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Nearly 1 in 7 homes in Seattle now worth at least $1 million

November 19, 2018 by Kathy Reichle Leave a Comment

This $2,748,000 home has five bedrooms four baths four fireplaces and four garage spaces.  It was originally built in 1938 but has just gone through construction (image: Joshua Lewis)

SEATTLE — A growing number Seattleites can consider themselves as million-dollar homeowners as housing prices continue to climb in the region.

Seattle is now ranks 10th among U.S. metro areas for percentage of homes worth $1 million or more, according to a newly-released study by Trulia. In 2018, 13.3 percent of all homes in the city are worth at least seven figures, up from 11.8 percent last year. The median house price stands at just under $565,000, Trulia says.

We’re still a far cry from the Bay Area though, where 81 percent of homes in San Francisco and 70 percent of homes in San Jose are worth $1 million or more. Oakland checks in third at 30.7 percent, Truila says. Seattle’s 13.3 percent just a little behind Los Angeles at 13.9 percent.

And Seattle’s million dollar homes aren’t just clumped in one or two spots. Trulia found out of the city’s 95 neighborhoods, 10 of them are classified as “million dollar neighborhoods” where more than half the homes are worth $1 million or more.

But Seattle’s not the only city in the region with million dollar homes. Trulia finds that Bellevue has the highest percentage in the region of Million Dollar Neighborhoods. Of the 23 Bellevue neighborhoods identified by Trulia, nine are over the $1 million mark– three more than just two years ago. That’s 39 percent of all the city’s neighborhoods.

Other cities noted with at least one million-dollar neighborhood: Kirkland (5 out of 15), and Shoreline (2 out of 14). San Francisco, as mentioned, is pretty much million dollar city with 87 out of 102 neighborhoods having 50 percent or more million dollar homes.

Nationally, the share of homes worth $1 million or more has doubled since 2012 from 1.5 percent of all homes to 3.6 percent today.

 

Filed Under: Eastside Real Estate Blog, First Time Homeowner, Home Value, Housing Market, Issaquah Real Estate, King County home prices, Seattle, What's Trending Tagged With: Home ownership, Home Trends, Home value boosts, Trending Topics

How Seattle spent its boom money

June 19, 2018 by Kathy Reichle Leave a Comment

 

Now that the construction boom that made the city of Seattle rich is starting to decline—and putting newfound pressure on homelessness spending—it’s time to ask where the money went.

After analyzing the city’s budgets over the last eight years, we found some answers.

How rich were we? Are we still rich?

The year 2013 was a clear turning point. Seattle’s general fund started ramping up from $800 million then to $1.1 billion now. That’s 30 percent growth. Overall city revenue grew, too, from $4 billion to $5.6 billion. But overall revenue also contains the money gushing through Seattle’s utilities.  The general fund is where the political action is, and where the tough decisions are made. And yes, Seattle is still loaded compared to the way it was during the recession. But the city is spending pretty much all of it.

Which taxes made Seattle this money?

Business taxes, and sales taxes and new property taxes, in that order, all related to construction. These were the taxes that led the way. Forty million dollars-worth of tax revenues from construction in 2010 ballooned to more than $100 million this year, according to the City Budget Office.

So how did the city spend this dough?

Infrastructure: buttressing the Seawall, roads, and other growth-related investments.

Police officers: Mayor Ed Murray wanted 100 new cops on the beat. He got those cops, and then he wanted 100 more. That didn’t happen. But permanent funding happened: In 2016, the city hiked business taxes, largely pay for this ongoing expense. With the Chamber of Commerce’s blessing.

Homelessness: It is very hard to follow homelessness spending through every annual budget process. But the Budget Office’s 2018 budget proposal reports that Seattle’s spending on homelessness rose from $39 million four years ago to $63 million in 2018. That’s an increase of 60 percent. Until the head tax, many of the commitments already made for homelessness were not secured by their own revenue source, meaning they were paid for by construction boom money. Meaning they could be at risk when the boom stops. The head tax did pass, but it only lasts five years before it must be renewed. And now the tax faces stiff opposition from people who want it repealed.

