum District is one

Theatre, 400-acre Hermann Park, the

internationally renowned architecture

of the top multicultural art districts in

world-class Houston Zoo, the 18-hole

firm Perkins+Will, in concert with

the country and attracts people from

Hermann Park golf course, and Rice

acclaimed interiors team MaRS/

all over the world to learn about and

University.

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THE MONDRIAN AT THE MUSEUMS DEVELOPER Oxberry Group SIZE 2-3 Bedrooms | 2900 - 4800 SF PRICE From $1.3M+ FEATURES • Only 20 private homes   • Low HOA fees • 24/7 Concierge • Boutique-sized building • Terraces with fireplaces and grills  • European finishes • Near 19 museums • Near Houston’s upcoming Innovation District CONTACT MondrianHouston.com | Call/Text 713.600.5086 LOCATION Museum District | 5104 Caroline

Move In Today

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A M O R T G AG E B A N K E R ’ S G U I D E T O

Financing Your Condo:

5

Things to Know

By Matthew Westervelt Vice President, Private Mortgage Banker, MW Home Loans Team at IBERIABANK

Financing is a critical step in acquiring your new home. Every condominium buyer should be sure to get the answers to five essential questions that clarify important details about mortgage options, including those specific to condominiums.

1

What is the interest rate?

This is the first question every buyer poses when shopping for a mortgage. While it’s an extremely important one, it most certainly should not be the only one. A handful of factors determine a borrower’s interest rate—down payment and loan-to-value, credit score, property type, and loan type all play a role. Borrowers should first determine what they are willing to pay for their interest rate and pay close attention to the APR. Some lenders use hidden fees, origination points, and other tricks in order to drive foot traffic and get the phones to ring, and that initial rate quote may not always be what it first seems. Borrowers should ensure they are working with a lender that is fully transparent in their pricing methodology to ensure they are truly getting an apples-to-apples comparison when shopping various loan options and lenders.

2

Adjustable Rate vs. Fixed Rate: Which option is right for you?

The term adjustable rate mortgage can be intimidating to most home buyers. However, an adjustable rate mortgage (ARM) can be extremely cost effective and savvy in the right circumstances, typically with significantly lower interest rates than fixed rate options. ARM loans also are typically 30-year term loans where the initial interest rate is fixed for the first 3, 5, 7, or 10 years. Usually, the shorter the term of the initial fixed period, the lower the initial interest rate. Perhaps

this isn’t your forever home and you plan to sell and move in 5 to 7 years, or you might plan to pay off the mortgage in a short period of time. These are all situations where an ARM loan might make sense and save borrowers a significant amount in interest expenses.

3

No earned income? Not necessarily a problem.

No, this isn’t a return to the Wild West subprime mortgage days. Far from it. Many lenders realize and appreciate the fact that high net-worth home buyers may not receive their income through a salary. More often than not, high networth buyers primarily receive passive and investment income. Perhaps you are a successful entrepreneur and recently had a liquidity event or you sold your business in order to retire. The MW Home Loans Team is extremely fortunate to consistently work with executives, entrepreneurs, and professionals that fall into this category. Here at IBERIABANK, we offer liquidity and net-worth qualifying options for wealthier borrowers with unconventional income situations.

4

Can a mortgage serve as a wealth management strategy?

Obtaining a mortgage on a condo can be a bit trickier than a traditional single family home. Due to the added layers of complexity that come along with homeowner associations, common elements, and amenities, lenders often require a minimum 25 to 30 percent down

payment on a condo. With interest rates still near all-time lows, liquidating higher yielding investments or depleting your cash holdings for a large down payment may not always be the most financially prudent move, particularly on higher priced condominiums. We work hand-in-hand with our clients’ wealth advisors and financial planners in order to create a tailored financing plan that fits into a buyer’s short and long term financial goals. IBERIABANK offers low down payment options, such as our 89.9 percent financing program and 100 percent financing Medical Professional Program, in order to assist clients in maximizing their investments and liquidity.

5

What is master insurance vs. “walls-in” insurance?

There are two type of insurance that are typically involved when purchasing a condo. The first is your master hazard insurance policy, which is typically paid through your monthly HOA dues. In the event of a claim or loss, this policy covers the exterior structure and common elements of the condominium building. When financing your condo, most lenders will require that a buyer obtains a “walls-in” HO6 condominium policy. This policy covers the interior of your individual unit —contents, finishes, and personal effects—in the event of a claim or total loss. Lenders will typically require that you maintain this policy for as long as you have the loan, though it is highly recommended to obtain and maintain a “walls-in” condo policy even after your loan is paid off, or if you’re a cash buyer.

