Pinnacle
- 1255 NW 9th Ave, Portland OR 97219
- Walkability Score: 96/100
- 14 Stories - Built in 2004
- Rental Policy: 30% rental cap + 7 day minimum lease
Pinnacle Condos For Sale
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My Take on The Pinnacle
by Stuart Stevens - Principal Broker & Condo Specialist
If you're looking at condos in the Pearl District, The Pinnacle has almost certainly appeared on your radar. It's a 14-story building at the corner of NW 9th and NW Overton. It was built in 2004 and is in the North Pearl District, which tends to feel a little calmer and more like a residential neighborhood than the blocks closer to downtown. Tanner Springs Park is directly across the street to the south, and Fields Park is directly across the street to the north. The Portland Streetcar stops right at the building's doorstep. Read on to learn more and see if this one should be on your short list.
The Neighborhood
The north end of the Pearl has become one of the more charming corners of the city and if you haven't been lately then it's worth checking out, especially on a warm summer day when Fields Park is full of beach blankets. Ovation Coffee is literally next door to this building for easy coffee runs on rainy days. If you haven't tried their scones you're missing out - but get there early because they sell out every day. Pizzicato is right across the street too and if I smelled their pizza from my balcony I'd probably be there almost every day. Good thing there's a Barry's Boot Camp on site here too!
This is a great building for dog owners because you have a veterinarian office on the first floor and there's an off-leash dog park in The Fields just a block away. Keep in mind Tanner Springs doesn't allow dogs, but Jamison Square is only another couple blocks south and it's great for dogs. The HOA allows two pets per unit with a combined weight limit of 65 pounds.
The Condos
The Pinnacle offers a wide range of unit types. It's one of the rare buildings that appeals to first-time buyers, penthouse buyers and investors (more on that below). On the smaller end, there are studio and loft-style units starting around 674 square feet. These are open-plan homes where the sleeping area isn't walled off from the living space, but with the right furniture they can work well as one-bedrooms. They're bright, efficient, and some of the more affordable entry points into the building. If you're looking for data about how the condos are selling check out Chris's market report for the Pinnacle.
True one-bedrooms run from roughly 691 to 941 square feet and there are several different floor plans. They have walk-in closets, laundry closets, high ceilings, and gas stoves. Some have balconies but not all.
Two-bedroom flats range from about 1,192 to 1,307 square feet in the standard configurations. The ones that sell the best and fastest are the northwest corner "09" stack because they offer great views of Fields Park and the Fremont Bridge. It's also one of the larger two bedrooms with 1307 square feet and it features split-bedrooms on opposite ends of the unit. The covered balcony is big enough to be usable and is a great way to enjoy the park views.
If who want more space there are a handful of larger and more unusual configurations at The Pinnacle. Some owners have combined units into a big 2000+ square foot condos, and then there are the large two-story penthouse units on the top floors. Those penthouses are very distinctive spaces and have more amenities than the standard flats, like gas fireplaces, gourmet kitchens and huge wrap-around terraces. For instance unit 1402 is 2,030 square feet with nearly 500 square feet of wraparound deck, floor-to-ceiling windows on all sides and Sub-Zero and Wolf appliances. I mention that particular unit just to show the range of this building from small studios to penthouses that rival higher-end buildings like The Metropolitan.
Let's talk about the views. Pinnacle is almost surrounded by other buildings, so for the best views I'd suggesting looking at the 9th floor and above. The exception is the "09" stack I mentioned earlier which because of its corner location on the park has great views pretty much all the way up. The south facing units have a pretty open view too of the city skyline and Tanner Springs Park. The north side of the building is pretty much blocked by neighboring Encore Condos unless you're on the back corner in an "01" stack where you get a nice view of the river. The railroad tracks can be noisy though if you're on a lower floor back there.
Building Amenities
Pinnacle recently partnered with Columbia Hospitality, a luxury residential management company, to bring on a general manager, chief engineer, day porter, housekeeper, and security personnel. There's still no lobby attendant or concierge which is disappointing but at least they added more security. And the lobby and common areas have been recently redesigned, a new garage security gate was installed and the intercom system was updated too.
There really aren't many amenities here but that helps keep the HOA dues a little lower than most of the other buildings in the area. There is a shared community deck on the 7th floor with BBQ's and views of the river and surrounding parks. It's really nice on summer days. Parking is in a secured underground garage with deeded spaces for most units. EV charging is allowed if the owner pays to install it in their space. Bike storage is provided in the garage as well. I also like that there are three elevators at Pinnacle, so if there's a move-in you still have two to use for less waiting.
Flexible Leasing Rules
The Pinnacle has one of the more flexible rental policies of any condo building in the Pearl District. The rental cap sits at 30 percent, or roughly 51 units, and based on recent data the cap has not been met, meaning there's room for owners who want to rent their units out. But what really sets Pinnacle apart is that the HOA allows rentals as short as seven days, which is incredibly rare in a Portland high-rise. That makes the building very attractive to investors or owners who travel frequently and want the option to make some money while they're away. If that's important to you let me know so we can verify it's still the case as these rules can change.
And that's my take on the Pinnacle! I hope you found it useful. I'm always happy to talk through whether The Pinnacle is a good fit for what you're looking for. Reach out and let's connect anytime at 503-966-4371.
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