Search Results for: lofts

Just Listed | Loft Living In Belltown

JUST LISTED

24997 2 1 Just Listed | Loft Living In Belltown

Mosler Lofts | 1 Bedroom
2720 3rd Ave #607| MLS #482808
$279,950

1 bed | 1 bath

Belltown

Enjoy urban living in this chic 1 bedroom loft. Wall of windows featuring city lights and great views of the Space Needle. The award winning Mosler Lofts is full of incredible amenities. Concierge services, grand lobby, lounge, library, fitness facility, secured garage, secured entry from all areas of a the building & an incredible rooftop deck. Just steps away from Myrtle Edwards park, the SAM sculpture park & all the restaurants & night life the city has to offer. Just 4 blocks west of SLU.

24997 3 1 300x200 Just Listed | Loft Living In Belltown 24997 4 1 300x200 Just Listed | Loft Living In Belltown 24997 5 1 300x200 Just Listed | Loft Living In Belltown

24997 8 1 150x150 Just Listed | Loft Living In Belltown 24997 7 1 150x150 Just Listed | Loft Living In Belltown 24997 6 1 150x150 Just Listed | Loft Living In Belltown 24997 9 150x150 Just Listed | Loft Living In Belltown 24997 10 150x150 Just Listed | Loft Living In Belltown

 

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jeffjreynolds 300x282 Just Listed | Loft Living In Belltown

Jeff J Reynolds
206.794.1118
jreynolds@urbanimg.com

Do you know of anyone looking to Buy or Sell real estate?

Jeff Contact Us Just Listed | Loft Living In Belltown

Windermere Real Estate/East, Inc.
3933 Lake Washington Blvd NE #100
Kirkland Wa 98033
www.UrbanCondoSpaces.com

UCSPNG e1329169611416 Just Listed | Loft Living In Belltown

 

High Rise vs. Low/Mid Rise – Downtown Seattle (Average Price Per Square Foot)

High Rise vs. Mid Rise 11 High Rise vs. Low/Mid Rise   Downtown Seattle (Average Price Per Square Foot)

Unit #1901 at the Cosmo just hit the market for first time since it sold back in 2007.  In March of 2007 it sold for $585,000. 6 years later, it’s now listed at $575,000 –  $586.73  per square foot.  This had my wheels turning about the difference in price per foot when comparing high-rise to low/mid rise.

I pulled a sample set of Seattle condo sales for 1 bedoom units in the last 60 days. There have been 28 – 1 bedroom sales since February 5th. They range in price from $222,000 (Mosler Lofts) to $2,500,000 (Four Seasons). I pulled similar square footage and (like kind buildings) for each comparison and this is what we came up with:

High-Rise (24 floors or more)
Sale Price
Square Footage
Price Per Square Foot
Low/Mid-Rise (Up to 19 Floors)
Sale Price
Square Footage
Price Per Square Foot
737 Olive Wy #3604
(Olive 8)
$515,000
680
$757.35
820 Blanchard ST #1404
(Enso)
$403,950
683
$591.43
1920 4th Ave #901
(Escala)
$544,000
952
$571.43
2607 Western Ave #908
(Vine)
$340,100
809
$420.40
819 Virginia St #1403
(Cosmopolitan)
$370,000
820
$451.22
2801 1st Ave #417
(Ellington)
$330,000
719
$458.97
1000 1st Ave #1503
(Madison Tower)
$425,000
805
$527.95
2911 2nd Ave #913
(Gallery)
$262,500
603
$435.32
AVERAGE PRICE
AVERAGE SQUARE FOOTAGE
AVG PRICE PER SQUARE
AVERAGE PRICE
AVERAGE SQUARE FOOTAGE
AVG PRICE PER SQUARE
TOTALS
$463,500
814 sq. ft.
$576
$334,138
704
$477

1716 RZ 1024x317 High Rise vs. Low/Mid Rise   Downtown Seattle (Average Price Per Square Foot)

New Apartment Design Will Block Views For Belltown Condo Owners


View Western and Vine Apartment Tower in a larger map

There is a new apartment project that was submitted to Seattle design review on January 8th (see here) – Walton Lofts.

