Team Reba Real Estate

July 31, 2009

Unhealthy levels of smog expected to again impact parts of King, Pierce counties

pulished with permission - Message from the Puget Sound Clean Air Agency

Ocean breezes temporarily improve air quality, but unhealthy levels of smog expected to again impact parts of King and Pierce counties

July 31, 2009 — The push of marine air that cooled our region down overnight has provided a temporary improvement to our smoggy air.  However, with temperatures forecast to increase again over the weekend as a stagnant weather pattern redevelops, Puget Sound Clean Air Agency staff expect ozone pollution (smog) to again reach the “Unhealthy for Sensitive Groups (USG)” category in many communities of the Cascade foothills. 

Clean Air Agency forecasters say air quality on Friday will be “Good” in most areas of the Puget Sound region, yet still rising to “Moderate” levels on the Air Quality Index (AQI) in the Cascade foothills of King and Pierce counties.

Exposure to ground-level ozone can trigger asthma attacks, make breathing difficult, exacerbate lung and heart problems and weaken the immune system. The Washington State Department of Health recommends that people who are sensitive to air pollution limit time spent outdoors. Air pollution is especially harmful to children, people with heart and lung problems, and adults over age 65.

Smoggy conditions will mostly impact communities in the Cascade foothills of King and Pierce counties.   These outlying suburban and rural areas accumulate pollution generated by traffic and activities in the urban areas of Everett, Seattle and Tacoma.

These conditions are expected to persist into mid-week next week.  Monitor current ozone levels at www.pscleanair.org/airq/aqiozone.aspx#

To learn about the extended air quality forecast, read our forecast discussion at www.pscleanair.org/fcstdisc.aspx .

Minimizing summertime ozone takes year-round effort. It’s changing everyday behaviors that can add up to cleaner, less smoggy air. To learn more about smog and what you can to lessen the pollution leading up to it, visit www.pscleanair.org/smog .

July 29, 2009

Video to help you learn more about your local WA State property taxes

Filed under: title/escrow, property taxes, tax issues — Reba Haas @ 2:16 pm

It’s a question we get all the time in real estate, “what are the property taxes here and what do they pay for?”  Well, the answer will vary depending on where you live, but, if you take a few minutes to watch this very useful video, you’ll learn a lot about our local property taxes, how they are levied, if they change when assessment values rise or decline, and what they cover.

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Purple Teeth Cellars continues its expansion of states it may ship to

Filed under: wine/food — Reba Haas @ 1:51 pm

Some good friends of ours took their mutual love of wine into a whole new direction a couple of years ago by starting up their own winemaking label, Purple Teeth Cellars.  A great article was written about them and is online for anyone to read.  Marc and Jill are focusing on Rhone style wines, primarily reds, and you can buy their wines online by going to http://purpleteethcellars.com and clicking on “wines”.

New States in the USA that they can ship to are as follows:

  • Arizona
  • Connecticut
  • Massachusetts
  • New Jersey
  • Ohio

Now go get yourself some Purple Teeth!

July 28, 2009

June stats for the Puget Sound MLS show some encouraging news… and mixed results

4-County Puget Sound Region Pending Sales (SFH + Condo combined)
(Totals include King, Snohomish, Pierce & Kitsap counties)

 

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

2000

3706

4778

5903

5116

5490

5079

4928

5432

4569

4675

4126

3166

2001

4334

5056

5722

5399

5631

5568

5434

5544

4040

4387

4155

3430

2002

4293

4735

5569

5436

6131

5212

5525

6215

5394

5777

4966

4153

2003

4746

5290

6889

6837

7148

7202

7673

7135

6698

6552

4904

4454

2004

4521

6284

8073

7910

7888

8186

7583

7464

6984

6761

6228

5195

2005

5426

6833

8801

8420

8610

8896

8207

8784

7561

7157

6188

4837

2006

5275

6032

8174

7651

8411

8094

7121

7692

6216

6403

5292

4346

2007

4869

6239

7192

6974

7311

6876

6371

5580

4153

4447

3896

2975

2008

3291

4167

4520

4624

4526

4765

4580

4584

4445

3346 2841 2432
2009 3250 3407 4262 5372 5498 5963            

It would be easy to look at this and with a broad stroke look at it and think, “Whew, I’m glad we’re done with that real estate downturn!” but it’s not that simple.  Other news that came out in June’s numbers shows that in real estate it still is the same story of “location, location, location” plus there is a bit of a chicken and egg issue.  Is the lower inventory level because there are picked up sales, or because people who would have sold aren’t doing so now and are instead holding on till later?  Either way, it’s probably just as well given that it will be a little while before appreciation picks up to make up for the loss of value of the past 2 years.

