Today’s much-valued historic homes were some of the best built in early 20th-century Seattle. This photo was taken from the highest point on Capitol Hill in 1913, looking south toward 14th Avenue East and East Prospect. In the foreground is the George H. Parker residence.
Real Estate
Living With History
Living historic in Seattle can mean a few different kinds of homes, from one that is simply charming in its age and peculiarities to one that has city landmark status. Learn the distinctions and the responsibilities attached to each kind of historic home

Owning either a charming older home with character or a historic home with city landmark status is an experience that’s full of rewards and responsibilities.

Given Seattle’s high-tech pedigree, it’s often thought of as a city of the new. But for some high-end buyers, a love of history—or of charming architecture from another era—translates into a desire to own a bit of times gone by. Whether it’s a 1912 brick traditional on Queen Anne, a federalist charmer in Magnolia or a Phinney mansion celebrating its 100th anniversary, an authentic period home in one of the city’s original neighborhoods offers a taste of old Seattle.

Architectural preservation experts and real-estate agents say it’s important for buyers considering a historic home to make a distinction between a “historic” home that has been designated as such by the City of Seattle’s Landmarks Preservation Board or the National Register of Historic Places and simply an older home.

“Historic buildings are those that have value in telling the story of the development of the region, of the neighborhood, of the downtown,” says Lawrence Kreisman, program director of Historic Seattle, a nonprofit organization dedicated to architectural preservation. “There are certain houses that bear additional significance because of the people who lived there and their involvement in and impact on economic, social and cultural change, city development, architecture, all the design arts.”

Real-estate agents also consider older homes with character, built in the early part of the last century, as historic in the broader sense of the word. “The city has a wonderful heritage of well-maintained older homes ranging from small cottages to grand mansions; all that could be described as historic,” says Marie Strong, Certified Residential Specialist, in Coldwell Banker Bain’s Lake Union office, who recently became the mayor’s appointee to the Landmarks Preservation Board for the City of Seattle.

Most high-end historic homes in Seattle are found in the city’s close-in neighborhoods: Queen Anne, Magnolia, North Capitol Hill, Washington Park, Madrona and West Seattle. On the Eastside, historic homes can be found on Mercer Island, in Medina, Kirkland and Issaquah.

Seattle has seven historic districts designated by the City of Seattle’s Landmarks Preservation Board. Within these districts, the appearance and historical integrity of structures and public spaces are regulated by a citizens’ board or the Landmarks Preservation Board in accordance with practices and criteria established by city ordinance. Of the seven districts, the two with the most residential impact are Harvard-Belmont on Capitol Hill and Columbia City in South Seattle, says Strong, who represents the real-estate community on the board. “Both are excellent neighborhoods for those looking to own a historic property—at both ends of the economic scale,” she says.

In all of 2007, the Northwest Multiple Listing Service showed just 75 homes that were either “historic or landmarked,” Strong found. Of those, 25 were either in a “historic neighborhood” (i.e., “Historic Ballard” or on a street with historic homes), leaving only 50 older homes listed in greater Seattle and the Eastside. In her opinion, 21 of them were significant, capital-H Historic homes, and their prices ranged from $615,000 to $12.5 million. Of those 21, only two were City of Seattle landmarks. “A lot of those homes qualify for landmark status [see sidebar] but have not been landmarked,” Strong says.

At press time, only seven of the 21 homes had sold. Strong says, “I think such properties are generally on the market for longer, which needs to be considered when purchasing or selling such a home.”

Real-estate agents say that in some cases, landmark status deters buyers. “I don’t believe homeowners would pay a premium for a property simply because it is historic and in some cases may shy away from a home that is landmarked,” Strong says. “[Potential buyers] wonder if the ‘landmark police’ will dictate what color they can paint their home or have control over the new landscape design.” However, “the city offers incentives to landmark property owners, including zoning- and building-code relief, in addition to a special tax valuation program,” she adds. “These incentives include property tax programs intended to make the stewardship of landmarks a privilege and not a burden.”

Strong says that for landmark-designated properties and other older homes, buyers may find that floor plans and furnishings do not reflect how families live today: open kitchens, great rooms, modern appliances.

