Seattle Condo Authority Network
Compare monthly HOA fees across Seattle condominium buildings, what drives costs, which buildings run lean, and how to evaluate fees before you buy.
Understanding HOA Fees
HOA fees are the monthly dues every condo owner pays to the homeowners association. They cover the collective costs of owning and operating shared spaces and services. Understanding what your fee buys, and whether a building is managing its finances well, is one of the most important parts of any condo purchase.
Never look at HOA fees in isolation. A $700/month fee at a well-funded building with healthy reserves and strong management may be a far better deal than a $450/month fee at a building with deferred maintenance and a pending special assessment.
The key documents to review before buying any Seattle condo are: (1) the HOA budget and audited financials, (2) the reserve study showing percent funded vs. required, (3) the last 12 months of HOA board meeting minutes, and (4) any current or pending special assessment notices.
I review these documents for every client before any offer goes out, and I've walked buyers away from deals that looked good on paper until the HOA financials told a different story.
Building-by-Building Data
Monthly HOA fee ranges and estimated per-square-foot rates across Seattle's major condo buildings. Fee ranges reflect typical units, penthouse and corner units often carry higher dues. $/SqFt estimates are based on typical unit sizes for each building type.
| Building | Neighborhood | Year Built | Units | HOA Fee Range / Mo | Est. $/SqFt/Mo | Tier |
|---|---|---|---|---|---|---|
| Harvard & Highland | Capitol Hill | 1927 | 36 | $350–$650 | ~$0.63 | Low |
| Bagley Lofts | Capitol Hill | 2006 | 34 | $350–$600 | ~$0.64 | Low |
| Fischer Studio Building | Capitol Hill | 1910 | 28 | $375–$700 | ~$0.67 | Low |
| Pike Lofts | Capitol Hill | 1912 | 18 | $375–$650 | ~$0.67 | Low |
| Monique Lofts | Capitol Hill | 2005 | 22 | $375–$680 | ~$0.68 | Low |
| Eastlake & Lofts | Eastlake | 2008 | 60 | $400–$650 | ~$0.65 | Low |
| Belltown Lofts | Belltown | 2000 | 40 | $400–$650 | ~$0.66 | Low |
| Madison Lofts | Capitol Hill | 2007 | 40 | $400–$650 | ~$0.66 | Low |
| Market Court | Belltown | 2003 | 50 | $400–$700 | ~$0.69 | Low |
| Mosler Lofts | Belltown | 2007 | 148 | $400–$700 | ~$0.70 | Low |
| Elektra Press Condos | Belltown | 1908 | 148 | $400–$700 | ~$0.70 | Low |
| Our Home Hotel | Belltown | 1907 | 26 | $400–$700 | ~$0.69 | Low |
| Firehouse 25 | Capitol Hill | 1914 | 18 | $425–$750 | ~$0.72 | Low |
| The Fix Building | Capitol Hill | 2010 | 34 | $425–$750 | ~$0.72 | Low |
| 80 S Jackson | Belltown | 1901 | 34 | $425–$750 | ~$0.72 | Low |
| Merrill Place Lofts | Belltown | 2001 | 36 | $400–$700 | ~$0.70 | Low |
| Bay Vista | Belltown | 1987 | 70 | $400–$700 | ~$0.70 | Low |
| Astoria | Belltown | 2001 | 149 | $450–$750 | ~$0.74 | Mid |
| Bellora | Belltown | 2006 | 93 | $450–$750 | ~$0.74 | Mid |
| Carbon 56 | Capitol Hill | 2016 | 132 | $450–$750 | ~$0.73 | Mid |
| Enso | First Hill | 2009 | 85 | $450–$750 | ~$0.74 | Mid |
| Lumen | Capitol Hill | 2016 | 168 | $450–$750 | ~$0.73 | Mid |
| Brix | Belltown | 2006 | 61 | $450–$750 | ~$0.73 | Mid |
| The Vine | Belltown | 2006 | 140 | $450–$800 | ~$0.76 | Mid |
| Avenue One | South Lake Union | 2008 | 130 | $500–$850 | ~$0.78 | Mid |
| Gallery | Downtown | 2007 | 176 | $500–$900 | ~$0.80 | Mid |
