Archive for the ‘Capitol Hill’ Category
July 3, 2008
This post is dedicated to my favorite aunt, Thea Nikki. (Thea is the Greek word for aunt.) Next Tuesday is Thea’s birthday. It’s a big birthday, so I want to get her something extra special.
Thea’s always loved Tudors. Elegant, earthy Tudors are a common housing stock in the land of her birth, Portland, Oregon. In Laurelhurst Park, one of Portland’s many historic neighborhoods, Tudors live harmoniously among Craftsman Bungalows, Northwest Farmhouses, and Victorian Painted Ladies.
The Tudor Revival house is typified by steeply pitched roofs, stucco exteriors, and heavy timbers. Reminiscent of the original medieval style, the early 20th century interpretation creates a warm, enveloping and sturdy-feeling home.
So Thea, for your birthday I found you three Tudor homes. I’ve been watching these for a while (in honor of you). They all have their good and not-so-good points, but in the end, each would make a wonderful, never-move-again home.
Have a look at each of these beauties–I’ve summarized their pros and cons (as I see them). Pick your favorite!
All of these homes have been on the market for some time (718 20th was recently re-listed), and reduced from their original price. They’re all within a few blocks of each other on the NE edge of Capitol Hill/Montlake/Madison Park.
718 20th Ave E Seattle, WA 98112 Price: $817,000
This is the biggest of the three at 3200 sq/ft (though I’ve an inkling that may include the basement?) It also appears to be the most move-in ready. Meaning it’s also has the biggest price tag (though the price per sq. ft. is the cheapest—because of it’s large size). The kitchen, while functional, does not do justice to the home or the neighborhood—it’s gonna need updating.
1413 25th Ave E Seattle, WA 98112 Price: $614,990
This is a For Sale By Owner. The bones look great, but a thorough inspection to determine needed upgrades is required. Cosmetically, it looks good, but I’m dubious as to the state of the various systems. The price allows for some upgrading. This one is within walking distance to the Arboretum.
2110 E Crescent Dr Seattle, WA 98112 Price: $625,000
This one is listed as a fixer. Again, the bones look great. It appears to need the most work, but until inspections are done, it’s hard to tell. The price also allows for some upgrading. Location-wise, this is my favorite. (I’ve a strange love for Interlaken Park, which is just around the corner.)
Let me know which one you prefer Thea. I’ll drive by, snap a pic, print it out, and put it in a nice frame. All just for you.
June 30, 2008
Finally, summer has arrived in Puget Sound; and with it, frenetic construction. New mid-rise, mixed-use buildings dot the border-lands between Capitol Hill, First Hill and the Central District.
Madison is an especially busy street, with always-moving orange construction cones marching east to west and back. Starting just over the highway, you can see the steel bones of a soon-to-be high-rise. A bit further up Madison at 12th, the Trace is move-in ready. Two blocks more, and another new building nears completion, replacing the old piano bar at Madison and 15th. Continue over the crest of the hill to 23rd Ave, and there’s a pile of rubble where Deano’s recently existed.
Not to mention the half-dozen other brand new buildings within a couple blocks of Madison. Hard-hats are everywhere. Sorta hard to believe the construction industry is faltering, eh?
Even our valiant Seattle City Light folks are working extra hard. I snapped this pic of linemen connecting a new building to the city’s grid. And on a Sunday no less!
In just a few months, Madison promises to emerge as one of the newest, densest, most urbane parts of the city. Until then though, it’s gonna be noisy and congested.
While I can’t predict when the economy will recover or gas prices will retreat, I can offer one tidbit of advice: avoid driving on Madison until late October. (Instead, try Pike, Pine or Union. They’re much more traffic-friendly this summer.)
June 26, 2008
Way back in the late 19th Century, long before the Information Age, our city’s forefathers (and foremothers) saw fit to document their emerging city using a marvelous new gizmo: the camera. Ever since, city employees have been snapping pics. The photo above captures a scene at the Broadway Playfield (now part of Cal Anderson Park) in 1910.
In 1937 the city took photos of most buildings in Seattle. If your home existed at that time, you can find a photo of it by contacting the Washington State Archives. If your house was built post-1937, it’s still worth contacting the archive to see if any later photos exist. A friend found a 1945 photo of his 1941-built Ballard home in the archive. Photo prices range from $17-$55, depending on size. When contacting the archive, make sure you have your address and parcel number.
In addition to photos, the archive can also send you a data sheet chock-full of interesting trivia about your home. Reviewing my home’s records, I realized my home “borders the negro district,” was built of “medium grade materials” and in 1937 had a life expectancy of only 10 more years.
