Atwater Place
- 841 S Gaines St, Portland OR 97239
- Walkability Score: 73/100
- 23 Stories - Built in 2007 - LEED Gold
Atwater Place Condos For Sale
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My Take on Atwater Place
by Stuart Stevens - Broker & Condo Specialist
Atwater Place has a well-deserved great reputation. There are actually two connected buildings, a taller glass tower rising 23 floors and a lower mid-rise section, and they're tied together by some of the most beautiful landscaping you'll find in a Portland condo building. There's a reflection pool, a bocce ball court, pergola shading, manicured lawn, and river views just beyond the edge of the property.
The building was built in 2007, and it's LEED Gold certified. It was designed from the ground up to be a sustainable, high-performance building, and you feel that in the quality of the construction and the finishes. Portlanders do look for that and it matters to our buyers I'm happy to say. There's also a 24/7 front desk concierge because the other thing Portlanders appreciate is security and quiet, competent service. (read more)
The South Waterfront
South Waterfront is unlike anywhere else in Portland. The Willamette Greenway Trail runs right alongside the building, so you literally walk out the front door and you're on a riverside path that goes north all the way to the Fremont Bridge and south to Willamette Park. I've had clients and friends here tell me how much they enjoy watching eagles, sea lions, dragon boats, kayakers, and the Christmas Ships parade right from their balcony.
Elizabeth Caruthers Park is one block away, and it hosts Thursday Farmers Markets, Movies in the Park, and Opera in the Park events. There is ground-level retail and restaurants, as well as weekly rotating food carts in the neighborhood. The Portland Streetcar stops right outside connecting you to the rest of the city. It can be a long ride to get to, say, 23rd Street, but it will get you there without having to deal with parking or traffic. By the time you read some horrible world news on your phone and do a little doomscrolling you'll be there... and probably ready for a cocktail. Good thing you don't have to drive home! If you need to get to OHSU or if you work there you'll find the aerial tram is close enough to make that trip very convenient.
Atwater Place Amenities
I already mentioned the concierge and the grounds, and there's also a beautifully appointed community room and resident lounge by the warm and inviting lobby. There's community bike storage in the garage managed through the concierge. The HOA covers gas, hot water, insurance, exterior maintenance, management, sewer, trash, and water. There's an $825 move-in and move-out fee (as of March 2026). The building recently had fresh paint and a high-end water leak detection and automatic shut-off system installed throughout, which is exactly the kind of proactive building maintenance I like to see in buildings I recommend.
About the Condos
On the street level along Gaines you'll find a collection of townhomes with their own private entrances. These are two-story units, some over 2,300 square feet, with soaring ceilings, hardwood and slate floors, gas fireplaces, fenced patios, and two tandem deeded parking spaces. They have a completely different feel from the tower units, almost like a row of brownstones tucked into the base of the building. If you want the convenience of a lock-and-leave lifestyle but prefer more of a single-family home vibe then be sure to keep an eye out for one of these.
The tower condos here are large, with even the smallest one-bedroom units clocking in around 935 to 1,175 square feet. The island kitchens feature modern appliances and gas cooking. A few of the one-bedroom floor plans include a den or flex space which really makes them more functional for a lot of my clients. The mid-range two-bedroom units, in the 1,380 to 1,600 square foot range, are what most clients want to see here, and there's usually a good number of them available.
The base level of interior finish when Atwater was delivered in 2007 was better than average and definitely qualified as a luxury building. Those finishes still hold up now almost 20 years later and include hardwood floors, quartz countertops, modern tile baths, gas cooking, stainless appliance and large primary baths with soaking tubs. Since 2007 a good number of owners have put serious money into upgrading their units which I always see as a big vote of confidence in the building.
Popular Atwater Place Floor Plans
I get requests for some floor plans more than any others. No surprise - they're usually the upper-floor corner stack units that face the Willamette and Mt. Hood. But the nice thing about this building (and all the South Waterfront buildings really) is that even on lower floors you'll have nice treetop views and less street noise than you'll find on a low floor in the Pearl or Downtown.
The south-facing "12" stack is one of the most popular. Since it's on the south side of the building you get sunrise views of Mt. Hood over the river and sunset views of the West Hills all from the same home. Floor-to-ceiling glass on the south wall frames up the river, the West Hills, and on a clear day on the higher floor you can see multiple mountains.
The "08" stack, the SE corner, is another popular one because of the sweeping 180-degree views of Mt. Hood, the river and Sellwood Bridge. One of these (Unit 1708) sold for full asking price the day it was listed.
If you want more of a city vibe, the north-facing units have great views of the downtown Portland skyline, Ross Island, and our iconic bridges. One resident described watching "the flocks of crows heading north at dusk" from their terrace, alongside boats, paddlers, and children in the park below. Not a bad view.
A Few Odds and Ends
There is no rental cap at Atwater, which is pretty rare especially in a luxury building. And the HOA will let you rent your unit for a 30-day minimum which gives owners a lot of flexibility down the road if your situation changes.
Parking is deeded and most units come with one space. The larger two-bedrooms have two spaces, and the townhomes have two tandem spaces. Storage units are separately deeded in some cases and available in others. The HOA dues run roughly from $660 per month on the smaller units up to over $1,800 per month on the large two-bedroom plus den homes, and they generally cover gas, hot water, insurance, exterior maintenance, management, sewer, trash, water, and of course the concierge service and staff.
Pets are welcome here with owners allowed to have up to two pets. There are breed restrictions, and keep in mind that pets are not allowed in the landscaping or on the lawn. But the good news is that the South Waterfront has green space everywhere for walks, and even has its own off-leash dog park just a block away from Atwater. So it's a great building and neighborhood for dog owners, and your dog will have lots of company on your walks.
Contact Stuart About Atwater Place
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