Disclaimer: Any opinion expressed below is to be considered the reviewer's personal opinion,
not necessarily that of the Kannekt company or its editors. Please read with discretion. Be aware that the editor at his discretion may choose not to publish certain reviews submitted. If this is your listing, to remove or disable reviews, Please contact us
Review - looking to rent a 2 bedroom 2 bath duplex email@example.com move in end of Aug/beg Sept thanks!
Product or Service - 50/50 Customer Service - 50/50 (2011-08-04 )
Review - Looking to rent a 2 bedroom duplex. Ready to move in Aug. Move-in & move-out dates are flexbile. Pls email @ firstname.lastname@example.org
Reviewed by - sophienj (2011-07-23 )
Review - PRICE SLASHED! further reduction on waterfront duplex penthouse 2B 2B with terrace.Custom built-ins.Indoor parking.Gym,pool,etc.Owner moving out of state next week.Called Rob Hynds 201 388-3177.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - rosen9 (2011-07-20 )
Review - NEW PRICE REDUCTION! $528,000.Owner moving out of state. waterfront 2B 2B duplex penthouse with terrace and the best views Southeast of river and skyline.Reserved indoor parking.Extensive built-ins and custom lighting.Concierge,pool,gym.Call Rob 201 388-3177
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - rosen9 (2011-07-13 )
Review - Looking to rent a 2 bedroom apartment in the complex in the fall. If anyone has availability please email me at email@example.com.
Ideal move in date is 11/1 but will consider earlier date.
Review - New Price reduction!! VIEWS!!!Duplex penthouse 2Bedroon 2 Bath condo with terrace and fabulous South and East views of river and skyline.Indoor parking included.Custom built-ins,including living room wall unit and lighted,mirrored vanity.Custom lighting.shortest walk to ferry and bus.Call Rob at 201 388-3177.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Rob Hynds (2011-06-15 )
Review - PRICE REDUCED!!Open house Sunday 5/15 1-5 PM. 2 bedroom 2 bath penthouse duplex.Fabulous East and South NYC and river views (down to the Veranzano bridge)from every window and terrace.Custom built-ins and lighting.Indoor parking.Contact Rob 201 388-3177
Product or Service - 50/50 Customer Service - 50/50 (2011-05-11 )
Review - Looking for a 1BR apt in this complex for a June or July move in. Pls contact - firstname.lastname@example.org. Thanks
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - email@example.com (2011-04-23 )
Review - 2 bedroom 2 bath duplex for sale.fabulous South and East NYC and river views from every window and terrace.Why is this one special? Many custom built-ins and custom lighting await you.Must be seen!Contact Rob Hynds 201 388-3177
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - rosen9 (2011-04-19 )
Review - Hello, I am interested in renting/subletting a one bedroom apartment here. Please email at firstname.lastname@example.org. I am flexible on the move in date.
Reviewed by - (2011-04-18 )
Review - 1Bed/1Bath southern exposure unit FSBO. Contact: HudsonClubCondo@gmail.com for more details.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - email@example.com (2011-02-03 )
Review - I lived in the Hudson Club for a year and a half. I have access to all inventory for sale and rent. If you need a realtor with insight on the entire GOLD COAST especially the Hudson Club. Email me Jbucco@EmpireGroup.com It is free to work with a realtor. There is no commission paid when purchasing a home and a lot of rentals are no fee. If you choose to go on your own, Good Luck it's a great complex.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - John Bucco (2011-01-31 )
Review - Interested in buying a 2BR in this bldg - are there any units for sale? Looking to move quickly
Reviewed by - Acesaharts (2011-01-11 )
Review - We are interested in purchasing a condo at Hudson Club. When we spoke to the sales office, we were told the property tax is 2% of the sales price. However, reading some other posting online seems to suggest lower. Did the tax code change, or is tax actually less than 2% based on some complex setup? Thanks.
Review - i am interested in renting a one bedroom apartment here. please email at firstname.lastname@example.org if there's anything available. I am intending to move in Jan 2011.
Review - I have lived in Hudson Club for several years. The #1 problem with this community is the tv/internet service. If you choose to live here, you will need to expect to wait up to 15 seconds for the tv menu alone to come up (one one-thousand ... two-one-thousand) and extremely slow internet speed.
Review - available for rent: a 2 bedroom/2 bathroom duplex...can move in as soon as January 2011. All utilities are included in monthly rent EXCEPT electricity. Will allow small pets. If interested, email email@example.com. $2800/month.
Product or Service - 50/50 Customer Service - 50/50 (2010-11-10 )
Review - looking at buying here what is the problem with the noise can you insulate or sound proof your apt is that the only problem is side better than the other is it better to be on the top or the bottom floors all feedback is really welcome before i purchase a 3 bedroom cd
Reviewed by - (2010-11-02 )
Review - interested in buying in this complex- if selling - please contact - firstname.lastname@example.org
Review - I'm interested in renting a 1 bedroom for availability Aug 1 or Aug 15. Please email me at email@example.com
Review - Beautifully furnished 2bd/2bath condo available for rent. 2nd floor. Washer/Dryer, Garage Parking Spot. Access to all the amentities, clubhouse, pool, tennis, movie theater room, business center etc. Corporate housing or short term housing available $3995 a month/$1395 a week Walking distance from the Ferry 10 min from NYC 917-353-9174/Renee
Product or Service - 50/50 Customer Service - 50/50 (2010-06-03 )
Review - We bought an apartment here in November 2010. With the short commute, the easy access to transportation and basic ammenities and ofcourse the waterfront living we are very thrilled about our choice. The pros far outwiegh the cons. We cant hear our neighbors talk or cough as others have claimed however we do hear the people living above walk around. It does not happen all the time, maybe becuase we are not home all the time or they arent home all the time. But it is annoying and I hope the people below dont hear us. If it becomes a problem, I will pay to insulate the ceiling becuase other than that I have no complaints.
Review - If anyone is interested in a short sale of 2 bed 2 bath double height ceilings on the 4th floor at hudson club then please email firstname.lastname@example.org
Review - How is the construction quality at HudsonCLub? Will appreciate replies from people who have or considered buying an partmen there?
Reviewed by - harsh (2010-04-21 )
Review - anyone know of any one bedrooms in the hudson club for sale by owner? email@example.com...or a 2 bedroom at a good price? thanks
Customer Service - 24/50 Reviewed by - rb (2010-03-27 )
Review - Is anyone renting a 2 bedroom out? Would love to rent here prior to buying...
Review - Can some one provide inputs on the maintainence charges for this property
Review - We have a 2 bed/2bath unit for sale by owner, 1 story non-duplex. Contact if interested without agent. firstname.lastname@example.org
Review - I have a duplex for sale and it will be a sale by owner meaning i will pass the discount to the potential buyer since no agent will be used. The unit has a double height ceiling and 2 bedroom and 2 bath on the 4th floor. Please email if interested at email@example.com
Review - i have a 2bedroom duplex for sale. if interested email me at firstname.lastname@example.org.
Review - Hi guys,
I'm planning on purchasing a duplex in this building. Any input on the place? Are the walls really thin as some people have been saying? Has the management improved at all? And for anyone who recently bought, how low were they willing to go below the list price? 10%? 20%?
Review - Actually, taxes did increase. Your total payment for taxes is made up of two parts. One is PILOT which doesn't change for 30 years and makes up the majority of your taxes. The other payment you make is for taxes on the land, around $200. This did increase by 27%, later adjusted to 19%.
Review - Would like to know where do parents send their kids to preschool, kindergarten, or elementary school? I'm interested to buy.
Product or Service - 40/50 Customer Service - 40/50 Reviewed by - Cindy (2009-05-10 )
Review - Has the internet improved? Also what is included in the Cable package? I am on the verge of purchasing
Review - A new Cuban restaurant, Spa, and Dry Cleaners should be opening up soon in the community. That will definitely be nice especially once winter is finally gone.
Review - We at the Hudson club have a PILOT program with rates fixed for 30 years.We are not subject to real estate tax increases.
Review - Does anyone have any comments on the tax increase (27%)? Does this impact Hudson Club or are they excempt?
Review - We have lived at the Hudson Club for nearly 3 years and pretty satisfied with our condo. We love the Port Imperial community -- walking along the river and seeing our neighbors play with their dogs, stroll with their kids, jog, bike, rollerblade, etc. The commute to NYC is really easy especially with the buses & ferry so close. Having a supermarket, bank, and Starbucks within walking distance is a great convenience.
Personally, I haven't had issues with Integra management. They seem responsive to any questions or requests I've made. The manager even returned my call on the day he was out of the office. I also haven't had issues with the noise levels in my building. (My biggest complaint is that my floor is too quiet.) But, some noise is to be expected when you're living in an apt. building. Overall, living at the Hudson Club is terrific.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Hudson Club resident (2008-12-09 )
Review - I have been living at the Hudson Club for a little over a year now. When I moved in the board was controlled by a management company (Integra). A few months after I moved in (Oct. 2007), the building reached 75% ownership and 4 homeowners were elected to the board... giving homeowners control of the board. I was one of the homeowners that got elected to the board. This being a new community, that was run by a management company, there were a few things going on that frustrated people (ie. the tv/internet package was lacking, internet was slow, people were not happy with responses they got from the management company, people left junk in the hallways and the garage... for example).
The homeowner controlled board saw these issues and we have done a number of things to correct them and improve this community. 1) Previously, there was no option, but to have Direct TV and verizon for internet services. We have since signed an agreement to have Cablevision wire our buildings, giving residents the option to use Cablevision for tv and internet (or Direct TV/Verizon). Though it may be a few months away, we have also started discussions to bring FIOS in. 2) Previously, people stored junk in the hallways and garage. Though these things were against the rules of the association, they were done because there was no enforcement. Seeing this as a problem, we have started to enforce the rules. We send letters to residents who leave shopping carts and other inappropriate things outside their apartments, in the hallways, warning of a potential fine if the action continues and we set a deadline for people to remove their storage from the garage and warned of a $25/day fine (not a $1,000 fine), if their stuff was still there after the deadline (with a 2 week grace period given). These efforts have gone a long way to cleaning up the community. 3) Previously, management may have been unresponsive or frustrated residents. This has been one of the top priorities of the homeowner controlled board... we want to hear resident's problems and address them fair, reasonably and promptly.
I love living here... this is one of the greatest communities on the river because of its proximity to the ferry, bus, A&P, boardwalk and amenities. There seems to be a bit of a bad taste in some people's mouths due to the way this community was run prior to the homeowners taking control, but there has been significant improvement since Oct. 2007 and I look forward to their being much more.
If you have any questions, please feel free to email me at email@example.com.
Reviewed by - Justyn Volesko (2008-09-04 )
Review - Pros: Great location. Quick walk to the ferry or light rail. Beautiful, landscaped grounds. Updated apartments. Nice amenities. Great to have A&P, Wachovia, liquor store so close.
