Seattle Condo Authority Network • Pioneer Square
107-unit Pioneer Square high-rise completed 2020. New construction in Seattle's historic arts and culture district, steps from the waterfront and sports stadiums.
Building Profile
| Building Name | Gridiron |
| Address | Data to be verified |
| Year Built | 2020 |
| Total Units | 107 |
| Stories | Data to be verified |
| Neighborhood | Pioneer Square, Seattle, WA |
| HOA Fees | $500–$1,000/mo (est.) |
| Price Range | $450K–$1.5M+ |
| Rental Policy | Data to be verified |
| Building Type | High-Rise |
About This Building
Gridiron is a 107-unit condominium high-rise in Pioneer Square, completed in 2020. The building brings new construction living to one of Seattle's most historically significant neighborhoods, steps from the waterfront, Lumen Field, T-Mobile Park, and the neighborhood's acclaimed gallery and restaurant scene.
Pioneer Square's unique position adjacent to the Seattle waterfront, First Avenue South's restaurant row, and the sports stadium district makes Gridiron one of the city's most distinctively located condo buildings. The neighborhood's historic brick architecture, boutique hotels, and independent art galleries create an urban character unlike any other Seattle neighborhood.
As a 2020 construction, Gridiron offers current building standards in a neighborhood that has seen limited residential development. The building's newness amid Pioneer Square's historic streetscape creates an interesting contrast that appeals to buyers seeking something genuinely distinct from Belltown or South Lake Union.
Jeff Reynolds tracks Gridiron within the Seattle Condo Authority Network. Address and stories count should be verified; contact Jeff for current listings, HOA financials, and Pioneer Square buyer strategy.
Buyer Analysis
Gridiron is one of Seattle's few purpose-built new-construction condo towers in Pioneer Square—a neighborhood with a distinct urban identity and a buyer profile unlike any other Seattle submarket. Here is Jeff Reynolds's assessment.
Pioneer Square offers Seattle's most concentrated arts, gallery, and live music district. Buyers who value an authentic urban neighborhood over a polished tech-hub environment find Pioneer Square's character irreplaceable.
Modern building systems, fresh finishes, and a long capital expenditure runway. Buyers at Gridiron get relatively new construction at a price point well below comparable Downtown or Belltown towers.
Steps from Lumen Field (Seahawks, Sounders) and T-Mobile Park (Mariners). A specific lifestyle advantage for sports fans and an entertainment-access differentiator vs. any other Seattle condo neighborhood.
Pioneer Square sits between the Elliott Bay waterfront and the 1st Ave S light rail corridor. Both the working waterfront experience and regional transit access are walkable.
Rental policy data is pending verification. Confirm the HOA rental cap status and approval process before writing an offer, especially if investment or lifestyle flexibility matters.
Pioneer Square has fewer condo transactions than Belltown or Downtown. Comparable sales for appraisals and negotiation are available but require building-level expertise to interpret accurately.
Is Gridiron rental-friendly or does it operate under a cap? Verify current policy and approval requirements before committing.
At 5 years old, Gridiron's reserve fund is still building. Request the most recent reserve study to confirm the fund is accumulating on schedule.
Which units are most affected by stadium event nights in terms of noise, parking, and street-level congestion? Ask Jeff for an assessment of event-impact by unit orientation and floor.
Advisory
Pioneer Square is unlike any other Seattle neighborhood, and Gridiron is its only purpose-built new-construction condo tower. The buyer here chose the neighborhood deliberately—and usually passionately.
Pioneer Square has Seattle's densest concentration of art galleries, live music venues, and historically preserved architecture. The buyers who end up at Gridiron are typically people who specifically sought out the neighborhood's authentic urban character—and who find the newer, more polished alternatives in Belltown or SLU a poor substitute.
Lumen Field and T-Mobile Park are walkable from Gridiron. For Seahawks, Sounders, and Mariners fans, the building's location produces a quality of daily life that no other Seattle condo can replicate. This is a specific lifestyle draw that consistently appears in buyer descriptions of why they chose Gridiron.
