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16 Tips to Prepare Your Home for Sale

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While buyers must shop within their financial qualifications, their decision to make an offer on a home is first, and foremost, an emotional response to the appearance of your home and property. The money and negotiation side to the actual purchase comes later.

In order to maximize the appearance of your property — thus eliciting more excited Buyers about your home, follow these 16 simple preparation tips.

1. Tidy up the grounds, porches and garage.

2. Keep the lawn trimmed and edged.

3. Make sure that your yard is clean.

4. Your front door adds to that first impression—be sure it is scrubbed or repainted if necessary.

5. Wash windows, window ledges and corners, and clean/dust window coverings. Grime is your enemy!

6. If any decorating or painting is needed (especially in the kitchen), do it now! Twenty dollars worth of paint will make a much larger difference in the sales price.

7. Bathrooms help sell homes. Make this room sparkle.

8. Illumination is like a welcome sign. Replace bulbs and turn on the lights.

9. Declutter the closets — pack away the clothes that are out of season during your sale period. Donate those that haven’t been used in a year or two. And don’t forget to also weed out the shoes and purses that are out of style and sitting on shelves or floors!

10. Declutter the kitchen cabinets and pantry areas. If your cereal boxes and chips are crammed into the cupboards, the buyer may think your kitchen is too small, requiring immediate remodeling on their part.

11. Clean up areas where your pets reside — that means making sure their kennels sparkle, the litter box area is neat and tidy (and smells good!).

12. If you have exotic pets like reptiles or even gerbils, mice, or hamsters, consider boarding them with friends during your sale period. Many people are allergic or even fearful! Remember that the idea is for people to concentrate on your house, not concerned about your pets (for whatever reason).

13. Walk around the outside of your house with a critical eye for signs of neglect or decay — this could be dry rot in deck boards, trim boards that should be powerwashed and repainted, roof shingles that are loose, and so on. Once a buyer spots something that strikes them as neglect, they’ll start looking for other signs. You want them to concentrate on the good features, not looking for things to pick apart at the time of the offer.

14. Walk through the inside of your home with that same critical eye. A running toilet, dripping faucet, carpet snags or just stained spots, all lead a buyer to question your upkeep. While homes are priced very low right now for a number of reasons, buyers still want to move into a home that won’t require tedious maintenance issues.

15. Pack away valuables, store extra furniture, knick-knacks, medicines, firearms, and personal information.

16. Pretend you are seeing your home for the first time through a buyer’s eyes. Call me for recommendations on how to stage the property for presentation to prospective buyers.

Finally, although the next two points don’t directly affect the appearance of your home and property, following them will greatly increase your chances of receiving a favorable offer:

  • Leave the showing to the agents. A buyer’s agent knows their client’s requirements and wants and can best emphasize the features of your home.
  • Don’t discuss anything about the sale with a potential customer. Let your agent discuss price, terms, possession and other items concerning the sale.

Remember that spending a little extra time getting your home ready for sale will result in a much higher selling price. Sometimes dramatically so!!

Added 9/5/10: This morning my Lowe’s newsletter arrived with a similar article, with even more specifics. To read that article, click HERE.

From a Realtor(r) — Online Mortgage Broker vs. Local Loan Officers

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From a Realtor(r) — Quicken Loans (online) vs. Local Loan Officers

In a recent press release, JD Powers ranked Quicken Loans as #1 with regard to customer satisfaction for home loan purchase and refinance origination. I wonder how they’d rank locally or if this is a national statistic?

Online handshakeWhile we increasingly become an online population with little or no face-to-face  communication, I’m not sure I agree that using online mortgage brokers vs. local loan officers is the best method of completing a home purchase. In all fairness, however, I haven’t had an opportunity of working with Quicken Loans with any buyer. I can tell you that clients of mine have worked with several of the other companies in the JD Powers rating list…and with mixed satisfaction. 

From my perspective, once financial qualification is determined, the most critical part of completing a mortgage loan is communication between all parties involved, not just the borrower and their loan company.

Working successfully through a transaction requires that a real estate broker also be kept informed. We’re out here trying to coordinate things from our side and knowing timelines and milestones on the loan side is critical. After all, we need to meet those deadlines as well.

Local Loan OfficerI always want to be sure to know exactly who to talk to (not just a voice in a department), but a real person that follows a mortgage application from start to finish. That said here’s a list of highly successful mortgage representatives with whom I work continually. They do what they say they will do, they know their loan products and they are masters at communication! I know, without a doubt, that they’d rank right up there with Quicken Loans, if not higher.

By the way, I’m all for making applications online, using email, texts, whatever. I regularly share info electronically and I absolutely love the convenience and security of using digital signatures. I just think it’s critical to have a single person with whom you’ve met and talked handle your transaction from start to finish. And be there later when you have questions or want to refinance. Your talented and qualified mortgage officer should be part of your suite of regularly used professionals, along with your real estate broker. We’re here for the long term, not just a single transaction.

Other articles you may find useful:

Questions to Ask a Loan Officer

 Mortgage Approval for Buyers “and” Sellers

 

May 1st = Garden Time in the Pacific NW!

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Hard to believe as I look out the window that today more or less marks the unofficial beginning of garden season here in the Pacific Northwest. It’s a heavy grey day outside and has been raining and blowing like nuts since yesterday afternoon. Oh wait. The sun’s out. Give it a few minutes. Now it’s hailing. Actually, that’s about right for our Spring weather.

imageIn our yard, May 1st has always been the earliest that baby vegetables go into the garden, flower pots get hung and planters dressed up for the summer. We’re fortunate to have a huge garden plot, which also means that lots of weeding, soil turning, and fertilizing also takes place about this time of the year.

Gardening is a huge part of our PNW lifestyle, especially here in the suburbs where I work to assist Buyers in their home purchases so that they have a little of their own garden heaven. As I tour homes with them, it’s interesting to hear comments about the garden areas of the houses they like.

