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PSE natural gas bills will be lower this winter

December 1, 2018 by Kathy Reichle Leave a Comment

Puget Sound Energy residential natural gas customers will see lower energy bills this winter after rates were adjusted lower to reflect the decreased cost of wholesale natural gas.

On Oct. 19, the Washington Utilities and Transportation Commission approved requests from PSE that, combined with lower natural gas costs, allowed the power company to reduce rates by 9.2 percent for residential customers. A press release from PSE said it would reduce the average bill by just over $6, bringing the total monthly bill to around $59. It is the lowest rates the utility has provided since 2004.

PSE conducts rate adjustments multiple times a year, Padula said.

Washington Utilities and Transportation Commission spokesperson Kate Griffith said rate adjustments must be approved by her office. Rate decreases were also approved for the Avista Corporation which serves the Spokane area, Cascade Natural Gas which serves cities statewide including Bellingham, Bremerton and Yakima. NW Natural also received a rate decrease. The company serves southwest Washington.

PSE provides natural gas service to more than 750,000 customers in King, Pierce, Snohomish, Kittitas, Lewis and Thurston counties.

By Aaron Kunkler

 

 

Filed Under: Energy Bills, Issaquah Real Estate, PSE, What's Trending Tagged With: Home ownership, Saving Money, Trending Topics

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

American Homeownership Increases Again as Housing Market Looks for Balance

November 7, 2018 by Kathy Reichle Leave a Comment

More Americans became homeowners in the summer months, fresh evidence of a housing market that’s finding some stability after several rocky years.

The national homeownership rate was 64.4% in the third quarter, the Census Bureau said Tuesday. That’s a half-percentage point higher than a year ago.

 A look at the rate of homeownership since 2004. Census Bureau/Haver Analytics

 

After touching an all-time high of 69.1% in 2004 as the housing bubble inflated, the homeownership rate bottomed out at 62.9% in 2016 as waves of Americans lost their homes or sold under duress. At the same time, many Americans who would ordinarily become buyers were locked out of the market by stringent lending rules, a lack of affordable inventory and a challenging economic backdrop.

All that has made the post-crisis housing market not just less accessible, but less dynamic. It’s possible the moderation in home prices over the course of 2018, which some analysts believe came from would-be buyers pushing back against hefty price gains, helped many of them finally become owners.

The homeownership rate can be controversial. Some analysts believe that government policies that helped enable ownership more broadly were responsible for the housing crisis, although many others believe there’s blame to go around.

Still, the meager recovery to this point puts the homeownership rate only back to 1995 levels, well before the run-up to the bubble. That suggests it may be possible for many more Americans to become owners, if housing market conditions ease further. The vacancy rate for owners was just 1.5% for the second month in a row, tighter than the 1.6% it averaged throughout 2017.

By Andrea Riquier

Filed Under: Eastside Real Estate Blog, Home Value, Homeownership, Homeownership rate, Housing Market, Issaquah Real Estate, King County home prices, Mortgages, What's Trending Tagged With: Home ownership, Issaquah Real Estate, Trending Topics

Conditions are perfect for the real estate market in Seattle to cool some

October 23, 2018 by Kathy Reichle Leave a Comment

October will be the last month with good inventory — so now’s as good a time as any to buy

Summer is over, but the real estate market is just catching up.

The heyday for the market is typically between May and October, when the sunshine makes for nice pictures and easy open houses. Which means that the final month is here to take advantage of the housing market before the fall drop-off.

“Over the winter, new monthly resale listings will lower by approximately 50 percent compared to summer months,” J. Lennox Scott, chairman and CEO of John L. Scott Real Estate, said in the latest Northwest Multiple Listing

Services report, noting that it’s been quite a season for Seattle’s market.

“The housing market close to the job centers has gone from a historic extreme-frenzy market in the spring down a few levels of hotness to a strong level of pending sales activity for new listings.”