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4/17/19 11:35 AM


It’s All About

Making Your Life By: Valerie Sweeten

BETTER

Condo living is about making your life better. We commonly hear that the desire to move to a condo will allow the stress of owning and maintaining a single-family home to dramatically decline. Whether it is saving on insurance or having a Homeowners Association to accommodate your needs, condo living lends to an easier way of life. Luxury condos have plenty of amenities and personal service with all of these costs being covered by the HOA dues. With condominiums, everyone shares costs for the same set of services, ultimately resulting in less expenses. One example is how the costs accumulate with landscaping, home repairs and utility bills as part of your monthly bills. “You write one check a month with a condo,” said Mike Reddell, Executive Vice President- Sales, The Sudhoff Team. “The value of a HOA comes when you get services with a savings between $500-$800 a month. A lot of things you

pay for are included month to month.” Saving money on insurance is one of the largest commonly realized. Homeowner’s insurance is only needed for the interior or contents of your home covering your personal dwelling, liability and personal property. The HOA takes care of all the rest from the land to the structure and building common areas. Understanding fees when it comes to HOAs is important to know. Information on where and how your money is being put to use is an important question to ask when learning about your HOA and clearly

budgeted on an annual basis. Fees can go toward preventative maintenance, insurance, staff and managing the building according to Reddell. He explained the HOA provides a general manager, who acts as the gatekeeper and the residents’ representative. Put worries aside and rely on your HOA to make your life better and enjoy the lock and leave high-rise lifestyle you’ve dreamed of. “If people can see how efficient they can live and the value of where their money goes, it’s a significant savings by sharing costs,” Reddell said.

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The HOA Advantage Single Family Home Estimated Monthly Expenses

Condominium Estimated Monthly Expenses

Yard Maintenance

$160.00

Yard Maintenance

Included in HOA

Exterior Repairs2

$160.00

Exterior Repairs

Included in HOA

Pool Upkeep3

$190.00

Pool Upkeep

Included in HOA

Seasonal Landscaping4

$54.00

Seasonal Landscaping

Included in HOA

Home Insurance5

$583.00

Condo Contents Insurance14

Water6

$108.82

Water

Electricty7

$404.00

Electricity7

Trash8

$23.00

Trash

Included in HOA

Sewer9

$20.00

Sewer

Included in HOA

Home Alarm10

$52.99

Controlled Access + Monitoring

Included on Site

Gym Membership11

$167.00

Fitness Center

Included on Site

Routine Maintenance12*

$89.00

Routine Maintenance*

Included in HOA

Unscheduled Repairs13**

$75.00

Unscheduled Repairs**

Included in HOA

Yearly Neighborhood HOA Fees

$1,500

$60.75 Included in HOA $200.00

HOA Fees

$1,141.00

Concierge

Included in HOA

Porter Service

Included in HOA

Valet Parking

Included in HOA

Private Dog Park

Included on Site

Resistance Pool

Included on Site

Cold Water Plunge Pool

Included on Site

Outdoor Lounge

Included on Site

Building Insurance

Included in HOA

Monthly Total

$2,086.81

Monthly Total

$1,401.75

Yearly Total

$26,541.72

Yearly Total

$16,821.00

Note: Reinforced concrete construction in this condomimium provides more strength, durability, energy efficiency, sound attenuation,fire resistance, and overall stability compared to that of a traditional home build. Note: A portion of monthly HOA fees contributes towards a reserve fund used for larger, unscheduled repairs such as replacement of roof, HVAC, etc..