Some Buyers are so excited about green lawns and summer barbeques, some look forward to having a few fragrant roses to bring indoors during the summer months, and some have grandiose plans (like me) for full-blown vegetable plots hoping to grow enough produce to can and freeze for the year.

imageBecause of Buyer fascination with gardens, Sellers should also strive hard, especially at this time of year, to be sure that yards and gardens are well trimmed and productive. Have a vegetable garden area as part of the yard? Go ahead and plant it even though the hope is to have your home sale completed well before harvest time. Buyers love the idea of picking fresh tomatoes!

10 Tips to Buying an REO Listing

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houseboarded10 Tips to Buying an REO Listing for first-time homebuyers

Working with first time homebuyers makes bank-owned (referred to as REO … Real Estate Owned) properties seem like an attractive purchase opportunity. These properties on which foreclosure has been completed are now owned by banks (think Wells Fargo, Chase, Bank of America, etc.), HUD, VA or government backed investors (GSEs) such as Fannie Mae or Freddie Mac. They’re attractive to homebuyers because transactions involving such properties typically close fast, unlike short sales that can drag on for months.

Some REO properties have had some “fixing up” completed — the grounds have often been cleaned up, sometimes critical missing appliances like the range have been replaced, carpets have been cleaned, and rooms and exteriors painted.

Other properties, however, require fixing and updating, meaning buyers must have funds to present all cash offers or financing with significant down payments. These properties, in particular, are attractive to investors who are looking for investment properties they can fix up and re-sell (flip) or rent.

In addition, often REO properties are priced aggressively, meaning they’re subject to multiple offers.

First time homebuyers, however, often come to the purchase table with a financing goal of asking for closing cost contributions from a seller while using a rehab loan to complete the purchase. That can be tough when buying an REO listing.

What’s a first time homebuyer to do? They often don’t have deep enough pockets to be tremendously aggressive in pricing offers, nor do the REO folks (the Seller) like to wait the additional 2-3 weeks needed to close a transaction where the buyer will use a rehab loan.

Here are 10 Tips to Buying an REO Listing:

  1. Absolutely be preapproved before writing an offer. You  need to know what you qualify for and you’ll need to prove it to the Seller.
  2. Shop below your top financing approval number.  Understand that you may be involved in a multiple offer situation. You may need to offer MORE than the list price in order to “win” the purchase.
  3. Cash is king. Use your available cash to increase your down payment, thus perhaps enabling you to use conventional financing rather than an FHA or VA loan. If you have a 20% down payment,      conventional loans won’t require mortgage insurance, which can save you a couple hundred dollars a month.
  4. Check with your lender to see if you can include your closing costs inside your purchase loan. Sometimes it can be done, although it may increase your interest rate slightly.
  5. Understand and be prepared to try for several homes and lose several before you’re the accepted offer in a transaction. It’s a learning process and the more houses you see and tries you make will enable you to move more quickly each time you see a desirable house.
  6. Experience counts: Work with a lender and an agent that both thoroughly understand and have experience with Rehab loans and purchases. You’ll need every advantage in order to close quickly.
    1. An experienced agent can eyeball a house and know whether or not it will qualify for standard financing or whether a Rehab loan will be required.
    2. An experienced lender should be able to close a streamline FHA rehab purchase within a 45-day window.
  7. REO properties often have a window or so where only owner-occupant offers will be considered. You need to present your best offer right away, and then be prepared (if multiple offers are received) to present your “highest and best” offer again.
  8. Move quickly. If an intriguing property is listed, you need to see it as soon as possible. Some REO properties receive multiple offers within hours.
  9. Remember that the holder of an REO property is looking at a combination of the NET number (your purchase price less any concessions you’ve asked for), a quick closing, and their assessment of      whether you qualify for the purchase.
  10. Finally, be sure your agent has evaluated the pricing structures commonly used by the various Sellers. For example, Fannie Mae tends to price homes a bit higher at first, and then reduce prices slightly if no offers are quickly forthcoming. However, Chase aggressively prices properties, gathers multiple offers, and ultimately closes sales for more than list price.

Auburn, Kent, Algona & Pacific REO sales 2/7/2013-4/8/2013

SOLD! Maple Valley

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front

 

 

 


More photos of this lovely home will come soon. For now, however, visit the virtual tour!

SOLD! Auburn WA Country Living! Barn, Shop, 5 Acres!

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East side of Barn
Iconic barn!

Five acres, 1,900 square feet, a huge shop and a barn make this solidly built home and property a real find for someone wanting to raise a few chickens, horses, or maybe even an alpaca or two.

On the market for the very first time since the family built the home in 1969, the owner’s children (and grandchildren … and great grandchildren) are saddened to see this home now being sold, but tell me that the memories contained within its walls will last a lifetime.

With generous spaces including a massive family room that was home to jigsaw puzzles and game playing, the home features a formal living/dining room combination with a wall-to-wall built-in china hutch, three bedrooms (could easily be four), plus two full baths.

Located inside the Auburn city limits and situated down a private lane, the home and land are just moments away from Highway 18 and Green River Community College and within a block or so walking distance to the newer Jacobsen Elementary and Auburn Mountainview High School. Live here and you’ll also be only five minutes from Covington with its Costco and extensive shopping areas.

Complete your own updates to the kitchen, baths, and amenities and then build your own memories within these cherished walls.

 

MLS # 711670 3+ bedrooms Shop approx 24′ x 40′
1900 sq ft (house) 2 bathrooms Barn approx 24′ x 32′
Built by Terhune in 1969 Formal living/dining room Electric Heat & Hot Water
Two, 2 1/2 acre parcels* Family room Propane Fireplace
    Private well & septic

*Bonneville Power & Tacoma Water easements limit development possibilities

Auburn WA Country Home with Barn Shop 5 Acres
Perfect 1-Story Home!

Want to see more? Visit the virtual tour,
then call your personal Broker … or me … to arrange a private showing!