This is another project by The Schuster Group (Mosler Lofts and Joseph Arnold Lofts). The proposed project has the potential to change the views of 3-4 condo projects in the Belltown neighborhood. As you can see in the map above, the 13 story, 142 unit project would be located at Western and Vine. I took the liberty of highlighting the condo projects effected by the planned residential development.

The Vine – Mostly south facing views. Biggest impact is on the Vine’s  south building. Should not alter the most important elements of the Vine’s offering – 6th floor terrace, homeowners lounge and will not alter the West facing views. (See The Vine Profile Here)

Banner Building - Major impact to southwest facing views. Units currently high enough to see over the Vine’s south building will retain their west facing views. (See The Banner Profile Here)

81 Vine - Arguably the biggest impact will be on the 81 Vine St Lofts. If this Walton Lofts goes forward, it will be devistating news for the the new owner of unit #400. It just closed in March 11th of this year for $705,000. If you look at the pictures, their dynamite view will be eventually be the 3rd or 4th floor of the proposed project.  This is a classic example of why you need to do your homework before you purchase. Market research and knowledge is power. If you don’t pay attention, you could lose thousands of dollars on your investment.

Site 17 - The biggest impact will be for the condo owners with northwest views.


View Western and Vine – View Impact in a larger map

Walton Lofts – Proposed

Walton Lofts Design Review ℅ VIA SCA web New Apartment Design Will Block Views For Belltown Condo Owners

 

Seattle Condos Selling While Facing Lawsuits

The Parc Exterior e1363776222259 Seattle Condos Selling While Facing Lawsuits

Condos located in buildings that are facing lawsuits are still selling – how you ask?

The contracts are ALL CASH. 

As we’ve mentioned in the past, most major lenders will not touch projects facing lawsuits. With that said, nothing holds an investor back from paying all cash and bypassing a loan. In fact, in the last week alone, there have been 2 sales in buildings with current lawsuits and another 3-4 units that went pending. I’ve added a list of all pending condos planning to close despite the active lawsuits *

PROJECT ADDRESS ORIGINAL PRICELISTING PRICESALE PRICEPROFILE TIMELINE DOCUMENTS AVAILABLE FINANCING AVAILABLE
The Parc81 Clay St #627$354,900$289,000$284,000Click Here - The ParcActive LawsuitUpon Request Cash Buyers
Gallery2911 2nd Ave $295,000$265,000$262,000Click Here - The GalleryActive LawsuitUpon Request Cash Buyers
Mosler Lofts 2720 3rd Ave #907$199,000$199,000PENDINGClick Here -Mosler LoftsActive LawsuitUpon Request Cash Buyers
The Parc2716 Western Ave #523$235,000$235,000PENDINGClick Here - The ParcActive LawsuitUpon RequestCash Buyers
Mosler Lofts 2720 3rd Ave #1109$524,000$482,000PENDINGClick Here -Mosler LoftsActive LawsuitUpon RequestCash Buyers
Mosler Lofts2720 3rd Ave #606$229,000$229,000PENDINGClick Here -Mosler LoftsActive LawsuitUpon RequestCash Buyers
The Parc76 Cedar St #1201$245,000$245,000PENDINGClick Here - The ParcActive LawsuitUpon Request Cash Buyers
The Parc76 Cedar ST #1209$396,000$396,000PENDINGClick Here - The ParcActive LawsuitUpon Request Cash Buyers
The Parc2716 Western Ave #103$253,000$253,000PENDINGClick Here - The ParcActive LawsuitUpon Request Cash Buyers

*Keep in mind that some of these Seattle condos may not close. If the brokers don’t do their homework, they will try to close without realizing they cannot be financed – they might not have known about the lawsuits prior to listing the units. This happens often with bank assigned real estate agents that don’t know our market.

 

Pioneer Square Loft For Rent – Great Value

 Pioneer Square Loft For Rent   Great Value

Check out this rental that just hit the market at 3rd Ave Lofts (The Lofts). It’s on the 4th floor, has great views and the interiors are super cool. Exposed brick, timber, steel and fir-plank floors. While most of the city is renting at $2.5 per square foot, this unit is offered at $1.89 per foot. That is a really good value in todays rental market. See more details here

Cash Buyer? Offer On A Project Facing A Lawsuit

Veer Lofts   Exterior 2  e1352203520342 Cash Buyer? Offer On A Project Facing A Lawsuit

If your an investor looking for a little upside in your investment, one way you can play the Seattle market is by purchasing a condo during a time where the project is in litigation. I know some of you are shaking your heads, but hear me out.

