The John Ross
- 3601 S River Pkwy, Portland OR 97239
- Walkability Score: 82/100
- 31 Stories - 303 Condos - Built in 2007
- Rental Policy: No Rental Cap - 30 Day Minimum Lease
John Ross Condos For Sale
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My Take on The John Ross
by Chris Mackovjak, Portland Broker & Condo Specialist
The John Ross is an elliptical glass tower that rises above the South Waterfront with a curved, modernist silhouette that stands apart from anything else on the Portland skyline. And it's not just one of the most unique high-rises in Portland, but it's also one of the biggest with 303 condos across 31 floors. My clients that are curious about living in the South Waterfront almost always start with questions about the John Ross, so I wrote this profile to help you decide if this could be a good fit for you.
Let's Start with the Neighborhood
The South Waterfront has really found its groove in the years since the John Ross was built, but this building still sits at the heart of it. The Willamette River Greenway trail runs right outside the front door so you can walk or bike along the river in either direction without crossing a major street. Elizabeth Caruthers Park is across the street, the Portland Streetcar stops essentially at the building, and the OHSU Aerial Tram is so close that you'll probably have a few friends in the building that work there. A Tuesday farmers market, restaurants, and neighborhood shops have filled in nicely around the building over the years. There's even a doggie day care and an off-leash dog park nearby.
The Architecture and the Views
The elliptical tower design isn't just for looks. It allows every unit in the building to have angled or curved window walls rather than a flat grid of glass, and floor-to-ceiling windows are standard throughout, from the entry-level studios up to the penthouses. You'll notice how that affects the space, even in small studios, the moment you walk in. If you prefer 90-degree angles over curved walls the John Ross has you covered, as the first few floors of the building are more like traditional condos.
The river views really start to open up around the 7th floor. East and northeast-facing units, particularly along the "08" and "10" stacks, capture the Willamette, Tilikum Crossing, Mt. Hood, and Mt. St. Helens in a single panorama. South-facing condos look down the river all the way to the Sellwood Bridge and Ross Island. West-facing units get spectacular sunsets over the West Hills.
Select Amenities
The John Ross doesn't have many amenities, but that helps keep the HOA dues from ballooning. And what it does have it does well. Let's start with the lobby, which is one of my favorites in all of Portland. The warm wood tones, lighting, gorgeous artwork and fireplace really set the tone, especially on a cold rainy day. There's a friendly 24/7 attendant to welcome you and your guests. The 5th-floor rooftop terrace has BBQ grills, seating, dining areas and garden nooks that residents love. The 2nd-floor community room comes with a full kitchen and an adjacent outdoor terrace, and it's available to residents for entertaining. There's no gym, but there is bike storage and plenty of trails nearby to get some exercise.
The Condos
The John Ross has a huge mix of studio, one, two and three-bedroom condo plans. I'm going to focus on the actual condos and finishes, but if you want to review the price trends and sales data check out my John Ross market report.
Let's start with the studios which range from about 630 to 722 square feet. There are a lot of these studios, and they're not an afterthought. They run up to the 24th floor and many have terrific views. If you're looking for a studio or small one-bedroom you'd be hard pressed to find one with a nicer finish and view for under $300k. The Civic comes close if you'd rather be closer in, but this is a nicer building.
The one-bedrooms come in two styles: loft-style with a bedroom area that's separate but not closed off, and traditional one-bedrooms with a separate bedroom. The loft-style ones run from about 779 to 860 square feet. These are the building's sweet spot for a lot of buyers who are first time buyers, downsizers or just want a second home in the city. They have patios (the studios don't), a separate bedroom area, and enough living space to stretch out. The south-facing units on the higher floors tend to go fast.
The true one-bedrooms are a different category entirely, running from about 1,200 to 1,209 square feet. These are spacious homes with a large utility room, room for a home office nook or flex space, good closets, covered balcony, and in many cases a tub and shower in the primary bath with double sinks. The "08" stack one-bedrooms (like units 1208, 1508, etc) are corner homes with views up and down the river and maybe a bonus mountain view on clear days. Some of them even come with two tandem parking spaces and a storage unit, which is unusual for a one-bedroom anywhere in Portland. When I have a buyer who wants a one-bedroom that's a cut above this is one of the buildings I take them to first.
The two-bedrooms here are large, starting at about 1,468 square feet and going all the way up to nearly 2,000. Some of the larger ones include a separate den area. Keep an eye out for the "08" and "10" stacks because they have terrific river views. The 28th floor has only four homes, which gives those units a genuine sense of privacy that upper-floor residences in most buildings can't offer.
HOA & Building Management
The HOA is very well run at the John Ross, and I have yet to have a buyer opt out of a contract because of something they found in the HOA docs. The monthly dues cover gas, hot water, water, sewer, trash, exterior maintenance, concierge service, grounds maintenance, and amenities. What the dues cover varies slightly by unit, and some units have gas and hot water included while others pay electricity separately, so it's worth confirming the specific inclusions when comparing options. Dues run from approximately $550 per month for a studio up to around $1,400 to $2,000+ per month for the larger two-bedroom and penthouse residences. There is no rental cap, and the minimum rental period is 30 days with no short-term rentals permitted. New owners pay a move-in/out fee of approximately $870, and many units carry a one-time capital improvement contribution at closing. This is a pet-friendly building and there is a pet park nearby. Parking is deeded in a secure garage and included with most units. Larger units frequently include two tandem parking spaces and deeded storage units come with many of the condos.
If The John Ross sounds like it could be for you, then reach out to me at 503-966-4371 or by filling out the form below. I'll be happy to answer any questions you may have about if it fits your needs.
Contact Chris About The John Ross
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