Which is true; the Seattle 2018 real estate “season” came in like a lion and seems to be going out like a lamb: Housing inventory continued to improve in September, while the pace of sales has slowed in many counties.

Some balance has been restored to the market — across the NWMLS system, last month ended with 2.56 months of supply of single-family homes and condos. And though that’s not perfect (analysts prefer somewhere between four and six months of supply for a truly balanced market between sellers and buyers) it’s the highest level since February 2015, when brokers reported 3.56 months of inventory.

“This is a more traditional yearly market cycle taking the place of the unusually overheated real estate market of the past several years,” said John Deely, principal managing broker at Coldwell Banker Bain, in the NWMLS report.

“Given there doesn’t appear to be any end in sight related to the region’s job growth, with employees moving here and not enough units being built to accommodate them, we believe this market normalization will continue.”

In a normal market, October marks a steep drop-off in inventory as winter doldrums settle in; at this same time last year, analysts were also wondering if Seattle was going through a cool-down.

Scott’s advice then was about the same as it is now: “October will be the best month for selection and availability until late February.”

Get in while the getting’s good, Seattle buyers.

By Zosha Millman, SeattlePI

Filed Under: A little bit of Trivia, Eastside Real Estate Blog, Fall Changes, Home Value, Homeownership, Hottest housing markets, Housing Market, Investing in Real Estate, Issaquah Lifestyle Blog, Issaquah Real Estate, King County home prices, What's Trending Tagged With: Home ownership, Home Trends, Trending Topics

Slowing real estate might let us catch our breath — or knock the wind out of us

October 18, 2018 by Kathy Reichle Leave a Comment

Last year Seattle ranked first in a widely watched report on markets with an strong outlook for real estate. This year it’s not in the top 10. (Greg Gilbert / The Seattle Times)

An important real estate forecast knocks Seattle out of the top 10 booming markets. We still rank well, but some risks are also gathering.

If you read my colleague Mike Rosenberg, you already know that segments of the Seattle real-estate market are slowing.

We have an apartment glut thanks to heavy investment in multifamily housing coming out of the Great Recession. Sales and inventory numbers for homes in King County are back to 2012 levels. Prices are dropping many places after record leaps in recent years.

Last week came further evidence: For the first time in about a decade, Seattle wasn’t among the top 10 markets for the coming year in the “Emerging Trends in Real Estate” report by the Urban Land Institute and PricewaterhouseCoopers. Last year, we were No. 1.

The report focuses on the Seattle-Bellevue area, setting Tacoma (No. 53) out separately. And it doesn’t directly correlate with livability. Rather, it assesses investment and development trends, and for several years has chronicled the rise of high-quality urban centers.

Many people will see this as all good news, a pause from explosive growth that has also been blamed for lower affordability, rising inequality and social ills. I would add that markets go down as well as up, and every swing creates winners and losers.

Still, while Seattle’s growth isn’t stopping, going from the equivalent of 90 miles per hour to 50 would be felt, and in some unpleasant ways, too.

“Emerging Trends” is the gold standard in real-estate forecasts, based on interviews and surveys of hundreds of leading developers, investors and lenders.  It provides a deep analysis of the outlook for residential, retail, office, hotel and industrial properties, as well as the wider economic environment.

For next year, the top overall markets according to the ULI study are Dallas-Fort Worth, Brooklyn, Raleigh-Durham, Orlando, Nashville, Austin, Boston, Denver, Charlotte and Tampa-St. Petersburg.

At No. 16, Seattle still shows a decent outlook among the 79 markets surveyed. We rank No. 20 in homebuilding prospects. And second, behind Boston, in local market attractiveness for investors. Office demand is expected to continue doing well in the central business district. Being No. 1 isn’t everything. I’d take Seattle over almost any city among the top 10. But Seattle dropping off might mark an inflection point — emphasis on “might.”

