The Seattle Condo Blog

A reader brought this to my attention. At first I was a little skeptical but have since confirmed that the Max Condo in Greenwood has pulled the plug and is reverting back to apartments.

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.

Update Oct 2007: Max Condominium has ceased sales and will revert back to apartments.

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 939 Oaktree condominium (939 N. 101st Street) is a recent conversion in the North Greenwood area by the Northlake Group who also completed a number of conversion properties in the Ballard area. Of 939 Oaktree’s 15 units, only four remain – 1 two-bedroom and 3 one-bedrooms.

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.

Max Condos – Greenwood

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.

Please read our updated Max Condo post

The Max Condominium (website) is the newest condo project in the Greenwood area, located on Evanston off of 85th (map). It’ll be a conversion of the apartment building just north of the Evanston Condominium.

Max will include one-bedroom, one-bedroom + den and two-bedroom homes starting from the mid-$200,000s. The one-bedroom homes range in size from 601 to 724 square feet; the two-bedrooms range from 925 to 941 square feet.

Home features include:

• Stainless appliances
• Ceramic tile floor in entry & kitchen
• Ceramic tile countertops
• Decks or patios
• Skylights in top-level units
• New blinds & can light trims (I should hope so)

Sales is expected to begin around September. Please be sure to check back later for more information.

Updated 4/28/07

This new construction project in Greenwood has flown under the radar. They officially began sales during their Grand Opening on Saturday 4/28 and apparently they anticipate a rush given their “Rules of Sale” which state:

• Doors open at 10 AM
• Limit to 2 units per customer
• $3,000 deposit required
• First come, first served
• All units to be sold in 60 days
• Must be pre-approved by on-site lender

Home and building amenities include:

• GE Stainless steel appliances
• Hardwood floors (laminated hardwoods)
• European-style cabinetry in kitchen & bath
• Slab granite countertops in kitchen & bath
• Tiled granite floors in bath
• Tall vanities bath
• Ceiling fans in bedrooms
• Fitness center w/Plasma TVs
• Billiard & card tables (located off the lobby)
• Private park on property
• Terrace with waterfall & BBQ
• Washer & Dryer with every unit
• Parking with every unit
• Pets ok, subject to restrictions

Note: They actually began soft sales on Wednesday. When I arrived at the sales center at 10:30 on 4/28, 24 of the 55 units were sold. By the time I left an hour later, an additional 3 units were sold.

Read the full story

The Aspen Condominium on 76th & Greenwood Avenue is the newest conversion project in Seattle’s northend. Orginally constructed in 1989, Aspen is a small community of 24 affordable studio, two & three-bedroom flats & townhomes.

From the few units already completed, it looks like the developers gave a lot of thought to layout, color scheme and finishes. Homes include:

• Granite slab counter tops in kitchen & bath
• Custom cabinetry in kitchen & bath
• Stainless steel appliances, sized for the smaller floor plans
• Contemporary fixtures
• New carpeting
• Stackable washer & dryer
• Warm color palette

Did I mention smaller floor plans? Homes range from a cozy 335 sq ft studio to a 750 sq ft three-bedroom unit. However, the model two-bedroom flat had a good flow and seemed larger than it’s 690 sq ft footprint. On the other hand, a 750 sq ft three bedroom townhome may feel a bit constricting.

Sample pricing:

• Unit #101, 2 bedroom flat, 690 SF – $265,000
• Unit #204, Studio, 335 SF – $155,000
• Unit #208, Studio +, 432 SF – $167,000
• Unit #301, 3 bedroom townhome, 722 SF – $325,000
• Unit #312, 2 bedroom townhome, 625 SF – $298,000

Aspen is located close to the Phinney-Greenwood business district with an easy walk to antique stores, many quaint retail stores, a coffee house and a hardware store. www.theaspencondos.com.

Sleepy Greenwood in North Seattle is welcoming a new small condominium community called Jade Mountain Condominium. Located on Greenwood Avenue @ 90th St, it’s walking distance to Greenwood’s commercial district – antique stores, retail and numerous eateries including Gorditos.

Jade Mountain includes 26 one- and two-bedroom units ranging from 638 to 871 sq ft. Prices start around $185,000 for one-bedroom units and $270,000 for two bedroom units.

Standard features include tiled entry, granite tiled countertops, appliances and parking. Construction is expected to be completed in December 2006.

Greenwood Avenue is a four-lane north/south thoroughfare, though this portion is not heavily used by commuters. Most people communting to downtown use Aurora or 15th Avenues.

The Maison is located in the Greenwood neighborhood in North Seattle. Like neighboring condos on Greenwood Avenue, one imagines 1970s-80s walk-ups, shag carpeting, linoleum floors, stale interiors and so forth. The developer of Maison did this conversion right.

One thing that immediately stands out about Maison is that the main level is elevated above ground level with parking underneath, so you do need to walk up a long flight of steps to get to the main entrance. Through the gates is a peaceful courtyard isolated from the noise of Greenwood Avenue. The courtyard is surrounded by a labyrinth of stairs; all units open to the courtyard.

The studio, one- and two- bedroom units are tastefully appointed with new carpeting, laminate countertops, tile surround fireplaces, balconies and new appliances. However, it looks like the cabinets are original but they installed new cabinet doors and hardware. Also, the appliances are metallic looking – the exterior is plastic made to resemble stainless.

For units on the West side, residents will enjoy views of sunsets and on the upper level, views of the Olympic mountains. They will also receive the brunt of traffic noise from the four-lane Greenwood Avenue below.

On the plus side, it’s within a short walk to Greenwood’s business district that includes a new Safeway, Fred Meyers, Walgreens, Gorditos, Phad Thai, Romios and great antique shops. With prices under $240,000 and low homeowner dues, it’s an affordable option to homeownership.

Update: 6/14/2006

Got an email from Maison that they are in the final release phase with only a eight units left.
UNIT TYPE SQ. FT. PRICE

309 STUDIO 514 $156,950

409 STUDIO 514 $157,950

206 1 BD 624 $189,950

412 1 BD 639 $194,950

310 1 BD 680 $195,000

213 2 BD 774 $227,500

313 2 BD 774 $237,500

413 2 BD 774 $239,900

Buyer’s are eligible for a $4,000.00 bonus if you use Maison’s preferred lender, HomeBase, part of Countrywide.

Additionally, they are paying a 4% buyer agent commission. Good agent’s will share or pass on the additional amount to their buyers. However, you must visit the project with your agent or register your agent during your first visit.