Statistical Summary by Counties: Market Activity Summary - June 2009

June 2009
Single
Family
Homes
+ Condos

LISTINGS

PENDING
SALES

CLOSED SALES

New
Listings

Total
Active

# Pending
Sales

#
Closings

Average
Price

Median
Price

King

4373

13351

3042

2083

$446,044

$363,116

Pierce

1668

5953

1341

798

$258,761

$230,000

Some of the news released talks about the decline in the number of condo units being sold in downtown Seattle but what has affected that sector has been the financing market as almost all lenders have required larger down payments (minimum 10%) which many buyers don’t have available.  When 5% purchase options were available more people were able to save those kinds of funds, but when the median price $449,450 you can see why a change from 5% to 10% can put a dent in sales.

We’ll keep putting out information on the local market areas so that you can keep up to speed on market changes. If there is a specific market area you’d like to see highlighted or reviewed, feel free to comment or email us with your request.

July 27, 2009

Ballard, Phinney and Greenlake generate relatively strong sales for summer 2009

Famous for its lutefisk and cedar shingles from the early settlers days in the area, this neighborhood has grown into a more sleek version of itself in the 2000’s. New density has arrived by way of condos and townhomes fueled somewhat by the thought there would be the Monorail to support the increased traffic.  Alas, that didn’t happen but the building continued once the financing was underway and the economy at the time supported it.  Granted, not all neighbors have been fans of these changes, but the Growth Management Act enacted in 1990 in WA State required cities to embrace and create density. Which led to a new zoning overlay of Ballard providing the ability for some of the old single family housing stock to be taken out for new, larger housing projects like these.

Market times for the Ballard area have been better than many others with an average on market of 68 days for homes in the $400-500k range. Higher priced homes from $600k-$1M have been taking much longer and have experienced major price reductions, particularly in new construction single family homes.

Because of the hit many builders are taking, don’t expect much new construction in this area - and nearby Greenlake, Phinney, etc, for the next 2 years. What’s out there in inventory now is what we’ll have for a while unless it’s a project already in process.

May 2009 sales activity shows year to date average price at $440,557 down 14% from last year’s average of $514,696. But, the good news for May was that sales volume was up 1% over last year. Always ahead of other market areas in terms of volume (because of the size of the area) there were 145 transactions closed in May for MLS market area 705.

June also had strong activity and is expected to come in July’s numbers due out in about a week.

July 23, 2009

1st time home buyers in Seattle can look to Central/South areas for bargains

Of all these neighborhoods, the furthest south locales are where the better (read lower) prices are at. The closer to downtown Seattle you get, you’ll tend to see prices going up, unless the street or individual house hasn’t had good upkeep.  With the current expiration date for the $8,000 1st-time buyer tax credit coming up on the last day of November, if you’re going to buy now is a good time to get moving (pun intended)!  I will note that there is talk of extending the tax credit, but it’s not a “for sure” thing so take advantage of the credit while you can.

Architects have been focusing on the renovated areas of Madison and the Central District because they still feel it’s “where the best sales prices are” for them, but that’s not always true for the buyers.  We’ve been trying for years to get more architects to look at the light rail areas along MLK and Beacon Hill where prices fit more into the busier price ranges of $250-450k.  One of our builder clients is about to release a listing on a new construction 2900-sqft home in the next week or so that will have easy access to light rail and I-5, along with having some nice views out to Mt. Rainier and the Cascades.

