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JUST LISTED: A True Urban Sanctuary in Brighton
7416 46th Ave South
Seattle, WA 98118
Listed at $750,000
- MLS #: 1648728
- Beds: 3
- Baths: 3
- SQFT: 1,922
- Taxes: $1,223 (2020)
- Lot Size: 7452 SQFT
- Type: Single-Family Home
- Year Built: 1925
- Style: 1 1/2 Stry W/Bsmt
- Community: Brighton
A true urban sanctuary, this pristine 1920s gem, with a 540 sq. ft. detached apartment, sits on a big private lot encircled by fruit, veg & flower gardens. Meticulously maintained/updated with tons of charm: coved ceilings, wood windows, built-ins, & sweet nooks. The sunny & spacious living/dining room with French doors opens to a lovely covered deck. 2 beds, 1 bath on the main + 3rd attic bedroom with skylights and separate bath. There is a new studio outback + a fab stone patio. Close to everything!
Information provided as a courtesy only, buyer to verify. For more, go here.
Setting Up Your Home Gym
As the stay-at-home hours add up, setting up a home gym is not only physically beneficial, but can bring some added mental wellness to the new normal many of us find ourselves in. In comparison to a gym membership, even with the up-front investment of purchasing equipment, an at-home gym can deliver savings in the long run. With far-ranging fitness gear options online, there are more ways to save than ever before.
Location, location, location
Before the lunges, push-ups, and weightlifting, the first step in setting up your at-home gym is deciding where to build it. You’ll want plenty of room for the activities and workouts you have in mind. Rooms with low ceilings or narrow walls are not well-suited for a gym. They will limit your ability to perform any kinds of jumping exercises or workouts with wide ranging movements. This space is dedicated to physical activity and the environment should support that. If extra space is hard to come by in your home, consider taking your gym outdoors to a patio, multipurpose space, or other less commonly used area.
A space with level, hard flooring, like wood, laminate, or tile, is the best fit for your gym, especially if you plan on establishing a workout plan based around lifting or cardio. Having spatial awareness at all times is important while working out, so you’ll want plenty of light in your home gym. Mirrors are a common fixture in gyms, consider adding one to your wall to analyze your technique.
Gear up
- Strength training: Simple workout tools like kettlebells and dumbbells allow you to perform a variety of workouts without taking up much space. Kettlebells are a great tool for incorporating cardio workouts with added weight. Dumbbells at a lower weight are better for toning exercises, while those at heavier weights are better for low-repetition, bulk exercises.
- Cardio training: Smaller workout tools such as jump ropes, wrist and ankle weights will add intensity to your cardio workouts. Yoga mats provide proper support while performing core exercises or other body weight circuit workouts during your cardio sessions.
- Large equipment: To get the most out of large workout equipment like treadmills, stair climbers, and bikes in your home gym, plan for them to be a significant part of your workouts.
- Additional: Applying a layer of gym flooring will help prevent damage and provide added support. If you prefer music and/or video to accompany your workouts, add speakers and a TV to get the motivational juices flowing.
Establish a routine
Your home gym is no good if it gets no use. With zero commute time to account for, arrange a workout routine that suits your daily schedule. Even if you have 30 minutes, getting into a routine of working out is the key to building up your healthy lifestyle in this new normal of home life.
Once your home gym is set up, it can be either your individual fitness sanctuary or an opportunity to work out with others. Invite a friend to exercise via video chat and schedule times to feel the burn together. With more virtual fitness classes available now than ever, surf the web to find the classes that best fit your schedule and desired workout intensity.
RESTAURANT REVIEW: Hillman City’s Delish is Delish!
There are lots of Ethiopian and Eritrean restaurants in Southeast Seattle and recently I tried a newish one called Delish in Hillman City. It really lived up to its name.
Delish is located on the southwest corner of Orcas and Rainier Avenue South and, according to the owner, it has been open for less than a year and is the newest Ethiopian restaurant in the US.
Like most local restaurants, they are struggling but the super friendly owners, a husband and wife, are determined to keep it going and are so thankful for the support of the local community.
