Posted by LeannPublished April 4, 2008
I have nothing negative to say! For once! I stopped by the McKean conversion in Queen Anne last night at 1404 Olympic Way West. Built in 1929, there are eight condos for 4 stories (read- ceilings and floors are the only shared walls). They have done a beautiful job of maintaining the integrity of the vintage building and all except for the first floor units have great Sound views.
Original refinished hardwoods, wood wrapped windows, crown molding, arched doorways, granite, stainless, new cabinetry, under cabinet lighting, original hex-tile bathroom floors, brick exterior, new electrical, plumbing and insulation, no detail was forgotten.
Pricing starts at $334,950 for the first floor units (smaller one being 583 sq ft) and ranges up to $464,950 for top floor at 762 sq ft. I am not entirely convinced they will get what they are looking for in price as that seems a little steep for a one plus den, but we’ll see.
Countrywide is the preferred lender and they aren’t offering any buyer bonuses as of yet. They are opening this weekend to the public.
Posted by LeannPublished April 2, 2008
A recent post at Rain City Guide prompted me to write my own feelings on this subject. While the bulk of the blog written doesn’t have a lot to do with the title, some of it did (mostly the last three paragraphs). And I couldn’t disagree more.
One of the more important roles of a Buyer’s agent is to negotiate. Among other things, sure. Yes, your agent should be able to tell you which homes are overpriced, and how overpriced they are. That’s a given. But we do negotiate - and some of us do it very well. And we do it on more things that people know about. Price, inspection, contractual timelines, etc. Everything that is filled out in a typical purchase and sale are points of negotiation that determine how the transaction will play out. Every conversation that the agents have with each other matters to the transaction. It’s all negotiation, and if you have an agent that doesn’t know how to do this effectively, it will matter!
I don’t want to get into all of the other things that we do as Buyer’s agents, the list is too long and not pertinent to what I am trying to point out. Point is, negotiations are a huge role of a Buyer’s agent. Interview your agents, you have a lot of options. Make sure they can do it and do it well.
Posted by Jim ReppondPublished March 31, 2008
If you believe everyone you talk to who lives in the Central District then Jimi Hendrix lived just about everywhere. It seems like everyone has a story about how he use to practice in their basement, or they were babysat by the same lady, or something. Well, according to the listing agent of this home, Jeff Valcik, this one is documented. Apparently in Jimi’s biography it talks about the three years he lived with the Wheelers. Well now it’s been renovated and it’s up for sale. The people who bought it to fix it up went all out. Everything has been updated from the foundation on up. Here’s your chance to own a piece of history! Offered for $1,189,000.
Posted by LeannPublished March 27, 2008
It’s marketed everywhere… “built-green”, LEED certified, eco-friendly, etc. Its becoming very mainstream (thanks Brangelina!) and if you are in the market to purchase, you have probably taken notice of green practices in building. So, what is it and whats the difference between the two?
The LEED (Leadership in Energy and Environmental Design) rating system is a nationally recognized rating system that sets benchmarks for the construction, design, and operation of green buildings. LEED promotes a whole-building approach to sustainability by recognizing performance in 5 areas of human and environmental health: sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality.
The major difference between LEED and built-green is that there is no rating system for built-green buildings. Building green is simply a practice, based off of the concept that design and construction practice should promote economic health and well-being for your family, community and the environment.
While at an inspection the other day this subject was being discussed by myself, my client, and our inspector, who brought up a great point. Most people tend to stay in their homes for 2-5 years, especially first time buyers. I haven???t dug up numbers to see what the pricing difference is on the average between a LEED certified (or green-built) home compared to one that isn’t. Let???s pretend it’s 4-5% higher. Does the homeowner actually end up saving that money over the time that they own the home? How much are they saving every month with low flush toilets, energy-star appliances, etc. Would it be better (and a softer hit to the checking account) to install these things on your own post-closing? Anyway, I thought it was an interesting question posed by the inspector.
Interesting to note, Vancouver (BC) is gearing up to require all private developments to be LEED Silver certified. Does anyone think Seattle should follow suit? I am also interested to hear what the consumer demand level is for built-green and LEED construction. How much more would you pay? Or is paying a premium a moot point? Is it simply an ethical decision for buyers?
