Everything You Need To Know About Buying A Condo On Capitol Hill

I’ve spent over 25 years working on Capitol Hill in real estate. Before that I worked at the Northwest AIDS Foundation and other LGBTQ+ organizations. And like many young queers before me I have lived in various apartments around the Hill. You can say I have seen a thing or two in this Seattle neighborhood over the years, including helping many clients buy a condo on Capitol Hill. Not to sound too old, but back in my day Capitol Hill was not the fancy apartment buildings and tech hub that it is today. It was a combination of Queerness and the old school Central District bumping up towards each other before gentrification took hold.

Regardless of the changes, I STILL love Capitol Hill. It is the center of Seattle as far as I’m concerned. We are still home to restaurant innovators, cool bars, social justice organizations, and so much more. My friends live here. Our office is right at 14th and Pike Street. And it is where our nephew is now looking for baby’s first condo on Capitol Hill.

Why Are We Creating A Guide To Buying A Condo On Capitol Hill?

The reason why we feel compelled to write this guide is that our nephew is now looking for his first condo and is looking for one on Capitol Hill. We want people like our nephew and our respective community to know everything they need to know about buying a condo on Capitol Hill.

Buy First, Start Here – How To Buy A Condo In Seattle!

Buying a condo in Seattle follows a similar pattern to purchasing a house, but adds a few extra layers. Here’s the practical order I recommend:

Secure pre-approval early. Lenders want a full financial picture, including condo dues and reserves.
Work with an agent who understands condos. Experienced Capitol Hill agents know which HOAs stay stable and which buildings hold resale value.
Define your priorities. Decide whether parking, pets, or storage matter most to you.
Tour multiple buildings. Compare structure age, amenities, and HOA styles.
Review HOA documents carefully. Study the reserve study, bylaws, and financials to see how well the building plans for maintenance.
Plan beyond closing. Factor in taxes, dues, and insurance for a clear monthly outlook.

Check out our full blog here >

Let’s dive into the most comprehensive guide on what you need to know about buying a condo on Capitol Hill.

Guide To Buying A Condo On Capitol Hill

Team Diva knows condos on Capitol Hill and have helped many buyers over the years. Here is our deep dive into everything you need to know about buying a condo-style home on Capitol Hill.

Average Prices Of Buying A Condo in Seattle and On Capitol Hill

<Average Prices of Condos On Capitol Hill

Studios: Under $300K
1 Bedrooms: Under $400K
2 Bedrooms Or More: $550-700K>

The average price for a typical condo in the city of Seattle is around $600,000. But on Capitol Hill the average price is closer to $500,000.

Why? The condo buildings on Capitol Hill are older and have way fewer amenities than Downtown Seattle or Belltown.

Two-Bedroom Condos on Capitol Hill:

The average price for a two-bedroom condo on Capitol Hill is around $705,000. Now this price goes up and down depending on the number of parking spaces, in-unit laundry, views, and the number of bathrooms.

One-Bedroom Condos on Capitol Hill:

The average price for a one-bedroom condo on Capitol Hill is around $389,000. Once again this price goes up and down depending on washer and dryer, parking, views, and so much more.

Studio Condos on Capitol Hill:

The average price for a studio condo on Capitol Hill is hovering around $269,000. This price right here is the reason why we are looking for a starter condo for our nephew.

We strongly recommend that you talk to a professional who specializes in condos on Capitol Hill if you want to dive deeper into buying one.

Source: NWMLS data as of October 2025

What Are The Typical Homeowner Dues For A Condo and Co-Op On Capitol Hill

<Average HOA Dues For Condos/Co-Ops on Capitol Hill

Studios/1-Bedrooms – Around $600

2-Bedrooms Or Larger – Around $950>

In general, the average homeowner association dues (HOA dues) have risen across the country. Why? Remember that building that collapsed in Florida? The downhill impact of that collapse is that lenders and insurance companies are now requiring buildings to be in a certain level of condition. In order to do this work the HOA dues have to go up to fund this work.