| Luma | South Lake Union | 2014 | 140 | $500–$900 | ~$0.79 | Mid |
| Emerald | South Lake Union | 2021 | 262 | $550–$1,000 | ~$0.83 | Mid |
| Concord Condos | Belltown | 2000 | 206 | $550–$1,000 | ~$0.84 | Mid |
| Newmark Tower | Downtown | 1991 | 298 | $600–$1,100 | ~$0.88 | Mid |
| One Pacific Tower | Belltown | 2005 | 112 | $600–$1,000 | ~$0.87 | Mid |
| Pomeroy | Belltown | 2003 | 117 | $600–$1,000 | ~$0.87 | Mid |
| 2200 Westlake | Denny Triangle | 2006 | 261 | $600–$1,200 | ~$0.90 | Mid |
| Watermark Tower | Downtown | 1983 | 95 | $600–$1,200 | ~$0.92 | Mid |
| KODA | First Hill | 2021 | 206 | $600–$1,200 | ~$0.88 | Mid |
| 81 Vine | Belltown | 2009 | 164 | $650–$1,200 | ~$0.94 | Mid |
| Nexus | Denny Triangle | 2020 | 389 | $650–$1,300 | ~$0.95 | Mid |
| Cosmopolitan | Downtown | 2007 | 250 | $650–$1,300 | ~$0.97 | Luxury |
| Cristalla | Belltown | 2005 | 195 | $600–$1,400 | ~$1.00 | Luxury |
| Bellevue Towers | Downtown Bellevue | 2008 | 539 | $650–$1,300 | ~$0.98 | Luxury |
| First Light | Downtown | 2022 | 448 | $700–$1,500 | ~$1.05 | Luxury |
| Insignia Towers | Belltown / Denny Triangle | 2015 | 698 | $700–$1,800 | ~$1.07 | Luxury |
| Spire | Downtown | 2022 | 352 | $700–$1,800 | ~$1.08 | Luxury |
| Madison Tower | Downtown | 2017 | 148 | $800–$1,900 | ~$1.18 | Luxury |
| Olive 8 Residences | Downtown | 2009 | 229 | $800–$2,200 | ~$1.20 | Luxury |
| Escala | Downtown | 2010 | 269 | $900–$2,500 | ~$1.32 | Ultra-Lux |
| Four Seasons Private Residences | Downtown | 2008 | 36 | $2,500–$8,000 | ~$3.20 | Ultra-Lux |
Fee ranges are estimates based on publicly available HOA data and are subject to change. Always verify current dues with the HOA directly. $/SqFt estimates assume typical unit sizes for each building type.
Seattle's lowest-HOA buildings share a common profile: small unit counts (typically 15–60 units), minimal or no staffed amenities, and simple common areas. Most are boutique historic conversions, loft buildings, press conversions, and converted commercial structures in Pioneer Square and Capitol Hill. While fees are lean, buyers should scrutinize reserve funding carefully, as small buildings have fewer unit owners to spread major repair costs across.
Capitol Hill, 1927
One of Capitol Hill's oldest condo buildings, a 1927 brick walk-up with small unit count, simple common areas, and some of Seattle's lowest HOA fees as a result. Intimate community, no amenity overhead.
Capitol Hill, 1910
A 1910 Capitol Hill building converted to boutique loft condos. The small unit count keeps shared costs low, no pool, no gym, no concierge. What you get is architectural character and lean monthly costs.
Belltown, 2007
A boutique modern loft building in Pioneer Square with 24 units and a stripped-back amenity package. Low fees, flexible rental policy, and genuine loft character without the overhead of a large building.
Eastlake, 2008
A mid-size Eastlake building with a quiet residential character and minimal amenity overhead. One of the best HOA fee values in Seattle for buyers who don't need a gym or rooftop and want a neighborhood-feel building.
Low HOA ≠ Automatically Better. Small buildings with low fees have fewer owners to share the cost of unexpected major repairs. A single failed elevator or roof replacement can represent $5K–$20K per unit in a 20-unit building. Always ask for the reserve study funding percentage before buying in any small building.