*Routine Maintenance refers to average monthly costs to maintain well-conditioned and operating roof, HVAC, appliances, etc.. **Unscheduled Repairs is the amount needed to save monthly to replaced HVAC every 10 years and roof every 20 years.

according to Thumbtack according to GoBankingRates 3 according to Zillow 4 according to HomeAdvisor 5 according to Zillow 6 according to Statista 7 according to Reliant Energy

according to CenStar Energy according to Zillow 10 according to ADT 11 according to Equinox 12 according Zillow 13 according to HomeAdvisor 14 according to Zillow

1

8

2

9

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COMING SOON

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Hawthorne_Spread_Ad.indd22 All Pages CondoLife_2019_AC.indd

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T H E O N LY N E W C O N D O I N M E M O R I A L / TA N G L EWO O D

Unobstructed Views Single-Level Living Pet Friendly Five-Star Services State-of-the-Art Technology

FROM $1.2 MILLION H AWT H O R N E H O U STO N .CO M | 23 |

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THE SOPHIE AT BAYOU BEND DEVELOPER Stolz Partners SIZE 2 – 3 Bedrooms | 2,800 – 5,200 SF PRICE From $1.8M+ FEATURES • Spacious single-level luxury living • Expansive outdoor terraces with summer kitchens and fireplaces • Pet Porch Potty for your pet • 16 private garages • Located next to Memorial Park & Buffalo Bayou Park • Concierge and porter services • Resistance pool CONTACT TheSophieHouston.com | Call/Text 713.600.5061 LOCATION Memorial Park | 6017 Memorial Drive

The Sophie at Bayou Bend is an exclusive private city estate. The Sophie’s close proximity to Downtown, Memorial Park, and Buffalo Bayou Park elevate this residence. It’s an exceptional location with unsurpassed style that’s conveniently low maintenance. The Sophie is where modern-day life

own summer kitchen, grill, and fireplace. The vision for this building was to

homes encompasses individual outdoor living spaces. Residences feature Listone

becomes classic. Designed for how you

create a timeless piece of architecture

Giordano herringbone wood flooring,

live now, The Sophie is a contemporary

that respects the site, reflects a sense of

Sub Zero/Wolf appliance packages, and

twist on the forever good life. Open and

lifestyle that transcends any current trend,

exquisite European cabinetry. Another

compelling floorplans flow with your style

and becomes an iconic symbol of the

Stolz Partners and Mirador collaboration,

in homes from 2,800 to 5,200 square feet.

present, past, and future. These distinctive

The Sophie elevates design with outdoor

homes offer spacious single-level floor

loggias and large windows to maximize

windows create light-filled rooms, while

plans with a range of innovative design

views. The Sophie at Bayou Bend, a

the division between indoors and outdoors

features and access to curated services

timeless piece of architecture, is now

is blurred as your home opens to an

and amenities. Nestled in an elite enclave,

under construction and priced from

expansive 400-square-foot terrace with its

each of the 38 stately condominium

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Sky-high ceilings and mammoth

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FURNITURE

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DOORS

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Like Houstonians, Giorgetti Houston is a

The kitchen is often referred to as

rare find—a bold mix of art and artistry

the heart of the home. At Giorgetti

for whom perfection is an obsession.

Houston, the kitchen is not only the

Giorgetti Houston is a boutique 7-story

heart, but anima e corpo, the heart and

building that combines art, architecture,

soul of your home. From the handcrafted

and craftsmanship into one culturally

Giorgetti-designed cabinetry to the

cohesive design. By working hand-in-

perfection of Gaggenau engineering

hand with Giorgetti, one of the world’s

to the exceptional finishes and one-of-

finest cabinet and furniture makers, a

a-kind Listone Giordano flooring, your

uniquely branded lifestyle and example

kitchen beckons as the center of life

of architectural art was created. When

well-lived.

you look into the genesis of Giorgetti’s

This boutique building is located in the

philosophy, you’ll see how the design

Upper Kirby District, a pinnacle address

of Giorgetti Houston exemplifies their

offering curated neighborhood amenities.

exclusivity, uniqueness, and artistry.

The Arrive (formerly West Ave.) retailers

What makes something timeless?

including Tootsies, Milk + Honey, Del

Exquisite and enlightening details and

Frisco’s Grille, Cru, and Pondicheri are at

subconscious emotional connections.

your back door. Armandos, Whole Foods

Timeless beauty is achieved in the

Market, and Kuhl Linscomb are within

essence of Giorgetti’s first and only

walking distance.

residence, Giorgetti Houston. Its artistry

Owning a home at Giorgetti Houston

has a detail for form that has been

is membership into an exclusive inner

aesthetically mastered for over 190 years.

circle, surrounded by those who share

“With our partners, we share the

your passion for inspiration and fine

same passion, vision, and love for the

details. Your home at Giorgetti Houston

brand and for the lifestyle that we are

is designed to be a perfect, everlasting

able to create and express. The result

moment. Designs range from 2,700 to

is very special—a remarkable living

5,600 square feet and priced from $1.6M.