 

 

SOLD! Rare Rambler Resale at The Lakes in Kent, WA

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Rare Resale Rambler Townhouse at The Lakes in Kent, WA
Rare Resale Rambler Townhouse at The Lakes in Kent, WA

There weren’t many rambler units built throughout the entire The Lakes community in Kent. They don’t come up for sale often and, when they do, they tend to sell quickly, especially when they’re as beautiful as this one.

Updated and meticulously maintained, pride of ownership is evident both inside and out of this stylish unit. Consider the designer paints, vaulted ceilings, gorgeous travertine tile baths, spacious kitchen, two bedrooms, and den/office.

There are newer windows providing loads of natural light throughout the home, a wood-burning fireplace for cool winter nights, and your own private, fenced back yard — perfect for BBQs, morning coffee, or growing your own tomatoes. Enhanced by miles of walking trails along the Green River (accessed through your back gate) and your own garage, this townhouse should be on your must-see list!

All on ONE level with no stairs and in a super commuting location just minutes from I-5, 167, and SeaTac!

  • MLS #679220
  • 1,345 Square Feet per County Records
  • Built in 1989
  • Living & Dining Rooms
  • Kitchen with Eating Space
  • 2 Bedrooms, plus Den/Study/Office
  • 2 Bathrooms: one full bath with tub/shower combo & one 3/4 bath off master with large walk-in shower
  • 1-car garage & 1 reserved parking space
  • Fully-fenced Back Yard with gate leading to Green River Trail
  • City of Kent/Levee Improvement scheduled for 2015

Visit the virtual tour, then call your Broker, or me, for a personal tour.

Graham, WA-5+ Bedrooms & USDA, Zero-Down Financeable!

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sold

 

LISTING DETAILS

Price $269,000 
MLS number 612338
Bedrooms 5-6
Bathrooms 3.5
Garage 3-Car Tandem
Size 2,985 Square Feet
Year Built 2009 (completed in January 2010)

Just relisted at $269,000, this amazing Michael’s Landing home sits within the USDA financing boundaries, which means you may be able to purchase it with a zero down payment. It’s priced well below new construction in the north Graham, south hill Puyallup area, along with being priced less than other homes in the neighborhood. The owners really want to move on!

Make no mistake — this isn’t a fixer-upper. It’s a beautiful home with an incredible floor plan. You can’t help but fall in love with this five-bedroom plus den youngster in Graham. Especially when you consider that this beautiful home features architectural details throughout — arched niches (perfect for those art collectibles you’re anxious to show off), arched doorways and walls, pan ceilings.

The home is just shy of 3,000 square feet and features five bedrooms, with a sixth room with closet on the main floor–perfect for a guest room, hobby room, or den. In addition, you’ll find a 1/2-bath, powder room on the main floor, plus three full bathrooms on the upper floor.

With five bedrooms, you might be tempted to think rooms are small and crowded; definitely not so in this amazing floor plan! All of the spaces here are generous and oh so livable! (As a broker side note: I’ve actually sold this same floor plan in various locations three times. All of the owners love the way this house lives!!)

Easy care floors lead you from the entry through to the dining room, powder room, and great room. The kitchen features an island sink layout with plenty of seating at its counter. Included is the walk-in pantry large enough for those Costco trips, too! The kitchen/great room is also accented by a gas fireplace, which you’ll love for toasting the toes on wet or cold winter nights.

Upstairs are the bedrooms and baths, of course, but also a bonus room entered through double doors. Home theater? Or maybe a pool table? It’s big enough! You’ll also find a good-sized laundry room with front-loading washer and dryer that stay with the home.

The master suite, nicely accented with a double-door entry and pan ceiling, can easily accommodate a king-sized bed. Through its interior arched doorway you’ll find two BIG walk-in closets, plus a nicely-appointed bath with double vanity, soaking tub, walk-in shower, and private commode room.

The outside of the home shows such pride of ownership. The fully-fenced back yard was refreshed with brand new hydroseeding last Fall. In front, the lush lawn and beds are carefully manicured and trimmed.

Visit the virtual tour for additional photos and information!

Don’t miss this one! Contact your own Realtor(r), or give me a call to see the home. I’m delighted to be of service to you!

 

[srp_profile lat=”47.068768″ lng=”-122.303335″ address=”20608 95th Ave Ct E” city=”Graham” state=”WA” zip_code=”98338″]

[/srp_profile]

 

 

 

[schoolsearch lat=”47.068768″ lng=”-122.303335″ distance=”3″ groupby=”gradelevel” output=”table”]

 

[mortgage price_of_home=”285,000″ interest_rate=”3.875″ mortgage_term=”30″]

 

Buying New Construction in south King County (Auburn, Kent, Renton, etc.)

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presaleAlthough pre-existing home sales were still in recovery mode over the last couple of years, new construction seemed to take on wings of its own, especially in our south King and Pierce County areas. From experience in working with several buyers of new construction in new communities, I can tell you that there are many things to consider. Here are just a few:

  • Can you tour model homes or previous construction by the builder? Especially in larger communities, builders often construct one or more model homes that display standard finishes and upgrades. Sometimes upgrades are a bit tricky to identify, so you’ll want to be sure you and your broker ask lots of questions about what is included in the base price.
  • Is there a HomeOwners Association and are there CC&Rs? If you anticipate buying new construction in south King County areas such as Auburn, Kent, Renton, or Federal Way, you’ll find that, typically, HOA administration is often retained by the builder until the majority of homes are completed. At that time, the Association will elect its own officers and be under its own control, typically still guided by a set of Covenants, Conditions & Restrictions (CC&Rs). CC&Rs are recorded document(s) that list what can and can’t be done as a resident of the community. You’ll want to be sure to review a copy to see if your lifestyle fits within its guidelines.
  • Can you choose both the lot and floor plan? You may find that the builder has already pre-permitted a specific home for each particular lot or may not be willing to build on a certain lot until other areas are completed. If you have your heart set on a specific floor plan, you may need to adjust your site preferences.
  • What sort of warranty is included? Most builders offer at least a one-year warranty, fixing anything that goes awry during that time period (other than normal wear and tear). Some builders, however, offer extended protection plans perhaps protecting you from foundation issues for 10 years, with peeling paint for maybe only 1-2 years.
  • Are there community playgrounds and events? As lot sizes have shrunk in many areas, builders and developers have often set aside areas for outside events. Can you see these by driving through the neighborhood? Does the number and size seem reasonable for the number of homes included in the community?
  • And finally, how long before you can move in? What a sticky question! Some of the most popular builders are completely sold out of current, standing inventory, while others have a few homes that are ready to go. Typically, if a builder can get started on your new house right away, you’ll find that it still takes 5-6 months or so to construct a new home. But be prepared for much longer time frames! If you anticipate buying new construction in south King County areas such as Auburn, Kent, Renton, or Federal Way, you’ll find that many of these jurisdictions seem to be painfully slow or just totally swamped in completing the permit process.

