urbnlivn, a seattle condo & real estate blog

There are 148 open houses this weekend according to Redfin. 13 of those are participating in a Capitol Hill Open House Tour from 1-4 on Sunday. There’s not actually any coordinated tour, they’ll just all be open at the same time, and they’re all within walking distance.

Here’s the map:



(click to open a fancy interactive version in a new tab)

And here’s the list of units:

My favorite of the list is 601 Belmont Ave E Unit F9:

Love those big windows, and it’s got a pool!

We blogged about the Homborness unit last month.

Oh, and confidential to the promotors of the tour: Your non-Seattle-native slip is showing. Capitol Hill is spelled with an o, not an a.

Popularity: 5% [?]

The 5th and Madison auction site is up.

If you want to skip registration here is the price list for the 18 units.

I’ve spoken to a few folks who are pretty excited about the auction because of the low starting bids. However, if you read the fine print you want to beware the unpublished reserve price. From their fine print:

All homes have an unpublished reserve price (Unpublished Reserve Price) which means that the seller has established an unpublished minimum selling price. The Starting Bid is not the Unpublished Reserve Price. In order to become the winning bidder of a home, a bidder must have the highest bid and meet or exceed the Unpublished Reserve Price. The highest bid is subject to acceptance by the seller (see “Subject to Confirmation” section below). With respect to a high bid less than the seller’s reserve, the high bid, resulting purchase agreement/offer are subject to the seller’s acceptance, counter-offer or rejection during the auction, in the contract room, and/or within 5 days following the auction.

So yes, a $195k starting bid for a 800 square foot 17th floor unit is likely too good to be true.

Other details to note:

• 18 units from 808 square feet up to 1958 square feet
• Starting bigs from $195k
• Auction day is March 28th. Starts at 1pm, be there by noon.
• They’ll have practice auctions on March 21st
• Registration deadline is March 25th, though you can register day of, but then you’re limited to only one unit
• Auction office is open from 10 am to 5 pm daily
• $5,000 deposit
• Buyers who close within 45 days with the preferred lender will get a $5,000 credit towards closing costs
• FHA financing available
• If you bring an agent they’ll get 2%

Popularity: 6% [?]

These Pb designed townhomes in Fremont caught my eye. Here’s the description:

The first of 5 modern townhomes, designed by Pb Elemental, is now on market. Choice location: one block from the Fremont Troll and tucked beneath the Aurora Bridge (quiet b/c under). High quality contemporay design aesthetics and dramatic bridge views from every window. The nearly 10′ ceilings on every floor and large windows that flood the spaces with natural light create a grand and energizing dwelling. Bamboo and concrete floors, stylish lighting accetns and trim throughout.

Looks sharp. This unit is 1,500 square feet, 2 beds, 2 bath and is priced at $500,000:

Current average appraisal:

$394,833

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Your appraisal:
$ Submit

Popularity: 5% [?]

This is a hot looking townhouse in Beacon Hill at 1211 S Grand St. One of six, this one is $429k for 1,687 square feet.

Current average appraisal:

$371,500

You must have JavaScript enabled to submit an appraisal.

 

Your appraisal:
$ Submit

Popularity: 5% [?]

Last week I blogged about the Alex getting renamed Volta and yesterday I got a hard hat tour of the Belltown project just as the scaffolding came down and as two units, #101 and #602 hit the MLS. They’re expected to put two more units on the MLS shortly to give folks a sense of prices. I did get a price sheet but if you want to get your hands on one you’ll need to give them a call.

Here are my photos of the under construction project. Clicking through them should give you a sense of the views from the roof top and a few units.

I also got a peak at their material boards stored conveniently in their mobile sales center (they’ll be opening a proper sales center in the commercial space just as quick as they can):

Overall I was impressed with the floor plans and how quiet the units were given the busy streets the project is one. I was disappointed to find out they’re carpeting the living rooms and in some cases putting a wall between the kitchen and the living room. And while the west facing units have killer views note that the neighboring lot is a parking lot so you’re not likely guaranteed views unless you’re buying the penthouse.

Here are my notes on the project:

• There’s two levels of parking, with three different sizes of stalls
• The commercial unit gets one unit, the penthouses two each
• Everyone else needs to buy a stall priced at $25k
• The parking levels have high ceilings so you could likely put a lift in
• There’s two elevators for the building
• 20 unique floor plan
• A sales center will go in the commercial space
• The commercial space is 900 square feet and is for sale for $335k. It’s a “warm shell”
• 28 of the 34 units qualify for the FHA loan limit
• 4th floor units have a large terrace
• Penthouse floor has 15′ ceilings
• Penthouses each have a large sky light
• Penthouses won’t be built out so you can buy as a shell, or buy both and combine them
• Penthouses have private roof top terraces
• There’s a public roof top deck with dog walk
• Storage spaces are available for $5k
• HOA dues are $0.44/square foot
• Water, sewer and garbage are submetered
• Shower’s have a mud set pan
• Windows are quadruple paned
• Rainer view from the west facing units
• Non-penthouse units have a ~8′4″ ceiling height
• There’s a live work unit with a door onto Bell

If you’re interested in a tour give them a call. Or check out their site.

