Desirability Index: Which condos were offered at premium prices?

In March, Positively Palermo published a list of the top 20 condos with the highest "final release price" set by the developer. These residences had premiums because of features such as enhanced views, size of the back yards and privacy. The prices did not include other add-ons such as pools, spas, outdoor fireplaces or upgrades inside. Rather, the "final release price" gives an indication on the desirability of the units without upgrades. Over the next days we will publish the entire list for all 117 units. Please remember some units sold for more, some for less, depending on the date of the sale, but the "final release price" gives an indication of the unit's basic desirability according to the builder.

For background, here is our March posting: "Positively Palermo has received e-mails asking that we discuss home sales and prices. Namely, the concern is that appraisers and banks aren’t looking at the differences in the four types of two-bedroom, two-story models that are in short sales and foreclosures when determining pricing. They also aren’t looking at upgrades, views, location in the complex on less-busy streets, privacy and number of adjacent neighbors, size of the back yards, and pools and spas. This is helping to depress overall prices. Palermo Palm Springs has 117 residences. First, let’s examine the seven model types. There are four model types (A, B, C, and D) with two-bedrooms and two stories. There is one model (G) with two bedrooms in a single level. The developer generally priced the two-bedroom models in this order: A unit had highest price, D unit had the second, B and C tied for third, and then the G unit. There also are two models (E and F) with one bedroom in a single level. The F unit is bigger than the E unit. However, the developer in the initial sales push didn’t treat all of the units of the same model type equally. That is, for example, the price of a D unit could vary from another D unit, depending on location, views, yard size, privacy and other factors. Below, we have listed the top most desirable units based on the original 'final unit release price' furnished to us. Please note that these prices may not have been what the units eventually sold for — but the list serves as a guide to the residences considered to be premium ones. We’re highlighting these "top 20" to show that the appraisers and banks are being short-sighted when selling individual units at prices that don't take into account distinguishing factors. All of Palermo's 117 units, not just these 20, should be evaluated individually by appraisers, and then the prices for all of us should go up. (Also, please note the 'final unit release price' on these 20 units below and the other 97 units do not include pools or spas they were added.)"

Here is the top 20:
1. 260 Enterprise Way, Unit 109, A model, $481,000
1. 270 Enterprise Way, Unit 110, A model, $481,000
1. 3534 Penny Lane, Unit 107, A model, $481,000
4. 250 Enterprise Way, Unit 108, A model, $480,000
5. 3585 Sunburst Blvd., Unit 118, A model, $477,000
6. 302 Breeze Loop, Unit 123, A model, $473,000
6. 210 Enterprise Way, Unit 82, D model, $473,000
8. 280 Enterprise Way, Unit 111, A model, $470,000
8. 318 Sandy Point Trail, Unit 147, A model, $470,000
10. 312 Breeze Loop, Unit 121, A model, $468,000
11. 3525 Sunburst Blvd., Unit 112, D unit, $466,000
12. 308 Sandy Point Trail, Unit 146, A model, $463,000
12. 220 Enterprise Way, Unit 83, A model, $463,000
14. 272 Breeze Loop, Unit 125, A model, $461,000
14. 3591 Melody Lane, Unit 72, A model, $461,000
14. 255 Sandy Point Trail, Unit 126, A model, $461,000
17. 215 Sandy Point Trail, Unit 136, D model, $460,000
18. 252 Breeze Loop, Unit 128, D model, $456,000
18. 245 Sandy Point Trail, Unit 130, A model, $456,000
18. 275 Sandy Point Trail, Unit 122, D model, $456,000

Next: The next 20.