How did the politics of spending change over the boom?

The politics of spending changed a lot.

After several hard years of killing jobs – 294 in 2011 alone – and snipping away at expenses, in the 2012 budget year the Seattle City Council pushed back. It said no to more cuts and pulled money out of the city’s Rainy Day fund to cover the $18 million crater in its budget.

If council members were gambling on a turnaround, they were right. In 2013 the money rolled in. Cash was back in the Rainy Day fund and spending resumed. Mayor Mike McGinn had a “new approach to address street disorder,” including money to address homelessness, and the council added more money for homelessness on top of that.

It was the start of a new pattern. Each year mayors put forward their own spending proposals, and the City Council usually added more spending on top of that.

In 2015, Mayor Ed Murray and the City Council allowed a $26.4 million budget gap. “Surprise” boom money arrived to cover it.

The following year, the city spent big on everything, including homelessness. The council added $7 million in social services spending. And then Mayor Murray declared a homelessness state of emergency, throwing an additional $7.6 million at the problem. At first, the goal was emergency housing, but last year the focus turned to permanent housing, leading to deeper investments, like $29 million in affordable housing bonds.

But today, with revenue from construction in decline, the Budget Office is telling the city it’s risky to spend on faith that more boom money will cover budget gaps. “A shift to slower growth could happen very quickly,” the director of the Budget Office wrote in a 2018 proposed budget summary. The same document acknowledges that homelessness is “the most significant policy challenge that the City is currently facing.”

Filed Under: A little bit of Trivia, Amazon, Eastside Real Estate Blog, Greater Seattle Jobs, King County home prices, Larry and Kathy Reichle, New Construction, Seattle, What's Trending Tagged With: boom money, Home Trends, Hottest markets, Seattle Employment, Trending Topics

Historic population boom pushes Seattle to 19th month in a row as the nation’s hottest housing market

June 5, 2018 by Kathy Reichle Leave a Comment

Seattle has earned a couple of titles that explain a lot of the tension going on in the city lately: it is the fastest growing big city of the last decade and the hottest housing market in the country, a designation it has held for 19 straight months.According to the latest update from the Case-Shiller national home price report, Seattle home prices in March rose 13 percent over the same period a year ago, followed by Las Vegas and San Francisco. While Seattle has held its place at the top for some time, Las Vegas and San Francisco were ranked 10th and 16th, respectively, on the list, a year ago.

The main reason behind Seattle’s reign at the top of the for-sale housing market? A lot of new people, and not a lot of homes to buy.

Citing recent U.S. Census data, The Seattle Times reports that Seattle more than 114,000 people came to Seattle since 2010, pushing the population to nearly 725,000 people. This dizzying increase of 18.7 percent ranks first among big cities. To put those figures in perspective, Seattle added about the same number of people over the previous three decades.

In 2017 alone, census data shows Seattle’s population increased by about 17,500 people or about 1,458 people per month. If that pace has continued throughout this year, the number of new people in the city would nearly double the 730 active listings for homes and condos in Seattle for the month of April, reported by the Northwest Multiple Listing Service earlier this month. Stepping outside the city limits, last year’s population gains outpace the total number of active home and condo listings for all of Western Washington at 10,079.

This decade has seen a migration back to cities, reversing a decades-long trend of population increases to the suburbs, and Seattle’s growing tech reputation has made it a top choice. People from all over the world have flocked to the city to work for homegrown tech giants like Amazon and Microsoft or the 100-plus companies with engineering centers in the area, led by household names like Google, Facebook and Apple.

As home prices continue to skyrocket, apartment rents are starting to level off after years of record-level construction. The effect is filtering down to rental homes as well, as new construction creates more choice in that area. The region has not seen a similar wave of construction in the for-sale market to match the demand for new houses.

Population rises have led to growing pains in the city, highlighted by the controversial debate over a tax on big businesses. Amazon, now the face of the debate and Seattle’s struggles with growth, has following the passage of the tax threatened to slow growth in its hometown, which some observers say could actually have some benefits for the city.