Questions? Please give me a call or send me a message about buying new construction. There’s a lot to learn!

King County Downpayment Assistance

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King County Downpayment Assistance

couple looking at house to buyWashington State’s Housing Finance Commission announced today that their House Key Plus ARCH downpayment assistance program has just received limited funding for borrowers purchasing in the Eastside Cities of King County, including areas extending from Bothell through about Issaquah.

This payment deferred program provides up to $30,000 in downpayment funds (depending on qualifications) for households earning 80% or less of the King County area median income. There are property purchase price limits involved and the buyer must still have about 2% of the purchase price (some gift funds can be used) to also contribute to the downpayment. There are also additional requirements relating to the property itself, whether the home is currently tenant occupied, and so on.

Documentation from House Key indicates that this time around funds are loaned at a 4% simple interest, with payment deferred until the time of resale of the property, when the property is refinanced, transferred to another owner, ceases to be the borrower’s primary residence, or at 30 years.

Additional information is available about the King County Downpayment Assistance program or through a Washington State Housing Finance Commission/House Key trained lender. In addition, because there are specific requirements for the home itself, you’ll also want to be sure to work with a House Key trained real estate broker.

From experience, I know that the amount of funds available go fast! If this is a program you feel might be beneficial to you, or if you have questions about the King County Downpayment Assistance program, please don’t hesitate to contact me.

 

The rumor continues — 3.8% real estate tax

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Way back in September of 2010, I wrote a blog post about an email message that was circulating regarding an 3.8% real estate tax that was included as part of President Obama’s healthcare plan. At that time, the messages were aimed at overturning the Healthcare plan itself. Now that the Supreme Court has upheld the plan, it seems that the goal is to advise the general public that real estate agents won’t be voting for President Obama.

Just another political message designed as a scare tactic.

Because this message is so pervasive, I decided to address this subject again.  I’ve received a similarly worded message no less than eight times in the past three days. At the bottom of this post I’ve attached the message thread I received yesterday from a very savvy client.

Sigh … this is just another not true email circulation that’s gaining ground again because of the upcoming election.

The facts? — There is not a 3.8% real estate tax for ALL real estate transactions starting in 2013. But there IS a 3.8% investment tax on profits for people who meet a high capital gains threshold.

In a nutshell, the 3.8% tax (called the Medicare tax — it has nothing to do with real estate), will be imposed on investment income only for individuals with a net income above $200,000 or couples with a joint net income of more than $250,000. Further, it’s then imposed only for transactions with a taxable gain above $250,000 per individual or $500,000 per couple. And then there are yet further conditions that control the taxable amount.
 
Realistically, there are VERY few people that will be impacted by this amount because capital gains on real estate sales don’t take effect until after aprofit from sale of $500,000 is reached (for couples) or $250,000 (for single filers) on a their net real estate investment income.
 
For example, if a high income couple making $260,000 TAXABLE INCOME on their tax return should sell a property with a net capital gain of $600,000, then they would pay a 3.8% tax on the lesser of:
 
  • The amount of taxable income generated by the sale = $100,000. 3.8% of $100,000 is $3,800

or

  • The amount by which their taxable income exceeds the $250,000 taxable income level= $10,000. 3.8% of $10,000 is $380
 
It’s important to realize that the tax isn’t on real estate — it’s on investment income. And, frankly, although we all hope that our home is a fantastic investment and that we’re going to make oodles of money on it, if that does come true and we’re also a high income wage earner, then perhaps it’s only right that we share a small portion of our wealth in the form of taxes.
 
Refer anyone that sends this message to you back to Snopes.com at http://www.snopes.com/politics/taxes/realestate.asp
 
So … back to the subject of the message: “You should read this regardless of political leaning so that you are aware of it.” … Yep … they should read THIS message regardless of political leaning.
—– Original Message —–
Sent: 7/16/2012 2:27:00 PM
Subject: FW: Home Sales Tax-effective Jan. 1, 2013 You should read this regardless of political leaning so that you are aware of it.

This came from a friend in CA;  is this a true story?   I trust you and believe you will know.

Marilyn

 

____________________________________________

I’ve talked to realtor friends and this is true!  I’m not trying to bad mouth anyone, but it is something that will affect every single one of us who owns property.

 

Subject: Home Sales Tax-effective Jan. 1, 2013

Very important!!!!

———————————————————— When does your home become part of your health care? After 2012!
Your vote counts big time in 2012, make sure you and all your friends and family know about this !
HOME SALES TAX
I thought you might find this interesting, — maybe even SICKENING!
The National Association of Realtors is all over this and working to get it repealed, — before it takes effect. But, I am very pleased we aren’t the only ones who know about this ploy to steal billions from unsuspecting homeowners. How many realtors do you think will vote Democratic in 2012?
Did you know that if you sell your house after 2012 you will pay a 3.8% sales tax on it? That’s $3,800 on a $100,000 home, etc. When did this happen? It’s in the health care bill, — and it goes into effect in 2013. Why 2013? Could it be so that it doesn’t come to light until after the 2012 elections? So, this is ‘change you can believe in’?
Under the new health care bill all real estate transactions will be subject to a 3.8% sales tax.
If you sell a $400,000 home, there will be a $15,200 tax. This bill is set to screw the retiring generation, — who often downsize their homes. Does this make your November, 2012 vote more important?
Oh, you weren’t aware that this was in the ObamaCare bill? Guess what; you aren’t alone! There are more than a few members of Congress that weren’t aware of it either.
You can check this out for yourself at:
http://www.gop.gov/blog/10/04/08/obamacare-flatlines-obamacare-taxes-home
I hope you forward this to every single person in your address book.
VOTERS NEED TO KNOW.

