Zulo includes just 12 condominium homes within 2 buildings consisting of 8 two-bedrooms and 4 one-bedrooms. The two-bedrooms range in size from 724 to 754 square feet and are priced between $259,950 and $269,950. The one-bedrooms are 675 square feet and are priced from $234,950 to $239,950. The two-bedrooms are well priced though the one-bedrooms are among the highest priced for the area.

Currently, the developer is finishing up work on the first building and has released 6 units for sale. Overall, they’ve done a good job with the remodel. The home features include:

• New solid wood cabinetry
• Cesar stone countertops in kitchen and bath
• Hardwood, Corten Tile (metalic rust finish) and Wool Berber carpet flooring
• Stainless steel appliances
• Stacked washer and dryer
• Every unit is a corner home offering two or three windowed walls
• Vaulted ceilings (upper floor units)
• Private decks
• Garage parking

A new slate tile facade has been installed on the ground level exterior walls, which the developer was quick to point out is for aesthetic rather than structural purposes. The buildings are secured but are walk-ups (no elevators) with the residences on the 2nd and 3rd floors. The 3rd floor South-facing units currently have views of downtown though that could change in the future with development of the parcel across the alley. And, even though Zulo is 1/2 block from Aurora, the traffic noise was barely discernible during my visit.

Zulo is developed by AGB Development who also converted the Forte Condominiums in Pinehurst.

The Florera is a new condominium project developed by Pryde + Johnson, builder of Hjarta and Ashworth Cottages. Phase I consists of 59 studio, one-bedroom, one-bedroom + den and two-bedroom homes located just a couple of blocks from Seattle’s active Green Lake Park.

As I toured the finished product I was pleasantly impressed by how well Florera turned out. The floor plans are efficient and feel larger than the stated square footage. The homes have above average and “green” finishes such as bamboo floors (natural & dark stained), concrete or recycled terrazo countertops and zero-VOC paint. Though, some changes are being made, namely replacing some of the terrazo countertops with quartz and removal of the corny wall-mounted fireplaces.

Other features include stainless backsplashes, oversized windows, GE Profile appliances including a gas range and double door refrigerator with bottom mount freezer and front loading washer and dryers. The two-bedroom two-bath units also come with a heat pump and air conditioning system.

Common amenities include below grade parking (separate from the bank’s parking), a second floor landscaped terrace & community room and a roof top deck with gardening plots fed by a rain harvested irrigation system.

Current prices, which are about $10,000 above the pre-sale prices, are:
   studios - $339,950 to $354,940
   one-bedrooms - $359,950 to $455,950
   one-bedroom + den/study - $415,950 to $509,950
   two-bedrooms - $549,950 to $799,950

The units are fairly large with the smallest being a 578 square foot studio that can easily be partitioned, effectively becoming a one-bedroom. The largest is a 1,200 square foot two-bedroom situated under the clock. Florera has sold approximately 30% of its inventory, somewhat low considering the building is nearly complete. However, they are offering a couple of incentives including a Vespa scooter and buyer bonuses ($6,000 for one-bedrooms or $12,000 for two-bedrooms).

Homeowner dues run approximately $.42/square foot but that includes gas, hot water (central boiler) and a pre-funded reserve study in addition to common maintenance expenses, insurance and utility fees.

Phase II was originally slated to break ground last year but has been pushed back until later this year, no doubt effected by the sluggish condo market.

The Florera sales office is open Friday - Wednesday from 11 - 5, Tuesday 2 - 5, closed Thursday.

View photos of Florera

Tyee At Greenlake

Currently under construction at 7201 Aurora Avenue N, site of the old Twin Teepee’s Restaurant, is Tyee At Greenlake. The 4-story project will include 24-units plus commercial space on the ground floor. Note: early information referred to Tyee as apartments but the developer’s project summary report refers to Tyee as condos.

7200 Aurora Ave N
Proposed on the other side of Aurora from Tyee is a 4-story, 28-unit condo development at 7200 Aurora Avenue N. The project will incorporate retail on the ground level with a roof top deck for residents. The site is currently occupied by a Shell gas station so it’ll be some time before this project comes to fruition.

Both of these projects straddle Aurora Avenue with units facing Aurora. Other projects along Aurora tend to have a buffer (hallway) between the highway and the units to mitigate traffic noise, so these might be a tough sell. On the other hand, the location will draw people, especially for 7200 Aurora which is located directly across the street from Green Lake Park.

Nearby businesses include Beth’s Cafe, The PCC, Uber Tavern, Duke’s, BluWater Bistro, World Wraps, Aurora Suzuki and Stupid Prices. By the way, has anyone noticed the color scheme along this stretch of Aurora? It seems to have started with Stupid Prices’ loud yellow paint color. Since then businesses along Aurora, from 73rd to 80th, have followed suit with facades awash with a bold color palette.