2020 construction at Pioneer Square prices, which typically run below Belltown and Downtown equivalents. Buyers who want new-construction quality—modern systems, fresh finishes, long capital expenditure runway—without paying Downtown new-construction premiums consistently identify Gridiron as one of Seattle's best cost-per-square-foot options for post-2018 condos.
Pioneer Square's brick streetscapes, historic preservation, and proximity to the Elliott Bay waterfront attract buyers who engage with the neighborhood beyond their building. The Gridiron buyer tends to be an active participant in Pioneer Square's community—someone who wanted to invest in the neighborhood, not just live near it.
Market Data
Gridiron is Pioneer Square's only purpose-built new-construction condo tower, completed in 2020. Pricing reflects 2020 construction quality at Pioneer Square's relative discount to Belltown and Downtown—one of Seattle's best cost-per-square-foot propositions for post-2018 condos.
Entry-level new construction in Pioneer Square at pricing well below equivalent Belltown or Downtown towers from the same vintage. The neighborhood's relative discount is a consistent feature of Pioneer Square pricing.
Two-bedroom residences vary based on floor level and view orientation. Elliott Bay waterfront views from upper floors command meaningful premiums over city-facing or lower-floor units.
Higher-floor residences with Elliott Bay waterfront or Puget Sound views. These units represent Gridiron's most durable pricing tier and attract buyers specifically for Pioneer Square's view corridor.
Gridiron's post-2020 resale history is still developing. Current pricing reflects the building's Pioneer Square discount relative to Belltown and Downtown, combined with the premium associated with 2020 new construction quality. As Pioneer Square's continued revitalization progresses—including the waterfront park development along the Elliott Bay shoreline—the neighborhood's relative discount to Belltown may narrow over time. Contact Jeff Reynolds for current Gridiron listings and recent comparable sales.
Knowledge Base
Before buying any Seattle condo, these guides answer the questions every buyer should resolve about HOA finances, financing eligibility, and closing requirements.
What condo HOA fees cover, how they're calculated, and what to look for in a building's fee structure.
How reserve funds work, what percent-funded means, and why the reserve study matters before you buy.
How rental caps, owner-occupancy ratios, and HOA delinquency rates affect your loan eligibility.
What the resale certificate contains, why it matters, and the key red flags buyers should watch for.
Explore More
Other condos in Pioneer Square at a similar price tier, with links to full building profiles, buyer analysis, and current market data.
See all buildings: Browse all Pioneer Square condo buildings →
Frequently Asked Questions
Gridiron is located in Pioneer Square, Seattle's historic arts and cultural district adjacent to the waterfront, Lumen Field (Seahawks and Sounders), and T-Mobile Park (Mariners). The exact address is to be verified. Pioneer Square is served by the Pioneer Square Link Light Rail Station, providing direct access to Downtown, Capitol Hill, and the University District.
Gridiron has 107 residences. The building was completed in 2020. Contact Jeff Reynolds for current unit mix, floor plan details, and recent comparable sales.
Gridiron was completed in 2020, making it one of Pioneer Square's few recent residential developments. As a 2020 building, it offers modern construction standards with a few years of HOA reserve accumulation.
HOA fees at Gridiron are estimated at $500–$1,000 per month depending on unit size. As a 2020 building, the HOA is in an active reserve accumulation phase. Contact Jeff Reynolds for verified current figures and HOA financial data.
Pioneer Square appeals to buyers who value historic character, walkable waterfront access, and proximity to Seattle's sports venues. The neighborhood's light rail connectivity, growing restaurant scene, and lower condo pricing compared to Belltown and Downtown make it an attractive alternative. Gridiron is the neighborhood's premier new construction option.
Your Pioneer Square Condo Specialist
Jeff Reynolds is Seattle's leading specialist in urban condominiums, with deep expertise in Gridiron and every building in the Seattle Condo Authority Network. If you're buying or selling at Gridiron, Jeff has the data, the relationships, and the track record to represent you.
Jeff tracks every sale at Gridiron, maintains HOA financial data, and knows which floor plans and view orientations hold value best. This depth of building-level knowledge is what separates a specialist from a generalist.
Jeff Reynolds • Seattle Condo Authority Network • jeff.reynolds@compass.com
Current listings, recent sales, HOA financials, and buyer strategy. No obligation.