Georgetown DC condos for sale: the buildings and what to check

At a glance

Are there condos in Georgetown, DC?

Yes, but not many at the top of the market, and the ones that exist are small buildings that don't move together. That's the main thing to understand before you look at a listing. When a building has a few dozen units, its price history is a handful of sales, and one renovated penthouse or one tired unit can swing the averages.

The citywide numbers point in two opposite directions, and neither helps much. In Zillow's data for August 2026, DC's condo-heavy neighborhoods fell over the year while Georgetown rose:

Zillow's typical home value covers every home type in each boundary. Georgetown's figure includes its row houses, and the other areas have their own mix. So a Georgetown condo seller can't borrow the neighborhood's 3.57% gain, and a buyer can't assume the 4% slide in Foggy Bottom applies across the line. Price a unit against recent sales in its own building, then in its closest rival. For the citywide condo picture, see the guide to luxury condos in DC; for Georgetown sales by type, the Georgetown housing market page.

What are the luxury condo buildings in Georgetown?

Three buildings define the top of the Georgetown condo market, and each sells a different thing. Group them by what you're paying for.

Ritz-Carlton Residences: a home inside a hotel complex

The Ritz-Carlton Georgetown, completed in 2003, reused a 1932 incinerator building and wrapped it with an 86-key hotel, about 28 residences, a 14-screen theater, 8,000 square feet of retail and below-grade parking for 350 cars, according to the architect's project description. Residence listings use 3150 South Street NW. This is the pick if you want to live inside a hotel complex in the lower part of Georgetown, with parking already built under it.

The catch is that nothing published states the condo fee, what hotel services the association pays for, or the reserve position. Ask for the budget, the reserve study and the management contract before you write an offer, and ask which services cost extra.

Washington Harbour: the river

Washington Harbour, designed by Arthur Cotton Moore, opened on June 13, 1986 at 3000 and 3050 K Street NW. Wikipedia's account says it was planned for 350 to 400 condominiums and opened with 38 for far fewer homes than planned in a complex that is otherwise offices, shops and restaurants. It's the pick if what you want is the Potomac outside the window.

The catch is water. The complex relies on 57 floodgates that, as reported, weren't raised in time on April 17, 2011, and water reached the garage, basement and first floor. Ask the association for its flood procedure, what was repaired after 2011, its insurance history and how the reserves account for the gates. The longer story is on the Georgetown waterfront and C&O Canal page.

Four Seasons Private Residences: new construction at the West Heating Plant

The former West Heating Plant at 29th and K Streets was bought from the General Services Administration in 2013 for $19.5 million by The Levy Group and The Georgetown Company. The Georgetowner reported plans for a 10-story building of about 70 condominiums managed by the neighboring Four Seasons Hotel, keeping about 30% of the old structure, with David Adjaye as lead designer, Laurie Olin designing the grounds and a one-acre public park at K Street. The Georgetown Dish reported ground broken in May 2023 as a $300 million, 70-unit project; later reporting puts the count at 64.

It's the pick for a buyer who wants new systems and hotel management, once closings are on the public record. The catch: we couldn't confirm in a published source whether residences have delivered in 2026, and developer-reported prices aren't closed sales. Ask for the certificate of occupancy, the recorded condo documents and the first-year budget.

Any other building you're shown

Georgetown condo listings also come from smaller buildings and conversions that have no published profile. Treat them the same way: the building's documents matter more than the neighborhood's trend, and in a small association one special assessment lands on few owners.

What to check before you offer on a Georgetown condo

Fill in these lines for every building on your list. Where the answer is missing, the missing answer is your answer.

Fee and what it covers

No Georgetown building we checked publishes its fee. Get the current monthly fee for the specific unit, the last two years of increases, and the list of what it pays for: staff, utilities, hotel services, insurance on the structure.

Reserve study and special assessments

Ask for the most recent reserve study and any special assessment voted or under discussion. A small building has fewer owners to share a roof, facade or garage repair.

Flood plan and insurance claims

For any building below the canal, ask how the building protects its garage and lower floors, who operates any flood barriers, and what claims it has filed. Then look the address up on FEMA's Flood Map Service Center yourself; we haven't verified the flood zones here.

