Art Lewis

Pinnacle #507 – Expired

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550 Front St #507 / Pinnacle #507 – Floor Plan – Expired (Was $499,000)

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This 1-bedroom listing at the Pinnacle on the west-side of the building has expired again on the MLS, now over 300 days without a buyer I’m afraid.  It has all of the usual appointments including stainless steel appliances, Snaidero cabinetry (although the matte finish), and marble floors.  Nice open concept kitchen/living room, as well as a some view from the balcony down Union Street.  Clean and ready for the next owner.  The price is in-line with the most-recent model match sale down on the 3rd floor last year.  We’ll see if things improve later this year.

Pinnacle #2203 – Re-Listed / Price Reduced

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550 Front St #2203 / Pinnacle #2203 – Floor Plan – Re-Listed/Price Reduced- Now $1,199,000 (Was $1,230,000)

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This 22nd floor unit at the Pinnacle has been re-listed on the MLS and reduced by $30,000. This 2 bedroom / 2 bath unit spans the entire north side of the 22nd floor from east to west.  2 truly usable balconies too.  Standard fit and finish for the building but with some nice upgraded light fixtures and custom closet doors.  The unit does have 180 degrees of views, but not a direct southern exposure so only limited bay views other than to the west.  I think the asking price is almost where it needs to be to attract a buyer, and the latest reduction should move it, but no luck yet.

Pinnacle #1501 – Re-Listed

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550 Front St #1501 / Pinnacle #1501 – Floor Plan – Re-Listed – Now $1,599,000 (Was $1,674,000)

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This 15th floor southeast corner unit been re-listed for $1,599,000 – about $75,000 less than before.  It was priced a bit higher than the most recent sales for model matches, but getting closer.  High enough up for sit down views of the bay and ocean beyond, yet not so high up to only be looking at the clouds.  We’ll see if there’s better luck this time around with the new price.

Pinnacle #1603 – Price Reduced

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550 Front St #1603 / Pinnacle #1603 – Floor Plan – Price Reduced – Now $950,000 (Was $975,000)

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This middle-unit on the 16th floor facing east has been reduced by $25,000.  A bit different than most in the stack as the faux fireplace has been removed and replaced with a calming water feature for a more open feel.  Popular split-bedroom floor plan with little wasted space on hallways, 2 bedrooms, and still 2 full baths and 1 half bath.  Competitively price based on the most recent comps that have sold in the stack.  We’ll see if the price adjustment helps.

Pinnacle #1603 – Re-Listed

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550 Front St #1603 / Pinnacle #1603 – Floor Plan – Re-Listed -$975,000

Full Details: Click Here

This middle-unit on the 16th floor facing east has been re-listed after several months on the market without any movement.  A bit different than most in the stack as the faux fireplace has been removed and replaced with a calming water feature for a more open feel.  Popular split-bedroom floor plan with little wasted space on hallways, 2 bedrooms, and still 2 full baths and 1 half bath.  Competitively price based on the most recent comps that have sold in the stack.  We’ll see if the “refresh” helps.

Pinnacle #1603 – Expired

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550 Front St #1603 / Pinnacle #1603 – Floor Plan – Expired (Was $975,000)

Full Details: Click Here

This middle-unit on the 16th floor facing east has expired after several months on the market without any movement.  A bit different than most in the stack as the faux fireplace has been removed and replaced with a calming water feature for a more open feel.  Popular split-bedroom floor plan with little wasted space on hallways, 2 bedrooms, and still 2 full baths and 1 half bath.  Competitively price based on the most recent comps that have sold in the stack.  We’ll see if the “refresh” helps.

Pinnacle #2203 – Cancelled

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550 Front St #2203 / Pinnacle #2203 – Floor Plan – Cancelled – (Was $1,230,000)

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This 22nd floor unit at the Pinnacle has been cancelled on the MLS after a few more months of market time with no takers. This 2 bedroom / 2 bath unit spans the entire north side of the 22nd floor from east to west.  2 truly usable balconies too.  Standard fit and finish for the building but with some nice upgraded light fixtures and custom closet doors.  The unit does have 180 degrees of views, but not a direct southern exposure so only limited bay views other than to the west.  I think the asking price is almost where it needs to be to attract a buyer, and the latest reduction should move it, but no luck yet.

Pinnacle #2902 – New Listing

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Pinnacle #2902 / 550 Front St #2902 – Floor Plan – New Listing – $1,397,400

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This 29th floor northeast corner unit is now on the market at Pinnacle.  It offers 2 bedrooms as well as a 3rd space presently being used as den which certainly could be a 3rd bedroom.  Nice patio size and views from this perch that looks out above the Horizons building to the east, as well as north and even northwest.  Shows well – question will be the price which feels high for something on the northeast corner of the building as opposed to northwest corner of the building.  We’ll see with limited inventory if the demand for 3 bedrooms spurs along a sale.

Pinnacle #1108 – Back on the Market

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550 Front St #1108 / Pinnacle #1108 – Floor Plan – Back on the Market – $1,499,000

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This southwest corner unit on the 11th floor is now back on the market after falling out of escrow.  The most desirable corner in the building with bay views from most rooms.  The bathrooms have been upgraded from the original builder specifications with a darker marble.  Only question this one is price – still feels like a big stretch for the 11th floor.  We’ll see how long it takes to find a new buyer.

Pinnacle #1404 – Sold

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550 Front St #1404 / Pinnacle #1404 – Floor Plan – Sold for $1,320,000

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This northeast corner unit on the 14th floor – first time in 12 years – has closed escrow not far at all from the asking price for $1,320,000.  2 bedrooms, 2 balconies, and 4 parking spaces.  Pretty standard finishes for a Pinnacle condo, but with some upgraded lighting fixtures and lively paint colors.  Clean and awaiting it’s next owner.  The price is in-line with recent sales, just a question of finding the right buyer.  Congratulations to the new owner!