All HOA Fees Don’t Cover The Same

HOA Comparisons

Clicking the link above opens up a spreadsheet that I created for one of the downtown Condominium Home Owners Associations. (HOA) They were interested in comparing the fees and what they cover of other associations. Not all condominium projects are listed in this spreadsheet, but many of those downtown are included.

If you are moving from a house to a condominium you will probably discover that the costs add up to be quite similar to what you are now paying.

Benefits that  you can’t really monetize is the convenience of not having to maintain a home; yard work, snow removal, building maintenance, etc. You do give up total control which led to an article, “Welcome To The Condominium Project”.


Posted on June 1, 2019 at 1:44 am
Larry Cragun | Category: American Towers, Canyon Road Towers, Condominiums, Garden Towers, Terrace Falls, Trevi Towers

A Summary Of Positives Of Various Downtown Salt Lake City Condos

Garden Towers is seen in the drone shot at the vey bottom. It is about 38 units. The owners manage it themselves. Notice on the roof is the garden. On each corner is a Bar B Q. It has a gazebo and several places to just hang out. The roof can be reserved. Their is a variety of units and floor plans and some are terrific.

Canyon Road Towers is to the right in the photo. It is larger, 185 units, and very popular. It has an indoor swim pool and exercise room. It has two social rooms. It has tennis courts. It is well managed. Some of the units are in original condition and some are remodeled. Some of the views are spectacular.

Zion Summit is directly north of temple square, two towers behind the LDS conference center. The swim pool is outdoors. It has a large entry which invites socializing. Zion Summit seems to encourage socializing, even has a social committee.

All three of the buildings are popular for the easy access to temple square and City Creek Mall.

American Towers, South of City Creek, is very popular with those that are wanting a downtown city feel. Theaters are next to it as well as great places for eating out. Its rooftops are a great place to entertain and hot tub with a view. It is large enough to afford full time security. It has racquetball courts.

Terrace Falls is on 3rd Ave directly behind Garden Towers. The facility has a shop to die for. Some of the floor plans are great for people wanting two master bedrooms. Terrace Falls is a terrific property.

Trevi Towers abuts Zion Summit. Most of the floor plans are large and the units facing South have wonderful views. It has an indoor pool.

This website has great search engine. I invite you to search in the search bar or to take advantage of the quick and useful links searches which I have established. Some are by building and some by location. I enjoyed it when one of my colleagues called me “the condo king”. I have sold condos from North Ogden to Daybreak. Selling condos is not like selling houses. I you to encourage you to choose me in helping you buy or sell a condo.

This link goes to the category that pulls up all of the articles I have written about condos: click here.

Posted on May 29, 2018 at 10:02 pm
Larry Cragun | Category: American Towers, Canyon Road Towers, Garden Towers, Terrace Falls, Trevi Towers

Garden Towers In Downtown Salt Lake City

Garden Towers In Downtown Salt Lake City

One of the finer Salt Lake City Condominiums is Garden Towers. It is located close to Temple Square, City Creek, Parks, restaurants, TRAX, Memory Grove, and  walking trails. It is also just a few blocks to Salt Palace, Energy Solutions Arena, and The Gateway Mall. The address is 141 E 2nd Avenue 84103. As North Temple crosses State Street it becomes 2nd Ave.

Is there a Garden Towers unit for sale? Not always, click here to find out.

The unit mix consists of 1,2, and 3 bedroom units and Penthouses. Each unit has a private balcony except one penthouse unit which gained permission to close it in. An interesting point on doing this, is that as little as people use their balconies, they are an important factor in a resale.

The top floor, floor nine is divided into four penthouse units. They are at least 2500 square feet. Two of these have sold in the last 18 months or less. One sold for $625,000 the other sold for $450,000 and needed a complete make over.

The smallest that has been for sale is a one bedroom plus a den for $209,000.00 I showed it many times and it just wasn’t what people wanted. It had no view and probably should have been presented better, different wall paint and other staging type efforts.

One great part of Garden Towers is the rooftop garden. It’s a very nice summer feature. I have seen people reading books in the Gazebo and others just out enjoying the view from the park like roof setting.  You can BBQ at each corner of the roof, hold weddings there, or have a private conversation. Speaking views, some have great views, some do not. With most buyers, views are important as they are a possibility in many of the condominiums in downtown Salt Lake City.

Parking is ideal, each unit with at least one stall. It is secure, indoors and the stalls are spacious.

For those who want to purchase with an FHA reverse mortgage or buy with a low 3.5% down the complex is not FHA approved.

Monthly HOA fees range from $205 per month for the smaller units to $530 for the penthouse units. The HOA fees include water, sewer, garbage, and basic cable. It does not include electricity. The building owners manage the HOA themselves.

Like many of the nicer properties the HOA does not allow pets, and where some restrict rentals Garden Towers prohibits rentals.

They are building a website but at this moment it has not content. Its link is here:

Posted on February 13, 2018 at 7:54 pm
Larry Cragun | Category: Garden Towers | Tagged ,

About Garden Towers

About Garden Towers. Garden Towers was built in 1981. It is considered by many to be an extremely well constructed building. The parking stalls are indoor and spacious. It is a self managed condominium of 38 units of various sizes. Many of the condominiums have two dedicated parking stalls, but not all do.

The Common Areas Include Roof Top Garden with Views of the Entire Valley, There are BBQ’s on each corner of the rooftop. The rooftop can be reserved for private homeowner functions. It has a recently updated social room, a Fitness Center, and dedicated storage.

Its a perfect Downtown Location with Biking, Hiking, Restaurants, Shopping & Temple Square all within Walking Distance. There are parks all around and it is a great walk up through memory grove and city creek canyon which can go for miles. Walk everywhere, City Creek Shops, Restaurants, Temple Square, Harmon’s Grocery, Hiking & Biking Access

HOA fees include monthly water /sewer/ garbage, partial cable, exterior maintenance, common area maintenance and building insurance. No Pets, No Smoking and unit cannot be used as a Rental.

Some of the units have terrific views, some north, some southerly. Most units have a covered deck. The building is wired for Google fiber.

One sold unit advertises that It is 400 yards from the most expensive real estate in the state. Spacious and Light with floor to ceiling windows and doors. Expansive living and dining room with open kitchen. Recently Remodeled Clubhouse, Exercise room, Roof Top Garden,Secure Building with 2 elevators, 2 stairways, 16″ on center concrete and Steel post tension cable construction throughout & between all units. 

My comment on their rental policy: It is the strictest I have seen in Salt Lake City. One of my clients backed out of being under contract when an HOA board member told him he couldn’t have a paying roommate. I do understand why condo projects are strict on rentals. Renters do no take the same care of a building as an owner will.

Larry Cragun Windermere Real Estate

Residential and condominium specialist


Posted on January 11, 2018 at 5:26 pm
Larry Cragun | Category: Condominiums, Garden Towers | Tagged , , ,