Here is a rough estimate of what the HOA dues are for condos and co-ops on Capitol Hill in Seattle.

Co-Op Buildings Average HOA Dues On Capitol Hill:

What do the dues cover in a typical co-op condo style home? The HOA dues cover water, sewer, garbage, maintenance, AND for co-ops it ALSO covers the homeowners’ property taxes.

Average HOA Dues For Studios and One-Bedroom Co-Op Homes

The average HOA dues for a co-op is around $607 for smaller studios to one-bedroom condo homes.

Average HOA Dues For Two-Bedroom and Larger Co-Ops Homes

The average HOA dues for a co-op two-bedroom home are around $981 for two-bedroom or larger co-op condo homes.

Pre-War Buildings Average HOA Dues On Capitol Hill:

What do the dues cover in a typical pre-war condo building style home? The HOA dues typically cover water, sewer, garbage, and a lot of maintenance for these buildings.

Average HOA Dues For Studios and One-Bedroom Pre-War Condos

The average HOA dues for a pre-war condo building for studios and one-bedroom homes hover around $639.

Average HOA Dues For Two Bedroom and Larger Pre-War Condos

The average HOA dues for a two-bedroom pre-war condo is around $1,074. The reason why the HOA dues are so high for many of these buildings is because they are mostly brick buildings that require a lot of upkeep.

Average HOA Dues Mid-Century Modern Buildings Average HOA Dues on Capitol Hill:

Average HOA Dues for Studios and One-Bedroom Mid-Century Modern Condos

The average HOA dues for a Mid-Century Modern condos for studios and one bedroom homes hover around $615.

Average HOA Dues For Two-Bedroom and Larger Mid-Century Modern Condos

The average HOA dues for a two-bedroom mid-century modern condos are around $946.

Average HOA Dues For The 1970s-1990s Buildings on Capitol Hill:

The HOA dues for buildings built between the 1970s through the 1990s are typically a bit more affordable than the older buildings. That being said, these buildings lack the charm of the older buildings.

Average HOA Dues For Studios and One-Bedroom 1970-1990 Condos

The average HOA dues for 1970-1990 buildings for studios and one-bedroom homes hover around $603.

Average HOA Dues For Two-Bedroom and Larger 1970-1990 Condos

The average HOA dues for a two-bedroom 1970-1990s condos are around $855.

Average HOA Dues For New / Newish Construction Building On Capitol Hill:

The dues for newer construction homes are right on par with other buildings in the area. The last 20 or so years was a golden era of new construction condos on Capitol Hill.

Average HOA Dues Studios and One Bedroom Newer Construction Condos

The average HOA dues for newer construction buildings for studios and one-bedroom homes hover around $644.

Average HOA Dues For Two Bedroom and Larger Newer Construction Condos

The average HOA dues for two-bedroom new construction condos is around $1,204.

Source: NWMLS data as of October 2025

A Few Of Our Favorite Capitol Hill Condo Buildings We Show Seattle’s Homebuyers

<A Few Of Our Fav Condos

Plaza Del Sol
Manhattan
Garden Court
Lorington Co-Op
Highlander
And more…>

Over decades of showing Capitol Hill condos, I’ve noticed the strongest HOAs maintain their buildings and are proactive in doing maintenance. They also have flexible pet and rental policies. Beyond the practical, I love a building that has a lot of charm and is unique in some way.

Here are a few of our favorite buildings on Capitol Hill:

Plaza Del Sol
Manhattan
Garden Court
Lorington Co-Op
Highlander
19th Street Lofts
Brixs
Victoria House
All of the Anhalts
Firehouse 25
Artist Co-Ops
1310 East Union
Betsy Ross
Fairmont
Pike Lofts
East Pike Condominium

I know I’m missing a few but this is a short list of all the condos on Capitol Hill I like to show my buyers. The list fluctuates depending on what’s going on in the building.

The best way to get an updated perspective is to give me a call.

Why Capitol Hill Became Seattle’s Gayborhood?