space, imbued with the spirit of modern elegance,” said Giovanni Del Vecchio, Giorgetti managing director. Houston is a vibrant, sophisticated, forward-looking city with a desire to innovate and lead. Developer Stolz Partners and Architect Mirador Group have partnered together to offer the first luxury branded condominium appointed with Giorgetti cabinetry, lighting, and a signature wall element. This timeless residence will be adorned with contemporary glass, stucco, and masonry. Each residence will also include a large private outdoor loggia, outdoor kitchen and fireplace, private garages, a direct-access entry elevator foyer, four elevators, and pet-friendly features.

GIORGETTI HOUSTON DEVELOPER Stolz Partners SIZE 2-3 Bedrooms | 2,700-5,600 SF PRICE From $1.6M+ FEATURES • First-of-a-kind unveiling in the United States • Appointed with Giorgetti cabinetry, lighting, and signature wall elements • Gaggenau appliances • Large, private outdoor loggia with an outdoor kitchen and fireplace • Pet friendly • Private garages • Direct access entry elevator foyer • Concierge service • True walkability in Upper Kirby District CONTACT GiorgettiHouston.com | Call/Text 713.600.5062 LOCATION Upper Kirby | 2710 Steel Street SALES GALLERY Located on the corner of Steel St & Virginia St.

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Smart CONDO THE

Smart phone, smart car, smart watch and smart home. Smart technology has quickly become a standard for how we live our daily lives. Due to these advances, the smart-home experience has caught the eye of Houston condo developers and they are focused—more than ever—on prewiring your condo to be “smart condo” capable.

By Molly Dennison Home automation companies like iconic. systems and Refined Systems are seeing more buyers and designers enlisting their services in new-construction condos. Buyers want their homes equipped with lighting and climate control, motorized, minimalist indoor and outdoor shades, art TVs, distributed audio and video, and high-speed networks. Your condo’s home automation and control comprise one of several standards for luxury living. “Picture this: you walk in your front door from a fabulous vacation and your ‘home’ button raises your shades, sets the lighting, puts on your favorite music, and adjusts the temperature,” said iconic.systems’ Will Breaux. “Not only is it possible, it’s easy. With the more sophisticated systems we use, the homeowner can make adjustments on their own.” Buy early to customize Smart condo tip: Get in early. Buying preconstruction gives you and your designers more flexibility to customize your condo’s home automation and control experience. As construction progresses, the options to customize diminish. “For buyers at The Sophie at Bayou Bend or Giorgetti Houston who buy in early, we’re able to offer a lighting design package with a customized approach,” Breaux said. Gone are the days of the large bank of light switches that clutters the wall in a very visible location. Smart condo controls now can be run through a single device with multi-button keypads. Outside and inside Technology is being thoughtfully planned on the outside of your condo as well as the inside. The majority of Houston condominium buildings plan for access control in the lobby or elevator, as well as via the concierge at the front desk. By implementing this level of services within the amenity programming, the buyers are able to eliminate the need for installing security systems inside their condo because of the level of controlled access that is prevalent in the building they are living in.

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Minimalist shades While motorized shades have been around for a long time, the intent was typically to have them hidden behind fascia. The current trend, mainly pioneered by J Geiger, is not to hide them, but to have them visible in a minimalist presentation. Outdoor shades Formerly reserved for freestanding homes, covered terraces are becoming more common in condos, making the desire to close them off more in demand. Outdoor shades have the obvious benefit of sun and glare control, but have the additional benefit of keeping out the elements and bugs. In the right scenario, outdoor shades also help keep as much as 85 percent of conditioned air inside the space.   Distributed audio While music is always one of the most popular options, new audio technology makes it even better sounding and better looking. High resolution music streaming is the current standard for access to music, so most products and systems have that option built in. Many digital options are also perfectly suited for condo life, with the

ability to house components in an in-wall enclosure instead of a freestanding rack. Lighting control Controlling lighting is extremely important in the functionality and aesthetics within the home. Centralized lighting control allows any number of lighting loads to be controlled with a single interface, eliminating banks of light switches.  And while this is the best looking and most customizable option, it must be done during the design and construction phase of a home.   Climate More and more commonly, with the appcontrolled ability of smart thermostats, the physical devices are often hidden in closets and use sensors to read the temperature. The same control and performance is achieved while cleaning up clutter on the wall.    Art TV Television is the single most common technology option in most homes and it’s not uncommon to see a TV in most rooms of a house. But what about when

space is shared for other purposes besides just watching television? That’s where Art TVs come into play. Available in multiple formats, the simplest is a specialty digital Art TV. These displays are a television at their heart, but framed to look like a piece of art. When the TV signal is turned off, the art TV goes into art mode, displaying chosen art digitally to look like a realistic print or canvas.