Delish is a sweet little place that–like most–is primarily doing take-out. They have an extensive menu with lots of veggie and beef entrees and a couple of poultry and fish dishes.
I usually order the vegetarian combo, but decided to try a fish dish this time. I liked the sound of the Assa Goulash, which consisted of cubed tilapia with tomato and green pepper and berbere spices. It was really delicious.
My friend ordered the special veggie combo, which included a portion of all the separate vegetarian dishes: lentils, split peas, beans , carrots, collard greens, cabbage, potatoes and beets in tasty spices.
We both thought we had ordered too much food, but we ate everything as it was so good. I am now calling the Pandemic the Pudgdemic!
Check it out.
Delish Ethiopian Cuisine
5701 Rainier Ave South
Seattle, WA 98118
(206) 723-3821
Your Guide to Going Solar
For homeowners looking to reduce their home’s carbon footprint, increase its sustainability, and add value to their property, going solar is an obvious choice. Understanding how solar works and how to maximize its benefits are key first steps in your journey to becoming a solar energy-producing household.
How does solar work?
The technology that turns your house into a solar energy-harnessing hub is called photovoltaics, more commonly known as PV. PV works by fielding direct sunlight and absorbing its photons into the solar panels’ cells, which then creates electricity that provides energy for your home. This energy reduces your home’s output of carbon and other pollutants, which translates to cleaner air and water.
With the sun as the power source, the majority of the power generation occurs during the middle of the day, making summer the highest producing season. But don’t worry, it all evens out in the end.
Rooftop panels work best when they are exposed to sunlight, free of shade or shadow from nearby trees or structures. Given the sun’s east-to-west path, south-facing roofs are best-suited for maximizing your solar power. To see if your roof is set up for success, consult a mapping service or solar calculator to establish your roof’s suitability. If your roof isn’t up to standard, there are options such as ground mount solar installations and community solar gardens that you can explore.
Components
- Solar panels: Capture the sun’s energy
- Inverter: Converts the sun’s energy to a form that powers devices
- Racking: The foundation that holds your solar system in place
- Batteries: To store the energy generated
- Charge controller: To control how quickly the batteries charge
What are the benefits of solar power?
- Sustainability: Having a renewable source of energy coursing through your home reduces your household’s carbon footprint and increases your eco-friendliness.
- Savings: How much money you save by going solar depends largely on how much energy your household consumes and the energy output of your solar panels. The cost of going solar has continued to decrease every year, so you are more likely to save as time goes on. For information on state incentives and tax breaks, explore what options apply to your home by visiting DSIRE (Database of State Incentives for Renewables & Efficiency).
- Utilities: Whether your utility company charges a flat rate for electricity or charges variable rates throughout the day based on electricity production—i.e. higher rates in the afternoon, lower rates at night—solar power offsets the price you are charged for electricity. It becomes even more valuable during those higher-rate periods or during seasonal fluctuations in utilities costs.
- Sell it back: Homeowners can sell their solar energy back to utilities through “Net-metering” plans. When your power generation rate is greater than your household’s consumption rate, the end result on your electric bill is a net energy consumption. Refer to DSIRE for region-specific regulations and policies.
- Home value: A recent study by The Appraisal Journal found that homes with solar PV systems increased their sale price by an average of 3.74%, equaling a premium of $14,329.
Although the right solar solution looks different for each household, what remains true across the board are the environmental benefits and increased home values that solar power brings. Taking all this information into your research will improve your home’s renewable energy and reduce your carbon footprint.
Western Washington Real Estate Market Update
The following analysis of the Western Washington real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent.
REGIONAL ECONOMIC OVERVIEW
It appears as if the massive COVID-19 induced contraction in employment that Washington State — along with the rest of the nation — experienced this spring is behind us (at least for now). Statewide employment started to drop in March, but April was the real shock: total employment dropped almost 460,000 between March and April, a decline of 13.1%. However, this turned around remarkably quickly, with a solid increase of 52,500 jobs in May. Worthy of note is that, in May alone, Western Washington recovered 43,500 of the 320,000 jobs that were lost in the region the prior month. Although it is certainly too early to categorically state that we are out of the woods, the direction is positive and, assuming we respect the state’s mandates regarding social distancing and mask wearing, I remain hopeful that Washington will not have to re-enter any form of lockdown.