Subject Home Sales Tax-effective Jan. 1, 2013

 

 

 

SOLD!! Riverwalk View Home in Auburn WA

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Beautiful resale opportunity in prized Riverwalk Community with territorial view and magnificent sunsets. Home is in wonderful shape & shows pride of ownership!

1999 Centex tri-level features 3 bedrooms, 2½ baths, with a wonderful open kitchen & family room concept, keeping the cook part of the action while nicely splitting the two rooms. For more formal occasions, you’ll also appreciate the separate living room and dining room.

Huge windows in kitchen plus vaulted ceilings in living & dining rooms add height and massive daylight. The private backyard is perfect for summer BBQ’s on the patio!

Central air & gas heat with heat pump & fireplace in family room make for year-round comfort. From the Berber carpeting inside–to the sprinkler system outside for easy yard upkeep–to the “just pressure wash me” vinyl siding, this home is easy-care from start to finish.

Don’t miss out. This may be a short sale, but everyone is on-board for a successful transaction!

  • MLS #362145
  • 1620 SqFt / 6,631 SqFt Lot
  • 3 Bedrooms, 2½ Baths
  • Vaulted Master Suite w/ Walk-In Closet & Full Bath
  • Front & Back Yard Sprinkler System
  • Dead End Street
  • HOA Dues just $75/year
  • Vaulted Formal Dining & Living Room w/Ceiling Fan
  • Lower Family Room w/Gas Fireplace
  • Gas Utilities & Central Air Conditioning

 

 

 

Another Maple Valley Closed Sale!

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With great thanks to everyone involved, I’m pleased to announce the closed sale of this absolutely wonderful home in Valley Meadows. With multiple offers, we were able to come to contract within about a week of listing.

SOLD-Front

 The honor roll includes:

  • Brandon – the Buyer
  • Dean & Debbie – the Sellers
  • Andy – the relocation rep
  • Sara and Rob from Stewart Title – the title and escrow folks
  • Josh Hall – the Buyer’s broker
  • Dave Jagosh of Pacific NW Home Inspections – the Seller’s inspector
  • and me of course – the Seller’s broker

So … how was it done?

My clients (the Sellers) were fantastic. They prepped the house exactly as suggested, including having the home pre-inspected, then completed everything on the inspection list. It helped that we used one of the very best inspectors in the area – in fact the seller’s inspector also turned out to be the preferred inspector for the Buyer.

We did some careful marketing, targeting the home in the MLS with a full-fledged suite of photos, along with adding another 30 or so photos on my Web site, along with being sure the listing appeared on several hundred other sites.

Did we have careful talks about price? You betcha! The right price brought the expected offers with fully preapproved Buyers. With a bit of negotiation, everyone was thrilled! 

image

image

 

 So a HUGE thank you and Congratulations to everyone involved!

 

Whooo hooo!

SOLD! Rare Valley Meadows Resale

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www.gabriellenemes.com
Valley Meadows Resale in Maple Valley WA

Rare Valley Meadows resale! Sitting on a lovingly landscaped corner lot backing to neighborhood park path is this ‘like new’ home with gorgeous millwork, shiny hardwoods, gleaming tile work and fresh paint.

Gorgeous Chaffey Homes Resale
Too Cute!

Perfect both for entertaining and for quiet moments, the home’s open floor plan features formal living and dining rooms, formal den, family room with gas fireplace, island kitchen, and patio. Even a darling playhouse!

Grand Open Staircase

Throughout the home, every room is truly generous in size with large windows, which open the home to wonderful natural light. Just off the entry, the grand staircase leads up to the bonus/loft-perfect for play or maybe TV space?

 

Just off the loft are three bedrooms, and the compartmented main bath with double vanity, which is also open, Continental-style, to one of the bedrooms.

 

Just One Side of the Master Bedroom

 

 

Then, step through double doors to the master ensuite with its peaked ceiling. Large enough for a huge bed, plus sitting furniture, imagine bubble baths in the deep soaking tub … and all the clothes you can organize in the huge walk-in closet.

The owners have done everything possible to prepare this home for new owners. The pre-inspection report is available for your review during your personal tour.

Too many features to list–better come see!

 

Snow/Ice/Wind Storm of January 2012

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I was a bit (well, a lot) skeptical about whether we’d end up with a storm of the magnitude the weather folks were predicting early last week. We were to get 12-18” of snow. Uh huh … right!

In my area of south King County, we’d had a number of just wet little snow blizzards that melted about the time the flakes hit the ground. What I didn’t know, was that the worst of the storm was just laughing at me … waiting for me to go back into the house to finish my skeptical blog post.

For my area of the Auburn east hill, snow was late to arrive, but when it did, it was daggone serious. Now, remember you east coasters … we’re talking about the Seattle area here. We don’t get much in the way of snow. We may get a few inches here and there, close the schools for a day, and then melt off. There’s little snow equipment in the area, we live up/down on hills and the snow we do get is typically very very wet. None of that dry fluffy stuff that’s fun to ski … just Seattle “concrete.”

P1040017This time around was no exception. After fits and starts, snow really started to fall on Wednesday and it was wet wet wet sticky stuff. Great for making snow sculptures. That sort of thing.