Parking: deeded, assigned or rented

Find out whether a space is deeded with the unit, assigned by the association, or rented month to month. In Georgetown a new curb cut is strongly discouraged, so the parking a building has today is the parking it will have.

Rental and use rules

Read the bylaws for minimum lease terms, pet rules and any limits on renting.

Exterior changes

Buildings inside the federal historic district answer to it, so visible exterior work, including windows, goes through Old Georgetown Board review. For a condo that mostly affects the association's capital plan; the Old Georgetown Board review guide explains the calendar.

Condo or row house in Georgetown?

Three questions settle it for most buyers, and they're worth answering before you tour either kind of home.

Do you want to manage an old building yourself?

A Georgetown row house comes with its own roof, windows and Board review, and you decide when to spend. A condo hands those decisions to an association, which is easier day to day but means you share the bill when the building votes for work. If you'd rather not deal with restoring pre-1950 windows or presenting an addition to the Board, the condo side is simpler. The trade-offs on the house side are laid out on the Georgetown row houses and townhouses page.

How much do you care about parking?

The Ritz-Carlton complex was built with a 350-car garage underneath, and Washington Harbour has a garage too. Many row houses have no off-street parking at all, and a new curb cut is strongly discouraged. If a deeded space matters to you, a condo is often the more direct route to one; confirm how the space is held before you count on it.

How will you sell it later?

With a few dozen units per building, a condo seller is usually competing with one or two other listings in the same building, or none. That can help when nothing else is for sale and hurt when a similar unit is priced lower. A row-house seller draws on a much larger pool of comparable houses. Neither is better; the condo just leaves you more exposed to what your neighbors do.

How to compare units in one building

Because each building trades on its own, the comparison that matters happens inside it. Line up the recorded sales in the building for the last few years and adjust for what differs: floor and view, the river side or the street side, whether parking is deeded, and when the kitchen and baths were last redone. Then compare the fee per month across those same units, since an older unit with a lower price and a higher fee can cost more to hold.

If the building has had only one or two sales, widen the lens to the nearest rival building rather than to the neighborhood average. A Washington Harbour unit and a Ritz-Carlton residence are both lower-Georgetown condos, but one sells the river and the other sells a hotel complex, so expect a gap and ask why it's the size it is.

What does buying a $1.8M Georgetown condo cost beyond the price?

Use a $1.8M unit as the example and swap in your own price.

Transfer and recordation tax

DC charges deed transfer tax and recordation tax at 1.45% each on a residential sale of $400,000 or more, on the whole price. At $1.8M that's $26,100 each, $52,200 combined. The transfer tax falls on the seller by statute; how the recordation tax is split is set by the sales contract. More on the DC transfer and recordation tax page.

Jumbo financing

DC's 2026 conforming loan limit for one unit is $1,249,125. With 20% down on $1.8M you'd borrow $1.44M, which makes it a jumbo loan. Ask your lender early whether the building meets its condo project requirements, since that review can depend on the building's budget and reserves.

Property tax

How DC taxes a condo you live in, including the homestead deduction and an example bill, is on the DC property tax page.

The condo fee

Add twelve months of the fee you collected above to your annual cost. If you're on the other side of the table, the seller's guide for Georgetown homes covers pricing a unit when only a few comparable sales exist, and the Georgetown luxury homes overview compares condos with houses. I can pull the recorded sales in any of these buildings for you.

Common questions

Sources

• Handel Architects listing (mirror): Ritz-Carlton Georgetown Hotel and Residences
• Wikipedia: Washington Harbour
• The Georgetowner: Luxe Residences Underway for Georgetown (2022)
• The Georgetown Dish: Breaking Ground on New Georgetown Residences (2023)
• Zillow Research: Zillow Home Value Index (August 2026)
• DC Office of Tax and Revenue: recordation and transfer tax FAQ
• DC Code § 47-903 (deed transfer tax)
• DC Code § 42-1103 (recordation tax)
• FHFA: Conforming loan limit values for 2026
• U.S. Commission of Fine Arts: Policy on Additions and Site Alterations
• FEMA: Flood Map Service Center