Cons: Walls are paper thin---we can hear our neighbors cough, and the bass of their TV is deafening. I've had to wear ear plugs to bed. If you complain to mgmt and the concierge they do nothing about it but say they will mention it to residents, and then never do (and admit it later that they did nothing). If noise bothers you at all, be forewarned. You can hear the simplest things like a conversation or cough. Not sure if others experience this, or if they just forgot insulation in our place! You could get lucky and have extremely quiet neighbors, but we hear our neighbors above, below and on both sides of us. TV/internet package is lacking. You don't get a lot of channels, and the internet is very slow--it is free, but you get what you pay for.
For the most apart, we have really enjoyed living here (minus the thin walls).
Review - That's a ridiculous comment about all of a sudden imposing a $1000 fine ... and it not being a subject for discussion at board meetings.
One of the problem with Hudson Club is the selfish, inconsiderate residents who leave their personal junk in hallways and the garage, leave shopping carts on the property, don't put recyclables in the proper place, etc.
In addition to a fine, you should have your parking spot revoked.
Review - I have been living in Hudson Club for 2 years, cannot complain at all about the apartment itself, however, I have a serious complaint with the Management Company (Integra). They are ineffectual and have no desire to listen to the residents. After two years living there, they all of a sudden instituted a rule where we are fined $1000 if we store anything in the garage. When asked about it, they waffle over a fire code violation and aesthetic reasons and are unwilling to discuss the item at our Board meeting.
Product or Service - 45/50 Customer Service - 2/50 (2008-08-04 )
Review - The directv package does in fact include all basic services...HD is extra, as it is with all DirecTV packages wheher u live here or not, and is still cheaper than cable.
Product or Service - 45/50 Customer Service - 50/50 Reviewed by - nygshock80 (2008-07-24 )
Review - I have one apt 2BED/2BATH for rent for exact 2 or 3 months, until my lease expires. It has river view and huge deck. Interested? e-mail me at firstname.lastname@example.org and I provide more info about it.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Ana (2008-05-29 )
Review - Are apartments still available for rent in this building? Looking for a corporate short term rent of only maximum 2 months as I am out an of state resident, how much does a 2br roughly go for per month?
Review - I am looking for a 1br to rent @ Hudson club. please let me know if you have anything available. email@example.com (anonymous email to avoid spam).
Product or Service - 50/50 Customer Service - 50/50 (2008-05-05 )
Review - No more discussion?
Product or Service - 3/50 Customer Service - 4/50 (2008-04-03 )
Review - The place is great! We were leaving here for several years. We have to move out as we have to relocate due to work... we are selling our aparment or we are also renting it out... for $2250 per month. Please check our website http://www.ach-online.com/wsb3730458702/
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Alyn (2008-03-14 )
Review - There is a great one bedroom now available that is new to the market. It offers the ameneties of the Hudson Club at an affordable price- it's price is far below anything else currently listed in the Hudson Club or other Port Imperial areas. It is great to live in or a fantastic investment property that commands high rent. Contact me for more information 201-916-9685
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - John (2008-01-30 )
Review - This place has the slowest Internet I have ever used in my whole life! It is no where even closer to the cable internet speeds. The Direct TV package does not include some of the basic expected channels. Bottom line their roselink package is not worth it! It's just a gimmick!
Product or Service - 40/50 Customer Service - 40/50 (2008-01-21 )
Review - I have a 1 bed 1 bath available for rent with option to buy at Hudson Club. Approx. 750 sqft with upgrades. Includes a balcony with partial NYC views and views of the pool. $2600 includes all amenities, 1 covered parking spot.Available Dec 1st, but will consider Dec 15th. Small pet allowed. Call me for further details. NO FEE Angelo 201.674.9840 NJ Lic. Realtor
Product or Service - 50/50 Customer Service - 50/50 (2007-11-29 )
Review - I love the complex and really love the amenities. My favorite part is the location (LOCATION, LOCATION, LOCATION).
I do however think I could have paid a little less if I would have done a little more research. I went to the sales office and fell in love with the home the sales agent showed me, the sales agent told me it probably would be gone by the weekend (I visited Thursday evening). I went home to think about it and really didn't want to lose the home I was now losing sleep thinking about. So I came back Saturday morning and put a deposit on and eventually bought my home (To be fair I like to think the home would have been gone).
Every weekend now I see some outside sales agents doing open houses and found some really nice homes. I'm not sure if I would have gotten a better home or deal, but I wish I would have seen all of my choices before I chose.
With all of this being said, I am still very happy and will be living here for a while. Sorry this is so long. Take Care.
Product or Service - 35/50 Customer Service - 50/50 Reviewed by - Hudson Club home owner as of last month (2007-10-28 )
Review - I found out that our taxes DID NOT GO UP.. Wells Fargo is trying to pad their escrow accounts.. I advise anyone dealing with them in regards to taxes to watch them. They were very adminant that my taxes went up and that I was responsible for this additional $4k a year.. I have pulled my escrow account from wells fargo and will be paying taxes due to the town directly.
Review - We are not eligible for NJ Property Tax Rebate because we pay under PILOT (payment in lieu of taxes) program directly to municipality, which is not considered property tax under the Rebate Program. This is why you did not receive a form in the mail.
Review - What???? Your taxes went up by nearly 4K a year? When did you buy your unit? I thought we were protected under pilot from this kinds of thing.
Review - The invoice is mistaken.Our taxes have not increased.According to the terms of our PILOT plan agreement,our payments are fixed for 6 years.
Review - We just got an invoice for taxes. Our town of West New York taxes just went up $3916.80 per YEAR. We are NOW paying $15,492 a year in town taxes. As we understood it, the taxes are suppose to be going down! We were not prepared for this. We have a 2bedroom 2bath.. This is a huge tax bill for any new buyer to endure.
Review - Dumb question, if we've moved into the area this year, do we qualify or is this refund only for 2006?
Reviewed by - boo boo bear (2007-07-16 )
Review - I haven't received a tax form? Where do we get these if they dont come in the mail
Review - NJ property tax rebate forms are coming in the mail....fill them out and mail them back by August 15, 2007 for your property tax refund which varies depending upon your income.
Product or Service - 3/50 Customer Service - 3/50 (2007-07-01 )
Review - Hi
Does anyone know if they do leasing? and how much are they if they do?
Review - Hi, I have just joined the community. I bought an apartment at 24 Ave at Port Imperial and have to tell you that so far I really enjoy living here! The grounds are gorgeous, the swimming pool is fantastic and the commute to NY is a dream - only takes 30 minutes (door to door!) to get to my office in Wall Street. I also love the convenience of the supermarket accross the street and the shops. Are there any more shops coming to the other construction buildings? Anyone knows which ones? I highly suggest the Hudson Club for anyone looking in the region!
Product or Service - 50/50 Customer Service - 50/50 (2007-06-18 )
Review - Why not upgrade at the right price and rent out your unit for investment? I am selling the only duplex not being sold by investors at Hudson Club, as far as I know. The owners are looking to relocate and the unit is priced to sell. All the amenities are deluxe upgrades with 1 parking space in garage. 2 bedroom/3 bathroom with separate laundry area, juliette balcony, and partial views of city. Everything is super clean and brand new since the couple splits there time b/t CT and NJ and have only lived at Hudson Club for just under a year. If you're interested in a showing, call me, Danny, on my cell at 201-270-8208 or at Smart Realty office 201-886-0800.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Danny at Smart Realty (2007-04-03 )
Review - i just spoke to the hudson club staff...looks like they are selling a few homes. mostly condos around the 500-1.2. i bought over a year ago and plan to stay - does anyone know if they give $$ to owners that send friends to buy??
Product or Service - 42/50 Customer Service - 40/50 (2007-03-30 )
Review - I have posted a summary of the homeowners meeting on our group website.Please log on at Yahoo.com,click Groups,type in Hudsonclub (all one word) and you're on!
Review - It looks like the playground/tennis court/guest parking areas will not be demolished soon (end of 2007 like we've heard from the sales guys). It will happen in the future thought (I think when the real estate market picks up again). As for the meeting, it went pretty well. 7 different Committees where created to look at issues such as security, maintenance, taxes, etcÖMy only criticism is that although they eventually take care of business, the guys from management are amateurs and need to replaced.
Review - There was a homeowners' meeting at the Port Imperial Hudson Club on Monday night. Can anyone give a quick summary as to what was discussed? Thanks. I am also wondering what they said about the implications of an investment group buying 80 units. ps I am also 50 and live there....!!! Time for you youngsters to move out...just kidding.
Review - I beg your pardon,but I am over fifty and I live here.....
Review - just wondering who is your source for this - if you can divuldge it - that the playground/tennis court demolition was only a rumor? when i was looking at buying a place at the hudson club, the sales team was pretty certain that that area would be demolished for the new complexes which supposedly were not from Lennar.
does this also mean then that the guest parking spaces stay put as well?
Review - first of all, there are no plans for construction over the playground and tennis area. that is just a rumor as it was their original idea but decided against it. also, the taxes are going down in 2008. all across hudson county this is happening. additionally, i've lived at hudson club for a year now and have never heard helicopters while in my unit. i only hear them when i'm walking on the boardwalk and at the pool, it never bothered me since i'm at a freaking waterfront pool facing nyc in the summer so they could fly a flag over me and i wouldn't care... cool people, young professionals mostly with very few kids. no one above 50 lives in these buildings that i know of. and the investor that bought the remaining units is reselling them at a higher price so i would recommend going with a seller who is not an investor.
Review - Hudson Club sold their building out. Unless your the investor who bought the units (which I'm sure you aren't), then you are speculating.
Review - The remaining 80 units were sold to an investor. It doesn't mean the building is sold out because this investor is going to resell these units. From what I have heard they will be priced siginficantly higher than the previous units. I heard they are renovating the units and turning them over at a minimum of $600k for a 1BR.
In regards to the helicopter noise, it is slightly ridiculous how often they fly by. I have lived in Riverbend (right next door) for 2 years and the sound of helicopters outside is constant. I don't notice it as much inside, but outside at the pool you cannot get a moment's peace from them. Something should really done about this noise pollution. From what I understand, most of them are sightseeing rides that are completely unnecessary.
Review - I own a unit in building 26, eastern exposure of the courtyard and river....I for one have never heard the constant noise of helicopters flying over..every once in a while ill hear a plane or helicopter, but it doesnt happen enough to bother me...
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - HDSN (2007-02-28 )
Review - I have been living in the community for about a year and have never heard the helicopter. I presume the noise issue relates only to certain units?
Review - I am interested in moving into the area, but I was curious if someone can give me an idea of the demographic of the hudson river gold coast-- i guess that includes west new york up to edgewater? Young professionals, families, retirees? Any feedback would help, thanks.
