51 Innes Ct #401
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
28% of that payment is not the mortgage. The HOA fee alone is $45,000 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $5,015.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($37,490). 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 2026-10-08 — 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 ($750 in 2026), not enough for a trend yet. The listing shows $750/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
- On market 66 days → some leverage
- Upper floor (fl 4)
- Garage parking
- Low HOA (1.2%/yr)
⚠️ Cons
- HOA $750/mo
🚩 Red flags
Photos
Price history (this unit)
- Aug 6, 2026 — Listed $749,800
Description
Perched on the top floor of The Monarch at The Shipyard, this exceptional two-bedroom, two-bath residence showcases sweeping water and mountain views through dramatic floor-to-ceiling windows that fill the home with natural light. The thoughtfully designed open-concept living space flows seamlessly into a contemporary kitchen featuring stainless steel appliances, a gas range, quartz countertops, designer cabinetry, and a spacious center island perfect for everyday living, casual dining, and effortless entertaining. Designed for comfort and privacy, the split-bedroom floor plan places each bedroom on opposite sides of the home. The serene primary suite enjoys tranquil bay views and features…