Sunny outlook for Seattle Real Estate

While driving yesterday morning to my monthly meeting at my Realty Executives - BRIO office in Bellevue, I was thinking about all the recent activity I have been seeing in the Seattle real estate market via my client searches on the NWMLS.  I have been seeing an increase in homes going pending, and then actually closing.  I saw two earlier today, and one was a property one of my clients made an offer on last month.  Unfortunately there were 3 other competing offers, and my client’s was not the winning one since (I think) he wanted an extended closing date.

I have a hunch that we saw the bottom of the Seattle real estate market (at least the Seattle urban areas) last month in March.  I had the same hunch in 2007 that we had hit the high point in May/June of that summer.  The NWMLS sales data shows August of 2007 so I was close, and I may be off a month or two this time, but I have several reasons why I think March was it:

• The First Time Home Buyer Tax Credit is now in effect through late December.  This helps stimulate the “Move-up” home buyers chain reaction.  The first time Seattle home buyers can now buy a house, that means the sellers of that house are now free to buy another, usually larger house and so on.

• There are still many, really good programs to help first time home buyers buy their first home.

• The interest rates are very low.  While the rates are low, there are stricter guidelines to be met to obtain them such as more money down, and higher credit scores.  However, these are really just returning to prudent lending practices that were in place long before the recent free wheeling credit spree.

• Jumbo loans are becoming more available and with better rates.  Jumbo loans started becoming harder to get, and almost impossible at first, when the Jumbo Loan contraction happened happened in August 2007.  We are only just now starting to see improvement for home buyers needing Jumbo loans, which in the Seattle real estate market means a large percent of the Seattle home buyers.

• There seems to be a faint sense of returning confidence in the stock market and recent news services have been reporting an improving level of optimism in the country.

So, there you have it, I think we have seen the low point in the Seattle real estate market in March, at least for the urban/metro areas.  The outer areas will still take some time.  The closer in Seattle neighborhoods are more resilient to real estate market downturns because of their central, higher demand locations so they will be the first to recover as home buyers realize that there are homes out there that they can now afford…in some cases really good deals, at least for a while!

Hello Yellow Peeps!

Hello Yellow Peeps…Happy Easter! 

It’s that time of the year again when the Seattle Times holds its’ Peeps Contest!  There was even one submission that was on YouTube that was a Jackson Pollock Peep Action Painting.  The Seattle Times reported that they received nearly 150 submissions and they selected their Top Ten Peeps.  Have some Easter Fun checking them out!

Those Marshmallow Peeps that look so innocuous are taking over the world in National Geographic Traveler with their contest “Peeps in Places ” Photo Chalenge.  The challenge is so big, it isn’t ending until the day AFTER Easter!

So what do Peeps have to do with Seattle Real Estate?  Nada, not a peep!  But you know, I suppose “Peep-ole” do need to live somewhere….

HGTV.com

Sunday night  HGTV  ran a special based on their “House Hunter ” TV series which  now has over 600 episodes, called “House Hunter’s Guide to the Top 25 Most Important Things Every Potential Home Buyer Should Know “.  So I thought I would watch and pass along my top 10 picks from the 25 for you, and add my thoughts as well. 

There were a lot of good, common sense suggestions in HGTV’s tips, though I thought there were too many to try and stretch out the tips to 25, and fill an hour long program.  Space, and the *yawn* factor to include all 25 of the tips is going to limit me to posting just my Top 10 picks from the 25.  If you would like to see all 25, just drop me an email an I will send them along to you since HGTV does not have them listed on their site.

So here you are with my Top 10 picks  of Important Things Every Seattle Home Buyer Should Know (plus a “Bonus Tip”) from HGTV’s Top 25 Tips, my comments are in italics: 

#25  Know what you want and need: Make a list of you would LIKE and what you need.  Needs and wants are different!  Wants are extras.

#24  Be ready to compromise - you won’t be able to afford everything you want.  Your next “Move Up” home will very likely be closer to having more of what you would like.  The current one will help you leverage into your next home in 5 or more years depending on the market and if you add value to the home with improvements.

