The Ultimate guide to buying your dream condo in downtown jersey city

a. 151 Bay Street at Provost Square

• Overview: Located at 151 Bay Street steps away from the Grove St PATH, this new-construction building by Toll Brothers offers studio to 3BR residences with a blend of comfort and convenience. It’s known for its top-quality finishes, stylish design, and luxurious amenities. 151 Bay St is adjacent to the existing and successful 10 Provost, also built by Toll Brothers. Excellent restaurant and retail options in the immediate vicinity offer the ultimate convenience.

• Amenities: The building features a range of amenities including a 34th floor sky lounge and rooftop terrace, state-of-the-art fitness center, 8th floor pool and sundeck, and 24/7 concierge services. It’s ideal for those seeking a mix of luxury and practical living.

• School Zone: PS-16

b. 99 Hudson Street

• Overview: At 99 Hudson Street sits New Jersey's tallest building. This iconic high-rise towers over downtown Jersey City, offering panoramic views of the downtown Manhattan skyline and the Hudson River.

• Amenities: Residents enjoy 5-star-hotel-style amenities such as a state-of-the-art fitness center, a beautiful pool and separate sauna, a luxurious resident lounge, and a 24-hour concierge. The building’s location is also a key draw, providing easy access to local dining, the Hudson River Waterfront Walkway, Exchange Place PATH, and Paulus Hook ferry.

• School Zone: PS-16

c. 77 Hudson Street

• Overview: 77 Hudson Street is renowned for its luxurious condos and impressive amenities. The building is a prominent feature of the Jersey City skyline and offers a premium living experience.

• Amenities: The building boasts a sky lounge, fitness center, swimming pool, and valet parking. It provides an upscale lifestyle with convenient access to public transportation and nearby amenities.

• School Zone: PS-16

d. The Galleria on Provost

• Overview: Located at 144 1st St, The Galleria is a well-regarded condo building known for its unique architectural style and modern features.

• Amenities: Residents benefit from amenities such as a rooftop deck, fitness center, and community lounge. The building offers a blend of comfort and practicality in a vibrant neighborhood setting.

• School Zone: PS-16

2. What to Look for in a Condo

a. Building Amenities

• Fitness Center: A well-equipped gym can save you the cost and inconvenience of a separate membership.

• Swimming Pool: A pool can be a great feature for relaxation and socializing.

• Rooftop Deck: Enjoying views of the skyline or a quiet place to unwind can add significant value to your lifestyle.

• Concierge Services: 24/7 concierge services enhance security and provide convenience with tasks like package delivery and visitor management.

b. HOA Dues, Financial Health, and Rules

• Understanding Costs: Homeowners Association (HOA) fees cover the maintenance of common areas, amenities, and sometimes utilities. Evaluate these fees in relation to the amenities offered.

• Budgeting: High HOA fees might be justified by high-quality amenities and well-maintained common areas. Ensure that the fees align with your budget and assess what is included in them.

• Financial Health: Especially for older buildings, it's important to go over the HOA financials with a fine-toothed comb to ensure that the building has prudent spending and healthy reserves for future repairs and improvements. We'll work closely with your attorney to request all relevant documents and look for red flags like uncollected dues, deferred management, budget deficits, or unexplained expenses.

• Rules and Regulations: High rise living in close quarters dictates that there are rules in place to ensure harmonious relations with your neighbors. Before you close, it's important to read through the building rules and regulations and well as the condo association's bylaws to make sure that the rules are fair and work for your lifestyle and needs.

c. Resale Value

• Market Trends: Investigate current market trends and the historical appreciation of condos in the building and neighborhood.

• Future Developments: Check if there are any planned developments in the area that could impact property values, either positively or negatively.

• Building Reputation: A well-maintained building with a strong HOA and good management is likely to have a better resale value. The best review is from a previous resident. I have past clients who live or own in many of the major downtown Jersey City condo buildings, and I am always happy to ask them for feedback if you are considering a purchase.

d. Location and Convenience

• Proximity to Transportation: Ensure that the condo is close to a PATH station, ferry terminal, Citibike station, bus stop, or other transit options for easy commuting.

• School Zone: If you have school-age children, your new condo's location will dictate which local elementary, junior high, and high school they attend. If you're moving within Jersey City, consider whether they will need to change schools.

• Local Amenities: Consider the proximity to grocery stores, restaurants, parks, and entertainment options. When we discuss your dream new home in a free buyer consultation, we'll evaluate how the neighborhoods you're considering best meet your lifestyle and requirements.

e. Unit Features

• Layout and Size: Assess the floor plan to ensure it meets your needs for space and functionality. 

• Condition: Look for recent renovations or updates. Well-maintained units are less likely to require immediate repairs. Choose a real estate agent with extensive renovation experience to help you determine the best path to necessary repairs and value-add upgrades.

• Views and Light: Units with better views and ample natural light often have higher appeal and value. Finishes can be remodeled, but location, views, and lighting are here to stay.