The report also offers this caution about Seattle’s drop: “Seattle is still viewed as an attractive place in which to invest, but did media coverage of potential new supply being delivered and increased regulatory discussions sway the opinion of survey respondents?”

(I’d say the news coverage reflected real events and trends.)

Seattle’s population is expected to keep growing, next year at twice the national rate.  Hard as it is to process, Seattle also gets relatively good marks for housing affordability within the context of the Pacific Coast (Tacoma does even better). Demand remains strong for distribution space, too.  The report points to a local economy operating near capacity (e.g. employment) as a constraint on real-estate investment next year.

“This is evidenced by the comments from focus group participants in Seattle and Portland that attracting qualified labor is getting more difficult and could be hurting employment growth,” it reads. The unemployment rate for Seattle-Tacoma-Bellevue was 3.6 percent in August.  Assuming the larger economic climate is stable, we can expect Seattle to go from “hot” to “warm.”  Even so, a pullback in construction would be felt, and not just by speculators.

Being the crane capital of America was part of the enormous construction boom during this expansion. It put hundreds of millions of dollars into the city treasury. This has helped finance low-income housing and social services.

On the other hand, the economy is never static. Risks abound nationally and internationally, from trade battles and asset bubbles to new vulnerability in the banking sector. Geopolitical instability is rising. So are interest rates.

The past week’s wobbly stock market was centered in nervousness about potential inflation — enough at least to cut into profit margins. Popular tech stocks, including Amazon, were among the shares roughed up.  Nobody has repealed the business cycle, so this second-longest expansion in modern American history shouldn’t be taken for granted.  A veteran asset manager quoted in “Emerging Trends” says, “2019 will be a turning-point year.  I think about the capital markets correction that is coming. We have been used to easy money and very low rates for so long. Now is the time to harvest, to hedge, to be cautious.”

Seattle specifically has yet to see how a “separate, equal” HQ2 — yet to be announced — will affect it. Those effects could pinball to small-businesses, city tax revenues, vendors and even charitable giving, as well as hiring at the city’s largest employer.  The metro area would also be hurt by a stock market correction — not only in terms of lost wealth, but potential job cutbacks by companies in response.  But the stomach-knot scenarios might not happen. What we know is that real estate is slowing.  This boom has remade Seattle more dramatically than almost any since the Great Fire. It’s been a lightning rod for criticism, and not just from the social-justice warriors.

Too many classic Seattle three-story brick apartment buildings have been lost, diminishing lower-rent units for renters. Too many useful commercial buildings have been demolished for towers, annihilating affordable retail space and the human-scale delights of the city. Add in straight-up skyscrapers with no setbacks and little distance between them, plus loss of views toward the Space Needle.

I’ve watched these changes over a decade and wondered: Why does this happen in a supposedly progressive city?

Some will pour out corruption conspiracy theories. My guess about what happened is a combination of inattention to protection and design standards; addiction to construction fees; loss of imagination among architects, and political division — all happening as this firehose of demand came at us with great suddenness.  On the other hand, the real-estate boom has been pretty good to Seattle, and not only in terms of tax revenues.

On the commercial side, it’s been driven by demand from some of the top companies offering some of the best jobs. We’re not cursed by the desert of huge surface parking lots or store fronts emptied out by changing consumer patterns and online competition. Speculation is an element in rising housing prices, but demand was the big driver. Real estate and construction are significant employers.

In the America as it is, rather than what I might wish it to be, this is a gift horse that shouldn’t require obsessing over its dental work.  In the many left-behind localities — places without the bother of an Amazon headquarters — inequality and opportunity are worse than here and future prospects are dim. These include some of the once-greatest American cities.

Seattle has been lucky, and made its luck. Now we’ll see whether what’s happening in real estate is a natural downshifting or something more.