HOME SALES
- There were 17,465 home sales during the second quarter of 2020, representing a drop of 22.2% from the same period in 2019, but 30.6% higher than in the first quarter of this year.
- The number of homes for sale was 37% lower than a year ago, but was up 32% compared to the first quarter of the year.
- Given COVID-19’s impacts, it’s not surprising that sales declined across the board. The greatest drops were in Whatcom and King counties. The smallest declines were in Grays Harbor and Cowlitz counties.
- Pending sales — a good gauge of future closings — rose 35.7% compared to the first quarter of the year, suggesting that third quarter closings will grow as well.
HOME PRICES
- Home-price growth in Western Washington rose by a relatively modest 3.5% compared to a year ago. The average sale price in the second quarter was $559,194.
- Compared to the same period a year ago, price growth was strongest in Grays Harbor County, where home prices were up 14.3%. Clallam County also saw a double-digit price increase.
- It was interesting to note that prices were up a significant 6.6% compared to the first quarter. This suggests that any concern regarding negative impacts to home values as a function of COVID-19 may be overblown.
- I will be watching for significant price growth in less urbanized areas going forward. If there is, it may be an indication that COVID-19 is affecting where buyers are choosing to live.
DAYS ON MARKET
- The average number of days it took to sell a home in the second quarter of this year matched the second quarter of 2019.
- Across the entire region, it took an average of 40 days to sell a home in the second quarter. I would also note that it took an average of 14 fewer days to sell a home than in the first quarter of this year.
- Thurston, King, Pierce, and Snohomish counties were the tightest markets in Western Washington, with homes taking an average of only 17 days to sell. All but two counties, Grays Harbor and Cowlitz, saw the length of time it took to sell a home drop compared to the same period a year ago.
- Market time remains well below the long-term average across the region. This is due to significant increases in demand along with the remarkably low level of inventory available.
CONCLUSIONS
This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.
What a difference a quarter makes! Given that demand has reappeared remarkably quickly and interest rates remain historically low, it certainly remains a seller’s market and I don’t expect this to change in the foreseeable future.
The overall housing market has exhibited remarkable resilience and housing demand has rebounded faster than most would have expected. I anticipate demand to remain robust, but this will cause affordability issues to remain as long as the new construction housing market remains muted.
ABOUT MATTHEW GARDNER
As Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.
In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.
SELLER SUCCESS STORY: Repeat Clients Sell Quickly with Multiple Offers Over List Price
Mira and Wayne bought a house with me 10 years ago when they moved up from California for work. Wayne had grown up in Seattle, and Mira’s family was here so they were happy to return, especially as they now had a baby.
In the last couple of years, they had discussed moving to a smaller house and earlier this year said they wanted to list in the Spring.
Then COVID hit, creating massive uncertainty in the housing market and causing delays in the prep work necessary to sell. Finally, in mid-June, we were ready to list.
Selling a house in Seattle is not difficult, but finding another house without having to rent a place in the interim is quite a different story, as the market is so competitive for buyers right now. Mira and Wayne did not want to have to move twice, which I understood, but we all knew it was going to be a challenge.
One way to give them a bit more time was to negotiate a rent-back agreement which would allow Mira and Wayne to stay in their home until a specified date past closing. After settlement, the sellers pay rent to the buyer who now owns the home. Two months is the maximum most lenders will allow a new buyer (of course if they got a cash offer it would not be a problem). In the end, their house sold quickly with multiple offers at quite a bit over the asking price with a free two-month rent-back.
We then began an earnest search to find a house, however, even though they had a large down payment they were not the strongest buyers as any offer they made would be contingent on the successful closing of their current home.
