Art Lewis

Pinnacle #1501 – New Listing

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550 Front St #1501 / Pinnacle #1501 – Floor Plan – New Listing – $1,799,000

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New to the market is this 15th floor southeast corner unit.  Priced a bit higher than the most recent sales for model matches, but only the 2nd available condo right now in the building.  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.  It’ll be interesting to see if the scarcity in the market is enough to push for this high of a price – nice unit but most with original fit and finish.

Pinnacle #2802 – Sold

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550 Front St #2802 / Pinnacle #2802 – Floor Plan – Sold for $1,325,000

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After a few months in escrow, this detailed and staged is this 28th floor northeast corner unit has finally closed escrow for $1,325,000 – a bit below the most recent asking price.  It offers 3 bedrooms as well as a bar for entertaining.  Nice patio size and views from this perch that looks out above the Horizons building.  Shows well – question will be how much of a discount someone wants for being on the east side of the building vs. the west side.  To answer the question, it’s about a 15% difference in this market comparing #2802 to #3003.  Congratulations to the new owner!

Pinnacle #2903 – New Listing

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550 Front St #2903 / Pinnacle #2903 – Floor Plan – New Listing – $1,925,000

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New to the market is this 29th floor northwest corner unit at Pinnacle.  Great and mostly protected views to the south, west and north.  Not the largest kitchen/great room, but it does offer 3 true bedrooms all with views.  Price will be interesting as the unit directly above it sold for $1,575,000 not too long ago.  This one also has a storage room / wet bar in place of the half bath.  Currently it’s the only condo for sale in the entire building.  Photos should be up soon and I’ll post them then.

Pinnacle #1706 – Sold

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550 Front St #1706 / Pinnacle #1706 – Floor Plan – Sold for $1,150,000

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This 17th floor west-facing 2 bedroom closed escrow for $1,150,000 – just above the bottom end of the asking price range.  This plan offers 2.5 baths as well as almost no wasted space.  On the bright side, it does come with 4 parking spaces.   The red cabinets are a challenge for most, but for some a bonus.  With the inventory so low, no surprise to see the quick sale.  Looks like the bar has been set for a “standard sized” 2 bedroom with a safe water view in Downtown San Diego in a premium building.

Pinnacle #1706 – Pending

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550 Front St #1706 / Pinnacle #1706 – Floor Plan – Pending

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Now in escrow after a few weeks on the market…  After quite some time without any new listings for less than $1.3M or $1.4M, here’s a new listing on a 17th floor west-facing 2 bedroom.  This plan offers 2.5 baths as well as almost no wasted space.  On the bright side, it does come with 4 parking spaces.   The red cabinets are a challenge for most, but for some a bonus.  We’ll see how they do, with the inventory so low, I actually think they’ve got a pretty good chance for a quick sale.  I’ll post again once it closes.

Pinnacle #1403 – Withdrawn

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550 Front St #1403 / Pinnacle #1403 – Floor Plan – Withdrawn

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Temporarily off the market… After quite some time without any new listings for less than $1.3M or $1.4M, here’s a new listing on a 14th floor east-facing 2 bedroom.  This plan offers 2.5 baths as well as almost no wasted space.  On the bright side, it does come with 4 parking spaces.   Conversely, the price is a big high for an east-facing unit, and the kitchen has the blue/purple cabinets vs the more traditional brown.  We’ll see how they do, with the inventory so low, I actually think they’ve got a chance. I’ll post again once it’s back on the market.

Pinnacle #1706 – New Listing

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550 Front St #1706 / Pinnacle #1706 – Floor Plan – New Listing – $1,149,000 to $1,199,000

Full Details:  Click Here

After quite some time without any new listings for less than $1.3M or $1.4M, here’s a new listing on a 17th floor west-facing 2 bedroom.  This plan offers 2.5 baths as well as almost no wasted space.  On the bright side, it does come with 4 parking spaces.   The red cabinets are a challenge for most, but for some a bonus.  We’ll see how they do, with the inventory so low, I actually think they’ve got a pretty good chance for a quick sale.

Pinnacle #2802 – Pending

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550 Front St #2802 / Pinnacle #2802 – Floor Plan – Pending

Full Details:  Click Here

After a few months on the market this 28th floor northeast corner unit is finally in escrow.  It offers 3 bedrooms as well as a bar for entertaining.  Nice patio size and views from this perch that looks out above the Horizons building.  Shows well – question will be how much of a discount someone wants for being on the east side of the building vs. the west side.  I’ll post again once it closes.

Pinnacle #708 – Sold

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550 Front St #708 / Pinnacle #708 – Floor Plan – Sold for $1,125,000

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This southwest corner unit has finally closed escrow for a very impressive $1,125,000 – just $25,000 under the asking price.  Nice split floor plan and surprisingly just high enough to pick up some bay views.  Lightly decorated, it could use some paint to liven it up.  Still a bit aggressive on the price in my opinion based on the most recent similar sales, but with scarce inventory and some flexibility, an impressive and well-timed sale.  A new bar is set for lower level units at the Pinnacle.  Congratulations to the new owner.

Pinnacle #2502 – Sold

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550 Front St #2502 / Pinnacle #2502 – Floor Plan – Sold for $740,000

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This 25th floor unit facing east has finally closed escrow for $740,000 – about 5% below the asking price.  Great views from the balcony – and not bad from the unit itself with more of a city flair.  This one also features the infamous red cabinets… that and an asking price probably still $10,000 – $30,000 higher than the comps can justify, so it seems like a fair price for all parties involved.  Congratulations to the new owner!