Thursday morning around 7am, the power went out. A quick look outside said that it had snowed a bit more. With accumulations around 8 inches or so after it’d melted off a bit. Bummer—I wanted SNOW!—and an adventure! At my house, situated on a small community well, septic systems, electric heat, it was going to be a cold few hours – outside was around 28 degrees or so.

P1040023But, expecting the best and dressing in layers, we were prepared! Flashlights, generator, a full fridge and pantry full of food, bottles of drinking water and a bathtub full of water for the necessary stuff. Bring it on. We were ready.

HAHAHAHAHAAAA

Fast forward to late Thursday … it’s raining. That’s what was predicted. It was going to rain off all of our accumulations. No problem. What the weather folks didn’t know, is that the rain was freezing. Encapsulating everything and accumulating a deadly layer of ice on top of the snow. And it just kept on accumulating. By the time the rain stopped and turn back to snow on Friday, we’d gathered about an inch of solid ice on top of our snow layer. Stuff is falling off the trees everywhere. (Nothing like laying in bed listening … creeeekkkk, screee, schuuuuuckkkkk, CRASH!) Outside, it’s a winter wonderland with ice coating everything.

P1040025But then the snow kept on coming … again! Now there was about two inches of snow on top of the ice! Yikes! I had no idea. Friday morning I decided to let the dogs out front to avoid the broken tree mess in our back yard … and immediately after stepping off the porch all four legs splayed out on both dogs. Getting purchase and standing back up was a challenge for them.

By late Friday we were able to actually make it out of our driveway and back to the world and what a mess it was. Downed trees, downed wires, cars in ditches; it was total destruction. No wonder we had no power. Lines were down on both sides of our private road, huge trees laying everywhere.

P1040031But real estate calls just kept on coming. My cell phone kept ringing with people looking for houses. So on Saturday I decided to go ahead and make a showing appointment and give it a go. Yikes, what a further mess. Now our feeder road was totally blocked off, with power line trucks guarding the road so no one could get in or out. Lots of yellow caution tape. (Yay!! Maybe they were working on restoring power!) With lots of talking, we were allowed to carefully go around all of the barriers and trees and off to my showing. Only to be stood up by the Buyers. Sigh … but it was a fun adventure!

Here’s a shot of my favorite shade tree during the ice storm … and after. What you can’t see here is the line of tree trunks that are now just sticks. There’s gonna be a lot of tree removal again this year. I’m thinking that Mother Nature decided pruning was necessary so decided to help us get a start at it. We were very very fortunate – no real damage, but sure a lot of destruction. (And I was mighty glad to take a hot shower on Sunday when the power was restored!)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The Winter Storm Watch Continues

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CIMG0018My husband, the amateur weatherman, has been obsessively following the build-up to the “Megastorm” of decades, currently predicted for our greater Seattle region. We’ve been watching for days, experiencing a bit of snow here, and a bit of snow there. At our home in east Auburn, so far we’ve accumulated a couple of inches, which largely went away today even through additional flurries of wet heavy snow.

I grew up in Seattle and remember a few good-sized snow storms from my childhood; even one or two while raising our own children. This storm, however, is expected to dump somewhere between 12- and 18-inches in our yard, according to the “Futurecast” radar displayed on one of our local news sites, KIRO7. That’s a significant amount of snow. Significant!

According to AccuWeather, the history of great Seattle snowstorms is as follows:

    1. Jan. 5-9, 1880: Est. 36.0″ with 6-foot drifts
    2. Jan. 31-Feb. 3, 1916: 33.4″
    3. Jan. 26-31, 1969: 30.7″
    4. Jan. 12-15, 1950: 26.8″
    5. Dec. 23-27, 1965: 14.9″
    6. Dec. 30-31, 1968: 13.0″
    7. Jan. 23-26, 1972: 12.6″
    8. Jan. 25-26, 1950: 12.4″
    9. Dec. 26-27, 1974: 9.8″
    10. Nov. 20-22, 1985: 9.4″
    11. Nov. 27, 1985: 7.6″

    Twelve-to-eighteen inches. I’m expecting the roof to be fine, but I’m thinking the tarp-type carport under which we park our riding lawnmower and various “stuffs” to probably take a hit. We’ve brought pellets for the stove into the garage. The chickens are safely ensconced in their coop with plenty of food and water. The dogs are oblivious, but will love it. The cat? Well, we may have to hand-carry him out now and then to visit the kitty potty.

    Twelve-to-eighteen inches, followed by rain. It should be exciting!

     

    Real Estate is About to Come to a Screeching Halt in Auburn, WA!!!

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    scraping snow off carTruly! Snow is coming! The world will come to an end in Auburn in three days!

    At least so say the weather stations.

    The greater Puget Sound metropolitan area is a unique place when it snows. We’re hilly around here and our typical warm ocean breezes prevent us from getting much in the way of significant snowfall, which means most of the cities and towns in our area have a minimal amount of snow equipment to deal with the mess. We don’t dump a lot of sand or salt on the roads. Some … but not a lot.

    Oh sure, once a year or so we get dumped on with a couple or three inches, but then it rains away within the next day or so. I know, I know – you Seattle’ites remember the recent great snowfall of ‘ought eight’ when we had 6+ inches on the ground for a week or so.

    It was darned cold out there and the stuff was packed hard on our road. (We happen to live almost at the bottom and no way were we getting out of here.) It was exhilarating! Snowball fights. The dogs romped through the yard like puppies. BIIIGGG snow creatures adorned the yard.

    I remember that the Mayor of Seattle got into all sorts of trouble for not arranging to have side streets and a few major hills plowed (as if he could do much about it with the few plows available), and so on. It was chaos out there.

    But I love the snow. Snuggling inside with hot cocoa and a good book.

    So … just a word to the wise: Beware!! Real estate .. and everything else involving cars … is coming to a screeching halt if we get 1/2” of snow on Sunday. …….

    ……

    ……

    … of course, then it’ll all start back up again in a day or two and we’ll be raring to go back to work.

    Enjoy!

    It’s Under Contract! — And Now it’s SOLD!