The mid-HOA tier covers Seattle's largest inventory of condo buildings, typically 80–400 units, built between 1995 and 2022, with a standard amenity package including gym, rooftop, bike storage, and package lockers. Many include part-time staffing (manager on-site 3–5 days/week) but not 24-hour concierge. This is where most Seattle condo transactions happen and where building financial health varies most significantly.
Belltown, 2006
A well-run Belltown mid-rise with solid reserves and a clean common area package. The lower end of mid-HOA territory, good value for a building with real amenities and professional management.
South Lake Union, 2021
Seattle's most architecturally distinctive tower with a comprehensive amenity package, rooftop pool deck, fitness center, club room, and bike facilities. Mid-to-upper HOA range for a new construction building with significant shared spaces.
South Lake Union, 2006
A South Lake Union mid-rise with a premium amenity package anchored by a rooftop pool, one of the few Seattle condo buildings with outdoor pool access. Fees reflect the cost of maintaining that asset year-round.
First Hill, 2021
A 2021 First Hill tower with modern amenities and strong reserve contributions built into the budget from day one. A good example of a new-construction building priced for proper long-term financial health rather than artificially low introductory fees.
Mid-Tier Watch-Out: New construction buildings often start with artificially low HOA fees to attract buyers, then raise them sharply after the developer hands over control to the HOA board (typically 1–2 years after opening). Always ask what the projected fee increase schedule looks like for any new construction building.
Luxury and ultra-luxury condo buildings in Seattle charge premium HOA fees that reflect a fundamentally different product: 24-hour concierge and security, hotel-caliber common areas, private dining rooms, screening rooms, wine storage, spa facilities, and in some cases direct hotel service integration. For buyers at this tier, HOA fees are a feature, they represent the cost of a full-service living experience that no apartment building can replicate.
Downtown, 2010
Seattle's premier full-service luxury condo, fees support 24-hour concierge, wine cellar, screening room, private dining room, spa, and fitness center. The premium reflects a level of shared infrastructure that simply does not exist in standard buildings.
Downtown, 2009
Connected to the Hyatt hotel, residents access hotel-level pool, spa, and fitness facilities. Fees include hotel amenity access costs as well as building operations and reserve contributions for a LEED Gold building.
Downtown, 2017
Full concierge service, private wine storage, guest suites, and spa access. A newer building (2017) so reserve funds are building from a strong initial position, fees reflect quality management rather than deferred maintenance.
Downtown, 2008
The highest HOA fees in Seattle, and deliberately so. Residents receive full Four Seasons hotel services including in-residence dining, daily housekeeping, private valet, and access to all hotel amenities. Only 36 units split these costs.
Luxury HOA Context: At buildings like Escala and Madison Tower, buyers typically underwrite HOA fees as part of their lifestyle budget, similar to how you'd budget for a housekeeper, car service, or club membership. The fee pays for services that would cost far more if arranged individually.
The Cost Drivers
Five factors determine where a building lands on the HOA fee spectrum, from $350/month boutique buildings to $8,000/month full-service residences.
Older buildings (pre-1990) typically have higher HOA fees because aging infrastructure requires more frequent maintenance, elevators, plumbing, electrical systems, and roofs. Newer buildings have lower initial repair costs but must save aggressively in reserves for future capital needs.
High ImpactA rooftop deck costs roughly $15,000–$30,000/year to maintain. An indoor pool adds $40,000–$80,000/year in heating, chemicals, and staffing. A fitness center requires $10,000–$20,000/year in equipment maintenance. Every amenity the building offers has a direct and ongoing cost.
High ImpactA 24-hour doorman or concierge costs $150,000–$250,000/year in total compensation per position, spread across all unit owners. A 250-unit building with 24-hour staffing absorbs this cost at $50–$80/unit/month. A 36-unit ultra-luxury building absorbs it at $350–$550/unit/month.
Highest ImpactThe HOA master policy covers the building shell and common areas. Premium rates have risen sharply in Seattle since 2020, driven by construction cost inflation, water damage claims, and increased natural disaster risk. High-rise towers pay the most, both because of higher rebuild values and greater liability exposure.