BY NAT LEVY on May 29, 2018

Filed Under: A little bit of Trivia, Eastside Real Estate Blog, Hottest housing markets, Issaquah Lifestyle Blog, King County home prices, Larry and Kathy Reichle, Seattle Tagged With: Home Trends, Home value boosts, housing prices, Issaquah Real Estate

15 Best Things to Do in Seattle

May 30, 2018 by Kathy Reichle Leave a Comment

Don’t let the cloudy skies deceive you: Seattle is full of things to do—outside, on the water, in the air, and inside. A stone’s throw from Mt. Ranier and with direct water access, seafood- and boat-lovers can fish, tour, or just sit nearby and enjoy the views. Iconic spots like the Space Needle and Pike Place Market remain central attractions for good reason, and the city’s got its own arts scene, well-captured by the Museum of Pop Culture and performance venues like Kremwork. You certainly won’t be bored while you’re here; you’re more likely to struggle to fit it all in. Let our curated list of the what to do in Seattle be your guide.

ACTIVITY

Museum of Pop Culture

$

The collections here focus on the most impactful moments in popular culture, including science fiction, rock music, and many others across the pop culture spectrum, with innovative exhibits and interactive installations bringing it all to life.

ACTIVITY

Let’s Go Sailing

$$

Those looking for a classy way to cruise the Puget Sound will find it on Let’s Go Sailing’s racing yachts. The sleek vessels coast through Seattle’s waters, offering glimpses of sea life, Mount Rainier, and the coastline. Excursions are customizable, for private charters or group trips.

BAR

Starbucks Reserve Roastery

$

This massive, gleaming roastery is the Starbucks Mecca. Translation: Be prepared to be awed and overwhelmed. It’s not just an oversized Starbucks—there is a coffee-centric cocktail bar serving espresso martinis, multiple food counters, and of course, a roasting area with tours available, all served in a theatric environment.

ACTIVITY

Seattle Art Museum

$

The Seattle Art Museum’s sleek and contemporary digs are as artful as the works that inhabit it. As an institution of Seattle’s art scene, it’s a must-see for any visiting art lover. The multi-level space is expertly curated, with a permanent collection, rotating exhibits, a library, and restaurant.

ACTIVITY

Pacific Science Center

$

Designed by Minoru Yamasaki for the 1962 World’s Fair, this science museum boasts 300 interactive exhibits, two IMAX theaters, and the coveted Laser Dome. Science geeks, inventors, and creative kids (and adults) lose track of time nerding out on all the exhibits.

ACTIVITY

Ethnic Seattle Food Tour

$

Exploring Seattle’s ethnic neighborhoods can be overwhelming without a guide to help navigate the unfamiliar signs and specialty foods at hole-in-the-wall restaurants with foreign menus. Ethnic Seattle helps guide patrons through Little Saigon and Japantown on manageable 2.5-hour tours.

SHOP

Pike Place Market

$

Pike Place Market is one of Seattle’s most iconic destinations. This century-old public market houses dozens of stalls and shops for farmers, restaurants, purveyors, and artisans, all overlooking the Elliott Bay waterfront.

ACTIVITY

Wing Luke Museum of the Asian Pacific American Experience

$

This 60,000-square-foot facility pays tribute to the confluence of Asian and Pacific American history. Set in an industrial-chic brick building, three floors house contemporary galleries with temporary and permanent exhibits, in addition to historic spaces accessible through guided tours.

ACTIVITY

Seattle Aquarium

$

Situated on Pier 59, appropriately right on the Elliott Bay, the Seattle Aquarium has become a landmark for the city and a fun way for people to see the diverse underwater world of the Pacific Northwest.

ACTIVITY

Ballard Kayak

$

Launching from the Shilshole Bay Marina, Ballard Kayak & Paddleboard hosts people looking to get a closer view of Seattle’s waterways without venturing too far from shore. Manageable group sizes make it a pleasant experience as you paddle your way through Seattle’s coves, locks, and sounds.

ACTIVITY

Seattle Cycling Tours

$

From basic Seattle cycling tours to neighborhood-focused outings like “Amazonia” to Bainbridge Island half-day journeys, Seattle Cycling Tours has nearly every inch of bike-able asphalt covered. Group sizes tend to hover around a dozen, and the local guide will dish plenty of narrative about the city along the way.