Posted by CarriannPublished March 24, 2008
Spring is traditionally a popular time for families considering a move to a new home; shop now and move in when school ends for the summer is the usual plan. In most cities, this time schedule works out just fine. However, Seattle School District’s system of choice creates a bit of a wrinkle. Seattle allows its residents to choose the school they prefer to send their children. It many ways this system is wonderful and many feel the good points outweigh the bad, but if you are moving in the city after the Early Enrollment deadline at the end of February, some schools have already reached their enrollment maximum and all schools have finished with their organized school tours (scheduled during Jan and Feb). Now what do you do?
I was once one of those springtime movers with three kids in elementary school. I found plenty of ways to get into the schools and learn enough to make a great choice. Here are a few ideas I highly recommend:
1. Call the schools you are interested in and ask for a private tour. Most will be more than happy to oblige. It is very helpful to let them know right away what grade(s) your child(ren) will be in. Some schools initially gave me a flat ???no more tours????申?申 response until I told them I was not interested in kindergarten. By this time most principals have a good idea of their enrollment for next year and can tell you the likelihood of your child being admitted. If you want to get into a grade they have empty seats in, you will probably be treated to a royal tour. But remember, your child???s admittance into the school will be unofficial until you request and receive confirmation from the District office.
2. Check out the schools??? websites. There are links to each school???s site on the Seattle Public Schools website. You can learn a lot about a school???s culture if the website is kept up-to-date. Some schools have photos, calendars, PTA meeting notes, and other ???inside information????申?申 that can tell you more about the school than a tour. Be careful not to judge a school on its lack of website information. There are wonderful schools that just have not been able to find a dedicated team to keep their website up-to-date. You will just have to find other ways to learn about these schools.
3. Google the schools. Most schools have been in the news for some thing or another. Some schools also have chat groups, blogs, and other on-line resources for students, parents, and other interested parties. I would avoid sites that charge you for school information. There are plenty of free sites and most of the information is culled from school and district websites anyway. Remember many facts are not static! Test results, programs offered, enrollment demographics, even facility descriptions can change dramatically from year-to-year. To really know the current situation at a school you have to find current information - check the dates.
4. Attend school events. The last quarter of school is usually chock-full of school events. Find the event calendar on the website or in the school???s office and attend those that fit your schedule. Science Fairs, Field Days, Carnivals, School Plays, and other all-school events are a great place to take the pulse of a school community. Do the parents seem to know each other? Will anyone talk to you? Are the kids fun and friendly? Do the teachers look happy to be there? For my family this was the most important part of our research.
5. Ask around. Everyone in Seattle has a favorite school. Ask kids and parents why they chose their school and what they like best about it. You will find the answers vary widely. Believe it or not, we are not all looking for the same thing in a school. Find your family???s best fit.
6. Register as soon as you have decided on a school and hope for the best. The criteria the district uses to assign a child to a school can seem confusing and convoluted. Read enrollment forms and policies carefully. Common assignment questions are answered on the Seattle Schools FAQ page. The district is also always considering changes ????申?申 for better or worse, depending on who you ask. Remember, if you don???t end up with your ???first choice????申?申 school you can always ask to be on the waitlist for that school and/or try again during early enrollment the following school year.
Everyone benefits when families take the time to determine their own needs and find a school that will best serve them. Don’t worry that you are getting a late start. Take some time to learn the facts, process the rumors, assess the feel of the school community and then, once you have made your selections and been assigned a school, make a commitment to participate and support its success.
Posted by LeannPublished March 21, 2008
While reading the morning’s blogs and simultaneously getting my morning dose of the Today Show- they had an excerpt on the 5 Biggest Mistakes Buyers Make. The only mistake I thought was worth mentioning was that many Buyers wait for a home to have a price drop before making an offer. In the meantime, during this wait, interest rates may climb (as they have in the last month). Thus, the money that they thought they were saving on the home is now a moot point? b/c of the higher interest rate they are now paying after getting under contract.
Ok- so maybe there were two thoughts worth mentioning. The other is that many Buyers try to make some homes into more than what they are. Meaning they aren’t completely sold on the house and try to make it better than it really is in some way. Unless those downfalls are fixable ones, they aren’t going to go away. Be in love with your potential home. I know I didn’t sleep for two days before I made my offer, the house was the only thing I could think about! That’s how I want my Buyers to be before making an offer. Your agent is there to help you understand the good and bad features of the home and to help you arrive at an informed decision.
