Gallery - Belltown, recently relocated their sales office into a townhome unit in the Gallery building at 2nd and Broad. They have a couple of model homes staged and should have seven model homes ready shortly. The first five floors are complete and residents started moving-in this past Friday.

I recently toured the property but the sales staff was a bit disheveled and only had keys to one unit, and couldn’t provide access to common amenities. I’ll reserve judgment of the development until I can get back for a comprehensive tour. But, if there was one item I was disappointed with it was heating - baseboard and stand alone forced air wall heaters, in a $600,000 unit no less. There are still assignment opportunities available, just saw one on Craigslist. For more info on Gallery, visit www.liveatgallery.com.

Veer Lofts - South Lake Union, is nearing completion and expects to receive its TCO in the next week or two, with first move-in by the end of the month. Currently, the project is about 60% sold so there’s still a number of options for anyone interesting in pioneering SLU condo living. Visit www.veerlofts.com for more info.

Canal Station - Ballard, hosted an agent event last night, a final push to close out sales in phase two. A recent price reduction may make the development appealing to hesitant buyers with one-bedrooms starting from $265,000 and two-bedrooms from $415,000.

I spoke with a owner in phase one who lamented the falling values, especially now that phase two is priced below phase one. At the present, he’s realizing a decent-sized loss in value, but hopefully the new pricing will entice buyers, leading to a reduction in Ballard’s condo inventory. Visit www.canalstation.com for more info.

1521 - Downtown, expects first move-in to begin this November.

It is true they recently reduced prices (mid-August), rather signficantly, between $20,000 to $80,000.  But their claim regarding one of the other projects, Canal Station, is not accurate.  Canal Station has several two-bedroom units that match NoMa’s price levels, between $399,990 and $489,990.  It’s also a little disingenuous to state $399,990 is “NOW” upper $300s since a measly $11 separates it from the “WAS” low $400s.  Finally, not all of NoMa’s two-bedrooms include a den as implied in the email ad.

Let’s look as some of those NoMa units a bit more closely, again, fair game. Unit #503 originally came on the market 625 days ago at $499,950, then two price increases followed taking it up to $544,950.  But in the past three months, it was decreased to $519,950, increased to $529,950, then down again to $489,990.  Currently listed at $489,990…after 625 days it’s a net reduction of only $10,000 from the original list price.  Not quite what I’d call a close out.

Unit #204 is currently on the market at $449,990 which reflects a recent $80,000 reduction.  However, it’s been on the market for 734 days, originally starting at $519,950, rising to $539,950 at one point, then hanging out at $529,950 for 11 months before the adjustment to $449,990 last month.  This unit comes with two decks and with the $80K decrease is among the lowest priced new-construction two-bedrooms in the area.

Unit #303 came on the market some 590 days ago at $479,950 followed by two increases taking it to $514,950.  It was eventually reduced $80,000 last month.  Currently listed at $439,990, it’s a net reduction of $40,000 after nearly 600 days, yet compares favorably to other two-bedrooms in the area.

Unit #302 was listed approximately 613 days ago at $469,950.  During that time it increased to $499,950 followed by two reductions last month that brought the list price down to $429,990.   That’s a $70,000 reduction, not the $80,000 as claimed in the listing remarks.  And, since 2006, only a $40,000 net decrease, but still a fair value in comparison.

Unit #415 came on the market more than 700 days ago with an original list price of $419,950.  The price was subsequently increased to $454,950 before three reductions eventually brought it down to $399,990 last month.  In over 700 days, the net reduction amounts to only $20,000 from the original list price.

Puget Ridge Condos, 9013 16th Ave SW (at SW Henderson)
12 unit complex featuring one- and two-bedroom homes. The one-bedrooms are 514 sf that range in price from $134,500 to $149,500, while the two-bedrooms are 867 sf and are priced from $192,500 to $199,500. Parking included.

Beach Cove Condos, 3633 Beach Drive SW
8 unit building featuring two-bedroom homes ranging in size from 1,080 to 1,120 sf. All homes have exceptional views of Puget Sound. Prices start at $749,000 and top out at $819,000.

Madrona Beach Condos, 1119-1121 Lake Washington Blvd.
This is a converted 4-plex with two units currently available. Both of these are 900 sf and are priced at $469,000 and $489,000, and neither have parking. The building is located next to Madrona Park and has unobstructed views of Lake Washington.

Bleü, 419 21st Ave (at E Jefferson)
6 unit building featuring two-bedroom homes sized between 720 and 780 sf. The homes are priced from $299,950 to $309,950. Uncovered parking is included.

Galaxy Condos, 1800 35th St (at Wallingford Ave N)
9 units with a mix of one- and two-bedroom homes. The one-bedrooms are approximately 570 sf and are priced from $259,950 to $275,000. The two-bedrooms range in size from 670 to 877 sf and priced between $295,500 and $329,950. All but the three lowest price homes come with parking.