BAR

The Crocodile

$

This classic Seattle music venue draws people for its casual setting, national acts, and devoted music community. A stage and dance floor are the centerpiece, and black-and-white rock-and-roll photos proudly decorate the walls, while a bar on the back dishes out pizza.

ACTIVITY

Seward Park

This sprawling, lush park spans 300 acres of forested land and is home to an array of native wildlife like eagles. A 2.4-mile bike path makes covering a lot of ground with little time a cinch. After exploring the old growth forest, carve out time to walk the shoreline and check out the art studio.

ACTIVITY

Space Needle

$

The Space Needle is undoubtedly one of Seattle’s most iconic landmarks. Built for the 1962 World’s Fair, it’s a futuristic observation tower and the most prominent building in Seattle skyline. Visitors can reach the top of the Space Needle by elevator for unparalleled views of the Seattle area. It’s undergoing a major $100 million renovation that will be unveiled in summer 2018.

BAR

Kremwerk

$$

This eccentric performance venue and nightclub hosts some of Seattle’s wildest nights in its industrial blue-shaded basement—DJ nights, drag shows, and an epic dance floor ensures it. Seattle’s underground music and arts culture gravitates to this LGBTQ-friendly venue.

 

 

 

 

Filed Under: A little bit of Trivia, A Positive life, Eastside Real Estate Blog, Issaquah Lifestyle Blog, Seattle, Things To Do Tagged With: Trending Topics

Why is Seattle home inventory so low?

March 27, 2018 by Kathy Reichle Leave a Comment

Current homeowners are staying put—leaving fewer options for first-time buyers

Low inventory was the theme of last year’s Seattle real estate news, and so far this year, inventory has been even more sparse. The latest data from Northwest Multiple Listing Service (NWMLS) shows less than a month of inventory available in King County during February—as opposed to about a month that time last year.

It’s a statewide, and nationwide, problem, but it’s especially pronounced in Seattle; according to a report released by Remax earlier this week, the Seattle metro area is tied only with Denver for lowest housing inventory and has one of the fastest markets in the country, driving up competition and prices for would-be buyers.

But why is inventory staying so low—and getting lower?

According to a survey by Equation Research on behalf of home financing company Valueinsured, with real estate prices at a record high—Seattle homes are routinely seeing year-over-year increases in the double-digits—current homeowners are unsure of their prospects after selling. 65 percent of Seattle homeowners who would be open to selling are choosing to hold off because they don’t want to buy their next home in this market.

Those same homeowners wouldn’t blame potential buyers for not wanting to buy in the current market. 67 percent of surveyed homeowners said that people who buy in their neighborhood right now are “overpaying.”

It speaks to a general air of uncertainty around Seattle’s home prices; 30 percent of homeowners surveyed said they are “not confident” that their current home, or any home bought today, will be worth more by the end of 2019. 48 percent of Seattle residents don’t consider the current market healthy.

“Experienced homeowners and buyers know we are at the top and are sitting out to avoid buying,” said Valueinsured’s CEO Joe Melendez in a statement on the survey. “Inventory is, therefore, pushed way down, inflating prices for those who are willing to buy high. But for the most part, there are not enough people who are willing to buy high. That’s why sales volume is down. It is not a sustainable picture.”

Overall, Seattle residents were “more pessimistic” than the rest of the United States, with 76 percent believing they could “witness another 2008-style housing crisis again in their lifetime.” (There are huge differences between the market then and the market now, although the prices do gate many out of homeownership.) That increased among millennial, interested first-time buyers to 85 percent.

A more negative outlook among people who aren’t yet homeowners shouldn’t be a shocker; those who already own a home tend to be in a much better economic position than those who don’t. According to data from the Harvard Joint Center for Housing Studies, 45.4 percent of Seattle-area renters were cost-burdened in 2015—meaning their housing costs make up more than 30 percent of their income—as opposed to 25.4 percent of homeowners. That same data found that median owner income in the metro is $96,400, compared to $50,000 for renters.

