Buildings

Acqua Vista

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425 W. Beech Street

Acqua Vista is a smoke-free condo building located in the Little Italy neighborhood of downtown San Diego (92101). With over 20 different floorplans, Acqua Vista offers a variety of options and price points.  The building features an 8th floor pool view deck with spa, 24-hour security, and valet parking. A concrete and steel building, Acqua Vista has views, location, and vibe all working in its favor.


  • Year Built: 2004
  • Address: 425 W. Beech Street
  • Developers: Centex & K. Hovnanian
  • Stories: 18 (two towers, North & South)
  • Units: 382
  • Amenities @ Acqua Vista: 8th floor pool/spa & BBQ area (no glass, no pets, no smoking), gym, onsite property manager, 24-hour security, 24-hour (mandatory) valet, alleged storage available on a price per square foot basis ($3 per esf?)
  • Of note:Technically not a condo-conversion; one developer completed ground to 8th floor, another 9th to top out
  • My favorite things about Acqua Vista: 8th floor pool deck (great views), two-story penthouses, Acqua Vista has the fastest elevators in downtown San Diego (728 feet per minute); proximity to The Kebab Shop and Romesco
  • Also: Affordably priced units BUT high HOA dues as a result of all the amenities and mandatory valet parking
  • Is Acqua Vista FHA loan approved? Yes.  (ID#S013453 001)
  • Is Acqua Vista VA loan approved?Yes. (ID#00494)
  • Acqua Vista pet policy: “Not more than a total of two (2) dogs and/or cats are allowed per household.”  No dogs allowed anywhere on the 8th floor pool deck/bbq area.
  • BBQ policy @ Acqua Vista: “No barbecues or any other type of grill shall be placed or used on any balcony or deck.”  Community area grills available on 8th floor pool deck.
  • Of Note at Acqua Vista: Over 20 different floorplans (from 600 to 2400 estimated square feet), concrete walls, granite countertops in kitchens and bathrooms, electric cooktops, Acqua Vista has Webpass
  • Acqua Vista rentals: Per rules & regulations, leases shall be for a minimum of six (6) months.
  • Is there litigation at Acqua Vista?No as of January 2015.
  • Can you rent an extra parking space at Acqua Vista?Yes.  Ace Parking charges $185/month.  $50/week. 40 spots total.
  • Are open houses allowed at Acqua Vista? Yes. On 2nd Saturday and 4th Sunday of each month.
  • Is Webpass available at Acqua Vista?Yes. $60/month OR $550/year. 100 Mbps.  www.webpass.net
  • Also: As of July 2017, owner-occupancy is >50%; alleged remodel coming 2018
  • Acqua Vista Website: www.acquavista.org
  • Acqua Vista HOA property management company:FirstService Residential Silas Shackelford, General Manager (619) 687-3898 silas.shackelford (at) fsresidential (dot) com