Review - They're not sold out. Look at the website. Tons of units still available.
Review - The noise from helicopters flying over Hudson Club is unbelievable. Even on Saturday and Sunday there is barely a minute that goes by with the sound of a helicopter flying overhead. Perhaps the board, in addition to trying to fight to lower taxes, could band together with boards up and down the river to get those Manhattan tourist helicopters shut down. This is the single biggest problem with an otherwise great place to live.
Review - Congrats, your a sold out community.
Review - It is confirmed. They have sold all units. I just asked for the viewing of my unit (still under renovation) and they are closed on Sat. because they've sold all units.
Product or Service - 50/50 Customer Service - 50/50 (2007-02-22 )
Review - Probably an investor purchased all those units. Which translates back to rentals.
Review - Where did you hear that it's sold out?
Review - I can't believe it, I just heard. The Hudson Club is SOLD OUT. Someone came in and bought the remaining 80 units. WOW.
Product or Service - 50/50 Customer Service - 50/50 (2007-02-19 )
Review - 1 bedroom southern exposure partial views of nyc asking $425K. Contact me at HudsonClub24@yahoo.com for private showings.
Product or Service - 50/50 Customer Service - 50/50 (2007-02-16 )
Review - For insurance, try Mercury Insurance Group or AMICA Insurance. I got quotes much better than GEICO and the likes...
Review - Yes ... sorry but what do you mean that Edgewater dropped your rates?
Review - so to get that insurance drop, who did you use for your car insurance?
Product or Service - 44/50 Customer Service - 44/50 (2007-02-11 )
Review - Now that is funny. I moved from Manhattan to 07093 and the exact same thing happened. Edgewater then dropped my rates by 700.
Review - someone recommended NJCURE as an alternative to Geico as the cheapest auto insurance that is available to the general public. give them a ring and let us know what you get back for comparison as i'm curious as well.
also please join us at -> http://finance.groups.yahoo.com/group/hudsonclub/
for more in depth discussion about our complex. :)
Product or Service - 44/50 Customer Service - 44/50 (2007-02-07 )
Review - I moved to Hudson Club from Manhattan about one month ago. I have no complaints, it's a very nice complex. However, after moving to zip code 07093, Geico is increasing my car insurance by $800 per year! This is an unfortunate and unexpected hidden cost. Has anyone had similar issues and can anyone advise on a better insurance company?
Review - We have to do something about the TAX situation. Whether if is corruption or not.
Reviewed by - NJ HC (2007-02-02 )
Review - go to the yahoo group for the Hudson Club:
as that should be the new home for residential discussions
Product or Service - 44/50 Customer Service - 44/50 (2007-02-01 )
Review - My new neighbors are so wonderfull. On move-in day we were surprised with a warm apple pie and homemade vanilla ice cream. Now that's special. So glad we decide to call Hudson Club home.
Review - Does anyone know when the Trader Joe's down the road is going to be ready? sometime this year hopefully? :)
Product or Service - 45/50 Customer Service - 45/50 Reviewed by - yoda (2007-01-24 )
Review - flygirl: I think the positive housing report from about 45 days ago, which basically said that the market was picking up a little bit seemed to empower Lennar to not want to give in any longer to any deals.
I guess they are happy as well as a lot of the units have been taken already (or at least they probably met their target number for 2006), so they are willing to wait it out to see if they can get more money out of this. Stuff is still negotiable I think, but it won't be the way it was back say in late November, unless something in the market happens.
This is only my opinion of course....good luck!
Product or Service - 44/50 Customer Service - 44/50 Reviewed by - boo_boo_bear (2007-01-23 )
Review - does any one know where does that tax money actually goes?
it doesn't seem to help the school systems as we can readily see.
or is the obvious answer --> CORRUPTION by the political side of the town? someone is definitely making out pretty nicely with all that tax money, and it's frustrating as it makes places the hudson club less attractive for probably that reason alone.
Product or Service - 45/50 Customer Service - 45/50 Reviewed by - boo_boo_bear (2007-01-21 )
Review - Hi, i've been reviewing all of your comments and feel that HC is the place to buy. I've been back and forth several time over the last month and a half and now, they won't give any discounts like they offered a month ago - even without a realtor! for new buyers, have you had that problem? how can an offer just be taken away like that?
any word on when the construction on the playgroud will happen? I hear they are building another mid-rise building there, is that true? the unit i may purchase faces that!
Anything else you can tell me about the place is much appreciated. Thanks.
Reviewed by - flygirl (2007-01-21 )
Review - Hi Everyone, just created a Yahoo! Message board for Hudson Club owners. To subscribe to go: http://groups.yahoo.com/group/hudsonclub I agree we should get together to discuss the tax issues. 2% is extremelly high for what we get in West New York. The Yahoo message board can also be helpful so we can share ideas, service referrals and post classifieds. All owners are welcome to join.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Message Board for owners (2007-01-21 )
Review - Yes,we must get a committee together to fight for lower taxes (they are doing that next door at Khovnanian).I am willing to work on it.Do we have any lawyers in the complex?Let's schedule a meeting in the club house.
Reviewed by - fluoro (2007-01-20 )
Review - I have a great painter:Joe Chiaramonte 201 736-5159. He painted my unit,and those of many of my friends.He is honest,reliable,does a great job,and best of all-he is very neat!
Reviewed by - fluoro (2007-01-19 )
Review - so...any ideas on when they are going to start ripping out the playground/guest parking lot for the new building(s)? any chance we could get a tax abatement for the Hudson Club if a new building does go up and not pay that awful 2% tax any longer?
Product or Service - 33/50 Customer Service - 33/50 (2007-01-19 )
Review - I just purchased a unit in 26. I'm considering doing some light renovation.. I have the standard package (carpet, two level granite counter top, no glass door in the tub.etc..) I'm wondering if any of you have been doing renovations and is there a team you recommand? I definitely need to change the kitchen cabinet and kitchen light.. anybody has any suggestions what you did? who you used?
Product or Service - 50/50 Customer Service - 45/50 Reviewed by - wangs (2007-01-18 )
Review - thanks again for letting me know about the shuttle van service. it's good to know that there are different forms of public transportation to this area. :)
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - looking_around (2007-01-11 )
Review - It was on the news actually. A driver the night before slammed into the phone pole (right next to the Mirabelle) and it fell down and split in half. It was a mess.
Review - Looking_around - You probably wont find anything on the web about those private van companies, they're small little mom&pop operations. One of them is called Johnny's Taxi, they operate a fleet of private buses that goto 42nd st. I take them from Blvd East and I'm never waiting more than a minute before one of them comes along.
Review - A telephone pole was down (it had a circuit box on it). I was driving past when it was leaning halfway into the road and they closed the road right away.
Product or Service - 50/50 Customer Service - 50/50 (2007-01-09 )
Review - thanks for the tips about the $2 shuttle. you or anyone happen to know the name of that company that runs that service on river road? i was trying to look it up on the web, but came up empty so far. thanks also for the information about the drinking water. it is helpful in the decision making process for me.
Product or Service - 3/50 Customer Service - 3/50 Reviewed by - looking_around2 (2007-01-09 )
Review - On Saturday night(1/6/07)...the police had River Road blocked off for a good portion of the evening...does anyone know what was going on?
Review - Hi looking_around - I live in the area, the transportation is excellent. In addition to the ferry, lightrail, and NJ Transit, there are private vans that run on both Boulevard East and River Road. They charge $2 per trip, which usually takes about 15 mins. Nothing to worry about as far as the drinking water is concerned, while it's not the quality of NYC's water, it's still pretty good.
Review - i am a manhattan dweller, and have been looking at places in the west new york/guttenberg area and have 2 questions:
- what are all the modes of public transportation into NYC (where i work), i know there is the ferry, the light rail/path combo and the NJ transit bus...is there a shuttle van as well (meaning some private company/non-NJ transit) to nyc?
i think the folks who live in the galaxy complex have one from manhattan that stops near their building, is there something like that for the hudson club area?
- how is the drinking water in this area? do folks usually buy their own bottled water, or is the tap water somewhat drinkable here?
thanks in advance
Reviewed by - looking_around (2007-01-07 )
Review - I've been looking at units at HC for the past 4 months, and was just wondering, do the owners there normally purchase additional flood insurance for their units, or are you happy with whatever the building covers? actually...what does the building cover in terms of potential flooding?
Product or Service - 9/50 Customer Service - 9/50 (2007-01-04 )
Review - To add to the list of pros about living at Hudson Club: For empty-nesters like me (we have a lot of stuff because we're down-sizing from a family home)-if you buy a 4th floor unit,there's lots of storage.I have a storage closet next to my balcony and a large storage area upstairs in my duplex (the loft units have an even larger one).In Manhattan I was paying every month for a storage bin in the basement.Here I have ample storage included in my home.I'm very happy here.
Reviewed by - fluoro (2007-01-04 )
Review - To the message below: I am a single woman & I purchased a one bedroom on the first floor and am very happy with it. I had the same safety concerns at first,but I went with my gut & I'm happy I did. Security has a great presence as well as concierge. I face the courtyard which is very quiet. Quite a difference from the hustle & bustle of NYC. I may actually look into purchasing a 2 bedroom in the near future. Good Luck
Product or Service - 50/50 Customer Service - 50/50 (2007-01-03 )
Review - There is ample parking at HC. Unfortunately, you do attract commuters who park there as opposed to paying for ferry parking. Also...alot of weekenders who park & ride. We should look into temporary parking stickers for visitors as well as overnight guests and tow the rest. You can also use a portion of the clubhouse parking until the sales team finishes converting. That's where I park.
The A&P is supposed to be up & running end of Feb..early March. Let's keep our fingers crossed.
Good news about the maintenance!
Product or Service - 50/50 Customer Service - 50/50 (2007-01-03 )
Review - There is no Yahoo board that I know... Can someone set one up? Would be great to have a place to discuss!
Review - FYI. Starbucks was opened back in September last year.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - (2007-01-02 )
Review - Anyone know what the time frame is for that A&P/Starbucks to get finished?
I think I also saw a sign for a new Trader Joe's to be built right down River Road, but I don't see it on their website as coming soon. That'll really help the neighborhood I think.
Product or Service - 40/50 Customer Service - 40/50 Reviewed by - yoda (2007-01-01 )
Review - Just wondering...Is there another discussion board (say on Yahoo) that Hudson Club owners use? Or is this it?
Review - Just confirmed with Integra management that they are not expecting condo fees to go up anytime soon - the rumor is unfounded.
Review - What is the story with the parking? Does anyone know? There does not seem to be enough parking for visitors or overnight guests. Are there plans to address this issue? Otherwise, Hudson Club seems very pleasant and well managed. Will there be opportunities for owners to purchase additional parking spots?
