Seattle Condos | Seattle Condos for Sale | Reviews by Marco & Wendy

New Conversion in Mount Baker - Horton & York Cooperative

Horton & York Cooperative is a newly converted co-op in Mount Baker. It was converted into a 6 unit co-op from a 5 unit apartment building and storefront.

DETAILS:

• 3301 York Rd S in Mount Baker
  
• 2 stories
• 6 units
• Built in 1921
• Interiors: high ceilings, lots of light, in-unit washer/dryers, refinished bathrooms, contemporary kitchens with solid surface counters and new high efficiency stainless appliances
  
• System upgrades: all new plumbing and electrical systems, soundproofing in common walls and ceilings, added insulation and air sealing for energy-efficiency, all new insulated windows, heat pumps for heating/cooling, tankless on-demand hot water heaters
• Amenities: courtyard, storage rooms, bicycle parking
• Rules: no restrictions on pets, no rentals
• HOA Dues: average is $0.73/square foot and include water/sewer/garbage, internet, cable, taxes, insurance, common area maintenance and reserves

UNITS

• Unit 1 - Pending
  
  • 1 BR|1BA|448sf
  • $424,000
  • Dues $329
  • Ground floor private entry
  • All new wood floors
  • Refurbished old-growth wood & brick accents
• Unit 2
  • 1BR|1BA|677sf
  • $449,000
  • Dues $497
  • Second floor entry
  • Refinished original wood floors
  • French doors & juliet balcony
• Unit 3
  • 1BR|1BA|572sf
  • $434,000
  • Dues $420
  • Second floor entry
  • Refinished original wood floors
  • Bathroom skylight
• Unit 4 - SOLD
• Unit 5 - Pending
  
  • 2BR|2BA|964sf
  • $587,000
  • Dues $707
  • Ground floor entry through courtyard
  • Refinished original wood floors
  • Master suite w/ 2 walk-in closets
• Unit 6
  • 1BR|1BA|775sf
  •  $595,000
  • Dues $568
  • Original storefront
  • Ground floor entry through courtyard
  • Refinished original wood floors
  • Open concept master suite

PURCHASE PROCESS

• After an offer is written,  buyers will fill out a questionnaire that will be reviewed by the board and then an in person meeting will take place where the Board will decide if the buyer is a good fit and if the buyer is approved by the board, they can purchase

By Marco Kronen with Seattle Condo Review: A guide to Seattle condos.

Updated Design for Downtown Condo Tower at 1516 2nd Avenue

The developer of a new condominium building, that will be built at 1516 2nd Avenue, estimates that they will start construction in the spring of 2020. The team behind the building are developer Plus Investment USA, contractor the Walsh Group out of Chicago and architect Hewitt of Seattle.

The development sits in the middle of 2nd Ave between Pike and Pine streets, across the street from luxury condo tower Fifteen Twenty-One. It will contain 524 condominiums and ground floor retail with approximately 269 parking stalls. There will be indoor and outdoor rooftop amenities on both towers.

From a design perspective, this will be a departure from your basic rectangular tower. There will be two towers, one 484 foot tower and one 160 foot tower, with a slender rectangular opening between them, though the towers will be connected. As previously stated, the design is supposed to look like a mom holding her child's hand. They have also designed the alley side to have a porte cochere making the backside of the building more active and appealing.

More to come on sales.

By Marco Kronen with Seattle Condo Review: A guide to Seattle condos.

Hewitt rendering

Antioch Building Site will be Two Tower Condo Development Called Seattle House

The former site of Antioch University, on 6th Avenue between Bell and Battery streets, will officially be a two tower condominium project and will contain more than 900 condo units in two 45 story towers. The project will be called Seattle House.

DETAILS:

• Two 45 story towers
• More than 900 units
• Construction to start late summer 2019 with both towers being built simultaneously over a single 12 story podium
• Podium will contain a long-term stay hotel
• Proposed amenities: party room with terrace, pet area, yoga room
• Developer is Concord Pacific out of Vancouver Canada
• Architect is VIA Architecture
• Contractor is JTM

We will be keeping an eye out for the sales launch information or any additional details on the building.

By Marco Kronen with Seattle Condo Review: A guide to Seattle condos.

VIA Architecture Rendering

Another Condo Building Might Be Coming to Belltown

In Belltown on 4th Ave and Bell St, where Mary's Place currently operates a shelter, there are plans to construct a new residential tower. It will be 29 stories and will contain 212 residential units, which will include a full floor of 3 bedroom homes, with office space and retail space that will wrap around the building including the alley. They hope to start construction in 18 months and complete the build 2 years following that.

The Developer, Security Properties, has not decided whether they will build the project as apartments to condos so we might have another condo building coming to Belltown.