They found a house quite quickly in Upper Rainer Beach, which was really close to Mira’s parents. There had been no seller inspection, so I scheduled that straight away to make sure the house was in good shape, which it was.
I wanted to make their contingent offer as appealing as possible, so I managed to persuade the buyer and his agent to shorten their closing date. Then Mira and Wayne would have the proceeds of the sale, and the closing on the new house go faster.
We wrote a very strong offer with a compelling letter to the sellers. It turned out the sellers were in the same boat as they needed a rent-back too, since they too were looking to buy another house.
The listing agent was in my office, which was great as she and I have worked successfully together over the years. It really helps as an agent to know who you are working with.
There was of course a competing offer, but just one, which was a relief, except that it turned out to be a cash offer, which was a total bummer, however they had an inspection contingency.
The sellers and their agent weighed up the offers and decided to accept Mira and Wayne’s offer. They liked their letter and their offer was a little higher, which of course helped!
It was such a relief for my clients, but ironically, like the buyer buying their house, they can’t move into their new house until the end of August, so it is all hurry up and slow down! Still I think they were very, lucky to get a house so quickly, and I am really happy for them.
“Serena is an amazing real estate agent,” said Mira and Wayne in their review. “She helped us buy our house 10 years ago, and this year she helped us sell our house and buy a new one. She is super knowledgeable, deeply connected to the Seattle real estate market, very responsive, and a great person in general.”
Sold this Month: THREE Seattle-Area Homes
I continue to be busy at work with several recent sales that all generated several offers (see below).
The local housing market activity this month is similar to last month’s report with lots of sales and continued low inventory.
In King county, the month’s supply of inventory was 0.7%, the lowest being 0.6% in March of 2017 and 2018. It is brutal out there for buyers and they really need a good agent to represent them.
Interest rates dropped to a record low of less than 3%, obviously encouraging more buyers to look for a home. Also, if you are thinking of refinancing, this is the time!
According to my preferred title company, lots of new titles are being ordered by listing agents, which suggests more houses will be coming on the market in August and September. I also heard from a carpet installer that they are swamped with requests to install carpets for upcoming listings. Hopefully, this will be good news for buyers.
Stay tuned for some upcoming listings and hopefully some happy buyers!
Sold this Month: THREE Seattle-Area Homes
Des Moines, WA 98198
Listed at $425,000 | 5 offers
Smart, spacious and updated one-level home, on private dead-end street, in much desired North Hill area. Open and sunny living area, with separate dining space and an updated kitchen. There are 4 bedrooms & 1.75 baths, 1 bedroom and bath are totally separate, perfect for a roommate! Updates include, engineered hardwood floors, recessed lighting, new kitchen counters, tiled floor, stainless fridge & French doors. The big yard is fully fenced with a useful storage shed.
Seattle, WA 98144
Listed at $889,000 | 3 offers
Energy efficient, well designed, light & sunny home, with vaulted ceilings, lots of windows and gorgeous bamboo floors. Smart open living area, with a big kitchen, separate dining space, a living room with a gas fireplace & covered deck. The master has its own bath, large walk-in closet & private balcony. On the main floor there are 2 bedrooms, a bathroom and full kitchen, perfect for extended family it could also be made into a totally separate rental unit. Huge 2 car garage, plus extra work room. Upgrades include: solar panels, AC, tankless H2O, new paint & carpet. Fantastic neighborhood, easily walkable to Light rail, Mt Baker Park, Lake Washington and local eateries and shops. Freeway access is super close too.
Seattle, WA 98112
Listed at $700,000 | 4 offers
Investor/Rehabber Alert! Check out this fixer in a primo locale! Just a half block off East Madison Street, with eateries and shops galore, plus the lovely Arboretum. House is in extensive need of rehabbing or tear-down. 3 bedrooms, 2 full baths + daylight unfinished basement & rocking chair covered front porch. Off- street parking. Some updates, but lots of work needed to make this house shine again! Sold AS IS.
