Acqua Vista – E5
3
Beds
4
Baths
2400
SQ. FT.
3
Beds
4
Baths
2400
SQ. FT.
425 W Beech
Acqua Vista Condos for Sale in Little Italy
Built 2004 18 stories 382 homes HOA $890–$970/mo (2026 sales)
Overview
A 18-story tower in Little Italy
Acqua Vista’s 8th-floor pool deck gives residents a view of Little Italy most neighbors never see. Acqua Vista is an 18-story condominium tower at 425 W Beech Street in Little Italy, in Downtown San Diego’s 92101 zip code. Completed in 2004 by K. Hovnanian Homes, its 382 homes take in city views and sit steps from Little Italy’s restaurants and cafés.
Acqua Vista brings full-service living to the heart of one of San Diego’s most loved neighborhoods. A front desk attendant and on-site security look after the building, and residents share a pool, spa, fitness center and BBQ area, so weekends can start by the pool and end with dinner a short walk away. Every home includes storage, and up to two pets are welcome.
Little Italy’s sidewalk cafés, well-known restaurants and the Saturday Mercato farmers market are steps away, with the waterfront and the trolley a short walk down the hill. For buyers who want high-rise living with the city at their feet, Acqua Vista is well worth a look.
Quick Facts About Acqua Vista
- Year Built
- 2004
- Stories
- 18
- Units
- 382
- HOA Fees
- $890–$970/mo (2026 sales)
- Pets
- 2 pets. No Pitbulls, Rottweilers, or other aggressive breeds. Must be registered and licensed.
- Lease Restrictions
- 30-day minimum
- Builder
- K. Hovnanian Homes
- Guest Parking
- No
Amenities
- Storage
- Pool8th Floor
- Spa8th Floor
- Fitness center2nd Floor
- BBQ area8th Floor
- ConciergeFront Desk Attendant
- Security
More building details
- Guest Suites
- No
- Notes
- Mandatory Valet Parking
- HOA Management Group
- Sea Breeze
- HOA Phone Number
- FD 619-557-0145
Acqua Vista condos for sale
October 2026
Acqua Vista market snapshot
7for sale$398K–$975K
$515,000median sale pricepast 12 months
$670per square footmedian
39days to selltypical
21soldpast 12 months
3in escrownow
7 homes are for sale at Acqua Vista, listed from $397,900 to $975,000, and 3 are in escrow.
Over the past 12 months, 21 homes sold at a median price of $515,000 ($670 per square foot), ranging from $395,000 to $959,000. The typical home sold in 39 days.
Recent sales at Acqua Vista
| Closed | Floor | Beds / baths | Sq ft | Sold price | Per sq ft |
|---|---|---|---|---|---|
| Oct 2026 | Floors 1–9 | 1 bd / 1 ba | 749 | $399,000 | $533 |
| Oct 2026 | Floors 1–9 | 1 bd / 1 ba | 641 | $395,000 | $616 |
| Oct 2026 | Floors 1–9 | 1 bd / 1 ba | 758 | $405,000 | $534 |
| Oct 2026 | Floors 1–9 | 2 bd / 2 ba | 1,069 | $625,000 | $585 |
| Sep 2026 | Floors 1–9 | 2 bd / 2 ba | 987 | $515,000 | $522 |
Based on MLS data compiled by The Neuman Team. Updated October 18, 2026. Information deemed reliable but not guaranteed.
The Neuman Team
Ask About Acqua Vista
#1 in 92101 for homes sold since 2000. Ask us about current listings, recent sales, HOA dues or what your home could sell for.
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Floor plans at Acqua Vista
3
Beds
4
Baths
2400
SQ. FT.
Acqua Vista – C4
2
Beds
2
Baths
978
SQ. FT.
Acqua Vista – C1
2
Beds
2
Baths
1003
SQ. FT.
Acqua Vista – B1
2
Beds
1
Baths
900
SQ. FT.
Acqua Vista – A2
1
Beds
1
Baths
661
SQ. FT.
Lifestyle in Acqua Vista condos
Is Acqua Vista right for you?
Acqua Vista is a natural fit for buyers who want full-service high-rise living: a front desk attendant and on-site security look after the building, and residents share the pool, spa, fitness center and BBQ area without leaving home. For anyone who wants restaurants, coffee and nightlife within a few blocks, the location is hard to beat.
What to weigh before you buy
Dues run $890–$970 a month (based on 2026 sales), covering the pool, spa, fitness center, BBQ area and common-area upkeep. There is no guest parking, so visitors use nearby street or public parking. The association is managed by Sea Breeze.
Leases must be at least 30 days, so nightly rentals aren’t allowed, but monthly and longer rentals are.
Buying or selling at Acqua Vista
The Neuman Team has represented buyers and sellers of Downtown San Diego condominiums since 1981, with more than 7,400 closed sales, and has been #1 in 92101 for homes sold since 2000. Contact us to see which homes at Acqua Vista are available, or to find out what your unit could sell for today.
Frequently Asked Questions
Does Acqua Vista allow pets?
Yes, with limits. Acqua Vista allows up to two pets per unit. Pit bulls, Rottweilers and other aggressive breeds are not allowed, and pets must be registered and licensed.
What are the HOA fees at Acqua Vista?
HOA dues at Acqua Vista run about $890–$970 per month, based on 2026 closed sales. Dues cover the front desk attendant, security, 8th-floor pool, spa and BBQ deck, 2nd-floor fitness center and common-area upkeep. The association is managed by Sea Breeze.
Can I rent out my Acqua Vista condo?
Yes, with limits. Acqua Vista requires a 30-day minimum lease, so nightly and weekly short-term rentals such as Airbnb aren’t allowed. Monthly and longer rentals are permitted under the HOA’s rules.
How does parking work at Acqua Vista?
Parking at Acqua Vista is by mandatory valet. There is no guest parking in the building, so visitors use nearby street or public parking.
Where is Acqua Vista in Little Italy?
Acqua Vista is at 425 W Beech Street in Little Italy, near the neighborhood’s restaurants, cafés and Saturday Mercato farmers market. The 18-story building of 382 homes was completed by K. Hovnanian Homes in 2004.