That means, despite a general uneasiness around the market, current homeowners tend to feel a little more secure in owning a home. Despite many not being willing to move, a whopping 82 percent of current homeowners said they could afford a down payment on their next home, as opposed to 25 percent of first-time, millennial buyers. Among senior homeowners—65-plus and planning on downsizing—20 percent plan to buy a new home without a mortgage.

Regardless, with the coming of spring, inventory could improve when the March numbers roll in. “The arrival of daylight savings triggers a burst in new listings,” said J. Lennox Scott, chairman and CEO of John L. Scott Real Estate, in a statement with the NWMLS numbers. “More listings lead to more sales.”

An inventory crunch, as many argue, isn’t the only thing driving up home prices in Seattle, and it’s not like we’re adding new homes for sale at the same rate as we’re bringing rental homes on the market—or new people to the region—anyway. But shrinking inventory certainly isn’t helping.

By Sarah Anne Lloyd

Filed Under: Amazon, Eastside Real Estate Blog, Greater Seattle Jobs, Issaquah Lifestyle Blog, Issaquah Real Estate, Seattle, What's Trending Tagged With: Finances, Home ownership, Home Trends, Seattle Employment, Trending Topics

What Vancouver, B.C., can teach us about housing

January 2, 2018 by Kathy Reichle Leave a Comment

The Seattle area’s increases in home prices led the nation for the 13th straight month in November, the longest-ever such streak for real estate around Puget Sound. That meteoric rise has made it ever harder for the region’s booming population to buy a home. But if we think it’s difficult in Seattle, look 140 miles north to Vancouver, British Columbia, where experts say house prices are like those of San Francisco but incomes resemble those of sleepy Halifax.

Why the disconnect between the price of a house and what residents can earn locally? Many point to real-estate speculation. The results are sad-but-true websites like Crack Shack or Mansion?, which vividly illustrate the deleterious effect of speculation as run-down houses fetch over $1 million Canadian, and prompt a grassroots campaign by young Vancouverites who angrily profess #DontHave1Million.

Although there is disagreement, some evidence suggests that real estate speculation is also a factor in Seattle’s housing market. That was a notable point of agreement between mayoral candidates Cary Moon, for whom real-estate speculation was her major campaign plank, and Jenny Durkan, who belatedly came around, declaring real-estate speculation a barrier to affordable housing in September.

Housing affordability remains front and center for new Mayor Durkan. On Monday, she announced plans for spending $100 million on affordable housing projects and, in her first official act, she signed an executive order to assist rent-burdened lower income households by streamlining access to the city’s Utility Discount Program and creating a Seattle Rental Housing Assistance Program. Meanwhile, repealing the state ban on rent control is potentially on the docket in Olympia, although some experts believe that approach is counterproductive.

Dealing with rents is one thing. But what about tackling runaway home prices? Trying to actively slow or even reverse the rising value of houses may sound like political suicide in a country where, for good or for ill, homeowners often view their house as an appreciating investment. In metro Vancouver, a broad-based political coalition actively wants to see the cost of housing go down. The consensus was strong enough to boot the conservative B.C. Liberals in May elections that saw the social-democratic New Democratic Party (NDP) take control of the provincial parliament for the first time since 2001.

In Seattle, the fear is that the city could see more cases of speculators who “flip” properties, buying them just to resell a short time later, and that like Vancouver we risk becoming a “hedge city” — a place where the global rich park their money in houses and condos that they live in part-time at best but mostly purchase as a safe place to put their assets.

Both of these phenomena represent a new trend that treats housing as an investment commodity rather than a home, something the United Nations Special Rapporteur on the Right to Adequate Housing calls the “financialization of housing.” During an interview earlier this year in Geneva, the rapporteur warned me, “There is so much excess capital floating around and real estate is just that valuable and safe compared to other commodities.”

There are definite similarities between the two biggest metropolitan areas in the Pacific Northwest. “The market pressures are enormous in both Vancouver and Seattle,” Vancouver Mayor Gregor Robertson told me last year. “We have many of the same challenges.”

