BIZNOTE: Pecos Pit shuts down (updated with court cases, City Light response)

MONDAY: We got questions over the weekend about this year’s second wave of social-media rumors that Pecos Pit was closing. This time, they were true – a reader tells us last night was the finale, and tonight this sign is posted at the 35th/Fauntleroy location:

It’s been almost 10 years since we first reported that the barbecue restaurant was moving into the Seattle City Light-owned location previously occupied by teriyaki restaurants (Beni Hoshi, preceded by Yasuko’s). The site is now in the path of West Seattle light rail’s planned Avalon station.

ADDED MONDAY NIGHT: With the Alki Café eviction, this is the second West Seattle restaurant closure in less than two weeks. Meantime, a check of court files shows cases against Pecos Pit involving their Kent location – described online as the company HQ – and Federal Way. The Kent case was filed as an eviction (“unlawful detainer”) action in September, and as of October alleged that the company owed more than $72,000; earlier this month, a motion for garnishment was filed, alleging no payments had been made. The Federal Way case alleges breach of lease.

TUESDAY UPDATE: We asked the property owner, City Light, about their plan for the site post-Pecos Pit closure, and whether they had been current in their rent. Here’s the response we received from SCL spokesperson Jenn Strang:

As a public utility, we have the responsibility on behalf of our ratepayers to ensure the timely, in-full payment of any lease agreements for City Light property. We have worked with the restaurant ownership to accommodate their needs over several years, but in recent months have needed to enforce the lease terms through the proper legal process. We will focus on the removal of the business’s possessions from the location prior to making any decisions about its future use.

45 Replies to "BIZNOTE: Pecos Pit shuts down (updated with court cases, City Light response)"

  • CarDriver December 23, 2024 (5:14 pm)

    Hopefully the reason they did/had to close will come out. Wonder if the impending light rail had anything to do with it.

    • WSB December 23, 2024 (5:48 pm)

      The station proximity is noted in the story. But keep in mind that construction is still at least three years away. I have more to add to this once I get back to the desk; also by way of background, they had previously sidelined their food trucks to focus on keeping the restaurants open, according to this page on the PP website
      https://www.pecospit.com/trucks – it’s undated but it’s been up a while.

    • Bbron December 24, 2024 (8:26 am)

      Nearly every business to close recently was due to leases being too expensive or evictions, but never let an opportunity pass to denigrate the light rail, I say!

    • Del Griffith December 24, 2024 (9:15 am)

      It was pretty pricey for being at best, average BBQ. The location was also terrible.

      • Ed January 8, 2025 (12:35 pm)

        I second this.

  • Enginerd December 23, 2024 (5:31 pm)

    Noooooo!!!

  • KPM December 23, 2024 (6:30 pm)

    The one is SODO also closed last week. There was an eviction noticed posted on building. 

  • KinesthesiaAmnesia December 23, 2024 (6:35 pm)

    Mid October I was excited to meet some friends at the new Pecos Pit on the prairie in Yelm. Pulled up after a long drive and sign on the door said something about a temporary closure. It had barely been open a couple months before it closed. I think that Yelm Pecos closure has lasted since then. Made me wonder how long until all the other Pecos Pits might close abruptly. I heard something about how the Red Robin founders bought all the Pecos and tried to expand it into a chain or franchise. I hope they didn’t bite off more than they could chew. I practically lived for those brisket covered smoked potatoes.

    • KT December 23, 2024 (7:51 pm)

      Slowners are the same people who own Saltys.

    • Lance December 23, 2024 (8:42 pm)

      To my knowledge, the Red Robin owners purchased the SODO location with intention to build a franchise model.  It was the only location.  So the various locations and food trucks opened during the current ownership.

    • datamuse December 23, 2024 (9:33 pm)

      I had just noticed the Yelm one recently and had been meaning to try it–we’re building a house in the area. Never did make it in though.

      • KinesthesiaAmnesia December 24, 2024 (10:15 am)

        If you need a bite in the new neighborhood, I recommend Youngs in that same strip mall. It is a precious old place with yummy Seattle style teriyaki.