Product or Service - 40/50 Customer Service - 40/50 Reviewed by - Josie (2006-12-31 )
Review - any rumor that there will be an increase of maintainance costs of the Hudson Club due to higher insurance costs for waterfront properties (because of Hurricane Katrina)? I think another building (the Upper Grande in Hoboken) is raising their rates by 33%, which is something that we need to look out for
Product or Service - 1/50 Customer Service - 1/50 Reviewed by - boo_boo_bear (2006-12-29 )
Review - I'm thinking of buying a place on the first floor. Is it safe? I really like the community feel of hudson club.
Reviewed by - flygirl (2006-12-28 )
Review - I moved to the Hudson Club this past spring and just wanted to offer a review of our personal experience. In general we are satisfied with our purchase. Expenses with one bedroom condos are somewhat reasonable, but the 2 bedrooms are pricey (esp. with the taxes and maintanence fees!)
The pros: 1. Amenities like the gym, yoga classes, clubhouse, pool, concierge are great. 2. The property is well maintained, cleaned and landscaped. 3. Highly anticipated opening of the supermarket and stores within walking distance. 4. Beautiful views of the city. 5. Easy access to various transportation options 6. Pet friendly (a pro if you like animals.) My building doesn't smell of animal stink. 7. The neighbors are likely to be professionals, young couples and young families. We have met some nice people here. 8. The salespeople and management were helpful to us.
The cons: 1. the West NY tax pilot program. 2. Builders will be tearing down the playground and tennis courts to construct a new building in front of Building 24. No word on if they are re-building a new playground. Kids should have a park to play in. 3. The walls are thin. Upstairs neighbors have hard wood floors and can hear their shoes scraping across the floor. I can also hear their phone ring and their toilet flush. Our next door neighbor likes to watch Arnold Schwarzenegger movies at 3 in the morning. Woke up to the sounds of gunfire coming from next door. Its kinda funny, but its not. Anyway, there are ways to soundproof your apt.
Hope this helps for all you condo searchers.
Product or Service - 40/50 Customer Service - 40/50 (2006-12-04 )
Review - Been in my unit for about a month and the tranquility is like no other. When you get home from work you feel at eased, it is totally a relaxed environment whether you have a unit with city view or not. The grounds are beautiful and well kept. The neighbors are great specially the ladies.
Product or Service - 40/50 Customer Service - 45/50 (2006-11-24 )
Review - I have been looking around to purchase a unit in West New York as well. From what I have been hearing here and there, I think the whole construction quality has got to be better at KHOV than that of Hudson. Hudson was originally built for rental purpose and has been recently being converted to sales. Since I haven't lived in either yet, can't say much about the actual noise level. Only those of you who currently live there can tell the truth. Trying that knocking on the door thing sounds like a good idea! Does anyone else have suggestions?
Review - I am always impressed by the ethical standards of Real Estate brokers. I live in Hudson Club and can't hear anything from my neighbors - actually this was the reason I came to live hear. After looking around in Jersey City and Edgewater, this was one of the few places where I couldn't hear anything in the apartment next door. Best thing for you is to do a test. Ask a sales representative in Hudson Club to check a unit (and the one next door). Ask someone to knock on the wall on the other side and see for yourself...
Review - My friend and I are looking for 1 or 2 BR unit to purchase. We have been to HC, KHOV, and Henly on Hudson. One of the agenst at KHOV was telling me how the walls at HC are so thin that you can hear your neighbors cough. Is this true? I am very sensitive to noise level and this can really be a problem for me. The associates at HC told me that the walls are made of concrete so the noise shouldn't travel that easily. Maybe the agent at KHOV just wanted me to buy their unit?? Can anyone who's currently residing at HC tell me more about the noise level? Can you hear someone walking in their high heels on the floor above you? Can you hear your next door neighbor taking a shower?
Also , does water really leak during heavy rains??
Product or Service - 40/50 Customer Service - 40/50 (2006-11-21 )
Review - I kept hearing about Hudson Club so I decided to check it out for myself. I've been in the market for about 3 months now and FINALLY...my search is over. Have you ever been discouraged by what's out there and think to yourself...AM I EVER GOING TO FIND SOMETHING UNIQUE?? I currently live in Chelsea in a 4 story walk-up. I loved it, but I would pay less here as I would in NYC...and I was renting. Now I can own something in a totally growing area. I took my friend's advise(who loves in Jersey) and went to all the new developements on the waterfront. I did Trump, KHOV, Tea Building. #1, the sales pitch was very aggressive so I was defensive right away. #2, their pitch was all the same. I can get you this deal, but you have to sign today b/c it won't be available tomorrow. Do you think we are this uneducated about the housing market? #3, can you say Cookie Cutter? So.I finally take the light rail over to Port Imperial and was very impressed with the community. I call it a community b/c it really does have that friendly neighbors type of feel. I arrived a bit late, but it was no problem. The sales associate was more interested in me and what my needs were before going into details about HC. Being from NYC..I was naturally a bit freaked out by this gesture. Wanting to know my dog's name and breed...wanting to know what(in my head) was the perfect home?? This was unheard of. You are supposed to be selling these units. But to my surprise.. as I started talking about where I lived and where I grew up..ETC; The sales person was able to specify what units we were going to look at. I looked at a 2 bed/2 bath which is what I needed b/c I am photographer and need space. The sales person picked up on that and suggested a loft which had a view so I could feel inspired. I saw it and new it was the one. It was getting dark outside and I wanted to see what the view was like at night. We stayed in the apartment talking about my work and before I knew it..it was dark out..absolutely beautiful, tranquil. At that moment, I knew this apt. was the one. We went downstairs and drew up a contract. I have never been so happy and positive about a decision like this before. I trust I have made the right choice and believe that I am in the right hands.
Product or Service - 50/50 Customer Service - 50/50 (2006-11-20 )
Review - great location, great amenities, great apartments. I love hudson club. Wished the taxes were less but oh wow, nothing is for free. I think u should think it as buying a land on the river side - next to river - whether your apart. has a view or none...it is 3 years old, with upgraded interiors and reasonable prices comparing to other buildings that are trying to be sold through the river. Blvd. East and port imperial is a totally different story...I think if u want to live this is a great place...not a good investment in todays market...u dont know what is going to happen. But a great place to live no doubt for that...everywhere is closer with hudson club... i just bought a one bedroom at mid-500 but u cant beat my view...premium package nice apartment, i dont regret at all. i could have bought a two bedroom without a view for that price but i know view is view and that what makes river condos value... but even if the one u end up with have no view, does not matter, u live in the same complex with same amenities and share the sophisticated life here at hudson club!
Product or Service - 50/50 Customer Service - 50/50 (2006-10-28 )
Review - I got a flyer from Khov yesterday claiming that the property tax in North Port Imperial has been reduced to 1.5%!! Does this also apply to us at Hudson Club?
Review - For those people who are commenting that the Port Imperial area is overpriced, keep dreaming. This neighborhood can do without you. Five or six years from now you will kick yourselves in the foot and say, I could have bought a one bedroom at the Hudson Club for $500K but was too cheap to realize it. Now, my cash can only buy me something in the Bronx... the South Bronx.
Review - I agree with some of the comments of the post below. You cannot compare Blvd.East with Port Imperial Waterfront properties. If you do not like Hudson Club, then why would you bother getting on this blog and writing about it. You should be more responsible of what you write and get your facts straight. Don't knock it because you can't afford it. 400k is a decent price for a one bedroom. It also depends on what life style you want to lead. Would you like to be surrounded by people who are professionals and all work to live there, therefore, taking more pride in their community or would you like to live in a run down building or co-op where people don't care about the building b/c it's dirt cheap. Your choice. I love living here and have a sense of community and relate to my neighbors. We all have great jobs that allow us to pay our mortgage, maint. & taxes... no problem...and we are still able to vacation and do all the things we love. Get a better career so you may purchase on the waterfront and finally quit complaining that it's overpriced. Some of you sound as if you live paycheck to paycheck and will probrably die a renter...very ignorant.
Product or Service - 50/50 Customer Service - 50/50 (2006-10-24 )
Review - Comparing Blvd East with Hudson Club is just ridiculous. Same thing as saying that Park Avenue is expensive in comparison to the Bronx since they are both in Manhattan. Blvd East has only nice views on the first row of apartments - you walk a couple of blocks west and you are living in little Havana...
Review - Yikes, again. Let me reiterate - I am not a great fan of Hudson Club and think 400k+ is a bit oversized based on the space and fact that it is a converted apt.
That said, I also mentioned that you cannot compare these to the older communities off the water in bergen county since these communities had older properties that require maintenance. how this yahoo, mentions that hudson club compares with the boulevard east communities.
just because you personally don't like to pay so much for a new community doesn't mean you should trash it based on a prejudice. give good arguments based on unbiased facts, not opinions. blvd east doesn't compare with the off the river communities. right off the water always gets a premium and they are new. nothing on blvd east is new and they are older and near neighborhoods that are gentrified. on river road the community is more similar - working professionals.
Reviewed by - Informed New Home Buyer (2006-10-17 )
Review - to those commenting on the older communties and their maintenance setting you back another 600-1000. another instance of complete lack of understanding, particularly with respect to boulevard east communities. Wait until you get your tax bills. that plus the common charges will put you over 1000 a month. 2% of $500 M is a whopping $833 a month just for tax. Throw in your monthlies for yous bullcrap amenities and your maintenance is way higher than those older communities and your living on brownfields which, in case you dont know what they are, i suggest you look it up. and have fun paying the $8.50 each way to downtown on that ridiculously priced ferry. IMHO, if you are doing under $300 K a year and living in that community, you're a sucker.
Product or Service - 20/50 Customer Service - 20/50 (2006-10-16 )
Review - Couldn't be more agree with the 10-03 & 10-05 posts. Location plays a big role.
I don't believe 400K can get you something in Edgewater that's comparable to Hudson Club either, let's be more responsible of what we say.
Review - I agree with the post below. I just bought a 1br unit at Hudson Club with a partial view of the city for close to 475K. I did some intensive research before buying here and to get a 1br with a view for that price you would need to go to the much older communities further north and still the views there are not even as beautiful (facing midtown). But still, the proximity to the city here is the biggest difference. I can walk to the ferry and takes me 30min door to door to get to my office in downtown. No need to take any buses. With the shops opening up on Riverwalk, including a gourmet supermarket, the location will become even a greater amenity here. I was really worried about buying in this kind of market but honestly I think this is one of the best investments around.
Review - can you tell me if hudson club is giving any incentives or being helpful in anyway with the price for one bedrooms?
Review - i dare you to find a condo for less than 400k in bergen on the water with a view of the city that has been build in the last 2-3 years. get real!!! of course you can find a condo in edgewater that is 10+ years old with old amnenities that are another 10 mins from the city by bus for 300+k and then maintenance can set you back another 600-1000. btw-it is not 5 mins on a saturday afternoon that is for sure!
i guess it gets me up in arms when people are either spreading misinformation or just missing the truth. i have lived in the area for 10 years and owned for the last 7. not a realtor, but a decent homeowner who commutes to the city like everyone else.