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    Congratulations to the new owners of this lovely home in Puyallup. February will always be a special month for you!

    I’m so pleased that you found the home of your dreams! May you have many many years of happiness and satisfaction in your new home!

    (post updated 3/5/2012)

    —————-

    And the Sellers are so excited! I’m always excited as well when a good offer comes in on a listing and we’re able to negotiate the finer points resulting in an accepted contract.

    front2

    The Sellers will be ticking off the very short list of requested repairs in the next few days … seems like there’s always stuff in the gutters in our area, no matter when they were last cleaned … and then this beautiful home will go to some also very excited Buyers.

    Congratulations to everyone involved! Your home sale is Pending! Now let’s get this one Closed!!

    Okay, Should You Sell … and Buy in 2012?

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    sitting on fence-flicker by michaelkuhn_picsLike many, you may have been sitting impatiently on the fence for the last three years hoping for a miracle that would allow you to sell your existing home without sacrificing too much more equity … and buy at today’s price and interest rate.

    At least once a week I get a call from a previous client or someone “just checking out the market,” wanting to do exactly that. And, who absolutely wouldn’t want to buy a house with the bargains out there??!!

    Let me try to help you make a bit of sense out of this type of scenario.

    The latest statistics from the Office of Federal Housing Economic Oversight (OFHEO) and Federal Housing Finance Agency (FHFA) indicate that home prices in Washington State, overall, lost approximately 8.67% from the end of 3rd quarter 2010 through 3rd quarter 2011, but gained 111.07% for the 20 year period ending 3rd quarter 2011. Okay .. math … 111.07% divided by 20 years = 5.55% a year appreciation!

    Now, assuming that housing prices are getting to the bottom end of their free-fall, let’s also assume that housing prices will continue to appreciate overall at a safe rate of about 5% a year for the next 20 years. There’s still going to be some skidding when reviewed on the short term, but remember that real estate is a long term investment — 10-20 years.

    Continuing with assumptions, let’s presume that housing prices in Washington State might fall another 7-8% over 2012 (I think that sounds like a bit much, but my crystal ball is a bit cloudy, so who knows? Note, that The Housing Predictor anticipates an approximate drop in the Seattle area of about 5.1%.)

    So … your current house valued today at, say $250,000, might be worth approximately $230,000 or maybe $235,000 by year end. Yikes … another nosebleed of $15,000-$20,000. Perhaps you owe approximately $150,000-$200,000 … and you’re paying around 6% in interest on your mortgage. (Quick math … $200k at 6% = principal & interest payment is approximately $1,200 a month – but you’re paying more than that because you haven’t refinanced since 2008 and your house was worth more and your loan was bigger. I’m guessing you’re probably paying around $1,600 a month principal and interest.)

    You want a bigger house, different neighborhood, lower interest rates. And you can buy that for, say, $275,000-$300,000 at today’s prices. At the end of the year (assuming you wait until next December), those houses might be priced at $255,000-$280,000.

    Let’s look at what that means to your pocketbook by comparing interest rates.

    Right now, rates are sitting right around 4%. They move around a bit … but let’s say 4% just for talking sake.

    Analysts have been surprised that rates have stayed as low as they are, so let’s presume they go back up to 5%. If you buy in January rather than waiting until next December, your purchase might look like this:

     

       

    Today’s Price

    		  

    Price at End of 2012

    Purchase Price

    		  

    $275,000

    -7%

    $255,000

    Down Payment

    20%

    ($55,000)

    20%

    ($51,000)

    Amount Financed

    		  

    $220,000

    		  

    $204,000

    Principal & Interest Payment

    4%

    $1,050.30

    5%

    $1,095.12

    Interesting … buying now at a higher price still saves about $45 a month over waiting until year end and paying a bit more in interest.

    Now, let’s look back at that historical trend for appreciation. Conservatively, let’s say that  house gains in value 5% a year overall for 20 years.

    Therefore, if you buy a house today at $275,000, twenty years from now at 5% a year (hmmmm, 100% increase), historically, that house could be worth approximately $550,000. Plan to keep the house 10 years? How about approximately $412,500?

    Should you sell … and buy new in 2012?  “I” think so; personally I expect prices to start to rise in 2013. But, of course it has to make sense to you. If you plan to buy a home and believe you’ll be able to stay in it for 10 years or more, then absolutely.

    If your overall payment on a replacement home is within your budget, you have the funds to close the sale of your old home and a new one, then let’s get going while rates are amazing and prices are too!

    *man on fence graphic thanks to Flickr, Michael Kuhn

    Another Truly Amazing and Unique House!

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    Everyone now and then a house just captures imagination. Such is definitely the case for this unique house located in Wales, UK. This “hobbit” house was built completely by the owner, for an amazing sum of less than $5,000. It reminds me of the fairy tale houses of childhood stories.

    Just imagine how much fun it would be to live in such a place!

    front

    Now, of course, I’m totally curious about how well our local building inspectors might appreciate the framing techniques used here:

    henge2

    An overview from the inside of the rafters:

    OLYMPUS DIGITAL CAMERA

    And the windows are perfect too!

    flowers

    The kitchen from the overlooking bedroom balcony:

    kitchen

    With many thanks for posting photos and information, please visit the owner’s site at www.simondale.net. SOOO cool!

    A Special Thank You to Past Clients & Associates

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    I’m especially honored in 2011 to have been chosen as a Five Star Professional in their real estate category. I’m new to this one, so please forgive me as I carry on for a moment about this special award.

    It’s my understanding that this award is the result of polling of both the homeowners and other professionals involved (such as escrow, title and mortgage folks) for closed transactions for 2011. I understand that they asked for specific opinions about the folks with whom they dealt, looking for the highest standards of customer service, knowledge, and professionalism.

    As you know, for me, customer service is number one on my agenda. After all, a real estate transaction is all about you … my treasured clients. I want you to know that I care about your purchase or your sale more than anything else. I want you to know that I have your back … and that I’m working hard to be sure that whatever it is you strive for in your sale or purchase … I’m there too!