#23  Factor in all the costs of your purchase

• Mortgage
• Property taxes
• Homeowners’ Insurance
• Closing Costs including your down payment
• Moving
• Commuting
• Utilities
• Updating/remodeling - don’t forget this cost.  It might be things need to be done immediately, or over time.

Bonus Tip:

#22  Buy in Winter - There is more inventory in Spring, but better deals in the Winter.  This is sooo true!

#21  Check out the neighborhood - be sure you do your homework to find out important things about the neighborhood, like the schools (how good they are) possible development, or construction that could block a view etc.  There are lots of great online resources to help with this, but don’t forget the importance of walking the neighborhood in the evening and weekend, and chatting with the neighbors.

#20  Consider transitional areas - follow the Artists!  Artists need cheap space, they move in, then others follow.  This is especially true in Seattle, with older artist areas of Belltown, Ballard, Fremont, Georgetown and we all know how those areas had been going up in value and desirability.

#18  Understand Land value - that is the price of the land minus the structure = land value  Ex: waterfront property, there is only so much available so that value holds better.  While Seattle does have lots, and lots of waterfront because of the Sound, the lakes, and canal, it is very desirable, and will always be very desirable…because there is still LESS of it.  Same goes for water views, just less expensive than waterfront.

#8 Buy the house not the furniture - be sure look past both the bad (dirty homes and dated furnishings) and the good (staged homes) to see the true value for you.  YES!  You will likely get a better deal if you can look past the wear and tear, and dated things because many buyers will pass on those homes putting downward pressure on the home’s value.  The same works in reverse, that is why staging is a valuable selling tool.  Be smart, it’s all about the value of what STAYS with the house.

#5  Buy the worst house in the best area - a great way to buy an affordable home in a great area.  Remember, that it can be time consuming and more costly than you originally thought to fix up.  If you are trying to get more for your money location wise, then this is very important.  Remember: Location, location, location!  This also works in reverse when you buy the BEST home in an area, the other homes pull down the value.

#4  Know a cosmetic fixer from a “gut job” - BIG difference in the amount of time and money to fix up.  Identifying “good bones” in a property that can be improved.  Painting, changing flooring, plumbing fixtures, lighting fixtures, window coverings, appliances etc. all qualify as cosmetic.  Floor plan changes (to correct bad flow, or open up house) additions, replacing systems such as electrical, plumbing, heating, foundations, roofs etc. start moving into the “gut job” area, and can really add to costs.

#1 Follow your instincts - choosing your home should be equal parts intellectual and emotional.  One home buyer told her agent that “buying a home was like buying a wedding dress”.   A real estate agent should help you with the intellectual part, but only you can decide on the emotional side.  Yes, you will know when houses seem like the right one, and your Seattle real estate agent should be there to think about the practical aspects of whether the house has the value that works for You.

Last thing, HGTV says that home buyers see an average of 9 homes before finding the one they purchase….

There You have it….  Happy House Hunting!

Sunday Seattle Times Real Estate article, March 29, 2009: "Inside Tips From Savvy Agents"

Yesterday, when I saw the title for the Sunday Seattle Times Real Estate section: “Inside Tips From Savvy Agents“.   I thought  “cool”  let’s see what kinds of tips other real estate agents are sharing with their clients…..
 * Sigh *    

*Jumps onto soapbox*

The tips in the article are more like resumes (or advertising)  for those agents rather than geared as INSIDE Seattle Real Estate Tips from Savvy Agents for Home Buyers and Sellers.  Today, while writing this article, and linking it, I see that the online article now has a different title:  “Top Seattle Area Real Estate Agents Share Their Secrets for Sucess”.  Which is a better title for the article than the title for the content of the printed article. 