Product or Service - 40/50 Customer Service - 40/50 (2006-10-03 )
Review - btw- i don't think 410k is a deal either however - at hudson club that is.
Review - As stated already $400k or less buys you a great 1 BR condo with NYC views just 5 minutes north in Edgewater and you're in Bergen County. Why do you think they still have units left here? Because they are overpriced.
Review - one always needs to check the size. of course it is 410k. it is less than 800 sqft without a view on the first floor. there were units for less than 400k earlier.
amnenity should be nice. btw - cannot compare khov and hudson. two different products. one is build as a condo; the other is 2-3 years old rentals. of course they will sell at a slight discount since they are not new (according to homebuyers guidelines, but there may be several people who just want to look at it.
Review - well i made up my mind today and actually cancelled the deal. i was not really sure although i loved the complex. they were very though on the price. no inside parking, no patio and 737 sft for 410? did not help both sides and had to give up the apartment. i think it is still not the buyers market and have to wait and continue on renting more..more..more..:(
Review - as mentioned this doesnt have river view. river view ones are expensive. I couldn't buy them anyways. THis one also does not have an inside parking space though. Only outside parking is assigned. It is because it is a cheaper apartment i guess..Mandalay on the hudson nice apartments around this price range. I simply can not decide...It is so hard!!!
Review - 410k for a 1 bedroom??? That looks like a great deal. Last time I was checking prices they only had 1 bedroom apartments with prices starting at around 500k... And these were with views to River Road. Who are you speaking to at the sales office?
Review - To the person who seems concerned. It looked as if though you got a great price considering what is around you. I made the grave mistake of buying a the KHOV prject next door and I do not like it. Everyone here is trying to flip their unit. I feel like I lost money, but too late. I'm still considering Hudson Club if I can get someone to rent my apartment. Their prices are great. I was really imporessed. I thougt I was going to walk into cookie- cutters but they had something like 20 different floor plans. Be glad yu got something for less than 500k at a great building. Have fun in the theater...I hear it's cool.
Product or Service - 50/50 Customer Service - 50/50 (2006-09-25 )
Review - most likely there is a hardship clause or moving clause that allows people to list and sell their residence.
Review - Can someone tell me? I am in process of buying a one bedroom on the first floor for $410K. not ground floor. do u think it is a good deal. south exposure no courtyard view but also just a little pool view. what do you suggest? please help. regards.
Product or Service - 50/50 Customer Service - 50/50 (2006-09-23 )
Review - It's called broker particpation.
Review - why are there so many units available on realtors.com if you can't sell within a year. Did these people close a year ago?
Review - We closed on our HC condo Memorial Day weekend and have loved living here! My husbands commute is similar to the one that he had from uptown Hoboken on the bus but driving and parking for me is much easier. I love my indoor assigned spot. We looked in Hoboken but found the best deal here...so long 3rd floor walk up with a shared washer and dryer!! It was a little difficult to move out of Hoboken but it has been wonderful so far. The pool this summer was great and the people who have bought here are friendly. From what I have seen most people are in their late 20s to early 40s.. some single and many young couples... a few young babies. I also love the 2 min walk to the ferry and the 7 min ferry ride... it is so clean! Our buying experience was a little tough but they fired the woman who sold us our apt so no one will have that experience. Getting into the apt was a little stressful but if you are nice and persistant they will work with you. Our closing was no more stressful that that of our other friends buying condos or houses. Nothing is even 100% smooth! Let's be real. As expected there are things to iron out in a new condo association but there is a new board in place so these things should be working themselves out. I can't say enough how happy we are living here and how much space we got for our money compared to what we saw in Hoboken. The grounds are well kept and for the 1st several months I had to keep reminding myself that I was not at a resort, that I live here. To clarify, you can sell after 1 year of your closing.
Review - I'm looking for a rental listed by owner. Please contact me if you're looking for a responsible renter. firstname.lastname@example.org
Review - We bought a 2bed 2bath unit..with a view of the courtyard. Moved in last week and could not be happier. Its so peaceful and relaxing. You will never find the value for the price anywhere being so close to NYC..Its ideal.
Product or Service - 50/50 Customer Service - 50/50 (2006-09-11 )
Review - I purchased a condo at Hudson Club and so far so good. I work downtown, my partner works in midtown, and you simply cannot beat the convenience to the ferry. The retail space next door in Hovnanian is, I believe, mostly committed, though not yet occupied. I get the impression they are a running a little delayed over there. I know we hear that the housing market is cooling off, but given the location and the value, I see this as a winner investment. It's still less expensive than Manhattan and, in many ways, more convenient, depending on where you work. The renters are not completely out, which is why some of you who are looking to buy here are disappointed with the selection. Keep checking. I think the developer's (Lennar) goal is to close on about 10 per month, which means units will continue becoming available. Hope this helps!
Product or Service - 50/50 Customer Service - 50/50 (2006-09-07 )
Review - Can you let us know what price you got for a 2 bedroom? I walked to the sales office this weekend and the cheaper 2 bedroom they had available was 720k with no views. A 2bdr with partial NY views is selling for around 800k. Did you get prices close to that? Do you have a view?
Review - Anyone knows the price of 1 bedroom apartments? I was looking for pricing on one of those floor units - I love the huge balconies. Thanks.
Review - I was able to negotiate 75K off of the 2 bedroom I just purchased. Its a great time to buy right now
Review - Those shops sound good. I really hope they put a bagel place there, it would do so well!
Review - Where is the grocery gonna be placed? How about the visitors parking?
Review - These are the shops that have been confirmed so far; Angelo's Pizza Imperial Dry Cleaners Wachovia Bank 40,000 sqft. A&P Fresh Foods (like whole foods) Starbucks
Others are still being confirmed *what a great addition to this area*
Product or Service - 50/50 Customer Service - 50/50 (2006-08-30 )
Review - What shops will be going up?
Review - Be wary of posters who badmouth. There is a possibility that these posters are former renters who got pushed out after the conversion. Remember, there is always two sides to a story. I suggest you go to the Hudson Club and see for yourself. You'll never know, you might end up buying one that you like.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Domoarigato (2006-08-29 )
Review - I am a realtor who recently closed on 2 apartments that I purchased at HC. I have been in this business a long time so I know what's out there. I was very pleased with the service and with the product. The salespeople had a lot of information to share with me about future developements & all the shops that are going up in the area. I think it's unfair to judge this complex by one disgruntled buyer who, unfortunately had a bad experience. I have since been able to refer several buyers to this community and they have all been pleased. As the person said below... this is a conversion so problems will arise, but I trust the developer will do the right thing by us. They both have solid reputations.
Product or Service - 50/50 Customer Service - 50/50 (2006-08-28 )
Review - Wow! A bit harsh for that comment below. I have had a very pleasant experience there. I actually purchased one for myself & one for my mother. In the defense of the sales team... Roseland is the one that doesn't know what they are doing. I have worked w/ people from Corcoran Group before & they are all very knowledgable. Unfortunately, they were teamed up w/ people that have no idea what they are doing. The leasing office is the one who took over the movie theater..NOT HC. It's a conversion so I assume there will be things that will go wrong..But that is everywhere. PS: You attract more bees with honey than you do with flies.
Product or Service - 50/50 Customer Service - 50/50 (2006-08-27 )
Review - For Hudson Club homeowners - we should setup a Yahoo Message Board (or similar). Anyone knows how to set one up and post a like here so we can subscribe?
Review - We are in the process of purchasing a unit at the HC. We started the process 3 months ago and we're about to close next week. A few things to say about them: The sales office and management has no idea what they are doing. They do not communicate with the buyer, they do not keep closing dates, they do not know anything when you call for updates, and the best part is they are never around. A few other things to mention is they are using the theatre room as a temporary sales office and the hot tub hasn't worked all summer long.. Not sure what other things I am going to find out when we close.. but I am sure there will be more
Product or Service - 45/50 Customer Service - 10/50 (2006-08-22 )
Review - Try checking online NJMLS.com and click on to Hudson County or just call the sales office.
Review - Does anyone know what 2bd/2b with a loft is going for now at the Hudson Club??
Reviewed by - Steven (2006-08-15 )
Review - Took a nice evening stroll around Hudson Club last night - very peacefull. The grounds look expectional. Grandview looks a bit condensed.
Review - I am looking to purchase at Hudson Club but I am a little confused with the Tax situation. are the property taxes 2% of the purchase price and for how long are they locked in? Also are the prices really negotiable?
Review - How much is a two bedroom going for at Hudson Club right now? Also is PILOT treated equally when getting tax refund?
Review - Some of these comments are just ridiculous. Some of you sound completely bitter. Hudson Club is currently 60% sold. I went this past weekend and they didn't have much left to show. You people have to remember, there are still renters living there so they CAN'T show you everything. The renovations are very nice. 400 - 450 a square foot? You can keep living in Jersey City Heights for that. Get a better job so you may afford to life a better life.
Product or Service - 50/50 Customer Service - 50/50 (2006-07-10 )
Review - Incorrect statements below. Not all new developments have taxes that are 2% - just the ridiculously overpriced waterfront product in West NY and North Bergen. All new projects in JC have an abatement that makes taxes about 1.6% of purchase price and new stuff in Edgewater like One Hudson Park also has abated taxes, making it close to 1.7%. Face it - the taxes here (not just at this project but all of these projects near the ferry) are one of the major negative points about this community.
Review - The review stating that you can't sell until all units are sold is totally wrong. I own a unit here and I can sell my unit anytime after 1 year of closing. Also, you may sell earlier in some circumstances - relocation, etc... Also, taxes are high along all the river for new developments - edgewater new developments also have 2% taxes. Jersey City also has 2% for new developments. Although expensive, this has been the norm for new buildings. If you value quality of life, a short commute (and I really mean short), and a new apartment you should certainly consider Hudson Club or any of the adjacent new developments.
Review - I take the ferry to work daily, so I thought HC may not be a bad idea. The apts seemed okay enough after visiting the sales office, but the prop tax seems prohibitively high compared to Edgewater. I'm new to the waterfront areas (as well as condo conversions and new developments), so I haven't compared to Hoboken or Jersey City yet, but reading some of the postings here gave me more info than the sales guy, e.g. that you can't sell until all units are sold.
Can someone tell me why there are few units available even when it is less than 60% sold? Is it because Lennar/Roseland is making apts available slowly to prevent flooding the market with inventory?
Also, is this place worth it even considering the high taxes?
Review - I do have doubt about the statement that you can't sell your unit until all units are sold. Only thing I heard is that you have to hold your unit for 1 year unless you meet certain particular situations.
