At Buckhead’s swanky The Charles, $3.4M condo is targeting sales record

Perched over a main Buckhead crossroads where scores of bars once roared deep into the night, The Charles condo building is among the very few luxury, large-scale Atlanta condo projects to rise up and open during this long real estate cycle.

After finishing construction in 2019, The Charles’s 57 units have nearly sold out—at average prices in the ballpark of $975 per square foot, a huge number for multifamily Atlanta sales, according to Tom Ellicott, a Realtor with PalmerHouse Properties.

Ellicott has sold Charles condos before and currently holds the listing for what’s aiming to claim the building’s high sales record—a 19th floor “sub-penthouse” recently listed for $3.46 million.

All three penthouses, located one floor above, were claimed during an early pre-sale period and thus sold for less; another smaller unit across the hall is under contract for just over $3 million now, Ellicott said.

Like the penthouses, Unit 1902 boasts 11-foot ceilings and a combination of walkability (WalkScore: 93) and wow factor—the two facets Atlanta’s high-end condo buyers covet most, in Ellicott’s estimation.

“What makes The Charles so exceptional is its location,” Ellicott told Curbed Atlanta via email. “You literally walk out the front door into Buckhead Atlanta’s celebrated restaurants like Le Colonial and Le Bilboquet, Capital Grill, Atlas, and Aria—the list goes on.”

Focusing inside, the condo offers three ensuite bedrooms (plus a den) and four bathrooms in just shy of 3,900 square feet. (That’s a breakdown of $896 per square foot.) It has large room proportions and a restrained, modern look overall.

One obvious highlight is the immense, private terrace. It’s accessed off the dining room via a NanaWall folding door system, with a Coyote grill, Pedini gas fireplace, and Buckhead skyline views providing good reasons to step outside.

Stylistically, The Charles’s amenities live up to next-level promises the building’s renderings made. Onsite services include valet parking, 24-hour concierge, a doorman, and porters.

Those perks, not unexpectedly, entail sizable monthly HOA fees of $2,582—or nearly $31,000 in annual HOA fees alone for this condo.

Ellicott said his clients were among the building’s first 10 buyers and had initially planned to make the unit their home. The couple has since opted to move to Lake Oconee.

Two included “premiere” parking spaces and a storage unit on the same level round out the selling points. Is it enough to fetch a record sale—at one of just a half-dozen built Atlanta condos priced at over $3 million right now? Time will tell.

“I could go on about the amenities, but many premier buildings have five-star amenities and services,” noted Ellicott. “But none are located at the corner of East Paces Ferry and Peachtree.”