By 

Jon Talton
The Seattle Times

Filed Under: A little bit of Trivia, Eastside Real Estate Blog, Home Value, Homeownership, Housing Market, Issaquah Real Estate, King County home prices, Larry and Kathy Reichle, What's Trending Tagged With: Home ownership, Home Trends, Trending Topics

Lawn Care For The Fall: Essential Tips to Follow

October 15, 2018 by Kathy Reichle Leave a Comment

All summer you’ve been watering, cutting, trimming and feeding your yard in the hopes of having the greenest plot of land in the neighborhood. So what should you do to get your lawn in shapefor the cool breezes of autumn? These six steps will help you get a head start on the colder weather.

Aeration and Overseeding

If you live in a climate with cool-season grass, fall is the perfect time to aerate your lawn because the air is cool and the soil is still warm from the heat of summer. The earlier you can do this, the better the results will be for your yard. Depending on where you live, September or early October is the best time to tackle this project. You’ll pay around $120 for lawn aeration.

Aeration removes small plugs of soil from your lawn, allowing greater amounts of air, nutrients and water to reach the root system of your grass. It also reduces soil compaction in the process. Following aeration, you might want to overseed your yard. Overseeding makes it easier for seeds to germinate while the soil is loose.

Feed Your Yard

Fall is the prime season of the year to fertilize cool-season grasses. Unlike warm-season grasses, which often go dormant in the fall and winter, cool-season grasses can actually hit their peak growth rates during the fall. This means they need a full dosage of nitrogen to help boost the health of the soil and your grass. Most importantly, this will help prevent the growth of weeds, which choke out the grass over time.

Cut Down on Mowing

Throughout the summer, you’ve gotten into the habit of mowing weekly. But if you have cool-season grass, it’s time to start cutting back on the number of mowing events each month. Generally speaking, every other week should be your maximum. If you have too much leaf coverage on your yard, you can mulch those up, but remember to leave your cutting deck high so you aren’t cutting off too much of your grass in the process.

The professional recommendation is not to cut off more than one-third of the total blade of grass each time you mow. Doing so can result in scalping the lawn, which stunts the growth of your grass. If you live in a warmer climate with warm-season grass, you can likely skip mowing altogether because your grass is going into its dormancy cycle.

Leaf Removal

There are two approaches you can take when dealing with falling leaves. At a bare minimum, you should remove any fallen foliage within seven to 10 days because it blocks sunlight from reaching your grass. But, if you get a relatively light leaf fall each autumn and you own a strong mulching mower, you can turn fallen leaves into a composting gold mine. If you mulch your leaf fall on a regular basis — at least once a week — you are recycling the nutrients back into the soil. If your leaf pile is too big, consider hiring a pro. You can expect to pay about $310 for professional leaf removal services.

Sow and Reseed

Believe it or not, but fall is a great time to reseed the bare patches of your yard and sow new sections of lawn for cool-season grasses. Applying fresh soil and some new seed to barren patches of your yard can help prepare your lawn to bounce back in the fall. As mentioned earlier, this time of year is often the strongest for cool-season yard growth, so take advantage.

Winterize Your Sprinkler System

If you have an underground sprinkler system to help you keep your yard green all summer, it could be the biggest threat to your utility bill and soil during the winter months. If you fail to blow out your underground system, the water left in the pipes could freeze, expand and burst the pipes. This could lead to a water leak in your yard that could compromise the integrity of the soil and cause serious damage. If you live in a cooler climate, it’s important to winterize your sprinkler system immediately.

Conclusion

With one weekend of work, you can accomplish most of these tasks and have a yard that looks great for the coming fall months.

WRITTEN BY ANDREA DAVIS

Filed Under: A little bit of Trivia, Curb Appeal, Eastside Real Estate Blog, Fall Changes, Garden Trends, Homeownership, Larry and Kathy Reichle, Things To Do, What's Trending Tagged With: Gardens, Issaquah Real Estate, Lawn Care, Trending Topics

Private Lending: Why It’s So Important

October 1, 2018 by Kathy Reichle Leave a Comment

Have you heard of private lending? Not so much as an owner-financed home but loans made by a certain type of lender using its own internal guidelines without having to follow third party regulations? Private money, or so-called “hard money,” is a valuable asset in the world of real estate and without it many existing properties could ultimately fall into a state of disrepair such to the point where it detracts value from surrounding real estate. In the residential world, private loans are used to buy and rehabilitate investment properties.