Review - I am also in the process of purchasing.Mine is a 2BD/2B duplex on the 4th floor with a view of river and manhattan,and I am paying significantly more than you are-I think it's worth it for the view,etc.I spent a lot of time looking at all the options and I think we both did very well!-I will commute to manhattan and I want to be able to walk to the ferry.We will be living in a beautiful place,so welcome neighbor!
Reviewed by - fluoro02 (2006-06-13 )
Review - Too many investors bought here at the Hudson Club... just search Craigslist and you will see many units (including Grandview) are available for rent by owner. It doesn't look like the rents being asked will cover the mortgage payments either, even after the tax deduction. If they have one of those interests only loans, they are screwed IMO. The unit I wanted to rent back in April is still available today. He didn't want to be flexible in the rent so I ended up getting a huge two-bedroom at Riverbend for $100 more than his one-bed at Hudson Club, and I have indoor parking, access to all the amenities, two baths and maintenance free! The hardwood floors, granite counters and the partial view of the Empire State Building is nice but Iím not sure whether they worth several hundred dollars a month, especially when I am renting. For holding out, the owner probably lost $7000 in cash flow since April, plus the mortgage, condo fee and amenity fees he had to fork over. You do the math.
I guess Iíll be a renter for a while until the price is right. My math tells me renting here is at least 30% cheaper than buying. If you are going to live here for more than five years, then buying now is probably not going to cost you. But if you are a naÔve investor from NYC, then watch outÖ Itís highly unlikely you will be able to flip the unit while hoping to make $200K after a year or two. Remember, you canít sell until the last Hudson unit is sold, and they are not moving that fast.
Product or Service - 50/50 Customer Service - 50/50 (2006-06-13 )
Review - I am in the process of purchasing a 2BR 2BA duplex in Hudson Club for $530K. After looking at the prices in surrounding developments this was the best price for what I can afford at this time. Overall it seems like Hudson Club received good reviews from this forum. Does anyone have any information or comments to add, either positive or negative? Thank you!
Review - from what i hear as a current resident at city place, the new building will be angled similar to that of the existing buildings. The townhouses will form an L shape around the building.
Review - both hudson club and city place conversions are older and used to be apts. (the condo section of city place is similar to Lofts and Grandview I and II since they were originally planned as rentals but were build to be condos (better insulation, etc. The one thing that differentiates Hudson Club, Grandview, is that they have central air. hopefully, the shops at gv will be good.
Review - I believe the last installment of KHOV'S City Place2 is scheduled to open this summer. At least that's what their website reveals. I do have to say, City Place is a wonderful addition to Edgewater and is slowly pumping nightlife into this sleepy town. However, nobody seems to really know what's going on with the super fund site adjacent to this property. That's why I raised question -how will the new buildings be angled? Will all the units be facing west towards the river?
Review - Interesting about City Place. Acutally the entire gold coast is on contaminated land. You did note that when you signed your contract. The superfund site is south of city place. The townhouses would be affected, but the land would be cleaned up by then. So in my opinion, thank god they can clean up the site.
Review - The river has the same smell by Port Imperial, don't fool yourself. It's not exactly the cleanest river - you're buying on the Hudson.
Review - Promenade is most definitely pet friendly, to whoever posted otherwise. As far as limited amenities - huh? Gated security, covered parking, gym, sauna, and a beautifully landscaped courtyard. That's limited? Again, Edgewater's a better buy, lower taxes, Bergen County. And the views.
Review - City Place has no assigned parking and no security gate for residents entering the garage.Again,the river has a terrible SMELL over there.I am not a realtor but someone who investigated both areas and bought at Hudson club.
Reviewed by - fluoro02 (2006-06-08 )
Review - We purchased one of the 2BdRm's in hudson Club, I think we received a decent price, sure beats the city and you get a better view. Taxes are horrible but so is every property along the water. By the way, to the people ranting about City Place, you do know that was an actual Super Fund listed site. I think the lot South of City place is whre City Place 2 is going to be built, I recently passed by early in the AM and saw 2 guys with full yellow chemical jump suits with hoods and masks cleaning up rusty barrells from there. Yeah, I really want to buy from City Place!
Product or Service - 40/50 Customer Service - 40/50 Reviewed by - (2006-06-08 )
Review - had any of you who bought in hudson place or elsewhere along the gold coast looked at any of the older buildings (Galaxy, Versailles, Tower West, Riviera) up on the boulevard east? older buildings, yes (much older), but much much cheaper. I bought mine for $205 last in 9/04 with a direct unobstructed city view from midtown south clear on through to jersey city. 700 sq ft. plus a 150 sq ft. balcony, parking for an extra $100/month. My kitchen and bathroom were atrocious but I have since renovated and my balcony is breathtaking. last time i checked, my unit runs for about $350K. As buyers, are you that turned off by living up on the boulevard or was that something you simply did not consider? Thanks,
Product or Service - 1/50 Customer Service - 1/50 (2006-06-08 )
Review - My money is on the new conversion of City Place in Edgewater. Taxes are only 1.5% of purchase price. I think they are coming on the market in September.
Review - City Place has solid construction and is a great place to live.
Review - I agree with the previous posting, Promenade is built on piles and on water. Plus the fact that it is not pet-friendly and has limited amenities make it even less attractive for potential buyers. And for the IH, most of the untis that are currently listed on the njmls have no city view or just slight partial view and that is why they are priced differently (i.e. cheaper). Also, every time when I drive by IH, I feel sorry for those guys just trying to get in and out from the busy River Road. What a headache for every single day! It's correct to be smart, but more specifically, all factors should be considered and not just simply looking at the price tag.
Review - Promenade is built right ON the water...not everyone's preference. IH have/had building structural issues related lawsuits against it's builder/developer.
Review - Over the Promenade, you can get a 1500 sft 2 bed 2 bath at 638K listed over NJMLS now. That's just the listed price, no one is paying the listed price in this market. In fact, I have heard stories of people offering 10-15% under the listed and still got the seller's acceptance. Be very smart in this market, there is no need to rush into anything here. For IH, there are a bunch 1200-1300 sft 2 bed 2 bath units listed at 570-580K over NJMLS. Again, that's listed price. Who knows if a buyer can get by with a 500-515K offer for those units? It all depends on the unit and upgrades.
Review - Those are not great statistics. But it's not surprising considering nothing is selling these days. How much is a 2 BR here facing east with city views? If they are more than $500 per sq. ft. it's a rip. Like someone else mentioned, you can own at IH or Promenade for $500 per sq. ft. or less and have direct, amazing views and your taxes will be much less as well.
Review - These are the latest statistics. Building 24 is 60% sold Building 26 is 25% sold Building 26 has a lower selling rate since it was renovated later.
Review - There's a posting saying 400/sq ft. in Promenade and Indep Harbor. I saw a 1 bedroom unit in Promenade and it was asking 439K and it's 750 sq ft, so which is $585/sq ft and IH is similar to that figure too. I think $400/sq ft is possible only at some older complexes along the river, i.e. Admirals Walk do have some listing of low to mid $400K with 1000 sq ft for a 1 bedroom, but it is facing west meaning no water view at all and it's a more than 20 yr old complex. The ones I saw also needed somewhat significant updates too.
Review - A 578K for 2 bedroom, I think it's pretty good. I visited Grandview recently, a 1 bedroom is asking for 529K with direction facing the new rental building (forgot the name of it, River55?) and the 2 bedrooms are upper 700s or mid 800s with partial views.
I don't think anything's wrong with a rental conversion. I do not encounter any problems and I'm pretty satisfy with the quality of fixtures they have inside the unit. A friend of mine is in the construction industry and he thinks both the materials use and workmanship are done pretty decent.
Yes, there could be many choices out there, but with my criteria of a mid 400K to low 500K range for a 1 bedroom with a partial view, convience to the public transportation and NYC, different amenities, and a plesant & nice environment, this is my best choice.
Reviewed by - (2006-06-02 )
Review - Don't know if this is the reason, when I checked with the sales office a month or two ago, a lot of the units were not ready until June for renovation, so even if people bought it, they don't close until June, then it's officially a done deal.
Review - My question for this complex is this - if you go to www.njactb.org and do a search in West NY for this property (under 24 avenue at port imperial), you will see that very units have been sold. Those records were last updated at end of February, and I believe sales started here at the end of last year. So, it seems to me that this property is not selling that well. Unless someone else can inform us better.
Review - Given the market 578k for a 2/2 is not bad. I hope it was renovated and that you have somewhat of a view. Otherwise, it may have been less of a deal. Still you have 2 baths, which makes it more marketable.
Review - to the poor lad who mentions that taxes are deductible. hey you only get a percentage of what you pay. 10k+ out of my pocket if I only get 4k of a deduction is still 6k out of my pocket. Money is money, deductions help but taxes still count. that's why folks in north bergen and places like mirabella are NOT SELLING (at least quickly, nor experiencing price appreciations to a great degree)!!! plus, for most of us in the area we have to think AMT, baby!
Review - Ah, I love realtors trying to pimp a project like this. This is still a rental community, when it comes down to it. Why buy here when there is so much other supply available, even new construction? Got me.
Review - Taxes are deductible!!!!
Reviewed by - fluoro02 (2006-05-30 )
Review - I am purchsing a condo at the hudson club. Does this typically go smoothly or are there suprises in the process I should know about? If your saying $400-$450 sq ft.. I paid more than that.. $578K on a 2b2bath. Approx 1100 sft. . and I thought I got a good price? Did I not?
Review - This is a great review from NYT: http://www.nytimes.com/2006/05/28/realestate/28living.html?ex=1306468800&en=1461757a3c558d18&ei=5090&partner=rssuserland&emc=rss
Looks like Hudson Club will soon have very close: an A&P Food, Ben and Jerry's and a Starbucks...
Review - Anyone heard anything about a movie complex being build below GrandView II? One of the sales person mentioned it to me a while ago...
Review - Although the price per square foot may be a little more at Hudson Club than in Edgewater(taxes in West New York are higher too)-Edgewater has 2 disadvantages:you have to drive or take a shuttle bus to the ferry,and the river SMELLS in edgewater! I bought at hudson Club after looking at both!
Reviewed by - fluoro02 (2006-05-26 )
Review - To the reviewer who commented about new construction. Lest it not be obvious - this is NOT new construction. It is a rental conversion and 5 years old. It was built to rental standards (low ceilings except for top floor, electric wall units, thin walls, etc.) so this should not be priced like new construction. It should be priced similarly to similar vintage waterfront units (around $400-$450 per sf). If you pay more than that you are overpaying, plain and simple.
Review - some of the bathrooms are long rectangles so that the bathtub is in a space that appears like a hallway (although the hallway is still part of the bathroom.
if you haven't noticed that it is a funky bath layout then, I wouldn't worry about it.