If you do your homework with public information you can find material on the lawsuit and if your comfortable with risk you can make a move on condo that is tied up while the condo association, the developer and the sub-contractors duke it out. We posted a few weeks back on the projects currently in litigation. When this happens, sellers are at a loss. Buyers are unable to obtain financing – thus creating an opportunity to discount the asking price of unit for sale. Some sellers have to sell regardless of the suit. In fact, the lawsuits can last well over a year and often times reach the 2 year period. Why not offer a price that works for the seller and provides a generous discount for you as a buyer.

I should warn you, that this ins’t for everyone. You don’t know how a lawsuit is going to play out. Without being able to predict the outcome, you’d have to research the claims/complaints and find information that you believe may rule favorable towards the association. It is an option and why shouldn’t it be?  If you comfortable with risk and there is enough upside, then maybe this type of purchase can work for you. If not, you always have the option of  searching traditionally, considering distressed inventory or the option of buying a condo at the foreclosure auction.

We have take pride in our ability to service all types of clients. If you want to explore different opinions and don’t know where to start, ask us about our free consulting service – contact us for more details.

Disclaimer:

Jeff Reynolds and UrbanCondoSpaces.com are not providing legal advice. Buying real estate comes with risk. Buyer must verify details and carefully consider before making a purchase. 

Seattle Condos Facing Lawsuits, Arbitration and Mediation

SEATTLE CONDOS LAWSUITS WEB Seattle Condos Facing Lawsuits, Arbitration and Mediation

Are you a frustrated condo buyer or seller?

Well, it could have to do with the amount of quality Seattle condo projects currently involved in lawsuits or arbitration. The core of the issue is the Washington Condominium Act. It is very difficult to summarize, but in a nutshell there are provisions of the act that require certain warranties that a developer must comply with within 4 years of the “safe date”.  To explain further, Seattle attorneys are contacting home owners associations prior to this 4 year period. They attend board meetings, target board members and rely on the trust of the condo associations. Once they are hired by the associations,  they retain specialists that test for any and all construction defects with the building envelope. The legal process begins to take shape.

Before lawsuits take place, the associations legal team will set up a series of mediation appointments with the developers legal and insurance teams. The complaints are discussed, negotiated and then researched prior to the next mediation. If a developer and the condo association can’t come to terms on a settlement, then lawsuits tend to occur. As most of you know this is very problematic for homeowners and prospective buyers.

Major lending institutions stay away from condos with lawsuits. They simply will not lend. That leaves homeowners in a tough position – they can’t sell if they can’t open their units up to buyers who want to finance. Ultimately, they have to find a buyer that is “all cash” or they are left holding on to their condo until the litigation is lifted.

On the other side of the coin, buyers are already limited with the shortage of active inventory. So when they are ready, willing, and able to buy, they are often troubled by the lack of quality units to choose from. This is the story of today’s market. UrbanCondoSpaces.com decided to take this issue head on. As you’ll see below, we’ve developed a map that shows condos currently dealing with this issue. We recognize that there are projects that we may have missed. If so, feel free to comment or contact us directly with tips and updates. We often rely on our readers to be our eyes and ears on the ground.

SEATTLE CONDOS CURRENTLY IN LAWSUITS, ARBITRATION OR SETTLEMENT MEDIATION

View Seattle Condos – Litigation, Arbitration and More in a larger map

PROJECT ADDRESS NEIGHBORHOOD PROFILE TIMELINE DOCUMENTS AVAILABLE FINANCING AVAILABLE
5th & Madison 909 5th Ave, Seattle Retail District Click Here - 5th and MadisonBelieved to be in arbitration ResearchingLimited
The Parc76 Cedar and 81 ClayBelltown Click Here - The ParcActive LawsuitUpon Request Cash Buyers
Mosler Lofts 2720 3rd Ave BelltownClick Here -Mosler LoftsActive LawsuitUpon Request Cash Buyers
Gallery 2911 2nd Ave Belltown Click Here - The GalleryActive LawsuitResearching Cash Buyers
Veer Lofts401 9th Ave N South Lake UnionClick Here - Veer Lofts Active LawsuitUpon Request Cash Buyers
Cosmopolitan 819 Virginia StDenny Triangle Click Here - The Cosmopolitan Mediation N/AMay be limited
Trio3104 Western Ave BelltownLink Coming SoonActive Lawsuit Upon request Cash Buyers
Eastlake Lofts 125 E Lynn St Eastlake Click Here - Eastlake Lofts Active Lawsuit Researching Cash Buyers

We are constantly striving to provide our readers/clients with the best information on Seattle Condos that the city has offer. Although we always try to present our information accurately, we make mistakes. This is an attempt to provide current information on Seattle’s active lawsuits. We make no representations or warranties in regards to this information.