Popularity: 5% [?]

Last week there were 42 condo and town home sales according to Redfin. That’s higher than it’s been in quite some time, and some buildings are doing so well that they sold two or more units last week. Here’s a look at some of them:

Marselle was a hot item this week, selling four one-bedroom units for $219k -$259k.

As was the Cosmopolitan, selling two one-bedroom units, including one on the 25th floor for $330k.

Remember Gallery? They sold two units this week as well – a studio for $187k, and a two-bedroom for $425k.

Not to be outdone, Ruby sold a couple of one-bedroom units, 308 and 408 for $294.5k and $307.5k respectively. I wonder if it’s the same buyer looking to put in a staircase…

Two of these green new construction townhouses in Sandpoint sold for $330k each.

Popularity: 5% [?]

Here’s the word from Escala.

Dear Matt,

As a valued registrant, we would like to share with you details of the important changes happening at Escala Seattle. First and foremost, our pricing has been dramatically reduced. Below is a list of starting prices for our One, Two and Three Bedroom Homes.

1 BEDROOM, 1.5 BATH, 952sf Homes starting at: $384,000
2 BEDROOM, 2 BATH, 1607sf Homes starting at: $699,000
3 BEDROOM, 2.5 BATH, 2442sf Homes staring at: $1,574,000

In addition, we have taken a sustainable business approach to homeowner fees and services. The concept of Club Cielo, a five-star, 30,000sf club facility with outside membership, will now be available to Escala residents only. This decision has greatly reduced homeowner fees. All the while maintaining an unbelievable level of service and a greater level of security.

What does this mean to you? In place of a fully-staffed Bar, Restaurant and Spa we are moving to a User-Pay system. Whether you’re planning a private party for your 40+ guests, want to schedule a fitness trainer or masseuse on Thursday or simply want to book the screening room – all can be arranged through the concierge and Columbia Hospitality. Where costs are involved, those fees will bill directly to you instead of burdening the entire Home Owners Association. The fitness facility, resistance pools and changing rooms are always available.

There are many things that have not changed at Escala. These include access to an extensive amenity package, spacious homes with the largest decks of any downtown development and classic Seattle views. Combine all of that with Absolute-Value pricing and there is no other building like Escala in downtown Seattle.

Our sales office opens to the public on March 27th, 2010. As an early registrant, we’d like to get you in prior to the March 27th date. Call 206.816.6300 to schedule an appointment with one of our new sales professionals.

See you soon!

The Escala Seattle Team
1920 Fourth Avenue
Seattle WA 98101
t. 206.816.6300
e. info@somethingischangingatescalaseattle.com
w. somethingischangingatescalaseattle.com

Popularity: 8% [?]

According to Redfin, there are 141 open houses in Seattle this weekend. Here are a few suggestions for your perusal:

3841 34th Ave W Unit D

Sunday 2-4 pm
This two-bedroom unit was just completed three days ago. It’s part of a new complex called Magnolia Live/Work 5. It comes with a large parking space, which I would advise you to use. God help you if you try to get out of Magnolia via public transit.

423 Ward St

Saturday & Sunday 1-4 pm
I love the big windows and high ceilings on this two-bedroom townhouse in Queen Anne.

2201 3rd Ave #2004

Sunday 1-3 pm
This two-bedroom unit has a nice view of the city from the 20th floor of The Grandview. For the price, it better come with that grand piano.

2614 S Lane St

Sunday 1-4 pm
You best not be a Mary J Blige fan if you want this three-bedroom townhouse, because it is “loaded w/ drama.” Walk in pantry, laundry room, AND custom wood cabinets. How much more drama could you put into 1,329 square feet?!

4801 41 Ave SW Unit D

Saturday & Sunday 1-4 pm
Have you always wanted to live in an alien-like aluminum box surrounded by freakishly green grass? Pb Elemental has got you all sorts of covered. These three-bedroom townhouses are near the Alaska Junction in West Seattle. Check out Mashiko while you are there. You can thank me later.

Popularity: 6% [?]

I love this two-level modern listing just next to the Redfin offices at Market Place Tower North. It’s unit #E18 and is listed at $1,495m for 1,919 square feet:

The unit has very similar views to my office. I love watching the ferries come and go, the cargo container ships and the police/coast guard are always buzzing around.

Popularity: 6% [?]

As other buildings go to auction Marselle is raising prices:

Unit 204 went from $389k to $399

Unit 313 went from $399k to $439k

Unit 315 went from $299k to $309k.

There’s also been another listing that has increased it’s price recently. 1120 17th Ave #101 went from $274k to $277k.

Popularity: 6% [?]