Review - btw- the person who says prices don't appear to be negotiable. Hello. Supply/Demand economics says that prices are negotiable. not at the time that the salesperson is making the pitch, but later who knows. It depends on a person's timeframe. If you need a roof over your head at the time of the sales visit then yes, it would be hard to negotiate, but if you have time - then there may be more options for you.
the sellers are pricing these things based on the market. if the market speaks, (not just you and me, but everyone else too, then hmmm seems to me that you may have room to negotiate)
I once backed out of a deals for 5k last year. Now, the seller is still asking for the same price. Hmmm well I think the seller was a fool. Since they could have gotten a buyer for 5k less some time ago. The time value of money theory says that the seller made a mistake as they don't have a buyer today for the same price that they were trying to sell the place X months ago.
Review - What is the funky bathtub layout?Please explain,so I can check whether I have one.thanks
Reviewed by - fluoro02 (2006-05-25 )
Review - Those prices are silly. You can drive 5 minutes north to Edgewater and own 5-year old waterfront product with full NYC and river views (Promenade, Independence Harbor) for around $400 per sq. ft. You can get a 1 BR for around $400k! I don't understand why the prices here are inflated like this. It seems artificial to me.
Review - The new ferry terminal just opened. Great location for Hudson Club. I own a unit and it is taking me 5 minutes to get to the ferry. Door to door to downtown my commute is around 35min now - this is one of the biggest advantages of this area.
Review - you pay about 30% more for new construction. plus proximity to NYC (it is 10-15 mins closer) remember river road is very congested - so it is more like 20 mins during rush hour.
independence and promenade are nice, but the quality is definitely difference (i.e., better)
how much better is debatable.
Review - prices are always up to the buyer. worthwhile depends on whether you can 1) afford it and 2) love it. Remember at 605k you are getting a river view. at the same time, you only have a small space. trade offs at 605k, you'd better be on the top floor, at a minimum. also hope you don't have the funky bathtub layout.
since interest rates affect the price that you sell at. Higher the interest rate, lower the price - you can't just think about the monthly payment amount - unless you plan to stay for an awfully long time or never sell. If there is no price appreciation, you really have to think about the replacement rental cost that you otherwise would have paid if you didn't own and the opportunity cost of tying up 60k+ in capital.
Review - 5/21/06. I was quoted 605K for a one bedroom with direct view of waterfront and 570K with a sideview. Is it still worthwhile?
Review - Thats' too high. Give some time for the prices to come down. The 1 bed rm with no views are going for less than or around 400 K.
Review - Prices don't appear to be negotiable. They are already at one of the best prices in the are. Although a little old, Hudson Club is great place based on its location. The new units that come out in the area will be farther away and price wise may not be comparable. It's personal choice and risk to wait. I think it's a good bargain now. Interest rates are on the increase so if the prices cool down further, you interest is going to up.
Review - Yes and no. No they don't appear to be negotiable at the time that they set them. At the same time, if they don't get the price and can't sell the unit, then it is possible that later the same or similar unit comes out at a lower price.
So if you love the place, pay what they are requesting. If you can live a similar place and can wait; inventory in the area will rise, quality of the inventory will be better as units like khov/toll brothers, etc. will all be brand NEW. It is all a marketing/business strategy to time these units available amongst the developers - somewhat shady; yet effective. in this market the last one to purchase may yet get the best deals! since one the market is cooling, interest rates rising, etc. but it is an individual choice.
Review - Does anyone know if the asking prices at the Hudson Club are negotiable?
Review - One bedrooms start at 400k and go to 475k. Not bad when compared to other condos around.
Review - what is the price range for one br.?
Review - I just recently purchased a unit and moved here from NY. It's been really great, and I really enjoy living here. The environment is just so nice and the commute to NY is very smooth too, different transportation options to choose from and all within walking distance, just can't wait till the shops to open in GrandView next door. I'm very happy with my purchase.
Product or Service - 50/50 Customer Service - 50/50 (2006-05-05 )
Review - I am interested in 2 or 3 bedrooms for rent at the Hudson Club. I am flexible on move-in date but am probably aiming for some time in July. If you have any information please let me know. THANKS!! email@example.com
Product or Service - 50/50 Customer Service - 50/50 (2006-05-04 )
Review - I just bought a 2 bedroom at the Hudson Club and I gotta say that it was the best decision I have ever made as far as Real Estate is concerned. The sales people were not pushy and were very informative. They took time to show me more than one condo as well as the grounds. I can't wait to move in. This building is great for that person who wants to be move in right away instead of waiting 18 months for delivery.
Product or Service - 50/50 Customer Service - 50/50 (2006-04-30 )
Review - Is it possible to still rent an apt. at the Hudson Club? I'm looking for a two bedroom.
Review - I wonder how much you guys pay for the gas fee by living at hudson club?? I paid like $120 per month 2 months ago (I do turn the heats on alot at that time, so I have no question for it), however this month, the bill is about $100 (the whole month, I didnt turn the heats on); From what I think, it's kind of expensive. I really dont know what they charge for the gas bill, I know it's incluind heat, AC, what else is it included?
Review - There's problems everywhere. I have friends living at The Hudson Tea buildings in Hoboken and talk about walls made of tissue paper. Hudson Club is a great place to live and I'm glad I was able to purchase as a insider. I think once the homeowners takes full control of the board, it will be better then ever.
Review - The area is very nice, with wonder views. Property valuation????
Structural problems do exist such as: - Water leaks during heavy rain - Thin walls - One can hear the water flowing through the pipes when a neighbor showers - Toilet water pressure too low
Overall, in terms of the area there does appear to be supply/demand pressure that may lead to price declines along the river and there seems to be more aggressive selling by agents / property owners. So patience may be in order.
Product or Service - 20/50 Customer Service - 35/50 (2006-04-15 )
Review - For the people that purchased can you give us some of your pricing ranges? I am interested in buying a unit. There is a 1 bedroom that they are offering with partial view of NYC and on the ground floor with a huge balcony for 410k. I don't think it is a bad price considering the NY view and the fact that the unit is around 780sqf. Does anyone have any other pricing? Thanks.
Review - Purchased as insider, very happy living here for the past three years. Hudson Club is not massive, has nice surroundings and is very quiet. The new stores under Grandview are coming soon and will be within walking distance from Hudson Club.
Review - I have one parking lot. email me : firstname.lastname@example.org
Product or Service - 50/50 Customer Service - 50/50 (2006-04-13 )
Review - There has been between 150 and 160 units sold. I believe a little over 100 have closed. We will be closing on our unit this week. Does anyone currently living there, or closing soon, interested in renting their assigned parking spot? - we have two cars. Thanks - please email email@example.com
Review - Does anyone know how many units have sold?
Review - It seems like price has gone up since the end of last year. Does anyone know what the current price range is for a 1-bedroom unit with partial NY view?
Review - Hi, I am considering buying a 1bdr, how much are they coming out at? Thanks.
Review - Just purchased a one bedroom. Very happy with my apartment.
Review - Anyone has a contractor and interior designer to recommend? I bought a unit without upgrades and I am looking to renovate the apartment. Thanks.
Review - My taxes have just arrived in the mail. The PILOT program is a little less than 2% of the purchase value in my case. Taxes are paid quarterly and pro-rated for whenever you bought the unit.
Review - How much do you pay for PILOT program?
Product or Service - 50/50 Customer Service - 50/50 (2006-03-22 )
Review - I don't live at Hudson Club, but the PILOT program is Payment in lieu of Taxes. So no it is not double tax, but a service charge that is paid by the property owner.
Review - What is the town's Pilot Program? Can someone tell more details about it?
Product or Service - 50/50 Customer Service - 50/50 (2006-03-19 )
Review - If you pay 350K your takes are 7K it's 2%. I don't think anyone is afraid to say how much they paid. This is to educate others who view this website.
Review - For those of you who live in Hudson Club, have you heard of the town's Pilot Program? Is the Pilot Service propery tax charge in addtion to the current tax that is being paid on the property? Essential you are paying 2 taxes?
Review - Yes....you bought a unit and paid x so your taxes are what? Don't be afraid to tell everyone...it's ok.
Review - The $485.00 mtn. is not bad considering it includes a few cable items and the health club ammenties. I thought it would be higher considering the buildings are only mid size. The 2% tax rate appears to be across the board all along River Road...
Review - Regarding the taxes, I bought an unit and I pay 2% taxes. I have a 1 bedroom and I pay 480.00 in maintenance. The 480.00 includes access to internet, Directv and also use of the facilities (swimming pool, gym, etc...).
Review - What are the eligible schools? WNY schools are pretty far from here.
Review - There's plenty of talk about the 2% real estate tax at Grandview. How are the taxes and common charges at Hudson Club?
Review - Regarding the noise level, I have been living here for almost 2 years now and this is one of the things I love about it. I cannot hear anything from my apartment. During the night it is absolutely quiet. I have a very good configuration though since I have no neighbors in one wall but on the other I don't hear anything and I know they have dogs...
Review - For those who already live there... How is the noise level at Hudson Club? Could you hear your neighbors? Many thanks.
Reviewed by - (2006-03-05 )
Review - I still like it better then Grandview. City Place is very noisy especially on the weekends if your facing the front. GV will have many more stores and wait till the bars start opening.....
Review - The prices here seem reasonable only because you are comparing them to Grandview (which is overpriced) and other new construction like Mirabelle and Wwatermark (also are overpriced). You have to compare it to other properties of the same age and similar features and location. Look at Edgewater - condos that are 4-5 years old there and waterfront are not trading for $500+ per foot these days and they have lower taxes there (and a better Bergen County address). Thus, I do not think this Hudson Club property is a great deal.
Review - 2 beds are good; 1 br too small unless lofts. only a few units have decent views and generally those are at prices that are out of sight. walls are thin. there are basic problems in all the bldgs, but nothing that is catastrophic; more just annoyances. rooms are small and generally not many closets.
location at port imperial and proximity to future potential stores are the draw. good points are the amenities. anytime i looked no one was ever in the lobby. plus what good is a big lobby if it is unmanned? i personally would rather not have space wasted. although the lobby space is very nice and well designed.
everything relatively seems reasonably priced since gv is newer and not conversions so the materials should be better. and the conversions are still going to hear construction noise for a while once they build next to the tall towers.
Product or Service - 40/50 Customer Service - 45/50 (2006-02-11 )
Review - That is great information on City Place. I thought that Korman was doing quite well on the rentals. However, That is great news that the entire development will be Condo's.
Review - Only other piece of info I have is that Toll will be developing the parking lot (across from Chart House) at Lincoln Harbor into 400+ condos. I believe it will be 4-5 story. They paid a lot for the land, so you can count on prices starting at $700 psf. And Pulte might be pulling out of that River Road project, but another developer will buy it and test the waters. It will be an interesting market 2-3 years from now.