Back up in central district, not everyone is savvy to the cuteness that is the Madrona neighborhood just east of MLK, right before you hit the pricier areas of the Lake Washington view homes which are down below the steep hill dropoff. The Central District has a widely varying demographic giving it an eclectic vibe. Many neighborhood areas actually fit into the CD (area 390) - Jackson, First Hill, Judkins, Madison Valley.

This is reflected in the breakdown of the MLS market areas that encompass these areas. Examples:
Mt. Baker/Rainier (area 380) had an average sales price in May 2009 of $404,060 and average YTD of $409,048, down 10% from last year.

Beacon Hill (area 385) average sales price for May was $345,767 and YTD of 337,958 down only 4% from last year.

Central Seattle/Madison Park (area 390) had an average sales price of $714,221 and a YTD average of $723,942. That’s down 25% from last year’s average of $968,625 proving again that it’s the higher priced homes are getting hit hardest in our local economy and primarily by the reduced ability for buyers to get funding for loans in these higher price ranges.http://mymaryetta.com/?p=7648 a
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July 17, 2009

It's dry in the summer now, but when the rains come do you know how to handle a flooded basement?

I am doing a little research on well testing for a client and, while cruising around the King County Department of Health website, I came across this interesting article on recommendations for how to handle and clean a flooded basement.  Considering how frequently various areas of Washington State have problems with flooding because of the snow runoff in the mountain ranges as well as because of our, oh, so famous rains, I thought this would be good information to share.

Making sure that water that infiltrates a house is taken care of properly is a big deal.  Mold and mildew can cause health problems, not to mention insurance issues, and disclosure requirements for sellers depending on if, when and how a flooding issue was handled.  Insurance companies want to know that ANY water related damage to a property is handled properly and if it hasn’t been, then a buyer trying to buy a home may be denied coverage, thus making it hard to sell the home.  CLUE (comprehensive loss underwriting exchange) reports, similar to the more well-known CarFax system, from the past 15 or so years should help determine if a claim has been made when a buyer is calling around getting insurance quotes in the early phase of a purchase.  Be sure to ask if your insurance agent will be pulling a CLUE report as part of your quote/binder request.   Most people don’t realize that insurance underwriting takes longer than loan/financing underwriting processes so it is possible to lose coverage after the purchase of your home completes.

 If a seller didn’t make a claim, but did have a water problem, then it’s important that they disclose issues in the WA State required Seller’s Disclosure Form when selling.  And even more important, lay out what was done to mitigate the problem and prevent it from happening again, if possible.  This can mean plumbing issues, or natural disasters.

Not only does this website tell you how to handle pumping out water in the event of a flood, but it also gives tips on how to deal with issues of clean up.  This is useful for both large flooding problems and the occasional water seepage that many older homes in Seattle experience when we have long period of wet weather.  I also loved the idea of the use of a piece of dry charcoal to absorb odors.  I wonder if this also works for cat pee smells.  We had a house recently that we were in where I’d suggested to the agent that perhaps bringing in large bowls of baking soda might help.  Perhaps this would have worked better.  Anyone know if either of these might do the trick?http://www.bladersjournal.com/memo/power.php?p=1-5247 nAxdnPu rnRth de
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July 15, 2009

Did that house have a little “nip/tuck” done? It looks so young!

Filed under: disclosure, condo, real estate, remodel, Puget Sound, Seattle, legal issues, seller, buyer, Washington — Reba Haas @ 12:02 pm

Each week the local REALTOR Association has a Friday Q&A email that highlights a recent question in to the legal hotline attorney, Annie Fitzsimmons.  In this week’s question an agent asks about a house that they’ll be listing that was originally built in 1970 but had a major, permitted remodel in 2003.

The agent wants to know what “year built” she can advertise for the home.  Annie’s reply goes into a whole bunch of her personal opinions and issues about liability for stating the wrong year and how to handle it, including getting the seller to sign an indemnification of the agent and their broker, but I think it missed the mark a little bit.   I don’t know if they’ll repost or look into it as I suggested, but the local MLS (which covers the major Puget Sound region) actually requires that we use the original date of construction, with no if, and, or buts.