Most residential loans today are issued following guidelines set forth by Fannie Mae or Freddie Mac. When a lender approves a loan using these standards the loan is then eligible for sale in the secondary market. Selling a loan means freeing up more capital for the lender in order to make more loans. With a private loan, the goal isn’t selling the loan, it’s getting the loan paid back. Private loans will carry higher interest rates and are only available for a short period of time, time enough to buy and rehab a property. Once the property is rehabilitated it can then be in a condition where traditional financing can be used.

For example, consider a fourplex unit that is vacant and needs more than a little TLC. The property is in such a condition that a traditional loan can’t be placed. An investor sees the potential in the property and with a little due diligence comes to the conclusion the property would show some serious cash flow once stabilized and sell for a tidy profit once the repairs have been made. The investor then contacts a private lender and makes the proposal for a private loan.

Private lenders look primarily at the “exit strategy” which means telling the story how the private loan would be paid off. Typically, the exit means the property will be sold once repaired. The private lender agrees and issues the needed funds to buy and rehab the property. After a few months, the property is completely rehabilitated and ready for conventional financing.

If private lending didn’t exist, this same fourplex could fall into such a state of disrepair the only option is a complete demolition and building brand new from the ground up, a costly proposition compared to a private loan. When you hear the term “hard money” it’s far from a bad thing. For many projects, it’s the initial seed capital needed to turn a dilapidated property into a money maker.

WRITTEN BY DAVID REED

Filed Under: A little bit of Trivia, Flipping Homes, Freddie Mac, Hard Money Loans, Investing in Real Estate, Issaquah Real Estate, Private Lending, Reno, What's Trending Tagged With: Hard Money Lending, Home Flipping, Trending Topics

How much do you really know about the value of your home?

September 27, 2018 by Kathy Reichle Leave a Comment

If you stalk the real estate listings in your neighborhood and make the open house rounds on the weekends you may feel pretty good about your real estate knowledge. I know I like to play the game of guessing my home’s value every time a house near us sells. But real estate can be a high stakes game, even if it sometimes seems like play money being thrown around on real estate TV shows. A misstep can cost thousands, even tens of thousands of dollars, but how do you even know what you don’t know?

To get some insight into mistakes many of us may be making when it comes to our houses, I talked with Seattle-based real estate expert Aaron Hendon. And did he set me straight.

Here are the six top things we’re getting wrong about real estate.

1. YOU TRUST AN ALGORITHM KNOWS YOUR HOME’S VALUE

The worst thing Hendon sees, he told NBC News BETTER, is homeowners who assume they know something about the value of a house. Maybe they saw something about real estate prices on the news, or talked to their uncle, or saw it on Zillow, he said. The absolute worst, he added, is to think that the Zestimate is the true value of your home.

The “Zestimate” is an estimated value listed on popular real estate site Zillow. And it’s notoriously off, Hendon said. So badly so, in fact, that when Zillow CEO Spencer Rascoff sold his condo, the the Zestimate was 40 percent off.

“The problem is you can’t do it by an algorithm because there are too many variables and they change too rapidly to get a good read,” Hendon explained. “The assumption is there’s a real inherent value to our house but there is not. There’s what a buyer is willing to pay for it on the day they buy it and what the seller is willing to take for it. You’re selling a commodity, one of multiple houses, and you have no idea who’s shopping that particular week. How could you value your house by a computer estimate? At best it’s a guess.”

But “it’s a shiny website and looks like it has authority,” he said. “It’s a real problem that people tend to weight those things heavily.”