Review - Hudson Club has less apartments and larger lobbies then GV. Have you seen the specs on the GV lobby entrances. Very small. The concierge's desk is the whole lobby.
Review - Very interesting piece of info, thanks for sharing. New readers click on to the previous posters attachment.
Didn't know that Korman was converting their half of City Place. That explains why Khov has been delaying the opening of City Place 2.
Also, it's a shame that Pulite pulled out of the River Road project. It would have been very attractive addition to the waterfront.
Do you have any other news to share with us...?
Review - To add further insult to injury, the other half of City Place in Edgewater that is now rentals/executive suites (owned by Korman Communities) is being sold to a condo converter, so that's another 200 or so units you can count on being priced at $550-$600+ psf. Too many units all at once!
Review - You think the value is going to keep rising? Think again. There is so much supply that is hitting in the next 2 years. There will be a glut. Here is yet another project that will be going up:
Review - Yes, I do think Hudson Club is far much better value. Will property values continue to rise? Nobody knows...
Review - Thanks for posting that link to 7601 River Road. Pulte is the actual seller of the property - the land plus the approved plans for a 295 unit condo. If Pulte is selling the property without developing it (development is their primary business) - its fair to assume they have a negative outlook for the area. I think their experience with Paulus Hook has made them gun shy - they are struggling to sell the remainder of that building - and its been completed. UI respect them for making a tough decision. There is just way too much supply. Hovnanian is about to start selling 2 new projects in Port Imperial after Grandview - with starting prices close to $1 million - with hundreds of units. Now that we all know that is was mostly flippers who bought in City Place, Grandview I & II , Mirabelle, etc. - this market is looking like it is ripe for a major correction. They can sit there and pretend no problem exists - or drop the price $200,000 or more per unit.
Product or Service - 25/50 Customer Service - 25/50 (2006-02-06 )
Review - We bought here and it has been a good experience. It seemed that ** was so slammed that they couldn't answer any questions for us without having a meeting. hey hired a customer service guy who has made it worthwhile and he really cares that we are happy. Also, the condo is really nice and we have not had any problems. The value of our place has increased considerable since we signed a contract, closed and have been here for a short while. Every square foot of Port Imperial is going to be used and I just feel that the value of my property is going to rise no matter what happens in other parts of the country.
Product or Service - 50/50 Customer Service - 30/50 (2006-02-04 )
Review - Much better value then Grandview 1 & 2. You can alway's rip out the kitchen and bathrooms if need be. Taxes will be lower because your not paying a million dollars for a cookie cutter apartment.
Product or Service - 50/50 Customer Service - 50/50 (2006-01-30 )
Review - The walk to the ferry is around 10min but very soon (summer), the ferry will be relocated to the new location which is at most 3min from Hudson Club.
Review - I heard the PILOT is 2% of the purchaes price. Is the PILOT fully deductible? Also, the rate is supposed to be re-adjusted in October 2006. Is it going to increase or decrease?
Review - Has anyone walked to the ferry from here? How long is the walk door to door?
Review - I think most of the units at The Hudson Club are sold. It's interesting that Roseland has sold out to Lennar and Applied sold out to Crescent Heights. It will also be interesting to see what happens with the new building going up behind Grandview I? Rental or last minute condo conversion?
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - G&G (2006-01-24 )
Review - I am amazed by how the prices have gone up for the last 3 months. Every time I go back there prices are higher. They say they are having outstanding demand and have more than 60% of the available units sold. Some of the units are still being rented so not all are available. For 1 bedroom apartments prices had gone from 490k to 550k approx. For 2 bedroom apartments I saw some at around 600k in November and now they only have 700k+. They even showed me a 2 bedroom apt for 1.2MM! I love the location, the building and the amennities but the prices don't stop going up. I guess I will never be able to buy an apartment... :(
Review - Does anyone know how the prices have fared since November? I think the market has been weak, so I'm wondering if they've been reduced.
Sometimes they prefer to give you concessions instead of lowering the price. Has anyone had any luck getting concessions? If so, what types of concessions are available?
Product or Service - 40/50 Customer Service - 50/50 (2006-01-14 )
Review - Roseland sold the property to Lennar Corp. - one of the biggest single family builders in the US. They are smart savvy investors - which probably means they think the Port Imperial waterfront area has good long-term potential - as they bought a bunch of the vacant lots in Port Imperial from Roseland as well.
Hudson Club was built with wood framing - I saw it being built. For those of you who don't realize - every single piece of land in Port Imperial will have some type of building on it - whether it be residential, office, hotel, or retail. It will definitely lose some of its character/less-crowded feeling overtime. Even those parking lots are just temporary - waiting to be built on. The entire project was approved many years ago.
Product or Service - 40/50 Customer Service - 50/50 (2006-01-14 )
Review - Considering the view and location (ie. Ferry) $550 is not bad. Yes West New York has higher taxes, but any waterfront property will demand a higher tax rate. Also, what buildings are you talking about in edgewater? After edgewater commons, edgewater turns down hill. I'd rather live near city place and away from the oil factories.
Review - Hudson Club does indeed look nicer then Riverbend. Is Roseland the sponsor or was it sold to some outside investment group? What is the maint and taxes on a good size one bedromm?
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Abee S. (2006-01-12 )
Review - If the prices here are $550 psf, that is ok, not a great price. You can own converted rentals in Edgewater for $450-$500 psf, and I'd personally rather live in Edgewater over West New York, especially on weekends when River Road gets jammed. You can't compare the prices here to new construction like OHP, Grandview, etc. because this IS a rental conversion, not new construction, and the finishes aren't even close to as nice. Also, what no one here has pointed out was the outrageously high taxes in West New York (2%), which makes this property a little less affordable. Also, West NY isn't exactly the address I want on my mail...
Review - Hudson Club is not the same as RiverBend. Actually it was formerly called Riverside West. RiverBend is an older building with poorer construction. Riverside West was finished in 2001 with much better finishing. I just bought a unit here and love the way the building is done. From my unit I cannot hear anything from any of my neighbors and by having a eastern view I also don't have any noise from the road. The units facing the courtyards are also very quite and nice but not so exposure to sun and light... The units facing the road are a bit noisy but they also sell at a lower price. I found out that prices are very reasonable, at least when compared to new buildings like One Hudson Park, CityPlace and GrandView...
Review - I have just bought a unit at the complex. Everything looks great. I agree with some of the reviews, the differential here is the location, very soon this will be the closest condo to the ferry. My commute to midtows is approx. 20 minutes door-to-door! I used to live in Jersey city and I believe this area has much more potential than JC, the condos here look much cleaner, are bigger and the neighborhood is much better - JC does not have the Palisades to divide the good from the bad neighborhoods... Prices are very reasonable at the Hudson Club averaging 550/sqf.
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Jerrylogus (2006-01-06 )
Review - Anyone that have actually purchased the unit have any reviews? Is the Hudson club pretty much same as the riverbend? I've read some pretty bad reviews regarding the riverbend. I am thinking of purchasing a Unit. Thanks
Product or Service - 50/50 Customer Service - 50/50 (2006-01-06 )
Review - If you have access to a Bloomberg terminal you can easily calculate Rent vs Buy by typying ROB . For my unit if my holding period is longer than 5 years Buying is better than renting assuming no appreciation and a tax bracket of 27%. Also I assumed 3% inflation per year which would increase the rent. I think these are very realistic scenarios. The problem with Rent vs Buy analysis is that it does not account to non-monetary options of buying like the pleasure of having your home, the chances of modifying your apartment to your tastes, etc... In this market I think it only makes sense to buy if you have a holding period of at least 5 years if you think there will be no appreciation in asset values. Honestly I think the area has great potential if all the developments planned are executed. Having restaurants, a movie theater, the ferry right next door along with a hotel will make Port Imperial a very demanded place, but again these developments are expected to be concluded in the course of the next 5 years. The website of Port Imperial has an interesting computer rendering and video of the developments in case you are interested: http://www.roselandproperty.com/video/broadband.htm
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Pxsocs (2005-11-19 )
Review - Has anyone done the rent vs. buy calculations (rental cost vs interest, property taxes, maintenance)? I probably wouldn't be staying in the area for more than 2-3 years and I'm doubtful of any appreciation over that time. Also, is whole food within walking distance ?
Product or Service - 50/50 Customer Service - 50/50 (2005-11-17 )
Review - Regarding the Shops, in one of the folders I received from them they mention a Food Emporium opening on Grandview (the one in construction north of Hudson Club). Also they told me there will be some restaurants in the same building. There is also a future development called CityCentre that will be on the ferry side with a Movie Theater as well as a Hotel. The area is being rapidly developed and I believe in 5 years this will be a very good alternative for people living in NYC.
Product or Service - 50/50 Customer Service - 50/50 (2005-11-11 )
Review - What exactly are the price ranges here? Location is great - units not so great.
Review - For what I heard that they started to sell 50 units first last Wed 11/02/05, however only like 1 or 2 units left now (one bedroom only), I bought a two bedroom, two bath unit last sunday, and I believe that's the last one for two bedroom. Compared to other codo around the area, the price is a little bit lower. However, they are saying they are going to sell the one with upgraded (which means you will have hard wood for the floow, marble finish for your kitchen or other features) next spring 2006, however, the price will be alot higher. And I am very excited some shops are going to open near by the area, i know it may have starbucks, anyone knows any other shops going to open near this area??
Review - For my unit, the price per square feet is much lower than anything in the area. GrandView came out at approx 600 - 700 USD/SQFT. The units at One Hudson Park and Mirabelle are in the same price levels... Ask them to visit a model unit. It looks great!
Product or Service - 50/50 Customer Service - 50/50 (2005-11-04 )
Review - I basically heard the same thing. I am thinking of buying my unit too. What do you think of the units? Are they worth what they are asking? Until Nov 31st, they have a 5% discount for current residents... Any ways to compare with other units in same complex or around port imperial?
Product or Service - 50/50 Customer Service - 50/50 (2005-11-03 )
Review - From what I have heard two bedroom apartments are coming of at approx 600k as is for partial views. This means no upgrades. Maintenance is around 500.00 and taxes are 2% of sales value. I am also thinking about buying my unit. It is great living here - the commute is exceptional!
Product or Service - 50/50 Customer Service - 50/50 (2005-10-25 )
Review - What kind of pricing are they asking for a two bedroom with a partial view of the city? Taxes? Maintenance?
Review - Anyone had an offer to buy the units they are currently renting? I have been living here for almost 2 years and I love it. The proximity to NYC is great and when the new ferry terminal opens we will be right on the side. The NYC views are also great. I was offered to buy my unit and I am really excited to buy it. I also heard that when RiverWalk opens (the construction north of Riverside West), they will have great shops and a Food Emporium Supermarket - have anyone heard anything else?
Product or Service - 50/50 Customer Service - 50/50 Reviewed by - Pxsocs (2005-10-23 )