Luckily, the old-growth timbers proved a bit more durable. After recent systems updates, including a new connection to the city sewers, my hundred-year-old home should be ready for another 100 years. (Fingers crossed.)
If you care to do a bit of personal sleuthing, check out the Seattle Municipal Archives Photograph Collection. Many of the photos document civic improvements (i.e., sewer construction) and landslide damage (caused by broken water mains, prompting construction of the new reinforced concrete sewers). And there are numerous photos of various city parks—seems Seattle tended toward the green even then.
You can search the collection by neighborhood and decade. I was lucky enough to find a 1925 photo of my block. Driveways had yet to appear, and the east side of the street is excavated–for new sewers no doubt.
June 24, 2008
I’m totally burned-out on depressing news stories, so today a (mostly) silly diversion: the simmering feud between Capitol Hill and Central District bloggers. Their territorial squabbling may not rival the Hatfields and McCoys, but it hints at the importance of neighborhood identity and also touches on truth in advertising. Better still, most everyone has an opinion about it.
Near as I can tell from sifting through the historical documents, the whole who-ha began with the uppity Hill folks’ graphic attempt to annex what they’ve dubbed Radio Point, the tiny triangular strip of land just south of Madison from which the mighty broadcasting towers rise.
For many, this was the final insult. The diverse tribes south of Madison could countenance no more. The CD responded to the attack on its sovereignty by rallying its citizenry to e-retaliation.
And so the blog wars began. (Such as they are.)
As a mercenary who daily steals back-and-forth across the border, I find, in this fracas at least, I must side with the CD. Every thinking man knows the disputed territory has historically been part of the CD.
Madison marks the southern boundary of Capitol Hill: always has, always will. Regardless of what several truth-stretching real estate agents write (Note to said agents: stop it; it’s annoying and insulting), or what social-climbing south-of-the-boundary Hill-wannabes proclaim.
Beyond mere historical precedent, I also make my stand for simplicity’s sake. It’s much easier to say, “Madison is the boundary between Capitol Hill and the CD”, than it is to say “Madison is the boundary between Capitol Hill and the CD, until you get to Union. Then it turns south on Union until 20th, where it winds back north to…” Talk about overly-complicated bureaucratic tripe?!?
Personally, I think the Hill folk are just jealous. How can they help it? Sure, Capitol Hill is fancy–but it’s also sorta tired and stodgy. The CD on the other hand, flush from on-going gentrification, is fresh and newly-shined.
For the record, these homes are in Capitol Hill:
324 17th Ave E Seattle, WA 98112 Price: $798,000
1420 E Pine St #E302 Seattle, WA 98122 Price: $499,950
1631 16th Ave #220 Seattle, WA 98122 Price: $280,000
And these homes are in the Central District (marketing hype aside):
1811 E Spring St Seattle, WA 98122 Price: $899,950
1101 17th Ave #207 Seattle, WA 98122 Price: $219,000
1415 E Marion St Seattle, WA 98122 Price: $829,000
Don’t even get me started on the CD vs. Squire Park debate.
June 20, 2008
Listing prices are still dropping. Here’s a compilation of Capitol Hill homes recently reduced. Several homes have posted multiple price drops–for these I’ve included the pricing history.
512 21st Ave Seattle, WA 98122
The list price was “$579,950″ and changed to “$559,000″
History: May 05, 2008 $599,950
May 19, 2008 $579,950
Jun 16, 2008 $559,000
1646 21st Ave E Seattle, WA 98112
The list price was “$1,049,000″ and changed to “$1,025,000″
History: Apr 02, 2008 $1,087,500
May 01, 2008 $1,049,000
Jun 16, 2008 $1,025,000
400 Melrose Ave E #505 Seattle, WA 98102
The list price was “$327,500″ and changed to “$319,950″
History: Apr 14, 2008 $335,000
May 21, 2008 $327,500
Jun 16, 2008 $319,950
831 15th Ave Seattle, WA 98122
The list price was “$809,900″ and changed to “$799,000″
History: Feb 14, 2008 $875,000
Mar 10, 2008 $849,900
Mar 27, 2008 $839,900
May 06, 2008 $829,900
May 22, 2008 $819,900
Jun 04, 2008 $809,900
Jun 17, 2008 $799,000
209 23rd Ave B Seattle, WA 98122
The list price was “$439,999″ and changed to “$429,950″
History: Apr 28, 2008 $464,999
May 23, 2008 $439,999
Jun 17, 2008 $429,950
211 23rd Ave B Seattle, WA 98122
The list price was “$424,999″ and changed to “$409,950″
History: Apr 10, 2008 $444,999
May 21, 2008 $424,999
Jun 17, 2008 $409,950
Jun 18, 2008 $399,950
1631 16th Ave #220 Seattle, WA 98122
The list price was “$290,000″ and changed to “$280,000″
History: Feb 01, 2008 $315,000