There is some value to be found in the Zestimate, however, Hendon said. “Say I want to track my house value over time. I check the Zestimate every six months, and it’s going up. It doesn’t tell me what it’s worth but tells me it’s worth more than it was.”

2. YOU THINK YOUR NEIGHBOR’S HOUSE WILL TELL YOU YOUR HOME’S VALUE

So the house up the street just sold. You quickly do the math and figure out the price per square foot, then apply that to yours: voila, there’s your value.

Not so fast.

“The problem with that logic is you don’t really know the details of the house that sold,” Hendon said, “the particular way it was marketed, maybe the realtor did crappy pictures or maybe the owner took out loan after loan so they’re under water. They don’t know the conditions upon which, or to whom it was sold, or the terms.” It could have sold for cash, the owner could have been leaving the country or going through a divorce, and that’s not even to mention the huge variance possible in the condition of the house.

What’s more, “all square footage is not equal,” he said. If it were, “that would mean 4000 square feet should be worth twice as much as 2000. You need a first thousand to even have a house, the next thousands are options. What are those rooms? Bedrooms are worth way less than bathrooms.” People tend to gloss over a myriad of variables that are hidden, he said.

3. YOU BELIEVE THE APPRAISER SETS THE VALUE

“The tendency is to live like the appraiser is coming up with the true value,” Hendon said. But, he reiterated, “there is no value, it doesn’t exist, it’s worth what someone will pay for it and you’ll accept.”

At the end of the day “it’s a subjective valuation of your property,” he said. The appraiser doesn’t have to agree that you paid the right amount. “Their job in that case is to say to the bank, ‘if this guy defaults you’ll be able to get your money back.’”

While a common worry during homebuying and selling is that the house won’t appraise for the sale price, “rarely does it not come in at value,” he said. “By definition if you’re willing to pay it, it’s worth it. Why would you pay for it if it wasn’t?”

This, at least, is one thing not to worry so much about.

4. YOU THINK RENOVATING BEFORE SELLING WILL BOOST THE VALUE

Tempted to upgrade the kitchen or get new carpet right before you sell? That’s a mistake, Hendon said. “Don’t redo your house right before you sell. I can’t tell you the number of people I have to talk out of remodeling right before sale. I’m a little blunt, I go ‘that’s crazy thinking.’”

He asks sellers to look at the math. “You’re going to spend how much to redo kitchen? Say 15? Do you think we’ll get 20 more? The kitchen will be torn up for six months, that’s got to be worth something, and then we don’t know what the market will be in six months — and everyone may not love your choices.”

When’s the right time to remodel? Five years ago, Hendon said.

“If you did it five years ago and you loved it and used it you don’t care if you get the money back.”

If you’re a professional flipper, go for it, he said. Otherwise, “clean it, get it neutral. You’ll get less, but the net will be the same.” And you save yourself the hassle.

5. YOU UNDERESTIMATE THE ROLE OF THE REALTOR

Homes are the most expensive, most emotionally impactful, rarest sale and purchase in our lives, Hendon said. “What makes me craziest — when people go hire a realtor, they do it with due diligence of where to eat dinner. They hire their friend, they go to Yelp or Zillow and see stars, they use a discount broker or see a guy’s signs all over the neighborhood.”

“None of it has anything to do with performance,” he said. “Sure go try the Chinese restaurant your friend recommends, but using your uncle’s realtor without asking them to show you how much they sell houses for compared to asking price, you’re crazy.”

“No one has ever asked me to see my last 12 months statistics,” he said. “That is crazy to me.

It takes nothing to ask that.” And no realtor should be offended by the question, he said. “You’re going to give someone $8,000 [commission] they should be ready to compete, they should be ready to fight for your business.”

6. YOU CAN SAVE THE SIX PERCENT BY SELLING THE HOUSE YOURSELF

While in a very hot market there could be value in a FSBO, or for sale by owner, the math on this rarely pans out, Hendon said.

