Harwood District: Bleu Ciel (390 FT / 33 ST)

[R1070]

I guess Bleu Ciel gave up on lighting the glass on top... what a shame.

[undefinedprocess]

I guess Bleu Ciel gave up on lighting the glass on top... what a shame.

Wait, was it supposed to be lit and never ended up being lit, or was it previously lit at some point but went out, and never repaired?

[R1070]

I guess Bleu Ciel gave up on lighting the glass on top... what a shame.

Wait, was it supposed to be lit and never ended up being lit, or was it previously lit at some point but went out, and never repaired?

There used to be three rows of horizontal blue lights that ran along the glass. They started to malfunction and I guess just never got fixed.

[Tucy]

June 2022

Zero sold.

103 sold in 55 months. (1.87 per month) 55 remaining.

Sell-out projection: 7 years, 1 month.

[itsjrd1964]

Wow, none sold since the end of February.

I'm glad I don't work on commission....

[Tnexster]

The condo market in Dallas continues to lag.

[Tucy]

July 2022

Zero sold.

103 sold in 56 months. (1.84 per month) 55 remaining.

Sell-out projection: 7 years, 2 months.

[rono3849]

Is this tower considered a bust? One-third of the units have remained empty for quite awhile.

[undefinedprocess]

I wonder if it'd make any sense to split up some of the units into 2-3 separate units to help move some...

[Tucy]

August 2022

Zero sold.

103 sold in 57 months. (1.81 per month) 55 remaining.

Sell-out projection: 7 years, 4 months.

[Tucy]

September 2022

Zero sold.

103 sold in 58 months. (1.78 per month) 55 remaining.

Sell-out projection: 7 years, 5 months

(Most recent sale was Feb 1)

[itsjrd1964]

Amazing. Only 4 sales (3 in January, 1 in February) in all of 2022.

Will they have to auction the rest off?

[Tucy]

October 2022

Zero sold.

103 sold in 59 months. (1.75 per month) 55 remaining.

Sell-out projection: 7 years, 7 months

(Most recent sale was Feb 1)

[Dallas_Uptown]

October 2022

Zero sold.

103 sold in 59 months. (1.75 per month) 55 remaining.

Sell-out projection: 7 years, 7 months

(Most recent sale was Feb 1)

Wow...this is amazing.

I don't perceive the neighborhood as especially pedestrian-friendly, so maybe that's the issue?

[rono3849]

October 2022

Zero sold.

103 sold in 59 months. (1.75 per month) 55 remaining.

Sell-out projection: 7 years, 7 months

(Most recent sale was Feb 1)

Wow...this is amazing.

I don't perceive the neighborhood as especially pedestrian-friendly, so maybe that's the issue?

I don't think the real estate environment is good right now for high rise condos.

[Cbdallas]

It does have a great city view looking back towards downtown but it is not really near or connected to anything and sits up on that island like piece of land. They seem to only build condo buildings in Dallas to appeal to a large sq. footage high dollar buyer so it is a limited pool of buyers.

[IcedCowboyCoffee]

It does have a great city view looking back towards downtown but it is not really near or connected to anything and sits up on that island like piece of land. They seem to only build condo buildings in Dallas to appeal to a large sq. footage high dollar buyer so it is a limited pool of buyers.

And the pool is limited further still to people who, instead of wanting a spacious mansion somewhere in the suburbs, would prefer an urban setting that happens to lack many of the biggest appeals of urban living.
I don't understand what the market is for places like this. "City living" doesn't just mean waking up to a view of tall buildings in your window. I'm not surprised these buildings struggle.

[Tucy]

November 2022

Zero sold.

103 sold in 60 months. (1.72 per month) 55 remaining.

Sell-out projection: 7 years, 9 months

(Most recent sale was Feb 1)

[itsjrd1964]

November 2022

Zero sold.

103 sold in 60 months. (1.72 per month) 55 remaining.

Sell-out projection: 7 years, 9 months

(Most recent sale was Feb 1)

No sales in nearly a year. Definitely *not* a bright spot for Harwood's balance sheet.

[Tucy]

December 2022

Zero sold.

103 sold in 61 months. (1.69 per month) 55 remaining.

Sell-out projection: 7 years, 10 months

Most recent sale was Feb 1, 2022 -- 4 sold in Calendar year 2022 (0.33 per month)

[rono3849]

This one appears to be a tough sell right now. Maybe once Goldman-Sachs opens their offices, some of those high paid executives will be looking at condos in the neighborhood.

[Tucy]

January 2023

Zero sold.

103 sold in 62 months. (1.66 per month) 55 remaining.

Sell-out projection: 8 years

They've gone an entire year without a sale. -- 4 sold in Calendar year 2022 (0.33 per month)

[tamtagon]

Are they even trying?

[Tnexster]

Are they even trying?

If these condo's are so fantastic they should sell themselves but they don't. Seems like the market for high rise condos in Dallas is razor thin.

Apartments seem to always do well.

[Srayldtx]

Well apparently they are overpriced. There really are not that many high rise condos for sale. They go quickly if priced right.
Several Realtors and an owner(who has since gotten out) have all told me there are problems with the building that they are still trying to work out. I also was told the private pools on the top have leak issues and I don’t think there is water in them anymore. I think this is typical of newer buildings and may be best to buy one that has had a few years to work out the kinks.

[Matt777]

There are tons of condos in Dallas that are older, some highrise, midrise, and lowrise, and there is low inventory of them for sale. They sell quickly when they come on the market.

Bleu Ciel and Museum Tower are both deeply flawed, overpriced projects and should not be a barometer for the condo market in Dallas. Unfortunately, they are being used as the barometer.