Feb 22, 2008 $310,990
May 02, 2008 $299,990
May 09, 2008 $290,000
Jun 18, 2008 $280,000
2310 E Pike Seattle, WA 98122
The list price was “$499,924″ and changed to “$479,924″
1410 E Pine St #321 Seattle, WA 98122
The list price was “$269,950″ and changed to “$262,500″
1707 Boylston Ave Seattle, WA 98122
Unit 101
The list price was “$349,950″ and changed to “$299,950″
Unit 112
The list price was “$199,950″ and changed to “$195,950″
Unit 209
The list price was “$369,950″ and changed to “$329,950″
Unit 306
The list price was “$199,950″ and changed to “$189,950″
1610 Belmont Ave Seattle, WA 98122
Unit 502
The list price was “$335,950″ and changed to “$329,950″
Unit 403
The list price was “$314,950″ and changed to “$299,950″
Unit 413
The list price was “$419,950″ and changed to “$407,450″
History: Apr 01, 2008 $429,950
Apr 06, 2008 $419,950
Jun 19, 2008 $407,450
June 19, 2008
I saw a discussion Monday over on seattlebubble.com about West Seattle houses on the market being sold for less than their purchase price. Since that’s my area, naturally it piqued my interest.
There are evidently lots of houses for sale in West Seattle where people lost money. In some cases, lots of money. The general consensus among those commenting on the blog post was that this was a big problem in West Seattle. I wondered if nearby neighborhoods had similar symptoms, so I dumped some data from Redfin and had a look. Here’s a summary:
| Where |
Total Inventory |
Number/Percentage |
Loss Range |
| West Seattle |
393 |
30/7.6% |
$50-$1.28M |
| Queen Anne |
160 |
11/6.9% |
$40K-$453K |
| Capitol Hill |
87 |
2/2.3% |
$2K-$50K |
| Mercer Island |
194 |
1/0.5% |
$35K |
There are some footnotes about this data. First, not all houses contain past sale information; maybe one third or so of them don’t list a previous sale price and date. Second, this does not factor in the age of the house, but I think you can probably guess when most of these money losers were purchased: all but one of the 44 of them were purchased in 2005 or later–the single outlier was bought in 2003.
What does this data tell me? It’s hard to say. To confirm what people were saying on seattlebubble.com, yes, West Seattle is showing the worst of it by percentage of total inventory, but only slightly ahead of Queen Anne. It looks to me like Capitol Hill and Mercer Island homes have held their value well.
Even this is not certain though, since these latter areas generally have more expensive homes than the former, which may imply something about their homeowners’ ability to wait longer to sell a home and therefore not resign themselves to losing money. Furthermore, it may be that investors and home flippers generally could not afford homes in the more expensive areas.
As a homeowner in West Seattle, this makes me wonder about what my neighbors will be selling their homes for in five or ten years. It also reminds me that it’s a buyer’s market right now, unfortunately for sellers.
June 11, 2008
You don’t need to discuss much. Just drop off the key, Lee, and get yourself free.
These lyrics from the smash Simon and Garfunkel song, written decades ago, ring strangely true today—not for the love-weary, but for the gas-price-weary. Seems national gas prices pushing past $4.00/gallon have driven many to abandon their cars and hop on the bus.
Transit systems across the country are seeing increased ridership as commuters try to find some relief from extreme gas prices. According to an article on MSNBC.com, “In Seattle, commuter rail ridership recorded the biggest jump in the nation during the first quarter, with 28 percent more riders than during the same time last year.”
Wonder what ridership figures will be like when gas hits $5.00/gallon? $7.00/gallon? Premium gas prices at Capitol Hill pumps are already at $4.80.
As gas prices climb even higher, will that drive folks from the ‘burbs to the city? According to Allison Arth’s recent post, commuting distance is becoming more of a factor in deciding where to live.
Of course, once the big oil companies allow a replacement of the combustion engine, distance won’t be such a big issue. For the foreseeable future though, while they still grip us by the spark plugs, consider the bus.
If commuting distance is a consideration for you, check out these shiny new listings near the soon-to-be transit station beneath Broadway. Reside here and you certainly could drop off your key . . . and get yourself free.
1125 E Olive St #103 Seattle, WA 98122 Price: $399,500
717 E Denny Way #4B Seattle, WA 98122 Price: $419,000
June 9, 2008
I’m often amused and inspired by our city’s refusal to slow down, even in the face of reality. If I were to go on visual clues alone, I’d be hard pressed to believe the bubble has indeed burst, even if I really know better.
