Luma

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About Luma

Luma is a 168-unit, 24-story luxury condominium high-rise at 1321 Seneca Street in Seattle’s First Hill, completed in 2016. The building occupies a premier position in the neighborhood, steps from Swedish Medical Center, within walking distance of Capitol Hill’s dining and entertainment corridor, and a short walk to the Capitol Hill Link light rail station.

HOA fees at Luma run $1.06 per square foot, placing the building in the typical range for a well-amenitized First Hill high-rise. The building’s 2016 construction means buyers benefit from modern systems, energy-efficient construction, and a reserve fund that has been building for nearly a decade without major capital events.

Luma attracts buyers who want First Hill’s proximity to medical employers and Capitol Hill’s amenities without the price premium of the highest-tier downtown towers. Contact Jeff Reynolds for current availability, HOA documentation, and a unit-by-unit comparable analysis at Luma.

Jeff’s Expert Take

Luma brings balance to an aging Pill Hill community. That’s its superpower.

First Hill is surrounded by a lot of older buildings past their prime. Luma changed the conversation. Good amenities, smart floor plans, and a rooftop experience that attracted a youthful buyer to a neighborhood that needed exactly that kind of energy. The rooftop views are the real differentiator. You’re elevated above the First Hill streetscape with panoramic city views that feel like a completely different experience from the neighborhood below.

The interiors are sleek and modern, with a design language that appeals to a younger professional demographic. Luma isn’t trying to be Escala. It’s filling a different role in the market. This is where you buy if you want First Hill’s proximity to hospitals, transit, and downtown without living in a building that was built in the 1970s.

For buyers who want a modern building in a central neighborhood at a price point below the Belltown and Downtown flagships, Luma is the First Hill pick. The amenity package is solid, the rooftop is genuinely special, and the building has aged well since 2016.

Buyer Considerations

Reserve Study Timing. Built in 2016, Luma is approaching its first major reserve study update cycle. Request the current reserve study, percent-funded figure, and the most recent 24 months of HOA meeting minutes. Buildings in this vintage are still building reserves — understanding current percent-funded is essential before committing to a purchase price.

Rental Policy Verification. Rental cap status at Luma should be verified directly with the HOA before purchasing as an investment property. High-rise buildings of this scale sometimes implement caps as they mature. Confirm the current policy, whether any cap exists, and if there is a waitlist.

Financing Eligibility. Conventional Fannie Mae financing in high-rise buildings requires verifying owner-occupancy ratios, HOA delinquency rates, and commercial space percentages. At 168 units, Luma typically qualifies for conventional financing if these metrics are in range. Jeff Reynolds confirms eligibility factors as standard practice before you commit to an offer.

Building Condition. Luma was built during a period of strong construction quality for Seattle high-rises. The building has had nearly a decade to surface any post-construction issues, and at 24 stories, envelope and mechanical inspections are worth reviewing. Request any known capital project history from the HOA.

Who This Building Is Best For

Healthcare Professionals. Luma’s location at the edge of First Hill’s hospital district, steps from Swedish Medical Center and a short walk to Harborview, makes it the natural choice for physicians, nurses, and healthcare administrators who want a short commute and high-quality urban living.

Capitol Hill-Adjacent Buyers. Buyers who want Capitol Hill’s walkability and nightlife access but prefer a quieter, less dense residential address often end up at Luma. The building provides easy access to Broadway, the Capitol Hill Link station, and the Pike/Pine corridor without being in the middle of it.

Value-Conscious High-Rise Buyers. Luma offers a compelling value proposition relative to the highest-tier downtown high-rises. Buyers who want full-amenity high-rise living, a 2016 build quality, and a walkable location — without paying the per-square-foot premium of a waterfront or Fifth Avenue address — will find Luma a strong fit.

Upgrading Urban Buyers. Buyers moving from a smaller condo or apartment who are ready for a full-amenity high-rise with concierge, fitness center, and city views find Luma’s 2016 construction and 24-story format a significant quality-of-life upgrade over older First Hill inventory.

Frequently Asked Questions

What is Luma at 1321 Seneca St? +

Luma is a 168-unit, 24-story luxury condominium high-rise at 1321 Seneca Street in Seattle’s First Hill, completed in 2016. The building provides modern high-rise living adjacent to Capitol Hill, Swedish Medical Center, and the First Hill Streetcar, with easy access to Capitol Hill Link light rail.

How many units does Luma have? +

Luma has 168 residences across 24 stories. The building offers floor plans ranging from studios to multi-bedroom units, with higher floors delivering panoramic views of the city, Elliott Bay, and the Olympic Mountains.

What are HOA fees at Luma? +

HOA fees at Luma average $1.06 per square foot per month. A 700 sq ft unit runs approximately $742/mo; a 1,100 sq ft unit approximately $1,166/mo. Fees cover building maintenance, insurance, amenities, and reserves. Contact Jeff Reynolds for current fee schedules and reserve fund data.

What neighborhood is Luma in? +

Luma is in First Hill, Seattle’s medical district immediately east of Downtown and south of Capitol Hill. Walkable destinations include Swedish Medical Center, Harborview Medical Center, the First Hill Streetcar on Broadway, and Capitol Hill’s dining and entertainment corridor. Capitol Hill Link light rail is a short walk, providing direct access to Downtown, University District, and Sea-Tac Airport.

How do I buy a condo at Luma? +

Contact Jeff Reynolds directly. Jeff has guided hundreds of buyers and sellers through Seattle high-rise transactions and provides building-specific HOA analysis, financing guidance, and comparable sales data at Luma. He responds within 24 hours.