Capitol Hill became Seattle’s Gayborhood because of “GENTRIFICATION.” That’s right. The original Gayborhood was in Pioneer Square but because of affordability issues, many businesses and clubs moved to Capitol Hill. Here is a great link that goes into the history of LGBTQ+ community in Seattle >

What Capitol Hill Looked Like When I Moved Here in the 1980s

By the time I moved here in the late 1980s Capitol Hill was the center of LGBTQ+ life in Seattle and the surrounding area. Capitol Hill was where you went to find cool thrifted treasures from Chicken Soup Brigade’s thrift shop, you would explore the local LGBTQ+ bookstores, and of course catch the drag shows at Neighbors. It was the hub of our community and it continues to be so today.

The reason why so many people flock to Capitol Hill to buy a condo is because they want to live, work, and play in a neighborhood that reflects their own values.

More information about Seattle’s many LGBTQ+ friendly neighborhoods and surrounding cities:

Just to clarify, Seattle and Washington state have some of the largest protections for our LGBTQ+ community in the nation. Capitol Hill might be the center of queer life but it is by no means the only area that we all live in.

The Micro-Neighborhoods of Capitol Hill

<Micro-Neighborhoods of Capitol Hill

Broadway
Pike/Pine Corridor
15th Ave
19th Ave
Bellevue/Bellevue/Bellevue
Summit Slope
Volunteer Park
North Capitol Hill >

Capitol Hill feels like a patchwork of mini-districts, each with its own flair. The neighborhood around Bellevue/Bellevue/Bellevue (you read that right… it’s where 3 streets named Bellevue intersect in Capitol Hill) is completely different from the 19th corridor. Pike/Pike is different from Broadway. And so on….

Below is the list of neighborhoods our Capitol Hill condo buyers often talk to us about when they are looking for their own home:

Broadway
Pike/Pine Corridor
15th Ave
19th Ave
Bellevue/Bellevue/Bellevue
Summit Slope
Volunteer Park
North Capitol Hill

My recommendation is for you to hang out and visit each area at different times of day to notice which vibe is best for you.

Getting Around Capitol Hill – Transit

<Transit On Capitol Hill

Light Rail
Street Car
Rapid G Line
Busses
Bike Lanes>

Capitol Hill connects easily to the rest of Seattle through a variety of means. The Link Light Rail station opening up on Capitol Hill was a huge game changer. We quickly saw the value for buildings like the Plaza Del Sol increase as a result of its proximity to the station.

Below is a quick round up of all of the transit options you have when you live, work, and play on Capitol Hill:

Link Light Rail:

The Capitol Hill Station at Broadway and John Street anchors the neighborhood’s Link Light Rail access. You can reach downtown, the University of Washington, or SeaTac International Airport within minutes.

Rapid Line:

The newly installed Rapid G Line is making it super easy to access Downtown Seattle to Madison Park along Madison street right now.

Bus Routes

Seattle’s numerous buses run through different parts of Capitol Hill and connect us throughout the region.

8 Route
9 Route
11 Route
10 Route
12 Route
43 Route
48 Route
49 Route
60 Route
988 Route

Seattle Street Car

The First Hill Streetcar adds another option, linking to First Hill and the International District to Capitol Hill.

Parking remains tight! If having a car is important to you, make sure you find a condo that has secure parking.

How Far Is Capitol Hill from South Lake Union’s Tech Hub?

Capitol Hill sits roughly one mile east of South Lake Union. Many tech employees choose Capitol Hill for its balance of quick commutes and lively evenings. We recommend you test your route at commute time to help you make a smarter location choice when you buy a condo on Capitol Hill.

During peak back to work times you will see hoards of tech workers walking down Olive Way or Lakeview to their respective hubs for work. Later in the day we see many of them make the climb back up to Capitol Hill.

The Number 8 Bus Route is also one of the most popular ways to go from Capitol Hill to South Lake Union’s tech hub.

Last but not least: The Link Light Rail from Capitol Hill Station to Westlake gets you close to South Lake Union. Many folks either transfer to the Street Car or walk the remaining parts of the trip.