 

Just Listed | 11th Floor Belltown Loft

JUST LISTED

23878 2 1 Just Listed | 11th Floor Belltown Loft 23878 3 1 Just Listed | 11th Floor Belltown Loft

23878 9 Just Listed | 11th Floor Belltown Loft 23878 10 Just Listed | 11th Floor Belltown Loft

CHIC BELLTOWN LOFT
One Floor Below The Penthouse
2720 3rd Ave #1103
MLS # 437578
$2,750
1 bed | 1.5 bath

Belltown | Mosler Lofts 

Urban living in this chic 1 bed, 1.5 bath loft. Wall of windows featuring city lights and great views of the Space Needle, sound & QA Hill. Award winning Mosler Lofts is full incredible amenities. Concierge services, grand lobby, lounge, library, fitness, secured garage, secured entry from all areas of a the building & an phenomenal rooftop deck. Just steps away from Myrtle Edwards park, the SAM sculpture park & all the restaurants and night life the city has to offer. Just 4 blocks west of SLU

23878 11 150x150 Just Listed | 11th Floor Belltown Loft 23878 8 Just Listed | 11th Floor Belltown Loft 23878 7 1 Just Listed | 11th Floor Belltown Loft 23878 6 1 Just Listed | 11th Floor Belltown Loft 23878 5 1 Just Listed | 11th Floor Belltown Loft

23878 1 1 Just Listed | 11th Floor Belltown Loft 23878 4 1 Just Listed | 11th Floor Belltown Loft

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jeffjreynolds 300x282 Just Listed | 11th Floor Belltown Loft

Jeff J Reynolds
206.794.1118
jreynolds@urbanimg.com

Do you know of anyone looking to Buy or Sell real estate?

Jeff Contact Us Just Listed | 11th Floor Belltown Loft

Windermere Real Estate/East, Inc.
3933 Lake Washington Blvd NE #100
Kirkland Wa 98033
www.UrbanCondoSpaces.com

UCSPNG e1329169611416 Just Listed | 11th Floor Belltown Loft

Loft Listing At Mosler, Once Listed at $809,900, Now $422,000

293146 14 0 e1329849260576 Loft Listing At Mosler, Once Listed at $809,900, Now $422,000

A cool new loft just hit the market at Mosler Lofts.

In 2009 unit #TH-5 was listed as high as $809,900 – now just $422,000. It is a short sale which requires 3rd party approval (from the bank), but at $270 per foot, I could see how this unit might make some sense for end users or investors. It has 1,563 sq ft, 2 bedrooms and 1.5 baths.

Want to see more?  Check out the details here.

 Loft Listing At Mosler, Once Listed at $809,900, Now $422,000

MOSLER LOFTS INFORMATION UCS PROJECT GRADEGRADEAMENITIES
ADDRESS 2720 3rd Ave LOCATIONA-24 Hour Concierge
BUILT2008AMENITIES BFitness Facility
BUILDING Concrete and Steel Construction PRICEBLounge
NEIGHBORHOOD BelltownLUXURY B+Rooftop Deck
UNITS 148BUILDING CONSTRUCTION ASecure parking
DEVELOPER Schuster GroupUNIT DECOR A-Secured building
ARCHITECT Mithun Architects + Designers + PlannersWALKABILITY ARetail

Can You Buy A Seattle Condo For Less Than $200,000?

 

YES.

There were 5 condo sales in the last 40 days that sold for less than $200,000. Check them out! Click on the links for more details, pictures, etc….

 

Site 17 – Unit #604 
Sale price | $128,000

Site 17.2440 Can You Buy A Seattle Condo For Less Than $200,000?

 

Site 17 – Unit #806
Sale price | $150,000

site 17 building Can You Buy A Seattle Condo For Less Than $200,000?