First, it’s not six percent, because almost every buyer will have realtor, he said, “so they still have to spend that three percent [for the buyer’s agent].” So you’re down to three percent. Which is still a lot of money.

Is it worth it? “If you don’t have a job [so you have the time], and you’re ok with letting strangers in your house and leaving while they’re there, and doing all the work, and will somehow find a way to price it correctly, and don’t mind the risk involved in the liability of getting it to close, and you who do not negotiate for a living, who do not sell a hundred houses a year are going to trust that the buyer’s agent is somehow not going to screw you over …” Hendon said. We’ll take that as a you do the math.

When my husband and I sold our last house and bought our current one, some of the biggest value to us was our realtor’s role as counselor in guiding us through the process and keeping our best interests first in negotiations with our buyer and seller and their respective agents. It felt like a house of cards most days that would fall apart at any moment, but he made it happen and that was more than worth the commission.

We also listed and sold our house for more than we’d have ever tried ourselves. Hendon wasn’t surprised to hear this.

The trouble with selling your own home, he said, is “most people make it look like a yard sale. The same sign from Home Depot that says ‘yard sale’ but it says ‘home for sale.’ No one goes to a yard sale and pays full price, it’s a yard sale for God’s sake.”

by Dana McMahan

 

Filed Under: A little bit of Trivia, First Time Homeowner, Getting Ready To Sell, Home Value, Homeownership, Housing Market, Issaquah Real Estate, Larry and Kathy Reichle, Realtors, What's Trending Tagged With: Home ownership, housing prices, Issaquah Real Estate, Pricing your home correctly, Trending Topics

Old House Renovation: Making Those Hard Repair-or-Replace Decisions

September 24, 2018 by Kathy Reichle Leave a Comment

When you’re planning (or in the middle of) a whole house remodel there are always questions about what to keep and what to do away with. Sometimes those questions are about big things, such as hallways, bedrooms or walls. Other times they’re about more particular items, such as doorknobs, trimwork or old wooden windows.

No matter what type of item, the question is usually a challenging one because there often is no “right answer.” If this sounds like a question you might have to tackle in your future, maybe I can help you be more prepared.

Always Lean Toward Restoration

The first step in making the decision of “restore vs. replace” is one of mindset. I can’t tell you how many times I’ve been in a home with a contractor, tradesman or even homeowner who just thinks everything that’s not brand new needs to find its way to the dumpster! That’s the wrong mindset in my opinion. Replacing something just for the sake of replacing it is wasteful at best. In the case of something really special like the wavy glass in my kitchen windows it can be downright tragic.

So the first thing you want to do is to adopt a “restore over replace” attitude. Whenever an item is being considered, your first thought regarding restoration should be “how can we?” By looking at things with this mindset you’ll find yourself thinking creatively and seeing solutions that lead to restoration. In the long run, this kind of mindset is key to creating a beautiful project that has the unmatched depth of character that can only be achieved through restoration.

Pay Attention to Unique Details

In the restoration of an older home, there are those older elements that are unique and unlike brand new homes, and then there are those items that are essentially the same today as they were yesterday.

When it comes to decorative building elements, the saying, “They just don’t make them like they used to,” is often true.

Walls are a good example of something that isn’t “usually” that different in a brand new home as compared to a 300-year-old home. Sure, there are exceptions, but I’m talking about smooth interior painted walls. Restoration of an old plaster wall in a bedroom might cost five times as much as just replacing that same wall with drywall and the end result may look nearly identical.

A solid wood interior door, on the other hand, may be the opposite situation. The existing home might have solid doors made of a hardwood you just can’t buy anymore. If you look closely, those old doors might have a particular profile on the trim or the panels. Even if you can get a similarly designed door, the chances of replacing that detail are slim. When it comes to decorative building elements, the saying, “They just don’t make them like they used to,” is often true.