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WHAT IS

Driving the Houston CONDO MARKET?

Lifestyle • Walkability Social Convenience • Crime Single-Level Living • Flooding Traffic • Package Delivery Lock and Leave Living

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FAQ

FREQUENTLY ASKED QUESTIONS

All Your Condo Questions Answered. Appreciation & Finance How do condominiums appreciate compared to homes? Research conducted by Trulia.com shows that the median appreciation rates of condos outpaced those of single-family detached homes, according to The Washington Post. Condominium location is usually a big determinant in predicting an increase in value over time. The other important factor is the time during the life cycle of the project when a purchase is made. Typically, prices are lowest early and before construction begins. So, the earlier the purchase is made prior to construction beginning, the better the price and thus, the higher probability of creating greater equity, more quickly. Am I able to rent my condominium? Each HOA specifies restrictions for renting a condominium. The goal is to preserve owners’ value and provide an enhanced level of access control and peace of mind in the building. Where permitted, leases are often restricted to terms of at least 12 months.

Amenities and HOA What amenities are covered by HOA fees? HOA fees typically cover each owner’s share of the cost of staff, maintenance and care of the exterior of the building, all common areas, exterior window washing, upkeep and housekeeping of common areas, landscaping, pool care, trash, sewer, and all utilities for the common areas. Extra services like pet walking and personal housekeeping become options that residents may purchase a la carte through the HOA. In this way, residents pay for the services they want and only when they want them. Often the largest line item is insurance for the building. This becomes a shared expense in condo life. What services are provided? In the new generation of condominiums, there’s often a two-tiered list of available services: those that are included in the monthly fee, and those available a la carte. In this way, owners only pay for the extra services they want, when they want them. Standard services generally include a 24/7-attended front desk, porter services,

and valet parking. Expanded services often include housekeeping, turndown services, private chef services, dog walking, fresh flower delivery, and many more. Can I use the common area amenities for a private gathering? Common area amenities are programmed and meant to be an extension of the private residences. These spaces may be reserved for private gatherings at no charge. Many condominiums often require a simple cleaning deposit to reserve a private dining or party room that is refunded once the event has concluded. May I put a grill on my patio? Some new condominiums now have provisions for private outdoor kitchens and provide gas and water outlets on the homeowners’ terraces. Many also provide outdoor fireplaces on oversized terraces, as these spaces have evolved to be an extension of the living areas. I am concerned that I’ll miss having a backyard. Is there a place to garden? Large private terraces are becoming the standard in Houston condos. In addition to accommodating outdoor living and kitchens, these spaces are ideal for beautiful container plant gardening. Typically, a water source on the terrace supports a drip irrigation system.

Customization Will I be able to modify the floor plan? How much customization will I be able to do? Some condominiums allow significant customization and modification to floor plans. Prospective buyers who wish to customize should consider making a purchase prior to the beginning of construction. This timing minimizes the complication for the developer and helps make the documentation of the changes more efficient before the final plans are drawn and materials ordered.

Generator & Utilities Is there an emergency power generator? One of the primary reasons many choose con-

dominium living is for peace of mind. Most buildings have a backup power generator in case of loss of power. The generator will continue to power the elevators and emergency lighting. In some new-generation buildings, the backup generator will also power personal outlets in owners’ residences. Are the utilities included in HOA fees? Depending upon the way the HOA budget is structured, some utilities are included in the monthly fees. In buildings that include utilities, these are typically water, sewer, and gas.

Parking and Storage Where do my guests park? Depending upon the building, some guests are allowed to park inside the locked garage with valet parking. Other buildings with smaller garages usually have dedicated guest parking on the property, but outside or curbside. I have an electric car. Are charging stations available? In new condominiums, car charging stations are available for installation at your private parking space. Other buildings often have a community charging station that is shared by the homeowners. Are storage spaces available? Most new buildings have additional storage spaces available, located adjacent to or inside a private garage within the common garage.