Prices are down, sales are down, consumer confidence is down—but still, Seattle keeps reaching up. Seems no matter where I travel in this fair city I encounter construction.
Evidence to the point: the number of cranes in this small slice of skyline glimpsed looking northwest from the Plymouth Pillars Park at Boren and Pike. Look southeast, and several more cranes rise above First Hill.
No doubt there are logical reasons why construction continues apace. Long planning processes mean current projects may well have been in development before the bust. Or maybe the demand for office space remains healthy, fueled by our burgeoning high-tech and bio-tech industries.
Whatever the real reasons, I prefer to think of it as Seattle’s indomitable spirit, smiling in the face of absurdity, reaching for more.
What does all reaching achieve? For a lucky few, a view from Seattle’s new heights:
2121 Terry Ave #1802 Seattle, WA 98121
Price: $1,295,000
737 Olive Way #3805 Seattle, WA 98101
Price: $1,330,000
820 Blanchard St #1702 Seattle, WA 98121
Price: $1,485,000
June 7, 2008
For a certain type of person seeking a particular sort of urban existence, Capitol Hill is the location of choice. It’s where I landed, way back when—right next door to the B&O Espresso at Belmont and Olive.
During the intervening years, I’ve worked my way from the East slope to the West slope—from the frenetic land of the 20-somethings to the slightly calmer blocks of single-family homes just over the top of the Hill. Centrally located with an exciting urban energy, it’s one of Seattle’s most popular neighborhoods.
Its popularity helps make it one of the priciest parts of town, too. The average listing is right around $500,000. But there are bargains to be found, relatively speaking.
Here’s a sampling of 1 bedroom view condos (some more view than others) for $250,000 and under. At these prices, none of them are perfect in all regards—some are likely noisy, some need upgrades, some lack parking, etc, but they put you in the heart of the action.
601 14th Ave E Seattle, WA 98122
Unit 301 $219,950
Unit 302 $219,950
Unit 303 $219,950
Unit 401 @249,950
Unit 402 $249,950
Unit 403 $249,950
308 East Republican
Unit 513 $185,000
Unit 606 $230,000
217 17 Ave E Seattle, WA 98112
Unit 5 $242,000
Unit 4 $250,000
700 E Denny Way Seattle, WA 98122
Unit 303 $225,000
Unit 304 $245,000
530 Melrose Ave E #510 Seattle, WA 98102 $250,000
409 16th Ave E #9 Seattle, WA 98112 $219,950
June 4, 2008
Recent posts on Sweet Digs Seattle:
Seattle has a decidedly green tint to it—from its lush environs to the eco-conscious attitude of its inhabitants. The natural beauty glimpsed during daily routines is a big reason many of us live here; and I’m proud that Seattle is one of the top cities for recycling and has a relatively low carbon-footprint.
As the city experiences the inevitable growth though, one of the downsides is dwindling green space. I’ve wistfully witnessed old, stately homes being razed instead of renovated. In their place sprout zero-lot-line townhomes and new condos. The urban fringe areas of the ‘90s, like Squire Park, First Hill and the Central District are now densely-packed urban landscapes: not entirely evil, but certainly less green than just a decade ago.
Here’s where that progressive Seattle attitude comes in. Way back in the early ‘70s, when the green movement was in its infancy, Seattle established its P-Patch Program. Community p-patches now provide garden space for over 6000 urban gardeners on 23 acres of land. They’re so popular in fact, there’s a waiting list for space.
For condo and apartment dwellers with an itch to scratch the soil and make things grow, p-patches may well be the way to go. Not only do you get the enjoyment of the garden without the maintenance hassle of its surrounding yard, but you also do something good for your fellow citizens. Seattle p-patch gardeners provide up to 10 tons of food to local food banks every year. Green space that gives back–gotta love it!
I’ll feature neighborhood p-patches in Central Seattle during the coming months. To get things started, here are some condo listings close to Capitol Hill’s p-patch at 20th and Republican:
1810 E Republican St #4 Seattle, WA 98112
2112 E Thomas #5B Seattle, WA 98112
520 20th Ave E A Seattle, WA 98112
116 20th Ave E #B Seattle, WA 98112
Garden space was a big priority when I bought my place. During those first few summers, canned pickles and tomatoes stuffed my shelves. Now time is precious and I’m more concerned with getting the weeds mowed than nurturing veggies. If you’re in the market for new digs, how important is gardening in your decision? Is it even a consideration? Would you be happy in a condo close to a p-patch? I think I would.