But there are key differences. Canadian immigration policy makes it easy for well-heeled foreigners to receive residency, and they’re the ones snapping up Vancouver’s booming luxury condo market to the detriment of renters. By contrast, our cranes are mostly building apartments — a Washington law discourages condo development — and locals in the tech industry are making the kinds of salaries that can afford now-expensive Craftsmans, though believers in speculative influence suggest that even tech money can’t explain Seattle’s current price boom.

Ultimately, these distinctions make for important differences when considering which approaches Seattle, King County and Washington could take to curb real-estate speculation. Crosscut consulted with three experts in the Vancouver housing market to find out what the region has done and what its provincial government is now considering to push back against the rampant speculation that has created a housing market wildly out of sync with what people in Vancouver earn.

Tracking Speculation

 The Canada Mortgage and Housing Corporation’s research arm defines speculation as buying and reselling a property within two years and economists have described “astronaut families” who live part-time in Vancouver as a characteristic of a hedge city. But Vancouver has struggled to measure the actual amount of speculative activity taking place.

While Vancouverites can feel the impact anecdotally, urban planner Andy Yan, who coined the term “hedge city,” says the data to make strong empirical claims is lacking. Yan, the director of the City Program at Simon Fraser University, gave the city a grade of “not very well” when it comes to tracking who is buying real estate, where the money is coming from, whether anyone is living in the home, and how soon the property is sold. He chalked up the deficiency to Canadian cities’ weak role in the country’s confederation system, which is not the case in the U.S.

“[King County], you have a tremendous power,” Yan said. “You are able to respond in a much more agile way than metro Vancouver.” This issue became a political football in the Seattle mayor’s race here when City Councilmember Lisa Herbold, taking advantage of the strong collection of housing records here, requested data from King County Assessor John Wilson. The resulting discussion led to Wilson expressing concern about creating a data set based on national origin and, after a series of questions from reporters, Durkan accusing Moon of anti-Asian racism for her interest in information related to possible housing speculation. Yan, a third-generation Chinese Canadian, disputes that collecting speculation data is racist.

But all that may be beside the point when it comes to policymaking. Simon Fraser University economist Joshua Gordon cautioned against an overreliance on data. “Often what you find in this realm is that the call for data and better data is used to forestall policy,” he said. “We don’t need to know exactly how much cancer is being caused by smoking to know we want to tax smoking.”

Empty Homes Tax

At the municipal level, Vancouver City Hall’s most visible response has been a 1 percent tax on empty homes — ones that sit unoccupied more than 180 days per year. It went into effect this year, but leaves Gordon nonplussed. “If the ambition was to free up rental and discourage speculation, they should have done it more boldly,” he said. At 1 percent, the tax is comparable to what King County homeowners already pay in property taxes and so not likely a big deterrent here, where the empty-homes phenomenon is less acute than in Vancouver.

Ultimately, Gordon sees it as a political move. “The empty homes tax was introduced partly in the context of a provincial government not willing to do much, so it was an effort to be seen to be doing something,” he said.

University of British Columbia business professor Tom Davidoff has read anecdotal reports that the number of rental listings bumped up once the tax went into effect, but rents overall have not ceased to rise in the Vancouver market. Still, he sees no problem with a jacked-up tax rate if a rich owner wants to leave a house unoccupied.

“The city would say the goal is not empty houses. I say: It’s OK there are empty homes,” he explained. “If you charge a high enough tax rate, it’s fine either way. Other taxes can be lower and you can spend the money on affordable housing.” But in the larger scheme of Vancouver’s speculation problem, Gordon doesn’t see this issue as the prime culprit. “The empty house phenomenon is very potent in the public mind, but it still doesn’t capture the entirety of the problem.”

Under Washington’s political system, the city would presumably have to receive state authorization to enact such a tax.

Foreign Buyers Tax

In 2016, the provincial government passed a 15 percent tax on foreign buyers, who are widely viewed as the driving force behind Vancouver’s overheated speculative housing market. There was an immediate drop in house prices and the Seattle Times reported that the Emerald City vaulted to the No. 1 most searched market on the Chinese equivalent of Zillow. But more than a year later, entry-level Vancouver housing continues to rise at such a rate that it would take years for incomes to catch up.