Rendering by VIA Architecture.

By Marco Kronen with Seattle Condo Review: A guide to Seattle condos.

New Condominiums in Queen Anne - 210 Comstock

Another new boutique condo building has hit the market. This one is is called 210 Comstock and is located in Queen Anne just one block from Kerry Park.

DETAILS:

• 8 luxury homes
• 6 stories
• Ranging in size from 735 to 1,718 square feet
• One block from Kerry Park
• Private elevator access
• Controlled access parking - 1 parking space per home with electric car charging
• Expansive views from homes on floors 3 through 6
• Floor to ceiling windows
• Smart floorplans
• Large decks and patios
• Most plans have an office/den space
• Rooftop community deck
• Sophisticated finishes:
  • Thermador appliance package
  • Quartz counters with waterfall edge
  • Hardwood floors throughout
  • High end smooth wall finish
  • Clear cedar tongue and groove ceilings in the main living area
  • Gas fireplace with hand finished plaster surround
  • Bathrooms with floor to ceiling tile and heated floors
  • Built-in speaker system
  • Air conditioning
  • LED lighting throughout with Lutron dimmers
  • Pre-wired for automated blinds (in selected locations)

Sales were officially launched on the multiple listing service on May 1st and there is already one condo sold and closed and 3 pending, leaving only 4 still available.

By Marco Kronen with Seattle Condo Review: A guide to Seattle condos.

Update on 403 13th Condominiums in Capitol Hill

The new construction condominium building 403 13th, in Capitol Hill, has hit the market.

Update on the Details:

• Only 6 condominium homes
  
• 4 stories
• Large windows
• Luxury finishes
• Bosch appliances for units on floors 1 and 2 and SubZero and Ilve appliances for units on floors 3 and 4
• Gas cooking
• Two tone kitchen cabinets
• Hardwood flooring throughout
• Fully tiled shower surrounds
• On demand hot water
• High efficiency heat and A/C
• Step off elevator directly into units on floor 3 and 4
  
• 4 of 6 units have private decks
• Ready for closings and move-ins in mid May
• Pricing from $499,900 to $1,459,900

By Marco Kronen with Seattle Condo Review: A guide to Seattle condos.

Wallingford 45 Condominiums Has Relaunched for Sale

Once part of the Neighborhood Collection, three buildings being marketing and sold together, Wallingford 45 is now being relaunched and re-marketed and has hit the market.

DETAILS:

• Located in the heart of Wallingford at 1601 N 45th St
• 48 one bedroom condos
• Lofts, open one bedrooms and traditional one bedrooms
• Lofts starting at $659,950
• Open one bedrooms starting at $464,950
• One bedrooms starting $359,950
• Some offer views of Seattle and Space Needle
• Secured parking available
• Short term rentals allowed and no rental cap
• Rooftop deck
• Move-ins in late March

Let us know if you want to set up a time to check out this new Wallingford condominium option.

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.

Update on Solis Condominiums in Capitol Hill

Solis Condominiums, located on Capitol Hill at 1300 E Pike St, is getting ready to resume their sales and marketing push later this week. We thought we would remind you about this project in advance of this relaunch.

CURRENT DETAILS (may update at relaunch later this week)

• 45 units
• 6 stories
• Studios at 445 square feet
• 1-bedrooms ranging from 489 to 674 square feet
• 2-bedrooms at 878 square feet
• Pricing from the $500,000s to high $900,000s
• Parking: Certain homes will have option to purchase parking for a price range of $50,000 to $65,000
• Finishes & Features: real wood floors, high 9 foot ceilings, induction cooking, optional upgrade to Bosch appliances, in-unit washer/dryer, and exterior automated shades on south and west facing units
• Amenities: rooftop deck with lounge area, BBQ, views of Downtown and dog run, bike storage room
• HOA Dues: estimated at $.70 to $.75 per square foot per month
• Initial investor saturation will be limited but the Public Offering Statement does not include a rental cap
• Built to Passive House Standards
  • Better air quality
  • Lower heating and cooling bills
  • Much smaller energy footprint
  • Each unit fully equipped with a state of the art advanced climate control Perfect Temp system with air-conditioning
• Ground floor retail
• Completion early 2020

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.

Condo Law Reform Might Be Coming Soon

The Washington State Condominium Act is a barrier to seeing more condominium buildings constructed in our region but also affects the prices of those that are being built.

Why is it a barrier? Well, simply put, it makes it easy for condo owners to sue condo building developers, even over minor construction defects. This litigation is costly, both in insurance and legal costs to the developers and in order to make the project profitable, if they do decide to take on the risk which most are not, the developers have to tack those costs into the cost of the units making condo units more and more expensive.

