1000 3rd St #815
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
26% of that payment is not the mortgage. The HOA fee alone is $58,080 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $8,432.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($64,450). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-11-05 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($1,008 in 2026), not enough for a trend yet. The listing shows $968/mo today. Upload its HOA docs and we'll build the full reserve & special-assessment report — free.
🏢 Get this building's free HOA report →✅ Positives
- Upper floor (fl 8)
- In-unit W/D
- Low HOA (0.9%/yr)
- Newer build (2018)
⚠️ Cons
- 29% above model fair value
- HOA $968/mo
- Photos look dim — verify light in person
🚩 Red flags
Photos
Price history (this unit)
- Oct 30, 2026 — Listed $1,289,000
Description
Tower #815 is a spacious 1-bedroom, 2-bathroom residence with a versatile bonus den and upgraded closets. The gourmet kitchen features a suite of Gaggenau appliances, including a 5-burner gas range, Porcelanosa tile, Domus & Domus cabinetry, and Vadara quartz countertops. The open-concept living and dining area and bedroom overlook the peaceful courtyard. The home features 9-foot ceilings, hardwood flooring in the living areas, carpet in the bedroom, and central heating and air conditioning. The primary bedroom includes an en suite bathroom with Kohler fixtures and a walk-in closet with an upgraded organizing system. An in-unit washer and dryer and one-car parking complete this home.…