    So thank you again. Your recommendation means the world to me and I treasure your confidence in my services.

    As I understand it, the list of agents that made the cut for 2011 appears in Seattle Magazine’s December 2011 issue. There are a lot of agents featured, but these best of the best are only a fraction of the agents that practice in the greater Seattle area. (I need to get to a news stand and buy one of these copies!)

    I’m honored. Thank you.

    Mediation?–Yes, You’re Entitled!!

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    debateYesterday I posted information about what to do as soon as you fall behind in your mortgage payments. As a second step in the foreclosure process in Washington State, the Foreclosure Fairness Act stipulates that if your loan is through one of the big banks, after receiving notice that a Notice of Default has been filed, you’re entitled to have your situation formally addressed through Mediation. The purpose of Mediation is to determine whether there is any alternative to bank foreclosure of your property.

    Ideally, the outcome of mediation might allow you to restructure your loan, save your home, or agree to sell it as a short sale. In fact, a decision maker for the bank is required to be present at the Mediation meeting – at least by phone. Of course, if no agreement is reached, the ultimate outcome might be to allow your home to proceed through Foreclosure.

    This mediation step is a bit more complex than the informal meeting to which you are entitled right away (see yesterday’s post). Mediation must be requested by an attorney or housing counselor within 30 days of the bank or Trustee filing of the Notice of Default and must be held within 45 days of the referral to Mediation by the attorney. You’ll also be required to pay your half ($200) of the cost of Mediation hearing ($400).

    Prior to Mediation meeting, both you, as the owner-occupant, and the bank will need to assemble a list of documents – yours will include financial documents such as tax returns, pay stubs, and so on. It’s an extensive list, but not difficult. Since you will be working with an attorney or counselor, they’ll assist you in determining exactly what documents you’ll need.

    Note that the Foreclosure Fairness Act took place on July 22, 2011. If you received a Notice of Default prior to that date and foreclosure of your home has not yet been completed by the bank, you are also entitled to Mediation. You’ll want to contact an attorney experienced in the Foreclosure Fairness Act as soon as possible! Doing so can delay a scheduled auction!

    As usual, you should also contact your Realtor© so that you are fully aware of your options and for the name of an attorney that is experienced in Foreclosure work.

    Just Open the Mail!

    By

    reading mailIn Washington State, folks that get behind on their house payments have options as described in the Foreclosure Fairness Act. The Act prescribes a series of steps to which a homeowner is entitled prior to any auction of their home.

    One of the first steps a lender must take for a home in Washington is to send a letter to the homeowner describing their options – the first of which is the right to request an informal meeting with the lender before a Notice of Default is filed.

    But here’s the thing … the homeowner has to make the request within 30 days from the date of the options letter.

    • So … open every piece of mail that comes from your lender.
    • Read it carefully and then  exercise your option to meet with the lender to discuss the situation.
    • Do it by phone and ask insist that they confirm your request in writing.
    • Follow up with a letter to them in writing — maybe even registered mail so that you have a record of your request.
    • Keep copies of anything and everything you send and notes about every conversation you have with them.
    • Get the names of the people with whom you talk … and write down the phone numbers and dates you make any calls.

    and finally …

    Engage an attorney to represent you at the meeting. Talk everything through with him/her … and with your real estate agent so that you know what your options truly are.

    But first … Just Open the Mail!

    Congratulations on Your New Home!

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    P1030759

     

    Five months in the making … and here it is! Congratulations, Gary! May you enjoy many many years in your new house!

    And who wouldn’t – all that brand new space just for you, combined with an awesome view of Mt. Rainier and the foothills! Whoo hooo!!!

    P1030779P1030781

     There’s a mountain there … a BIG one. Darned clouds got in the way!

     

    P1030774

    Sold! Price Reduced — Start the New Year in a New House!

    By

    How about starting the New Year in a New House? One that’s beautifully kept, has a fantastic floor plan, sits at the end of a culdesac in a small neighborhood with no through traffic … and that backs to a greenbelt too!? AND was just reduced in price! Good grief, this is a better value than even most of the bank-owned properties in the area! Ready to move in, this is definitely not a rehab property!

    All of the rooms are generous in size in this home. In fact, the homeowner says that the large kitchen was one of the primary reasons she bought the house in 2004! Now updated with gorgeous slab granite counters and sparkly white cabinets, there’s plenty of efficient storage, not just in the kitchen, but throughout the house.

    You’ll love pulling up a stool at the center island–one of the perfect homework or breakfast spaces! Add in a kitchen table to keep everyone part of the action, plus enjoy the activities in the attached family room with its gas fireplace.

    Love to entertain? How about a barbeque on the stamped concrete patio … or bask in the cool air conditioned atmosphere on a hot summer day?

    Keeping with that entertaining theme … In addition to the really large family room (which, by the way, would also be a great theater room), the formal living room has high high ceilings and both the formal living and dining rooms are accented with bay windows. Nice!

    With four generous bedrooms, plus the requisite 2 1/2 bathrooms, there are private spaces for everyone. The master ensuite includes an pretty oval soaking tub, double-size walk-in shower, two sinks, plus a very generous walk-in closet — complete with double-hung rods to give you plenty of clothes storage. The other three bedrooms are big enough for beds, desks, dressers — perfect for the family member that wants his or her own space!

    This is the moment to buy a new home. Interest rates continue to be phenomenal, and the price on this house is amazing. Start your New Year in Puyallup in a new house! You know you deserve it!

    • 15309 88th Ave Ct E, Puyallup
    • 2218 Sq feet
    • 4 bedrooms, 2 1/2 baths
    • 2 car garage (w/hanging storage racks)
    • Natural Gas Heat/Hot Water/Kitchen/Laundry/Fireplace
    • All appliances stay (except fridge)
    • Built in 1999
    • FHA, VA, Conventional Financing — all okay
    • MLS# 252044