[rono3849]

There are tons of condos in Dallas that are older, some highrise, midrise, and lowrise, and there is low inventory of them for sale. They sell quickly when they come on the market.

Bleu Ciel and Museum Tower are both deeply flawed, overpriced projects and should not be a barometer for the condo market in Dallas. Unfortunately, they are being used as the barometer.

The Museum Tower sold out. Hall Arts Tower still has condos for sale, along with the Bleu Ciel, which suffers from its location and the noise of two major roads on each side of it.

[interestedobserver]

Since land is not an issue in Dallas and developers can build the “next best condo” nearby at any time, for me, personally, a new condo is a tough sell. While they look great to start they become quickly dated. So if you’re in the market, why would you select “Building X” that was the new hot thing three years ago when “Building Y” two blocks away is the new hot thing today?

As noted by others, Bleu Ciel’s location is lackluster at best.

With Museum Tower, an argument can be made that its location on Klyde Warren Park, with limited similar parcels to build another such condo tower, will help keep its appeal. But for the most part, Dallas is not like Manhattan, and here there is usually plenty of land for the “next best thing” that is move-in ready and doesn’t require a reno to have the current trending style.

[Cbdallas]

A lawyer friend always said don't ever buy a condo high rise when it opens wait at least 5 years to see how many problems and money will be asked from the 1st time owners to pay. This has played out in many buildings not only in Dallas but around the world with such examples of the leaning tower in San Francisco and the super talls in NYC. I love the idea of living up in the sky with a view. I still think the challenge with this building is its isolated location to the urban area. Great connection to Katy Trail but not much else.

[Tucy]

There are tons of condos in Dallas that are older, some highrise, midrise, and lowrise, and there is low inventory of them for sale. They sell quickly when they come on the market.

Bleu Ciel and Museum Tower are both deeply flawed, overpriced projects and should not be a barometer for the condo market in Dallas. Unfortunately, they are being used as the barometer.

The Museum Tower sold out. Hall Arts Tower still has condos for sale, along with the Bleu Ciel, which suffers from its location and the noise of two major roads on each side of it.

Yeah, Museum Tower sold out. . . In 8 years and 3 months. These two will sell out too - eventually.

[Semper454]

I think the location gripes about this tower might be overstated. Probably a dozen restaurants and bars within 5 or so blocks. Three coffee shops now with Magnolia, B+P, WRC. CVS on Field is walkable. Two or three dozen more restaurants if you're willing to walk 15-20 mins, and super easy access to anything Katy Trail.

The Blue Ciel block itself is a bit isolated, but that might even be a positive for some folks.

[Matt777]

I think the location gripes about this tower might be overstated. Probably a dozen restaurants and bars within 5 or so blocks. Three coffee shops now with Magnolia, B+P, WRC. CVS on Field is walkable. Two or three dozen more restaurants if you're willing to walk 15-20 mins, and super easy access to anything Katy Trail.

The Blue Ciel block itself is a bit isolated, but that might even be a positive for some folks.

In no way whatsoever is that CVS a pleasant walking experience from Bleu Ciel. That whole Harwood area is terrible when it comes to sidewalk and pedestrian experience. The main streets in that area function as high speed onramps and offramps to the tollway. The surrounding area does not feel like a premium residential area, and one entire side of the tower overlooks an old radio station building, then a large public housing development, then the mess that is I-35.

On top of that, I think it's clear the ultra minimalist Miami condo design does not sell well here. The Ritz has no problem selling their condo units when they hit the market, and some are outdated by now. Units in the Mansion, Mayfair, and the like do not linger on the market very long.

The newly proposed Rosewood condo tower is much more in line design-wise with what Dallas condo buyers want. More refined and luxurious look, more natural materials, less glass and metal.

[tamtagon]

Katy trail needs to run through this neighborhood.

[Semper454]

I think the location gripes about this tower might be overstated. Probably a dozen restaurants and bars within 5 or so blocks. Three coffee shops now with Magnolia, B+P, WRC. CVS on Field is walkable. Two or three dozen more restaurants if you're willing to walk 15-20 mins, and super easy access to anything Katy Trail.

The Blue Ciel block itself is a bit isolated, but that might even be a positive for some folks.

In no way whatsoever is that CVS a pleasant walking experience from Bleu Ciel. That whole Harwood area is terrible when it comes to sidewalk and pedestrian experience. The main streets in that area function as high speed onramps and offramps to the tollway. The surrounding area does not feel like a premium residential area, and one entire side of the tower overlooks an old radio station building, then a large public housing development, then the mess that is I-35.

Walkability isn't great, but it really isn't that bad either. There *needs* to be some traffic speed control along McKinnon, and it's ridiculous the city's done nothing on this yet (I personally have turned in a report though the Services app several times). Coming from BC, you can walk down Harwood which is quiet and secluded during the day, but a little dark/sketchy the last block before BC at night. Once you reach Harwood 7/Dolce Riviera building, (a block and a half from BC), you're totally fine. Cars drive too fast, but sidewalks are mostly wide and well-lit. If you live in the neighborhood, a couple spots are worse than others, and you learn to avoid them.

No, isn't as perfectly urban and walkable as downtown or the heart of Uptown. But with that you get a little more seclusion, less vagrancy, and extremely easy car access to DNT/35. That's gonna be a positive for some folks.

[Tucy]

February 2023

Zero sold.

103 sold in 63 months. (1.63 per month) 55 remaining.

Sell-out projection: 8 years, 1 month

They've gone 13 months without a sale. -- 4 sold in Calendar year 2022 (0.33 per month)

(They already have some sales in March. I'm guessing there must have been a significant price adjustment.)