Five Best Center City Philadelphia Condos for Empty Nesters & Downsizers

Moving from a suburban house into a Center City condo isn’t just about downsizing. For most empty nesters and retirees I work with, the real goal is simplifying life without giving up what they’re used to—space, security, convenience, a sense of home.

After 37 years selling homes in Center City, I’ve found a handful of buildings that consistently work well for buyers making this move. Here are five worth a serious look.

Hopkinson House: 604 S. Washington Square

For empty nesters who want a highly walkable location without necessarily moving into a luxury-priced building, Hopkinson House has a lot going for it.

Built in 1963, the 33-story building has 534 residences ranging from studios through three-bedroom units. Many have private balconies, and the building sits directly on Washington Square, giving residents an unusual combination of Center City convenience and green space. Amenities include a 24-hour concierge, rooftop swimming pool, landscaped rear garden and rental garage parking. All utilities and HVAC is included in the condo fee.

One thing I’ve always liked about Hopkinson House is its simplicity. There are no stairs to navigate, the floor plans tend to be straightforward, and the building works particularly well for buyers who want to walk out their front door and immediately be part of the city. For someone coming from a house, having Washington Square essentially become your front yard isn’t a bad trade.

Best suited for: Downsizers who value walkability, views, balconies and Washington Square more than an extensive amenity package.

The Philadelphian: 2401 Pennsylvania Avenue

Few Center City buildings cater to the empty-nester lifestyle quite like The Philadelphian.

The building contains 757 residences and offers indoor and outdoor pools, a fitness center, extensive staffing and rental valet parking. Monthly condo fees include electricity, gas, water, sewer, core cable and internet, fitness center and pool access, as well as the building’s Center City shuttle service.

Then there is everything inside the building. The first floor includes a grocery store, restaurant, pharmacy, bank and professional offices. The Philadelphian also has more than 35 resident clubs and committees.

I’ve sold in this building for decades, and the sense of community is something that doesn’t really come across in photographs. Buyers sometimes worry that leaving their neighborhood and moving into a large high-rise will be isolating. At The Philadelphian, I often see the opposite. You can be as social (or as private) as you want.

Best suited for: Empty nesters who want convenience, services and a built-in community.

The Rittenhouse Hotel & Condominiums: 210 W. Rittenhouse Square

For the buyer who wants to make life considerably easier, The Residences at The Rittenhouse are difficult to overlook.

There are 179 condominiums, with the residential portion beginning on the 10th floor. Owners have a separate residential entrance with a 24-hour doorman, and valet/rental parking is available. Residents can also access hotel services—including room service, housekeeping and town-car service—and, for additional fees, the fitness center, indoor pool and spa.

The location directly on Rittenhouse Square speaks for itself. What I think is especially relevant to downsizers, however, is that downsizing here doesn’t necessarily mean downsizing dramatically. Some residences run 3,000 to 4,000 square feet, and the building offers a wide range of sizes.

I have always liked The Rittenhouse for buyers who are ready to stop taking care of a house and would rather have someone else take care of them.

Best suited for: Buyers who prioritize location, service, security and a true lock-and-leave lifestyle.

Arthaus: 301 S. Broad Street

Arthaus is the newest building on this list and presents a very different downsizing option. I know every building in this town, being a Realtor in Center City for 37 years, and the Arthaus is my #1 favorite for many reasons.

Completed in 2023, Arthaus has just 88 residences and more than 36,000 square feet of indoor and outdoor amenities. These include an indoor pool, fitness center overlooking the Kimmel Center, sky garden and greenhouse, outdoor lounge with reflecting pool, concierge service, garage parking and a designated pet area.

Its location at 301 S. Broad Street puts residents directly on the Avenue of the Arts, with theaters, restaurants and the Broad Street Line nearby.

For the suburban empty nester who wants newer construction, Arthaus eliminates one of the compromises buyers often encounter in Center City: choosing between a great location and a modern building with a serious amenity package. Here you get both.

Best suited for: Buyers who want newer construction, garage parking, extensive amenities and easy access to Philadelphia’s cultural scene.

The Barclay: 237 S. 18th Street

Not every downsizer wants contemporary architecture or a smaller floor plan. That’s where The Barclay comes in.

Located directly on Rittenhouse Square, The Barclay contains approximately 150 residences and offers an unusually broad range of sizes—from roughly 728 square feet to residences exceeding 5,000 square feet. Almost all are single-level flats, although a few bi-level residences exist. The building is pet-friendly, and rental parking is available nearby.

The Barclay is particularly appealing to buyers who appreciate pre-war proportions and architectural character. Some of the residences are among the largest condominiums on Rittenhouse Square.

I’ve found that this can matter more than buyers initially realize. Someone leaving a large Main Line or suburban home may be ready to lose the yard, but that doesn’t necessarily mean they’re ready for small rooms and limited furniture options. The Barclay can make that transition considerably easier.

Best suited for: Downsizers who want Rittenhouse Square, larger rooms and the character and scale of a classic pre-war building.

Which Center City Condo Is Right for You?

There really isn’t one “best” condo building for every empty nester.

If community and convenience are high on your list, I’d look closely at The Philadelphian. If you want Washington Square and a straightforward, established high-rise, Hopkinson House deserves a look. If service and Rittenhouse Square are paramount, consider The Rittenhouse. For newer construction and amenities, Arthaus stands apart. And if you’re reluctant to give up the scale and character of a large traditional home, The Barclay may be the most natural transition.

The bigger mistake is trying to choose a building from photographs and listings alone. Two buildings that look comparable online can feel completely different once you walk through the front door.

That’s where knowing the buildings, and knowing which ones tend to work for a particular buyer, becomes important. I’ve spent more than 35 years selling Center City condominiums, and much of my job is introducing buyers to buildings they hadn’t originally considered.

If you’re thinking about downsizing into Center City, tell me what you want to keep from your current lifestyle, and what you’re ready to leave behind. From there, we can narrow the field considerably.