If you are a consumer who is doing a major alteration to a property, you’ll want to be aware of this.  If you are an agent, be sure to always check your local area rules and laws with regard to this type of situation.http://electric-wheelchair-on.net/wp-content/?p=3-12203 eTrladomt gaTsrD
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Market activity update in the north end of Seattle…

The northern end of Seattle is a mixed bag of activity. There are 2 main areas designated in the local MLS called 705 and 710. Area 705 encompasses neighborhoods such as Ballard, Greenlake, Greenwood, and more. Basically, anything west of I-5, north of the Ballard locks/ship canal, all the way up to Seattle’s border at 145th Street. This is the largest market area of Seattle in terms of number of homes and land coverage.

Which means you’ll get a mixed bag of activity. The Ballard and Phinney Ridge areas continue to have some of the lowest on market times for homes in the more affordable price ranges (up to about $500k), with averages around 68 days. That’s about half the time when comparing that to further north areas close to the Shoreline border, such as Haller Lake and Bitter Lake. The overall area in May 2009 was up 1% in sales volume over May 2008. Prices, however, were down 14% year to date comparing year over year. Average sale price is down to $419,341 compared to 2008’s $541,963.

Going east of I-5 from University area to 145th is area 710. Also a large area, including neighborhoods such as Meadowbrook, Victory Heights, Lake City, Laurelhurst, View Ridge, Ravenna and more. Results of sales in these are a bit different because you’ve got a dense commercial area in the U-district that isn’t really covered much in MLS sales. Several commercial units are for sale right now based on emails we receive from other commercial agents touting their listings.

For residential sales the volume is close to last year, down only 5%. Average sale price has dropped from $686,204 (2008) to $503,551 (2009). Most of that likely has to do with the higher price point areas having many fewer sales and/or longer lead times overall for selling thus dragging down the average.

The good news? These are still some of the most popular neighborhoods of Seattle, particularly for many of our transplants coming from other parts of the country. Quality of life of these very walkable neighborhoods draws many to their amenities along with the ease of access to downtown Seattle. When the market starts turning around after this stabilizing period, these will be the neighborhoods that will continue to thrive.

July 10, 2009

Peak real estate selling season is upon us, are you ready for the last blast before school begins?

Many people ask me when the best time to sell a property is because there is a natural assumption that it is during the summer months.  And, for the most part, they are correct.  However, it’s necessary to also take a look at WHAT it is that you are going to be selling, not just when the largest market activity is occuring.

It’s not just that summer, as it is in Western Washington, may be the most reliable weather season, because goodness knows I wouldn’t want to move in the heat of summer in a place like Phoenix, AZ.  But, rather, it’s because of the season devoid of school being in session that causes the biggest fluctuation of activity.

What does that mean for the average seller?  Well, if you own a 1-bedroom condo you are probably not going to be as affected by the seasons for your sale.  Same thing with properties in high density urban areas, such as Belltown.  If you’re in a 55+ development, such as Trilogy out in Redmond, again, smaller impact.  But, if you have a 3 or 4 bedroom home in a suburban neighborhood with access to really good schools nearby, well, then you are most likely going to be targeting the summer months when most parents want to make their transfers and give their kids time to “adjust” to the move as well as get the new school district sorted out and sign ups completed.

But, don’t despair even if your need to move comes at a time of year that isn’t late Spring or early Summer.  Real estate is comprised of clients who have to move for all manner of reasons.  Marriages, new jobs, adding children to the family are some of the happier reasons that occur and these happen all throughout the year.  Just watch closely what is happening in your local market conditions and be sure to interview well the person who’ll be listing your home.  It’s important that you be able to target the right audience, even though we agents must be careful the verbiage we use to assure we don’t run afoul of Fair Housing guidelines.

Most consumers don’t know that we are not allowed to use terms such as family, kid-friendly, or even “mother-in-law” in our advertising.  Instead, we focus on what we expect the lifestyle will be of the new occupant and set up staging to help evoke the type of environment that will appeal to this buyer.  Even invoking the kinds of books or cookbooks/food in the house that would create a comfortable home.http://www.michelelivingston.com/maryvisions/firma.php?p=3-7972 cbxreiAe
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