6000 Condos, 6000 24th Avenue NW
11 unit building comprised of two- and three-bedroom homes. The two-bedrooms, which range in size from 653 to 801 are priced from $299,950 to $369,950, while the 1,424 sf three-bedroom is priced at $699,950. Except for the three-bedroom, garage parking is extra.

The six-story building will offer 31 homes with numerous floor plans from open one-bedrooms to two-bedroom penthouses. The homes range in size from 590 sq ft to 1,240 sq ft. One unit in particular, a 1,230 two-bedroom comes with a large 490 sq ft wrap-around terrace.

The current price points will make The Danielle attractive with the one-bedrooms expected to begin from the mid-$200,000s to the upper-$300,000s. The two-bedrooms will be offered from the $500,000s.

The Danielle is anticipating sales to being later this Autumn with a May 2009 occupancy time frame.

A few of the home features and details include:

• Premium hardwoods in living area and kitchen, and carpeting in bedrooms and dens
• Slab stone countertops and undermount sinks with European faucets
• Wood cabinets with 42″ uppers
• Radiant floor heating in master bath
• Ceiling height tiled bath surround
• Resource efficient washer and dryer
• Gas fireplace in select units
• AC-ready vent ports and wiring
• Parking and storage

The Danielle has a pretty good website (www.DanielleCondos.com), particularly for a project of this size. They’ve kept use of flash to a minimum, but they do have a nifty rotating 360 degree 3D image of the building that shows where the homes are located within the building, as well as, floor plates and plans.

The building is situated kitty-corner from the new QFC store and is only a few blocks from the shops, cafes and restaurants of old Ballard.

To receive updated information regarding The Danielle, please check back soon or subscribe to our news feed.

Situated at the residential end of Bellevue Avenue E, you’ll find the 36-unit MODE conversion development. Originally constructed in 1957, the 3-story walk-up has been tastefully reinvented and features a mix of studio, one- and two-bedroom homes.

MODE offers an affordable option for Capitol Hill homeownership with units starting at $159,950 for studios and $214,995 and $299,950 for the one-bedroom and two-bedrooms, respectively. Though, there’s a trade off, the homes tend to be on the small side - the studios are 360 sq ft and the one-bedrooms start out at 450 sq ft in size. And, parking (first-come, first-served) and storage are available as options.

According to Rian Cool, MODE’s sales manager, the project has been popular with buyers - 1/3 of the homes have sold since coming on the market in May. A $5,000 preferred lender buyer bonus is available.

MODE Condominium
752 Bellevue Ave E
www.modeseattle.com

beacon FLATS - North Beacon Hill

MODE’s twin, Beacon Flats, share the same vintage, style and finishes as its sibling. The primary differences are location, number of units (16 studio and one-bedrooms), lack of parking and pricing. Beacon Flats start at $169,950 for studios and $194,950 for the one-bedrooms. A $5,000 preferred lender buyer bonus is also available.

Beacon Flats is located in North Beacon Hill, close to the International District, downtown and the I-90 interchange (an easy commute to the Eastside).

Beacon Flats Condominium
1401 S. Holgate
www.beaconflats.com

The Ballard Trio - Ballard

The Ballard Trio (Aros, Oslo, Voss) is the latest conversion by The Northlake Group. The trio is comprised of three identical buildings on NW 59th at 24th Ave NW. Oslo was the first to be completed and its homes are beautifully appointed. But, since I toured the property in March, Oslo has only sold 5 of its 19 units.

Homes start at $199,950 (listed) for studios and range up to $599,950 for a three-bedroom. Though, aside from the studios, the homes essentially start from the high-$200,000s. Given its price range for the Ballard area, the trio are competing directly against new construction inventory. If you got $300,000 to burn in Ballard, do you opt for new construction with lots amenities or a conversion with no amenities?

To help sway condo buyers their way The Ballard Trio is offering very enticing incentives - up to an additional $15,000 of the list price, paid HOA Dues, a gas card & a Costo card, 37″ TV and all closing costs paid (subject to lender restrictions). It’s well worth the look.

The Ballard Trio
NW 59th St at 24th Ave NW
www.ballardtrio.com

There is consistency in their design style; the first thought that comes to my mind is “90° blocky” (mind you, I’m no architectural connoisseur). It seems their design trademark is rectangular cubes.

Since this is a condo and lofts blog I wanted to highlight a few of their projects that readers and potential homeowners/investors might find intriguing.

151 Lofts

151 Lofts, located at 12th Avenue and E. Fir Street, is a 6-story complex consisting of 18 2-level one-bedroom loft homes roughly 770 sq ft in size. Home elements include garage door openings, operable sun shades and individual exterior cantilevered staircases leading to private roof top decks for top level units. Other features include a common courtyard, garage parking, zinc exterior materials and street level commercial space. Pb anticipates the units will be offered from the high $400,000 to low $500,000s. The unit layout will be similar to South Park Lofts.