“The foreign buyers tax was not a panacea by any means for affordability,” UBC’s Davidoff said. “In fact, affordability has now significantly deteriorated from where it was before — the tax is not necessarily the cause, but it didn’t make [Vancouver] more affordable.” While Gordon agrees it wasn’t “a cure-all,” he says the goal was not to achieve affordability on the strength of that policy alone. Indeed, all three experts agreed that only a suite of policies addressing both the supply and demand sides of housing would be successful in reining in speculation and making housing more affordable for people who live and work in metro Vancouver.

That said, in Gordon’s view, the tax was important. “It raises revenues, discourages speculation, and sends a signal to the market that the government isn’t going to allow housing prices to gallop toward the sky,” he said.

Still, in Seattle’s case, the concern is not exclusively money coming in from overseas like it has been in Vancouver, where purchasers from mainland China far outnumber, say, wealthy Torontonians. In our case, however, the outside influence could also be shell LLCs registered in tax-haven Delaware or hedge funds from Wall Street. A foreign buyer’s tax wouldn’t capture their investments in our market.

BC Housing Affordability Fund

The Foreign Buyers Tax wasn’t good enough to save the fortunes of the BC Liberals, who passed it reluctantly in hopes of holding power but lost this year in provincial elections to the NDP. There is now a popular consensus in British Columbia that home prices have to come down; Gordon thinks prices will have to appreciate another 20 to 30 percent in the Puget Sound before that becomes the consensus here.

While the new provincial administration remains tight-lipped about its housing plans — spokespeople for the Ministry of Finance and Ministry of Housing and Municipal Affairs declined to comment — a group of economists, including both Gordon and Davidoff, is pushing the NDP to adopt a plan they call the BC Housing Affordability Fund. The proposed policy would set high property taxes that would be rebated for property owners paying income tax at that address or landlords with long-term tenants — both scenarios in which the property in question is being used for housing. Those just hedging their money with an empty house or renting out on Airbnb would not get the rebate.

The plan works well in the Vancouver context because Canada has high income taxes that pay for a generous social safety net, but low property taxes. As a result, Gordon said, “The world’s wealthy are always going to want to buy real estate and not necessarily pay their fair share, so if you’re going to drive up house prices, at the very least pay your fair share and make life easier for the people you priced out.” With the income-tax provision, the proposal would reconnect the housing market to the labor market in what Gordon called “a tailored balance between pushing prices down and getting revenue.”

Davidoff believes this idea could be adapted as a Seattle-specific measure to scare off speculators. While the federal mortgage interest income tax deduction has a similar effect, entry-level buyers and lower-income owners who take the standard deduction on their tax returns don’t benefit like they could with something similar to the BC proposal.

At its heart, the fund makes a sharp distinction on who is a legitimate player in the housing market. “If you’re not paying income tax at that address and you’re not a landlord, then what are you?” Davidoff asks. “You must have brought the money in from elsewhere.”

by Gregory Scruggs

Filed Under: Seattle, Seattle's Market vs. Vancouver Market, What's Trending Tagged With: Home Trends, U.S. housing investment

KeyArena’s Iconic Roof Isn’t Going Anywhere

August 10, 2017 by Kathy Reichle Leave a Comment

Granting the arena landmark status could mean millions for developers.

Image Credit: 
River North Photography
KeyArena’s sloped roof will remain part of Seattle’s skyline.

In what was a widely expected move, the Seattle Landmarks Board approved the designation of KeyArena—formerly the Seattle Center Coliseum and Washington State Pavilion—as a city landmark on Wednesday. The structure met all six criteria for being designated.

The move will protect its iconic, Paul Thry-designed roof—which is said to mimic a Northwest Native American rain hat—and the exterior structure. It joins the Space Needle, the Pacific Science Center and the Alweg Monorail as major landmarks and survivors from the 1962 world’s fair that brought them into being.