A Few Favorite Going-Out Spots On Capitol Hill

<A Few Of Our Favorite Spots On Capitol Hill

Kedai Makan
Single Shot
Nue
The Pony
Twice Sold Tales
And More…>

Capitol Hill has parts that can be loud and boisterous when the Bridge and Tunnel crowd comes in for the weekend. Meanwhile you will find other parts of the Capitol Hill neighborhood quieter and super cozy.

One of my favorite things to do is find all of the cool kid spots. Here is my short but very well-curated list of a few of my favorite places on Capitol Hill.

Here is out list of favorite spots to go out and enjoy on Capitol Hill:

Retail Therapy
Single Shot on Monday Nights
Harry’s
Kedai Makan
Tavolata Capitol Hill
Ba Bar Capitol Hill
Harry’s Fine Foods
Donna’s
Nue
Due Cucina
Herb and Bitter Public House
The Pony
Crescent Lounge
Diesel
CC’s Seattle
Analog Coffee
Porchlight Coffee & Records
Twice Sold Tales
Elliott Bay Bookstore
Quest Bookshop
a/stir

The best part about living and buying a condo on Capitol Hill?

The vibe! One night you might stroll to a gallery opening at Vermillion. The next night you stumble upon a game of Dodge ball at Cal Anderson Park.

Schools and Enrollment Basics

<Schools On Capitol Hill: Our recommendation is to go beyond the basic reviews and student teacher ratios. What is the community like in the school? How is the school accommodating non-housed students?>

Team Diva is a big supporter of public schools and Seattle’s public schools for that matter. Capitol Hill does have some of the best public and private schools in the city of Seattle.

Seattle Public Schools assign campuses by address. Buyers can confirm school zones through the district’s School Assignment Lookup Tool. Boundaries occasionally change, so verify during your purchase process.

Our recommendation is to go beyond the basic reviews and student teacher ratios. What is the community like in the school? How is the school accommodating non-housed students? Does the school have a path forward to ensuring all students are getting resources, not just the ones who come from privilege?

Chavi and I raised our nephew in Seattle’s public schools and could not be prouder of the community that he was raised in.

Parks, Trails, And Getting Outside On Capitol Hill

Seattle is adamant about passing our Parks levy every time it comes up for vote. Why? We are passionate about our outside spaces. Here are a few of my favorite spots for going outside on Capitol Hill.

Volunteer Park

Capitol Hill blends green space with city life. Volunteer Park crowns the hill with gardens, open lawns, and a conservatory. The reservoir loop provides a perfect morning walk.

The Park Named After LGBTQ+ Legend and Advocate – Cal Anderson

Cal Anderson Park sits near the light rail, hosting everything from pickup soccer games to festivals. Smaller spaces like Thomas Street Mini Park add quiet pockets for reading or picnics.

Summit Park Slope

Spending time in the community garden space of Summit Park Slope is a treat any summer day.

Roanoke Park

Thanks to our Parks Levy this little-known park is getting a makeover.

Denny Blaine Park

Ok, technically this is not on Capitol Hill but it is where everyone goes during the summer for some nude basking in the sun. Unfortunately, the wealthy in this city think this park belongs to them. Fuck them!

I remember going to this park way back in the 1990s. Like any of us who buy a home in Seattle we all have to do our own due diligence. The owners around this park could easily ask around and know they were buying a home near a nudist beach.

Special Mentions

Outdoor enthusiasts bike along Lake Washington Boulevard or head toward Interlaken Trail to reach the Arboretum. The arts scene stays lively too, with independent theaters and galleries rotating exhibits year-round. Living here means never running out of things to do.

Cost of Living and Typical Housing Costs

Seattle’s cost of living runs high, and Capitol Hill ranks among its pricier areas. But those costs are offset by the fact that you have lower transportation costs because the neighborhood is so “walkable.” Beyond the housing costs stated above here, is a quick look at additional cost of living to live on Capitol Hill.

Additional Living Costs For Capitol Hill

Beyond housing, expect higher daily expenses than in most Seattle neighborhoods.