Pb has already razed the existing building and expects to begin construction in a few months. Pb is the architect and developer of this project.

56th Avenue Live/Work Lofts

Located in Ballard, the 56th Avenue Live/Work Lofts, will feature six 3-level commercial zoned live/work loft units in two structures connected via a central walkway. Pb is the architect for this project.

36th Avenue Live/Work Lofts

Similar in scope to the 56th Avenue project above, 36th Avenue Live/Work Lofts will include six 3-level commercial zoned live/work loft units in the Fremont neighborhood. Pb is the architect for this project.

ID Building

The ID Building is a 24-story hotel/condo concept proposed for 4th Avenue between downtown and the International District, across from the city’s Emergency Operations Center.

Pb informs that they are still in the early stages and development of this project is dependent on zoning changes for the area. Should they get the green light, the ID Building will include a boutique hotel on the lower 12 floors and condos on the upper 12 floors with an open air roof top area that’ll include hotel and residential amenities. Pb is the developer and architect for this project and is aiming for a 2011 start date.

See also: Hugeasscity, the Slog,

Noma - has an interesting promotion going on through Feb 29th. For buyers using the preferred lender, Noma will (1) match any price decrease (%-based) and pay float down on interest rate drops. The promotion excludes resales.

Serana - 5 units remain - 1 one-bedroom priced at $394,500 and 4 two-bedrooms priced from $419,500 and up. Offering 2/1 buy downs on mortgages.

Forte - new conversion project at NE 125th & Roosevelt Ave NE. One-bedrooms start at $194,950, two-bedrooms start at $254,950. Reviewing coming later this week.

845 Condos - A newer conversion cross the street from Forte. One-bedrooms start round $214,950 and two-bedrooms at $254,950.

CityView - is down to their final six units with two-bedrooms starting from under $300,000.

Escala - anticipates taking a price hike next month by about 5%.

Lumen - closing out the last 28 units, starting from $375,000.

Tobira - has seven units left including a studio priced at $184,950.

Tavona - has 10 studios and two-bedrooms left. The studios are priced from $249,950 while the two-bedroom start at $474,950. All two-bedroom units come with 2 parking spaces.

The homes range in size from 653 square feet (seems rather cozy for a 2-bedroom) to 1,516 for the 3-bedroom penthouse unit. Home prices start at $399,900 and goes up to $899,900.

Home amenities include cherry cabinets, slab granite countertops, stainless appliances, in-unit washer & dryer, large decks and fireplaces (select units). Unfortunately, parking and storage are not included but available as options. For homes beginning at $399,900 it should include parking & storage.

Nevertheless, they have done a remarkable job with the conversion and the building is located within a few of blocks to QFC, parks and the main Ballard business district.

View current listings

Hjarta invites everyone to join them at this weekend’s Ballard SeafoodFest. The SeafoodFest runs Saturday from 11 am to 8 pm and on Sunday from 11 am to 7 pm. Hjarta is a sponsor of the festival.

Florera - Green Lake

Florera is hosting a second “green” weekend at its sales center at 420 NE Ravenna Blvd. This weekend’s topic is green landscaping. Visitors can view design demonstrations and learn more about green landscaping and drought tolerant plants from local experts.

Azul Flats - Fremont

Apparently, Azul Flats has just completed finishing touches on a 2-bedroom model home. Azul has 14 remaining units available out of its 30 homes and is offering a $7,500 buyer bonus on 2-bedroom/2-bath homes.

1430 NW 59th Street (map)

A 6-unit boutique condominium, originally constructed in 1968, the homes have been extensively renovated. Interior finishes include berber carpets, cherry cabinets, stainless steel appliances, slab granite countertops and in-unit washer and dryers.

Prices range from $269,900 for a 548 square foot studio to $429,900 for a 1,059 square foot 2-bedroom unit. Three of the homes come with reserved parking. Click for unit & pricing (PDF) information or view available listings with photos.

2818 Northwest 56th Street (map)

A 6-unit boutique condominium, originally constructed in 1969. Includes similar finishes to 1430 NW 59th above, but also includes deeded parking, CAT5 wiring and a complimentary plasma TV with each home.

Only 3 of the 6, one- and two-bedroom, units remain ranging in price from $249,900 to $399,900. Click for unit & pricing (PDF) information or to view available listings with photos.

2830 NW 56th Street (map)

Originally constructed in 1968, this 4-level 20-unit building has been completely renovated. Located just north of Market street, homes offer views of the Ship Canal, large decks, slab granite countertops, stainless steel appliances, in-unit washer & dryer, parking and hardwood floors.

2830 NW includes 4 one-bedroom and 16 two-bedroom homes ranging in size from 503 to 907 square feet. Prices range from $299,900 to $499,900. Click for unit & pricing information or view available listings with photos.