The decision is key for the renovation plan for the arena the city is working out with Oak View Group to renovate the interior into a world-class music and sports venue worthy of a NBA and NHL franchises. Oak View has made preservation a part of its financial plan. They hope to take advantage of federal tax breaks that can be earned by designated landmarks. Those tax breaks could be worth tens of millions of dollars to the more than half-a-billion dollar renovation plan.

Landmark status also raises the bar on any future proposed reuse or demolition of the structure. The Key can be modified—particularly the interior which has previously been redone numerous times—but the basic exterior form must remain intact. Even if the plans fell through between the city and OVG—say if the proposed SoDo again became a preferred site for a new arena—options for repurposing the Key would have to be explored before demolition could ever be considered.

The city did reject landmark status for some other structures on the Key Arena site, notably the remainder of the heavily altered NASA Pavilion that housed historic space age technology during the fair.

In other city landmarks news, the state Supreme Court made a sweeping decision supporting the legality of the landmarks ordinance, which had been challenged by the University of Washington. The UW claimed it was not subject to the law. The UW sued the city and a local modern architecture preservation group, Docomomo-WeWA, which had nominated a building on the UW campus to protect it from demolition. Other preservation groups joined the suit.

The building was demolished, but in late July the court found that the UW was covered by the ordinance. Preservations and the city hailed the decision, an important win for preservationists.

BY:

KNUTE BERGER

 

 

 

Filed Under: A little bit of Trivia, Eastside Real Estate Blog, Seattle, What's Trending Tagged With: Trending Topics

Survey: Washington has 8th most polite drivers in the country

July 7, 2017 by Kathy Reichle Leave a Comment

SEATTLE — When it comes to driving nice, Washington drivers rank in the Top 10 in the nation, according to a recent national survey.

The survey, conducted by Kars4Kids , asked 50 licensed drivers in each state 10 questions to judge how polite they are when they drive, including “how often do you signal?” and “would you steal someone’s parking spot?”

Washington came in at No. 8 — part of a trend that had all the Pacific Northwest states fare well. Idaho ranked No. 1 while Oregon was No. 3 and Montana was No. 4. New York ranked worst with South Carolina, Arkansas, Louisiana and Wisconsin rounding out the bottom five.
The survey graded each state based on their driver’s answers with Washington getting a B+ on “how aggressively you respond to slow driving”, a “D” in “Do you let a car merge in front of you in heavy traffic?”, a B- in “Do you respond rudely when being tailgated?”, a “B” for “Do you use your turning signals?”, an A+ in not stealing someone’s parking spot and an “A” for not speeding up to stop someone from passing.

Overall in 10 questions where 4 points was given for the most polite answer out of 4 choices and 1 point was given for the least polite, Washington averaged a 3.41.

Kars4Kids says the survey is part of their “Drive Human” campaign “with the goal of reminding drivers that they share the road with other people not faceless cars.”

More Information:

Full study results, as well as the questions given in the survey

by KOMO Staff

Thursday, June 29th 2017

 

Filed Under: Seattle Tagged With: Seattle People, Seattle Trafic

Seattle construction projects at all-time high

April 7, 2017 by Kathy Reichle Leave a Comment

All of the cranes and construction in downtown Seattle signify a city that’s exploding with growth.

New numbers released by the Downtown Seattle Association back that up, suggesting that record development is sweeping through the city.

The association’s new development guide found 68 current construction projects in the greater downtown area at the end of 2016, a new high.

DSA also suggests 6,000 new residential units will be built over the next year. Residential development is particularly hot right now.

Construction on a new 40-story tower called Nexus at Minor Ave. and Howell St. will break ground soon.

“We think Nexus is coming at the perfect time for Seattle,” said Dean Jones with Realogic Sotheby’s International Realty.

Jones says sales will begin shortly on the nearly 400 condos, which are expects to go quick.

Jake Whittenberg, King 5

 

Filed Under: Hottest housing markets, Seattle, What's Trending Tagged With: Home Trends, Home value boosts, Trending Topics

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The Cost Of Purchasing A Home In The U.S. Increased 55% Last Year. But It’s Still A Great Time To Buy A House For These Five Reasons

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