Downsizing Options: Condo Review – Gardens at Dorsey Patio Homes Louisville, KY


Small Home in Mekong Delta, Vietnam

The Gardens at Dorsey: This patio home development is located off Shelbyville Road and is about one half mile from the intersection of Dorsey Lane and Shelbyville Road. The complex is on the right, just before you reach Ward Avenue.


General Description:  This upscale patio home complex was developed in the early 2000’s and consists of 23 brick buildings holding 81 individual units with either 2 or 4 units per building. The units range in size from about 2000 to 2500 square feet and are attached at the garages to maximize privacy. Each patio home is a ranch style layout with either 2 or 3 bedrooms and 2 or 3 full baths.  Many of the units have full basements, but only a few of the basements are walkouts. The above and below grade ceiling heights are all nine feet and the living rooms have vaulted ceilings. The two car attached garages are over sized and above each garage is additional storage space.  Residents in 2012 were able to maintain one cat, dog or caged bird, with a weight limit of 45 pounds, but this rule may have changed since then. The association appears to be self managed.

Common Area Features: None.

Patio Home Features: Each unit consists of 2 or 3 bedrooms, an eat-in kitchen, dining area, great room, living/Florida room, a laundry room and two or 3 full baths. The master bedroom suite includes a master bath and a large walk-in closet. The master bath has a large walk-in shower and a whirlpool tub. The second and possible third bedrooms are located on the opposite side of the living space along with the second full bath. The eat-in kitchen typically has ample room for a table and may also have a breakfast bar. Many of the units have beautiful hardwood floors and all have large patios. The great room and living/Florida rooms are separated by a see through fireplace, which is flanked by an arched entry. Wood moldings, fluted door jams, elegant arches and leaded glass front doors are all part of each patio home.

Recent Sales: During 2013, five units were sold for prices ranging from $237,000 to $379,500. Two of the units had 3 bedrooms and finished full basements and sold for $345k ($165/sf) and $350k ($175/sf.) Two others had 3 bedrooms with one having no basement ($245k or $103/sf) and the other an unfinished basement ($237k or $113/sf.) The single 2 bedroom unit had no basement and sold for $279.5K or $140/sf. During 2014, three 3-bedroom units were sold. Two had 2 baths and no basements and sold for $300k ($131/sf) and $279k ($117/sf). The third had 3 baths and a finished basement and sold for $342k ($161/sf.) During 2015, 4 units were sold, three of which had 3 bedrooms, 2 baths and unfinished basements. They sold within a range of $265k ($135/sf) to $290k ($141/sf.) The single 2 bedroom, 2 bath unit (no basement) sold for $295k ($133/sf). During the first 7 months of 2016, 4 units have been sold. One sold for $290k ($122/sf) and had 3 bedrooms, 2 baths and no basement. Sale #2 sold for $280k ($115/sf) had 2 bedrooms, 2 baths and no basement. Sale #3 brought $340k ($159/sf) and had 2 bedrooms, 3 baths and a finished basement. Sale #4 brought $351.3k ($165/sf) and had 3 bedrooms, 2.5 baths and a finished basement. The monthly maintenance fees range from about $220 to $360, depending on whether they have a basement.

Suitability for Downsizers: This condo complex should be considered by anyone thinking of downsizing,  due to its great location and close proximity to a great variety of shops, restaurants, two shopping malls, highways and other amenities.  Here is a link to a prior post that discusses important issues that should be considered before making an offer on any condominium. It is based upon my 16+ years of experience as a Realtor and my 21+ years as an owner and periodic board member at Hurstbourne Ridge Condominiums. The immediate area is also relatively safe. 

Contact me with any questions or if you wish to find a Realtor to help you find your next home! 502.807.4999

Photo courtesy of

Typical view: Gardens at Dorsey





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