Posted by Jim ReppondPublished
There is a Starbucks downstairs from my office that I am thankful for. I mean it used to be a bank that no one used. Now it’s a source of quality coffee and a great meeting spot outside the office conference rooms. But for Howard Schultz to suggest Starbuck’s problems are MY FAULT? Gimme a break! What about the mortgage brokers?
If Howard wants to “reaffirm his coffee authority” and make the chain feel less corporate, maybe he should look at his own blog and see what others are saying. If you go to www.mystarbucksidea.com you can either vote for things to change or new ideas (not mutually exclusive) Everyone I talk to says they are either tired of or offended by being asked to pay for Wi-Fi. It’s 2008 for God’s sake! NO ONE charges for Wi-Fi anymore. Wake up and small the coffee roasting…. wait a minute! Where’s did the coffee roaster go?
Posted by GinaPublished March 20, 2008
By now everyone has heard that Seattle has more dogs than children. And it???s no surprise that Seattle dog owners treat their dogs just like children!
Seattle caters to its dog owners, from restaurants and shops allowing dogs inside and specialty dog treat bakeries (such as the Three Dog Bakery downtown) to high-end doggie daycares. Even new condo buildings are designing special pet areas on rooftop decks and patios (such the Cristalla in Belltown).
Now, pet owners can let their dogs celebrate Easter just like all the little kids will be doing this Saturday!
Marymoor Park (6046 W Lake Sammamish Parkway NE, Redmond) will be holding its first annual Dog Easter Egg Hunt, Saturday March 22nd from 12-4pm. Hosted by Seattle Dog, including dog fashion show and special dog prizes, this free event is sure to make Fido feel just like one of the kids!
Posted by Jim ReppondPublished
These days builders need to really be listening to buyers. If a buyer takes baths rather than showers then they really want a bathtub. And not just anywhere, in the master bedroom. And not just any tub, a DEEP tub. And if they are tall, a long one as well.
Granted, some high-density homes such as townhomes and condos just don’t have the space for super-large luxurious bathrooms. But that is not excuse for a builder to skimp. It WILL make the difference of a sale or no sale. Deep bathtubs can be had for almost any space, confined or not. The buyer now has many more choices than they did a couple of years ago, and they often WILL hold out for a builder that “gets it”.
I still see shallow bathtubs in about half the new homes or homes remodeled to flip that are on put on the market. Strangely, it seems rare in a home where the homeowner remodeled with the intent to stay and utilize the bathroom themselves. That’s because no one wants shallow tubs, but they are cheaper!
Builders need to make sure all the features and finishes are done in a way that are attractive to the buyer as well. It’s a much more competitive market these days. For example, if they are going to include washer and dryer, they should make them good ones. Everyone wants side-by-side washer and dryers. But again with floorplan size restrictions mean that is not always possible. Even if builders are putting in stackers they need to be good 
ones. Buyers don’t want to have to negotiate for the builder to remove the ones they’ve installed and credit them for a decent ones. They just want the builder to do the right thing. Front loaders are always better and water-conserving low-power consumption ones are hot with energy conscious people these days.
Most builders are catching on to this, especially in this slower market. And listing agents are definitely giving them the feedback. We hear it all the time from our buyers. And the trend of sales of townhomes and new construction single-family homes is clear - QUALITY HOMES SELL!
Posted by LesliePublished March 19, 2008
I recently showed one of my buyers a house in North Seattle (location to remain anonymous). It had everything she was looking for: close enough to I5 for commuting, but far enough away to be reasonably quiet, a fireplace, a skylight in the kitchen, an ample yard with lots of potential, etc. She liked the house, but wasn???t quite sure she wanted to make an offer.
As we checked out the neighborhood, I began to feel uneasy about the lack of any visible improvements taking place. I mean, there were none. No new construction, no homeowners cleaning up their yards (it is winter, but junky cars and trash are not caused by it being winter). Now, I???m not a fan of the McMansions, but when new construction shows up in a neighborhood, it is an indicator that the area is ???in transition??, and heading in the right direction.
Everyone knows in real estate you look for the house that needs the most work in the best area, and since that ???s not always possible to find, my advice to would-be buyers is to be sure to observe what is happening in the neighborhood and choose an area that???s obviously ???on the way up.??
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