It seems sales during the first three weeks did not meet expectations. Which is a bit surprising as Greenwood area condos sell very well. The new construction Sapphire Condo sold quickly and re-sale units from numerous Greenwood/Phinney condo projects rarely sit on the market long. I’m speculating prices may have been on the high end for Greenwood and constricting mortgage programs may have hit first-time buyers a bit harder than anticipated.

On the other hand, given Seattle’s low vacancy rates, the developer felt providing rental homes is the more sound option with the current marketplace.

The Max Condominium (website) public grand opening was this past weekend at 8520 Evanston Ave N, just north of the Evanston. A condo conversion, the property was built in 1999 as the Maxville Apartments and designed by Weber + Thompson.

The 4-level Max features 30 homes with retail on the ground floor.

• 11 - one bedrooms that range in size from 617 to 645 square feet and are priced between $259,990 and $299,990.
• 6 - one bedroom + dens are 751 square feet and priced between $294,990 and $339,990.
• 12 - two bedrooms are 948 square feet and range from $349,990 to $409,990.
• The lone studio is 468 square feet and is offered at $199,990.

The homes in the Max have standard issue apartment floor plans, but do feel larger than their stated square footage. And, units on the 2nd floor have massive patio areas, in some cases doubling the living space, though they do come at a premium. These homes would be perfect for people who entertain, garden or have a dog. The 3rd & 4th floor homes have decent sized decks and West facing 4th floor homes have views of the Olympics.

Inside, all homes have carpeted living rooms and bedrooms with tiled kitchen and bathroom floors. The bath and kitchen countertops are tiled with a stainless steel sinks in the kitchen. The homes also feature Frigidaire stainless steel appliances, washer & dryer, parking and additional storage. Pets are allowed, though dogs may be subject to breed restrictions.

If you go for a visit you’ll notice that all the units are monochrome beige (carpet, walls, cabinets). Included with purchase, the developer will paint two accent walls.

The property is set about 1/2 block off of 85th Ave N so traffic noise is minimized. Its location provides an easy commute to downtown, access to I-5 and is within a few blocks to many retail, cafes and businesses along Greenwood Avenue.

All units have been updated and are immediately available for occupancy. A $5,000 earnest money deposit is required and the project’s preferred lender is Rainier Mortgage.

Related: SCL’s previous Max Condo post

The Max Condominium will begin sales this coming weekend with a special VIP preview and sales event on Saturday, September 8th from 11 AM to 6 PM. The public grand opening is Sunday, September 9th from 11 AM to 6 PM.

Bellevue Towers - downtown Bellevue

Bellevue Towers Condominium announced they have begun pre-sale of the South tower homes to early registered buyers. The public release of the 1st phase of South tower homes is scheduled for September 21st. Approximately 1/3 of the homes will be available during the initial release phase.

European Tower - downtown Bellevue

Perhaps Bellevue’s most exclusive development, European Tower, has opened their presentation gallery at 400 108th Avenue NE. Viewing is by appointment, please contact your agent to schedule a viewing.

Live Historic - Pioneer Square

Live Historic, the development firm behind Queen’s Court, the Pittsburgh, the Nord and the Betsy Ross, invites prospective buyers to their open house at the Nord (312 1st Ave) during the Pioneer Square First Thursday Art Walk on September 6th.

The two-bedroom is 946 sq ft and available at $284,950. The one-bedrooms range in size from 677 to 764 sq ft and are priced from $239,950 to $284,950. The homes were nicely remodeled and much better than I had anticipated at this price level.

Home features include cherry cabinets, granite tile countertops, stainless appliances, washer/dryer, parking and balconies or private patio spaces. The building is quiet and solid, though homes on the East side may be susceptible to traffic noise from nearby Aurora Ave. Incentives include a $2,500 buyer bonus and paid dues through the end of the year.

The proposal is for a 4-level structure with 28 units and retail space on the lower level.

An early design review meeting is scheduled later this month:

Monday, August 20th at 6:30 PM
University Heights Community Center
5031 University Way NE, Room #209

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.

The Max conversion in Greenwood just released an updated website with floor plans, features and some area businesses. It appears the website is still under construction. Max is located near the Evanston and Sapphire condo projects, just north of 85th.

Fini - Phinney Ridge

Fini reports that they are framing the 4th and top floors. Fini is now scheduling hard hat tours for interested buyers.

Florera - Green Lake

Florera will be hosting a grand opening this weekend from noon to 5:00 pm. On hand will be “Green Experts” from the city’s Green Building and Built Smart programs, the Environmental Home Center, Northwest Energy Star and ecotype environmental consultants. The grand opening is being held in conjunction with Ashworth Cottages just north of the lake.