Over the years, there have been efforts to reform this liability law in Olympia with no success. However, several bills are currently gaining steam amid the shortage of affordable homeowner options in our state. One of those bills, which will make it harder for condo owners to sue developers, has passed unanimously through the state senate and is on its way to the House. The bill is being described as a compromise that will allow condo owners to still bring legitimate lawsuits if warranted, while protecting developers. It will raise the bar for what condo owners can sue over and any lawsuit brought will will need to prove the construction team violated state building codes and that not only does the defect exist but it would cause harm. This bill would also reduce the personal liability of the condo association officers by granting them immunity, as it stands under the current laws these officers could be forced to pay to repair defects in their building if they do not sue the builders, which further incentivizes HOA Boards to sue preemptively to protect themselves.

Two other bills currently on the floor would exempt condo buildings under seven units from some of the legal risks and another would require condo owners to secure a majority vote of the HOA members before they could move forward with suing.

Our state legislators admit that these changes won't suddenly spur a flood of new condo buildings being constructed around the region but believe that once the the real estate and insurance markets react that these changes will help encourage a more significant amount of condo development.

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.

Additional Information on Spire Condominiums

We released details and information on amenities and price ranges for Spire back in October but have since visited the sales center and gathered some additional information you might find helpful in determining if Spire is the right fit for you.

Basics:

• 41 stories
• 370 units
• Ceilings- 9ft up to 23rd floor, 9ft 6in from the 24th to 37th floors, 10ft ceilings on the penthouse levels
• 80% of units have balconies or decks
• Residents entrance is on the 6th Avenue side, which is much nice than having to enter from Denny Way
• HOA Dues will be .75- .90 sqft  depending on whether or not you have parking

 Parking Information:

• 266 parking spaces
• Parking is available to purchase for $75,000 for units 700 square feet or larger one bedrooms
• Parking is included in the list price for units that are one bedroom + den and larger
• Some 2 bedroom and 3 bedroom units have the option to buy a 2nd parking spot
• Parking is via an automated valet system-
  • It will take an average of 1-3 minutes to get your car
  • Sotefin is the Swiss company that made the parking system
  • There are limits on the size care you can have - no large pickup trucks or large SUV's
  • There are 9 levels of underground parking
  • There are 3 parking portals from which to drop your car off at or receive your car in
  • The system is on generators so will still function if there is a power outage
  • Here is a video link of how the system works, it's pretty amazing

Location and Lot:

• Triangular shaped lot allows for expanded view angles for the units that have views
• Full streets on all sides, no narrow alley width separations from other buildings
• Easy access to new 99 tunnel
• Current Battery Street tunnel getting filled in so Wall Street will be quieter and new streetscapes will be added
• On the edge of the high rise zoning as across Denny to the north the zoning changes to only 85ft which leaves a lot of view opportunities to the north and west (assuming the zoning doesn't change in the future)

Standard Features and Options:

• Standard features-
  • Pedini cabinets
  • Manual roller shades
  • Closet systems (not a wire shelf and hanging bar!)
  • Advanced light switches and dimmer panels
  • Bosch appliances
  • Nest thermostat
• 3 bedroom and larger sized units get the penthouse higher level of finish package with waterfall edge countertops, SubZero and Wolf appliances, glass upper cabinets and more
• A buyer can still choose their desired color palate - there are two options, Dusk and Dawn
• Smart Home Option with WiPliance - controls nest with energy use monitoring, personalized and integrated audio visual, lighting, security, entertainment and window treatments

Floorplates and Floorplans:

• Floor plans go clockwise through the building with A starting on the NW corner
• 10 homes per floor up to the 32nd floor
• Generally 2 bedrooms are on the corners
• 33rd and 34th floors have 3bds
• 35th to 38th floors have 4bds
• 38th and 39th floors are the penthouse levels

 Amenities:

• Level 1: retail, 24 hr concierge, coffee shop wine bar in lobby with public access
• Level 3: co working lounge, yoga and spin studio, theater
• Level 4: storage and guest suite
• Level 40 (Spire Club): terrace, exhibition kitchen with dining room, billiards lounge, several terraces, lounge space with indoor outdoor fireplace
• Level 41: fitness and dog run

 Sales and Completion:

• Just over 20% sold
• No reservations needed as buyers are now able to go straight to Purchase and Sale Contracts
• 5% earnest money
• Completion slated for the end of 2020 with move ins early 2021

 Team:

• Developer- Laconia Development from Bay Area (they developed the Cielo Building on First Hill)
• General Contractor- PCL Construction
• Architect- VIA Architecture
• Designer- Robin Chell Design

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.