*Jumps off soapbox* 

So, now I will  share with You,  Three ”INSIDE” Tips for Home buyers looking for a DEAL in todays’ Seattle real estate market.  These have come up recently with one of my clients……

1. Be Patient.  Take the time to throughly look at what is on the market before you buy, to make sure you choose the best house for You.  You are going to live there for a while, and there are no quick turn arounds like in recent years.  Thankfully the Internet allows easy access to excellent home search sites so you can shop away!  Wish I could have done the same when I bought my house is 1997. 
2. Don’t pass a on great home (and DEAL) due to poor marketing.  One of my pet peeves is the poor marketing done on many short sale and bank owned homes.  There are some really great deals out there now right now, if you can find them.  Some listings are not noted in the public marketing remarks that they are short sales or bank owned homes, so that can be a challenge.   Many of these end up being passed over, and languish on the market because of the listing agents half-hearted marketing photos and marketing remarks.  Also, be sure your real estate agent is willing to look into the past sales history of the house, and send you those listings too, since those can have valuable information, as well as much better photos.  Your agent should include their insight on what that can mean to you.
3. Don’t become complacent.  When you do find THE house, don’t allow yourself to become complacent and think you can ask for the world….especially if it’s already a  DEAL.  You will likely miss out to another buyer who recognizes the DEAL and acts swiftly with a stronger offer.

Now…let’s find a DEAL!

Marks' Expert Auto in Seattle/Burien

I have an older SUV, a Ford Explorer, AND I have a wonderful Auto Repair shop that takes care of my hardworking Explorer…Marks’ Expert Auto.

Bianca-saur (my white Explorer) has been feeling a little under the weather.  Later, I described her symptoms to Marks’ wife Lisa, as having bronchitis.  A few days before I was having a marathon day of touring houses for sale, and Bianca-saur, who had been suffering  for a bit, seemed to be much worse.   *sigh*  

Time to take her to Marks’…oh how I hate being car-less in Seattle!  So I left her at Marks’, and later in the day got some bad news…..  Bianca-saur’s days are numbered as she is in need of an engine transplant.  *sigh*

Mark told me that I might be better off replacing Bianca-saur rather than getting into the expense of an “engine transplant” and who knows what else might be discovered.  *sigh*

THIS, I needed to think about….  Later when I called Mark back, I said well, lets just do an oil change for now, and I’ll pick her up afterwards. 

Later, I get a VM from Lisa telling me that Mark made a “Miracle”… Bianca-saur was running better!  When I picked her up, she was running sooo much better, not exactly purring, but without the recent “bronchitis” straining.  Yay! 

Lisa did not know what Mark had done, and I only know that something wonderful had happened.  You don’t question the nature of a miracle, you just have faith!

I have been taking my cars to Marks’ for a least a decade, I even followed when Mark moved his shop to Burien.  You know, it’s so important to have a trusted auto mechanic. 

TRUST is an important asspect in all professional service realtionships: Trusted Accountant, Trusted Auto Repair, Trusted Electrician, Trusted Plumber, and…ahem, Trusted Seattle Real Estate Agent!

Thanks Mark, Lisa and let’s not forget Nate!

"The Seattle Times" article "'Jumbo' Mortgage Market Reviving" March 22, 2009

Here is some good news for at least one of my clients.  In Sundays’  ”Seattle Times“, real estate columnist Kenneth Harney wrote an article called “‘Jumbo’ Mortgage Market Reviving”. 

Harney writes that Bank of America is entering into the very under-served Jumbo Home loan market this spring.  This will really help the Seattle / Bellevue real estate markets, which have high median home prices.  The median home price in King County for both single family homes and condos for Feb. 2009 was $348,000  (Feb. 2008 was $395,000, down 11.9% courtesy of the NWMLS). 

Jumbo loans are loans above the Conventional loan limit of $506,000, and we have been waiting for that limit to rise again to $567,500.  Christi Meats from Evergreen Home Loans sent me an email last night to let me know that ”We expect in the next week or 2 to see Fannie Mae and Freddie Mac sort out the final details for the increased loans amounts for Conventional loans from $506,000 to $567,500″.

Christi also let me know that she will have more Jumbo loans available from B of A too, since Evergreen Home Loans; “ will be participating in this when it happens through our correspondent relationship with Countrywide.”  Countrywide is part of B of A and according to Harney in the article, Countrywide will be changing it’s name to Bank of America Home Loans.

The availability of Jumbo loans for high-end home-buyers began to contract in August 2007,  so this is Good News!

The Seattle Times Real Estate Article: "It's a good time...to be a first-time homebuyer"

Sunday mornings and it’s The Seattle Times, and a cup of coffee…ahhh….