Matthew Gardner Weekly COVID-19 Housing & Economic Update: 7/27/2020
On this week’s episode of “Mondays with Matthew,” Windermere Real Estate Chief Economist, Matthew Gardner is updating his housing forecast for 2020 and analyzing the National Association of Realtors’ June Home Sales Report.
PENDING: Sweet, Super Private, South-Facing 1918 Bungalow
3548 South Brandon St.
Seattle, WA 98118
Listed at $625,000
- BEDS: 2
- BATH: 1
- SQFT: 1,040
- MLS #: 1629572
- Taxes: $4,746 (2020)
- Lot Size: 7,752 SQFT
- Type: Single-Family Home
- Year Built: 1918
- Style: 1 Story W/Bsmnt.
- Views: Territorial
Sweet, super private, south-facing 1918 bungalow, on a magical landscaped lot. Seller is an artist and professional gardener, and it shows! Tons of ‘old world charm’ with original fir floors that are in good shape, high ceilings & a big covered front porch. There is plenty of natural light augmented by newer sliding glass doors that open on to a small sunny deck and big southwest facing patio. Updates include: brand new roof, copper plumbing and most wiring, plus an energy efficient mini-split heat pump for heat & AC. Lots of room to expand the footprint, plus add a DADU as new zoning allows for ‘extra’ dwellings. It is a short walk to downtown Columbia City, Light Rail & easy access to freeways.
DIY Home Projects
In recent months, homes have taken on additional roles as offices, schools, and places of entertainment as staying at home has become the norm. With the extra time spent inside and the additional wear and tear on your home, this is a perfect time for those Do-It-Yourself projects you’ve been wanting to get done.
Before getting out the power tools, take time to consider the projects you have in mind. If you’re questioning how the renovations will affect resale value, consult an expert, like your Windermere agent. Assess your budget to see if certain projects should be prioritized over others, or if you have the financial capacity for only one or two projects at this time.
Here are a few ideas:
Landscaping and garden projects: the steppingstones of your home’s DIY outdoor makeover.
- A great first step is to start with your front yard—it’s the first thing people see when approaching your home and upgrades to it will improve the curb appeal.
- Start with the hardscaping projects—driveways, decks, fencing, walkways—before installing plants.
- When it comes time to plant, add organic material to your soil such as peat moss, mushroom compost, or leaf mold for added health.
- Add in different shapes and textures of plants to give your landscaping a varied, vibrant look.
Repainting a room: follow these steps to give any room a fresh look and feel.
- The repainting process begins by moving all furniture out of the room. If you want to pile everything in the center and work around it, be sure to lay your drop cloths on the floor before doing so and cover your furniture to prevent damage.
- Repair any damage to the walls and fill in cracks with putty. This is a good time to remove all electrical outlets and switch covers to get the walls completely flat.
- Choose the appropriate brush or paint roller depending on the size of the surface area.
- Once the walls are painted, remove your painter’s tape and paint the trim.
Flooring projects: how to repair or add flooring that will have you walking through your house comfortably.
- Wood floor damage: To remove surface scratches from wood floors, use steel wool or fine grit sandpaper and finish with a top coat of polyurethane. For deep scratches, use wood filler that closely matches your flooring in color, and apply a wood finish layer on top.
- Vinyl floor damage: If your vinyl flooring has ripped up, apply a vinyl flooring adhesive and lay the ripped piece into place. For sections that are completely torn off, use a utility knife to cut a new piece of flooring and apply adhesive when matching the piece back into the floor.
- New tile flooring: Before you start tiling, wash the floor with a commercial detergent to remove dirt and stains. If you are laying new tile over old tile, make sure the original layer is secure. Begin by laying out the pattern before making your tile cuts. Then you are ready to apply the mastic or mortar, and finally lay the tiles. Let the tile sit for at least a day before grouting the joints.
With so many people staying at home, DIY projects are at an all-time high. Doing projects like these yourself may not be easy, but it gives a greater sense of ownership, and can often save you money by not outsourcing the work. For additional help on these projects and to find new ones, check out YouTube’s vast DIY resources.