Most commonly, the kitchen is the room that needs to be updated, says Larry Johnson, a preservation architect with the Johnson Partnership in Seattle. Over the past 100 years, our lifestyles have dramatically changed. “The kitchen was a place to work; it wasn’t a place to socialize,” he notes. A century ago, kitchens didn’t have refrigerators, homes had no washing machines and many houses were built without bathrooms, especially in rural areas.

Preservation experts say owning an older home entails stewardship, which includes learning the property’s history and being mindful of its management. While it’s not necessary to treat an older home as a museum, Johnson says, he recommends buyers find an architect who has training in historic preservation and educate themselves on the home and its era before remodeling.

Buyers of historic homes may face old plumbing and electrical systems and Strong advises potential buyers of older homes to do all their investigating up front and a thorough inspection. “An older home might have plumbing or sewer lines that are 100 years old,” she warns. Fixing such problems can potentially cost a great deal of money.

On the other hand, Strong says, an older home can be a good investment. “The people who love architecture will respond to a property that is an excellent example of distinctive architectural detail, style or the work of a well-known architect,” she says. “People are always willing to pay for properties that are well maintained and built with quality design and finishes.”

Historic Seattle’s Kreisman believes it is important to preserve at least some remnants of the past for future generations, especially as the region grows rapidly. “What are people moving to Seattle for?” he asks. “They are buying into the older neighborhoods because they love those old homes. Some of them had their experience on the Eastside and really want to move back to the city.”

Strong says buyers shouldn’t be afraid to take on a historic home. “The people I know who own older homes love them and get so much satisfaction from them,” she says. “It’s so gratifying to make your mark on a home that’s historic by bringing it back to its original glory.”

What makes a “landmark”?

Any person or group can submit a proposal for a home to become a designated landmark within the City of Seattle. To gain landmark status, properties must meet a number of criteria. For example, the property might merit landmark designation because it embodies distinctive visible characteristics of an architectural style, period or method of construction. Another qualifier is the property’s age. According to Preservation Seattle, Historic Seattle’s online magazine, “Unlike the National Register of Historic Places that generally considers properties only 50 years old or older (some exceptions are made for extraordinary resources newer than 50 years), Seattle’s landmarks must be only 25 years old or older. The resource must also contain enough historic ‘integrity’ to convey its significance, especially if the building’s style, construction method or architecture are what makes it significant.”

Resources

Preservation Architect Larry Johnson recommends these resources for potential buyers or anyone interested in historic homes:
• Washington State Department of Archaeology and Historic Preservation lists preservation architects and consultants, general information and links.

• City of Seattle Office of Urban Conservation has a database of inventoried properties and information about obtaining City of Seattle landmark designation.

• King County Historic Preservation Program provides resource information and links.

• U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties explains the difference between renovations and restorations.

The following links are useful for researching the history of a house:
• Puget Sound Regional Archives has historic tax files and photos of King County properties.

• Seattle Public Library sometimes offers classes on researching a house.

• Museum of History and Industry

• University of Washington Special Collections

Properties in Progress

In February, European Tower broke ground on Bellevue’s 109th Avenue N.E. Having garnered buzz for its one-home-per-floor concept, the luxury condos will offer a range of customizable features, an über-automated valet parking system and Euro-chic interiors inspired by Armani suits. Originally from Moscow, developers Tanya and Eugene Gershman took their inspira-tion for the sleek design from structures built on small parcels in Tokyo. The project’s 16 2,200- to 4,400-square-foot homes are priced from $2 million to $10 million for the two-story penthouse. At press time, four out of 16 homes were sold. … Harbor Properties began construction last spring on Marketside Flats, a historic, urban apartment building located near Pike Place Market. The project will create 27 high-end apartments occupying the top three floors of the historic 84 Union Building. Now a registered historic landmark, the building served as the U.S. Immigration Puget Sound Headquarters, the headquarters of the Cannery Workers and Farm Laborers Union, and a hiring hall for Alaska salmon canneries between 1916 and 1943.

Contributing editor Michelle Feder lives on Mercer Island.