So, this morning when I got to the Seattle Real Estate section, the first thing that caught my eye was the photo….I showed THAT house to my first-time home buyers last September!  It was for the article “It’s a good time to be a  first-time homebuyer”

While that home did not suit my clients, together we eventually found a great deal last fall, on a wonderful new construction, 4 bedroom, 2 bath home in Beacon Hill over looking Columbia City, I am glad that the buyer in the article, with the help of her Seattle real estate agent,  found what she was looking for. 

The article did a good job of pointing out why for many first-time home buyers it is a good time to buy:

• Lot’s of inventory - this is how my clients wound up with such a great deal, the builder needed to sell some of his inventory and was willing to take a much lower price than what the house was originally listed for.
• Lower prices on homes - the downward pressure of lots of inventory beause of potential home buyers watching and waiting.
• Low interest rates -  my lender, Christi, updates me on how the rates are and they are very good.
•  Up to $8,000 tax credit- available for first time home buyers who qualify, and who buy between Jan. 1st 2009 and Dec. 1st 2009.

Anyway, it was funny to see that house again in the newspaper, good thing I had already swallowed my coffee, or my photo would be of a coffee stained article…LoL!

This is what Seattle woke up to this morning…HUGE snowflakes falling!  Even though Spring officially begins this coming Friday (just 5 days away) the Seattle area is being dusted with more snow.

Here is what I saw on my patio this morning…snowfalling, so HUGE you can hear it land!

Seattle and the Space Needle from Alki walk on March 10, 2009

This evening’s walk on Alki was clear and COLD.  Since last Sunday was “Spring Forward” one hour we also had sunshine…Yay! 

The walk also had a few funny surprises this evening:  we saw a woman walking her skate boarding dog,  and a man holding his indoor cat in his arms because he told us the cat enjoys being outside occassionally for fresh air! 

On the way back the sun had set, it was even colder, and as we were rounding the curve of the point, we were surprised by the HUGE rising full moon coming up over the SafeCo Field….it was Awesome!

Moon rising over Seattle after Alki walk March 10, 2009 ....Just Awesome!

***

The moon rising…  

Artforte Gallery in Pioneer Square

It’s a new month and here it is again, First Thursday Art Walk in Pioneer Square and it was a fine evening to be out enjoying the Art in the Galleries with a couple of friends.  I met a friend at her office and we to Pioneer Square and met up with another friend in one of the Galleries. 

So, every month I allow myself to pick which artists’ whose work catches my eye and appeals to my “would I want to see that artwork in my home” criteria and this month I found my favorite Artists for the evening in this order at Artforte, Linda Hodges and Marni Muir Galleries. 

Flora S. Bowley beside her paintings at Artforte Gallery in Seattle's Pioneer Square

My favorite artist for the evening was Flora S. Bowley at Artfort Gallery.  I noticed her paintings last spring and was happy to see more of her gorgeous surreal/abstract landscapes.  These color drenched, organic natural abstracted shapes are beguiling….  Yes, I think Flora’s paintings are candy yummy and would love to see them in my home or yours! 

Linda Hodges Gallery was showing mixed media collage and oil paintings by Patrick LoCiero .  These paintings quietly draw you in as you begin to notice the details of the background collage (which almost begin to tell a story) and realize the paintings are not a flat as they first appear.  The paintings have almost quilted, rich burnished surface from the collage and set against that surface are the painted (and collaged) floral subjects.  At first glance the paintings are quiet, then as you look deeper, you are drawn into seeing stories in the images of the collage backgrounds. 

Marni Muir Gallery was showing the dreamlike, surreal  paintings of Scott Goodwillie .  Technically amazing paintings in oil with dream-like  images (and dreams often have disturbing imagery) that first catch your eye, then as you settle your gaze on the subject you realize *oh* and wonder at what you are seeing, you are perhaps a little unsettled at that point.  The painting that appealed to me in the show was a large painting of a life-sized woman surrounded by writhing ferrets that reminded me of a few favorite Frieda Kahlo self portrait paintings.

It was an engaging evening of Art!

***

Update:  Flora S. Bowley emailed me April 3rd, to let me know that she has been asked to make, “5 or more really large paintings to go in the lobby and restaurant of the new Escala condo building up in Seattle.”
Congratulations Flora!  I will check them out.