Pet Perks Are condominiums pet friendly? What restrictions, if any, are there for pets? Most buildings today are very pet friendly because pets often are the children of condominium owners. Some new-generation condominiums have one or more dedicated pet areas on the property such as a park and grooming facility. Ultimate pet friendliness is found in these new buildings. They often offer a doggie door on the owner’s terrace door and a Pet Porch Potty installed on the terrace that drains directly to the city sewer.

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Forming the southern boundary of

condominiums, perched atop an award-

Buffalo Bayou Park, historic Allen Parkway

winning Thompson Hotel which will

is Houston’s premier scenic thoroughfare

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connecting Downtown to Houston’s

amenities such as world-class restaurants,

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sky lounges, a lavish spa, and worldwide

It will also soon be the most coveted residential address in the city. The Residences at The Allen will feature ninety-nine exquisitely styled

access to the Thompson family of hotels. Located at Allen Parkway and Gillette Street directly across from Buffalo Bayou Park, The Residences at The Allen will forever have 360-degree, unobstructed views of Downtown, Buffalo Bayou Park, Uptown, and the Medical Center. Only minutes from the city’s vibrant performing arts district, Downtown, and the Galleria, our residences will offer an unparalleled level of curated service. Sky homes range in size from 928 to 5,000-plus square feet and offer singlelevel living, floor-to-ceiling windows, and expansive outdoor living areas with plunge pools, sky gardens, and summer kitchens. Additionally, our residents will have access to an exclusive resident lobby and amenities floor. You are invited to visit our state-of-the art sales gallery to design your future dream home.

THE RESIDENCES AT THE ALLEN DEVELOPER DC Partners SIZE 1-4 Bedrooms | 928 – 5,000+ SF PRICE From the $500,000’s FEATURES • Unobstructed views of Downtown, Buffalo Bayou Park, Galleria & Med Center • Walk to Buffalo Bayou Park • 24/7 concierge and valet • Lavish spa • Nation’s leading luxury fitness club within development • Outdoor living areas featuring summer kitchens, plunge pools, and pet relief areas • Award-winning Thompson Hotel services • 24/7 room service • Private resident lobby • Resident lounge with terrace and catering kitchen CONTACT ResidencesatTheAllen.com | 713.804.4771 LOCATION On-site Sales Gallery 1733 Allen Parkway, Houston, TX 77019

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THE MODERNE RICE VILLAGE DEVELOPER 1 Tangley 2016, LP SIZE 2 Bedrooms + Study | 2,549 SF PRICE From $995K FEATURES • One home per floor • 360-degree panoramic views • Controlled access • Armony cabinetry in kitchen and bath • Hardwood floors • Oversized master closet • Fisher Paykel appliances • Controlled access parking garage and entry into building • 9 ½- to 12-foot ceiling heights • Quartz countertops CONTACT TheModerneHouston.com | Call/Text 832.320.2026 LOCATION Rice Village | 2406 Tangley Rd.

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Condos TODAY By Shahn Westerfield

Many new luxury condominiums in Houston have evolved to be much more like luxury single family homes and less like apartments. That’s because the feedback from buyers really makes a difference and developers are listening. The significant changes are a response to buyers who yearn for a convenient lock-and-leave lifestyle but are not willing to compromise their expectations for space, privacy, total cost of ownership, and accommodations for pets. Private & Large Outdoor Space The first building to showcase large balconies with kitchens and even some with fireplaces has become a reality. The Mondrian at The Museums boasts 263+square-foot outdoor living spaces that have turned this new trend into a must-have criterion. New condos that are on the drawing board all feature these sophisticated spaces. Pet Accommodations Equally important are furry family members. Gone are the rules that cap a resident dog’s weight at 20 pounds and gone are the latenight runs before bed. Pet Porch Potties are standard in nearly all new condos currently being built. Most noted is the mascot “Winston” at The Sophie at Bayou Bend. Porch Potties are patches of turf that connect to sewer drains. These accommodations ensure Winston won’t get his paws wet when going out in the early morning or late night to do his business. Voice Command You may already be enlisting the support of a personal voice-controlled assistant Siri, Bixby, or Alexa in your current home. In the ever-evolving age of technology, developers are planning pre-wired new buildings so that a single residence can support a future owner’s individual desires and plans when it comes to voice command. | 40 |

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