      • Justin January 7, 2025 (10:17 am)

        You’ll love yelm. Lots of history happened on that Prarie. Check out the bald hills and all the world class fishing lakes.

  • KD December 23, 2024 (7:42 pm)

    DANNNNNNNNG!!! 😩😕🫤 

  • West Seattle Geezer December 23, 2024 (7:57 pm)

    OH NO – Back when I worked for a living it was a happy day when I was in the vicinity of the original on 1st ave around lunchtime.  It was the rare place in Seattle where the suits stood in line with the hardhats, and all races, creeds, colors and genders patiently stood in line for a chance to step up to the window and order (better know what you want, no time wasted!) .  It will be greatly missed,  now no place to go where I can confidently say “spike it with a hot link”.  

    • datamuse December 24, 2024 (10:17 am)

      The warehouse behind it was where Amazon was when I worked there back in the day (by which I mean 1996). I got lunch there regularly.

    • Robert December 25, 2024 (8:32 am)

      I too, back in my working days, would grab the company car and a few co-workers and head down to the original Pit every Thursday for lunch. This started back in the mid-80’s. Owners, Deb and Ron and the regular crew kept those long lines moving at a clip all take-out joints could take a lesson from. Gonna miss it. Ron and Deb retired at the right time, and quite comfortably.

  • K December 23, 2024 (8:44 pm)

    Jones Barbecue across the street is locally owned and delicious.  Give them a try next time you have a hankering.  They’re the real deal.

    • Lauren December 23, 2024 (9:18 pm)

      Second this!

      • Herongrrrl December 24, 2024 (5:39 am)

        Yes! We love Jones! Food is great and their prices are incredibly reasonable.

    • Wayback December 23, 2024 (9:49 pm)

      The Kingen’s who own Salty’s and Pecos are also long time West Seattleites.

      • K December 24, 2024 (8:00 am)

        I think many of us remember the quote truck…

        • Gk December 24, 2024 (10:32 am)

          I remember it.  That’s why I am happy they are closing and would never go to any restaurant owned by these far-right republicans.

    • Christopher B. December 23, 2024 (10:14 pm)

      No thanks. I ordered a meal from them via a delivery service a couple years back. Jones BBQ charged my card but then never handed the food off to the delivery driver.  Their customer service was atrocious when I called. They were completely disinterested in the issue. Someone finally half-heartedly said they’d credit my card but no one ever did. I had to do a chargeback to get a refund. Took weeks to resolve. It was a huge hassle and left me with serious questions about how that place is being managed. Jones BBQ permanently lost my business (after years of patronage) by making it clear that they just didn’t care.

      • I get it…but December 23, 2024 (10:51 pm)

        I totally understand the frustration but as an owner of a few places hopefully this will shed a little light on your situation. When you use a third party the business doesn’t receive your card info.u er, grubhub, door dash charge you and then on e a week deposit that money in one large batch to the restaurant. That is of course after they take a 15% cut of the sale.  The business doesn’t have a refund button or anything to reverse the charge. The customer is supposed to be direct to the 3rd party to resolve the issue.  I get the situation is frustrating but so is getting a bad review that is a misunderstanding. Maybe there was more to your interaction but hopefully this at least gives you a little insight. Most owners wish these third parties would close up shop.  They became a necessary evil during the pandemic and now has infected the industry.  Please, pick up directly when possible or use places with their own drivers.

    • thee December 24, 2024 (9:38 am)

      Jones is, without a doubt, the worst restaurant in West Seattle. 

    • Lauren December 24, 2024 (10:34 am)

      Try these folks in the Triangle! https://www.nwtxbbq.com

  • West Seattle Mad Sci Guy December 23, 2024 (9:02 pm)

    The baked potato covered in bbq was the best.

  • Rhonda December 23, 2024 (9:04 pm)

    Poop. I guess I’m going to have to buy my husband a smoker.

    • Cooper JcW December 24, 2024 (8:36 pm)

      My husband has had 2 Traeger’s and they are the easiest smoker to use and we love it. Ribs, brisket, pork, corn on the cob, jalapeño poppers…

  • T Rex December 24, 2024 (8:12 am)

    If you love good smoked BBQ, Jacks in SoDo is the best BBQ in Seattle. It’s about ten minutes from us across the low bridge. It’s authentic Texas BBQ, owned by a Texan, loved by this Texan! Sorry to hear about Pecos. We are losing so many small businesses. 