I Just Love It

I was talking with some fixer-upper owners one day in their home when the homeowners and I started talking about an archway between two rooms. I mentioned how unique and interesting that archway was and the wife said, “I just love that arch, but I know it has to come out.” When I inquired further, I found that two other contractors had told her the arch had to go to accomplish the other objectives of the project. I helped them find a solution that saved the arch.

Whenever there is any element of your home, no matter how tiny or how big, that inspires you to use the words “I just love that,” my advice is to work very hard toward restoring that item rather than replacing during your whole-house remodel. Even if it’s difficult or something else has to be sacrificed. Those “love it” items are what makes the house yourhome.

Cost is Always a Factor

The last factor, of course, is cost. Sometimes restoration of an item is less costly than replacement; other times it’s far less expensive to replace than to restore. When you’re attempting a major project like a whole-house remodel, sometimes it can just come down to money. What makes the most financial sense in the long run?

Options Are Good

The great thing about this question is that it reveals the fact that there are options. You’re not forced to go one way or another and you shouldn’t listen to people who try to take those options away.

Restore when you can, replace when you have to … and enjoy the process either way!

by Tim Layton

Filed Under: A little bit of Trivia, A Positive life, Eastside Real Estate Blog, Issaquah Lifestyle Blog, Issaquah Real Estate, Larry and Kathy Reichle, Remodeling Costs, Reno, Things To Do, What makes you happy?, What's Trending Tagged With: homeownership, Reno or Fix, Restoration

What to Expect When Getting Pre-Approved

September 20, 2018 by Kathy Reichle Leave a Comment

Getting “pre-qualified” today when preparing to buy a home is so 80’s. Getting pre-qualified then meant talking to a loan officer over the phone or in an office and having a conversation about various aspects of your financial life. The loan officer asks about your job, how long you’ve worked there and how much money you make. The loan officer asks about your general credit history, whether it’s excellent, good or maybe needs a little work.

What about other debt? What sort of monthly payments are you obligated to pay each month? The loan officer would then take that information, plug in current market rates (back in 1981 the average 30 year rate hovered around 17%. No, really) and give you an amount you can qualify for. Maybe even the loan officer typed up a prequalification letter you could carry around.

Not anymore. If all you have is a prequalification letter it’s possible your real estate agent will ask that you go back to your loan officer and get pre-approved. The terms do sound somewhat alike but sellers, lenders and real estate agents alike know the difference.

A preapproval ups the qualification game by verifying the conversation you had with your loan officer. Instead of a conversation over the phone, you’ll be asked to submit a completed loan application. The key word here is “complete.” Well, almost. You don’t have a property picked out yet so you’ll leave that part blank. What you can expect to provide is proof of your income instead of a conversation. This means the most recent copies of your pay check stubs. To make sure you’ve been working for at least two years, your W2 statements for the last two years will also be reviewed.

If you’re self-employed, you may not have pay check stubs. Regardless, you’ll need to provide your last two years of income tax returns, both personal and business.

In addition, a year-to-date profit and loss statement should also be prepared. This P&L doesn’t necessarily have to be completed by an accountant or otherwise certified, you can put one together on your own if you want.

Regarding your credit history, you’ll also be asked to sign a Borrower’s Authorization form which allows the lender to pull your credit report and credit scores. You’ll need funds for a down payment and closing costs so copies of recent bank statements must be at the ready.

In short, you need to get your preapproval application to the point where all you need is a property to buy along with a signed sales contract. Now, not only can you shop in confidence, but the sellers and the seller’s real estate agent can put you at the top of the list when considering your offer.

Today, absolutely everyone should be shopping for a home with a solid preapproval letter in hand. There’s no question about it.

Written by: David Reed

Filed Under: A little bit of Trivia, Down Payment, Eastside Real Estate Blog, Finances, First Time Homeowner, Issaquah Real Estate, Larry and Kathy Reichle, Pre Approval, Saving Money, What's Trending Tagged With: Finances, Gettting Pre Approved, Home ownership, Mortgage Rates, Saving Money, Trending Topics

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