 

Grandview – Unit #1305
Sale price | $189,000

Grandview Exterior e1352613293702 Can You Buy A Seattle Condo For Less Than $200,000?

 

Belltown Lofts – Unit #A43
Sale price |  $190,000

66 Bell Exterior  e1350545804584 Can You Buy A Seattle Condo For Less Than $200,000?

 

Bellora – Unit #904
Sale price | $194,000 

Bellora Ext e1352613742698 Can You Buy A Seattle Condo For Less Than $200,000?

 

Trio Condos – Unit #604
Sale price | $195,000

Trio Exterior  e1352614067412 Can You Buy A Seattle Condo For Less Than $200,000?

 

Veer Lofts Owners Association Files Construction Defect Suit Against Developer

Veer Lofts   South Lake Union e1352200871457 Veer Lofts Owners Association Files Construction Defect Suit Against Developer

There are recent developments regarding a popular South Lake Union condo project that merit your attention.

A lawsuit was filed on September 24th in King County Superior Court on behalf of the owners at Veer Lofts (Veer Lofts Owners Association). The lawsuit filed against the developer of the project, alleges defects in the projects materials, instillation and construction.

According to the filing, some of the deficiencies include defects to the steel balconies, the balcony supports, building envelope and flashing defects on decks, water intrusion through garage walls, drainage issues, improper sealants, weather resistant barriers, improper PEX piping materials and more.  The list is pretty extensive.

The impact of this suit is tough to measure at this point – it is very early in the process. What we do know from past experience is that these suits are problematic for owners and prospective buyers.

For owners, there are a list of un-knowns:

  • Timing of the suit
  • Liability to building
  • Negative impacts on property value
  • Access to financing to re-finance
  • Ones ability to sell
For buyers, it is widely known that lenders do not like to make loans when buildings are involded in suits. A buyer would have to pay cash, or pay a premium for a portfolio lender to give them a loan. At this point, we will continue to follow this story and will report back when we know more.
Veer.lofts .deck  e1352203980910 Veer Lofts Owners Association Files Construction Defect Suit Against Developer
We’d like to make sure we recognize our contacts in Seattle that help us deliver accurate accounts of situations like these. We are surrounded by really talented attorneys and business contacts that help us keep our readers up to date. Thank you for your support. You know who you are.  
 

 

What $500,000 Will Get You In The Seattle Condo Market


Let’s take a look at what $500,000 will get us in the Seattle condo market today:

URBAN HIGH RISE – Downtown Seattle
737 Olive Wy #3304, Seattle
ASKING PRICE – $495,000

olive8 exterior What $500,000 Will Get You In The Seattle Condo Market
 Olive 8 What $500,000 Will Get You In The Seattle Condo Market

Olive 8 is project built in 2009 that offers a “In-city Resort Lifestyle”. It has a fitness center, day spa, 65′ lap pool, out-door terrace and 24 hour concierge services. Unit #3304 is a 680 sq. ft one bedroom with east facing views. It offers bamboo flooring, oak Pedini Cabinets and slab granite counters. 33 floors above the city, unit #3004 features 52 sq. ft. of outdoor space as well.

INDUSTRIAL/CONTEMPORARY LOFT –  Belltown
2720 3rd Ave #908, Seattle
ASKING PRICE – $515,000

Mosler Lofts Interiors 500000 e1351074494203 What $500,000 Will Get You In The Seattle Condo Market

Mosler Lofts is an award winning project at the Northend of Belltown. Built in 2007, Mosler sold its inventory quickly in the pre-recession real estate fury. The architecture, simple interiors, amenities and location make Mosler Lofts stand out. Unit #908 offers 989 square-feet, an island kitchen and corner exposure adding tons of natural light to the space. See more photos here

VIEWS FROM BALLARD LOCKS – Ballard
3100 W Commodore Wy #403, Seattle
ASKING PRICE – $500,000

Ballard Locks Views e1351151691836 What $500,000 Will Get You In The Seattle Condo Market

A waterfront penthouse with views of the Ballard Locks. Over 2,400 sq. ft. of livings space. Wall of windows, hardwood floors and sunroom with skylights. Updated island kitchen with corian counters, gas cooktop and tons of storage. Amenities include a pool, hot-tub, sauna and secured entry. Unit also includes 2 parkings spaces and storage. See more photos here