    • Wsguy December 28, 2024 (12:00 pm)

      Jack’s is mediocre at best. Woodshop is the best in washington and it’s not even close. Jacks is for people who have never had good bbq before and no metric to base it on. 

  • BBQ Joe December 24, 2024 (8:14 am)

    I’m not surprised. It wasn’t the best BBQ I had tasted. Hole in the Wall BBQ is superior…

  • Erik December 24, 2024 (9:34 am)

    No surprise here. The one time I ate there the food was kind of gross and their customer service was terrible. You can get much better BBQ elsewhere.

  • Rara December 24, 2024 (10:17 am)

    It’s because they weren’t paying their rent. 

  • DemandCurve December 24, 2024 (10:22 am)

    As someone with experience in this field let me tell you:  Commercial leases are designed from the get go to extract every last possible penny out of a tenant, with the tenant business perpetually existing in a state of near bankruptcy no matter how well run.  You would be shocked how much rent is relative to the net income of a tenant business.  The rich get richer indeed.

  • Charles December 24, 2024 (12:19 pm)

    Before acquisition, the original restaurant on First Avenue was fantastic.  The new owners let the business slide (poorly planned and expanded menu offerings and declining food quality) and were unable to replicate what had been a great thing.  Very sad, indeed.

    • Del Griffith December 24, 2024 (3:05 pm)

      They brought that Red Robin quality to this joint.

  • WSB December 24, 2024 (1:03 pm)

    Just added another update – we asked City Light if Pecos Pit had been up to date in rent at the West Seattle site, and what would happen next, and just got the response. – TR

    • k December 24, 2024 (2:31 pm)

      Props to whoever wrote that response, lol.  That there’s a master class in saying how you really feel, without actually using words that can get you in trouble.  

  • Iwasright December 24, 2024 (1:21 pm)

    This has nothing to do with the cost of the lease. 

    I worked for Pecos Pit before they opened their first restaurant at Pike’s Place (closed last Oct).  The Sodo location & the Pecos Pit name were acquired by Gerry Kingen (owner of Salty’s). 

    Our “business location” was at Salty’s … I was the only one with a permanent desk, all the others had laptops finding a workspace at Salty’s in an obscure, unused booth … there were only 6 or 7 of us.  I didn’t last long though … most professionals have a firm “redline” that we will not cross (professional ethics) … for me, that was publishing “creative” financials that needed to be very appealing to outside investors. 

    Spoiler alert:  creative accountants don’t fare well, no thank you. 

    So I’m not surprised that 8-9 years later the restaurants in Pike Place, Yelm, West Seattle, & food trucks have all closed.  The only physical location remaining is the original Pecos Pit in Sodo, which was acquired by Kingen. 

    But who knows, maybe they’ll pop up in another state … maybe another country … ooo yes, an Islamic country because that would be so successful too.  lol

    • Del Griffith December 24, 2024 (3:10 pm)

      Pretty sure the plan was always to build up the franchise and not necessarily to be too successful with any of these locations. Just trying to repeat what they did with Red Robin.

  • Joe December 24, 2024 (2:23 pm)

    We went there one time right after the Covid reopening. It was by far the worst bbq we have ever had. To boot for three of us it was almost $120. Jones is the real deal. If they were a little closer and had better parking that would really help to make it a more often spot for us. 

  • Grilled Cheese December 24, 2024 (6:51 pm)

    I was born and raised on Texas BBQ. No offense, but Pecos was not good BBQ. I am not surprised they went out business. Nobody goes there. I would say the best BBQ in WS is https://www.nwtxbbq.com/ Very close to Texas style. If your ever in Austin check out Franklins or la Barbeque. Now that’s the good stuff.

  • Neighbor December 28, 2024 (2:35 pm)

    I was so excited when Peco’s opened and so consistently disappointed with their food. Not sad about this. Would love to see more teriyaki options in the neighborhood again. How about a rotating food truck roundup until construction time?

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