Dining Out: Brunch at a local café averages $18–$25, while dinner for two at a mid-range restaurant runs $70–$100 with drinks. Capitol Hill’s food scene includes everything from noodle bars to fine dining, so you can spend as much or as little as you like.
Groceries: Prices align with Seattle averages. A weekly grocery run for one person at stores like QFC or Trader Joe’s often totals $80–$120. Specialty markets and co-ops cost slightly more.
Utilities: Expect $100–$150/month for electricity and internet, depending on unit size and usage. Many older condos include water and garbage in HOA dues.
Transportation: Owning a car adds about $200–$300/month for insurance and parking. Light rail and Metro bus service make it easy to live car-light or car-free.
Entertainment: Tickets to the Northwest Film Forum run around $15 for non members. There is a lot of local theater and dance and those tickets are around $35. Nightlife and clubs vary by night. Capitol Hill’s nightlife can tempt you to budget extra for late-night eats and cover charges.

How to Research Zoning, Permits, and Property Records

Seattle makes it simple to research any property online.

Check zoning through the Seattle Department of Construction and Inspections (SDCI) Zoning Map.
Review building permits and code history using SDCI’s “Research a Project” tool.
Access ownership and sales data through the King County Parcel Viewer.
Request HOA documents, including bylaws, minutes, and financial reports.
Read the reserve study to understand planned repairs and savings.

These steps help you buy with full knowledge of a building’s structure, finances, and potential future costs.

Pro-Tip: Here is our blog “How To Review Your Resale Certificate” to help you with the HOA documents.

Is Capitol Hill Seattle Safe?

First off, “safe” is a term that people use when they are trying to discriminate against certain types of people or areas. Call it the modern version of Fair Housing violations.

The way we think about safety is that it is different for everyone. We always ask “What does safety mean to you?”

For me personally, I feel perfectly comfortable walking around Capitol Hill at all hours of the day and night. But I remember Seattle during the heroin epidemic of the 1990s. My perspective and experience is going to be different from other folx.

Is Capitol Hill Seattle safe and accepting for the LGBTQ community? ABSOLUTELY!

Has Capitol Hill been underresourced by the City of Seattle to deal with the post pandemic drug issues that are gripping this nation? ABSOLUTELY!

What is the community doing to help rectify these issues for the community? Our friends at the GSBA have hired a Neighborhood Safety Coordinator. They have been hard at work with the city to get our small businesses and community more resources.

Team Diva is partnering with the GSBA to create more resources for many of our small businesses and folks who live in this neighborhood.

FAQs For Living and Buying A Condo On Capitol Hill

How much do HOA dues cost on Capitol Hill?
Most range from $300 to $900 per month depending on building age and amenities. Review what those fees cover before you buy.

Do Capitol Hill condos make good alternatives to single-family homes?
Yes. Condos offer location and convenience, trading yard work for shared amenities and lower maintenance.

What should I ask before buying into an HOA?
Request the reserve study, budget, and meeting minutes. Ask about planned projects or assessments.

How reliable is public transit from Capitol Hill to Downtown or SLU?
Transit runs frequently. Light rail, buses, and the streetcar connect you across central Seattle.

How can I confirm school boundaries?
Use the Seattle Public Schools assignment lookup tool and verify updates each year.

Hope Our Guide To Capitol Hill’s Condos Was Helpful

You now have a full picture of what goes into buying a Capitol Hill condo. You know how Seattle’s condo process works, what shapes the Capitol Hill market, how to check HOA health, and where to look for official information.

Owning a condo here means joining a community that thrives on creativity, connection, and awareness. Understanding the details lets you appreciate the big picture.

More Information To Help You Become a Smart Diva Dweller

Kim has a very unique perspective on the Seattle real estate market. Not only has she been in business for over 25 years but she has also been recognized nationally for her innovation and activism. Are you looking for a Diva’s perspective on Seattle real estate? Call Kim directly at 206-850-3102 or send her an email at kim@teamdivarealestate.com to chat!