Search Seattle Condos

Belltown Lofts | 66 Bell St, Seattle 98121

 

66 Bell Exterior  e1350545804584 Belltown Lofts | 66 Bell St, Seattle 98121

BELLTOWN LOFTS

Architect: Driscoll Architects & U-Arc Design

LOCATION

66 Bell St or Belltown Lofts is located in the dynamic Belltown neighborhood

DESCRIPTION

Built in 2000, Belltown Lofts was a privately funded restoration and re-development of a 1914 warehouse. Belltown Lofts is comprised of 62 units on 4 floors. Units vary is size and build. Some feature exposed brick, industrial elements and timber. Others have contemporary finishes that resemble more condo qualities. Owners of the building enjoy a secured entry, massive indoor courtyard, privacy and a large rooftop deck.

PICTURES

66 Bell Rooftop Deck e1350548176541 300x196 Belltown Lofts | 66 Bell St, Seattle 98121 66 Bell Interior Courtyard 300x225 Belltown Lofts | 66 Bell St, Seattle 98121

SEARCH

Jeff Active Listings2 Belltown Lofts | 66 Bell St, Seattle 98121 Jeff Sold Listings2 Belltown Lofts | 66 Bell St, Seattle 98121 For Rent Button1 Belltown Lofts | 66 Bell St, Seattle 98121 Schedule a Tour Belltown Lofts | 66 Bell St, Seattle 98121

UCS PROJECT GRADE

Address: 66 Bell St., Seattle, WA
Year Built: 2000
Bedrooms: Studio, 1, 2
Bathrooms: 1–2
Total Units: 62
Amenities: Secured entrance, rooftop deck, courtyard, storage
My Grade:
Location: B-
Amenities: C
Price: B
Luxury: C
Walk-ability: A  Google Walkscore
Unit Decor: B-



WALKSCORE



Veer Lofts End Unit, Back On The Market

Veer Lofts   Unit 112   ℅ S. Bethke e1348409552874 Veer Lofts End Unit, Back On The Market

For all of you South Lake Union lovers (I admit, I am as well), there is 1st floor end unit that just hit the market at Veer Lofts. It has an industrial steel and cable staircase, hardwoods throughout and a private patio just outside the living area. It also features an extra bath for guests. The dues are $464 per month and the asking price is $379,000. It was last sold in September of 2010 for $367,000.

See the listing – click here

Veer Lofts   401 9th Ave Ne Seattle web Veer Lofts End Unit, Back On The Market

Belltown Condo Sales, Heating up?

19703 2 Sky Belltown Condo Sales, Heating up?

With the lack of condominium inventory in downtown Seattle, I’m starting to notice properties move pretty quickly. In the last 30 days, Belltown has had 14 condo sales. Check out the list below. In many cases they sold for more than the asking price.  Are you experiencing the same thing in your neighborhood?

Belltown - Heating Up?

BUILDING ADDRESSASKING PRICESALE PRICESQUARE FOOTAGE COST PER SQUARE FOOT
Belltown Court 2414 1st Ave #418$90,000$110,000466$236.05
Belltown Lofts 66 Bell St #24$172.500$170,000736$234.16
Concord2929 1st Ave #521$200,000$205,000438$468.04
The Ellington 2801 1st Ave #412$249,000$255,000608$419.41
The Klee2717 Western Ave #5006$259,950$259,950713$364.59
Concord 2929 1st Ave #315$300,000$285,000780$365.38
Harbor Heights 2621 2nd Ave #602$299,999$300,000900$333.33
The Ellington2801 1st Ave #507295,000$308,000719$428.37
The Vine2607 Western Ave #404$329,950$323,000886$364.56
The Parc76 Cedar #905$325,000$325,000918$354.03
Seattle Heights 2600 2nd Ave #1102$385,000$370,000878$421.41
The Parc81 Clay St #924$425,000$425,0001,114$381.51
Arbor Place121 Vine St #1201$500,000$485,000996$486.95
One Pacific Tower 2000 1st Ave #1201$648,000$632,5001,523$415.30

Search Belltown Condos


Windermere Real Estate/East, Inc.
3933 Lake Washington Blvd NE #100 Kirkland Wa 98033
www.UrbanCondoSpaces.com
Seek. Live. Urban.