280 Spear St Unit 3U
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
33% of that payment is not the mortgage. The HOA fee alone is $77,820 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $5,642.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($42,995). 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
✅ Fairly steady · +3.6%/yrReconstructed from 26 units of recorded sales at 280 Spear St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +3.6%/yr over 2 years across 26 units) — a good sign. Only the reserve study confirms the building is keeping up with its big-ticket repairs.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Garage parking
- Newer build (2020)
⚠️ Cons
- 15% above model fair value
- HOA $1297/mo
- Ground floor
🚩 Red flags
- Very high HOA $1297/mo (full-service high-rise)
Photos
Price history (this unit)
- Nov 4, 2026 — Listed $859,900
Description
Former model home, fully upgraded, and it shows. This corner residence at MIRA gets light from two directions thanks to an extra line of glass, so the space feels bigger and brighter than the floor plan suggests. The sleek in-line kitchen is fitted with Miele appliances, and the bathroom was designed to be enjoyed: an oversized walk-in shower you won't want to leave. The amenities make it easy to entertain without hosting at home. The owners' clubhouse flows from indoors to outdoors, with a formal dining room, a full kitchen, wine fridges, and an oversized island with seating and AV. Up on the roof there are BBQ areas with dining space and a fire pit facing the city skyline, which is at its…