Medium ImpactHOA costs are largely fixed (insurance, management, elevator contracts) and partially variable (utilities, cleaning). A 300-unit building spreads fixed costs across 300 payers. A 20-unit building spreads the same fixed costs across 20 payers, which is why small boutique buildings often charge more per unit despite having fewer amenities.
Medium ImpactA reserve study determines how much the building needs to save each month for future major repairs. Well-funded buildings (80%+ funded) collect larger monthly reserve contributions, making fees appear higher, but they're far less likely to issue special assessments. Under-funded buildings artificially suppress fees by kicking repair costs down the road.
High ImpactFrequently Asked Questions
The average HOA fee for a Seattle condo ranges from approximately $450–$900 per month depending on the building, unit size, and amenity level. Small boutique buildings with minimal shared amenities typically run $350–$650/month. Mid-rise buildings with standard amenities (gym, rooftop, concierge) average $500–$1,000/month. Full-service luxury towers like Escala and Madison Tower charge $900–$2,500+/month. Ultra-luxury buildings like the Four Seasons Private Residences, which include full hotel services for residents, can reach $2,500–$8,000/month.
Seattle condo HOA fees are driven by four primary factors: (1) Building staffing, concierge, doorman, and building management staff are the largest single cost driver; (2) Amenity packages, pools, fitness centers, rooftop decks, and club rooms all require ongoing maintenance and utilities; (3) Building age, older buildings (pre-2000) often have higher fees due to deferred maintenance and under-funded reserves; (4) Insurance costs, Seattle buildings pay substantial master policy premiums that have risen sharply since 2020. High-amenity towers also collect reserve contributions for future major repairs (roofs, elevators, plumbing systems), which contribute meaningfully to monthly fees.
Seattle's lowest-HOA condo buildings are typically small boutique buildings with minimal shared amenities. Historic converted buildings in Capitol Hill and Pioneer Square, including Fischer Studio Building ($375–$700/month), Pike Lofts ($375–$650/month), Monique Lofts ($375–$680/month), and Harvard & Highland ($350–$650/month), often have the lowest fees due to their small size, simple common areas, and lack of staffed amenities. Small Eastlake buildings like Eastlake & Lofts ($400–$650/month) also offer low fees. Note that very low HOA fees can sometimes indicate underfunded reserves, always review the HOA financials before buying.
Yes, Seattle luxury condos consistently have significantly higher HOA fees than standard buildings, primarily due to 24-hour concierge and security staffing, resort-caliber amenity packages (pools, spas, private dining rooms, screening rooms), higher insurance premiums on high-value buildings, and larger reserve fund contributions. Escala charges $900–$2,500/month. Madison Tower runs $800–$1,900/month. Olive 8 ranges $800–$2,200/month. The Four Seasons Private Residences, which include full hotel services for residents, charge $2,500–$8,000/month. These fees are a feature of the product, not a flaw: buyers at this level are purchasing a full-service living experience, not just a unit.
For primary residences, HOA fees are generally not tax deductible under current U.S. tax law. However, if a condo is used as a rental property, HOA fees are typically deductible as a business expense. Additionally, if a portion of the building's common area is used for business purposes in a home office situation, a proportional deduction may apply. Tax law changes frequently, always consult a CPA or tax professional for guidance specific to your situation. Jeff Reynolds can connect you with a Seattle-based real estate tax specialist as part of the buying process.
Explore Further
Deep-dive guides on Seattle's condo market from the Seattle Condo Authority Network.
Your Seattle Condo Specialist
HOA fees are one of the most misunderstood parts of a condo purchase, and one of the most important. A building with a $200/month lower HOA fee and a poorly-funded reserve account is not a bargain. It's a liability waiting for a special assessment.
I review HOA financials, reserve studies, and board meeting minutes for every building my clients consider. After 10+ years focused exclusively on Seattle condos, I know which buildings run tight ships and which ones are financial time bombs, regardless of how the listing looks online.
Tell me which building you're considering, I'll pull the financials and give you a straight answer on whether the HOA is in good shape.
Seattle Condo Authority Network