Local News • November 19, 2020

Seattle Ranks No. 6 For Investment In High-Density Housing Nationwide

by Lynly Callaway

In a city as crowded as Seattle, it’s no wonder that builders and developers have been investing in high-density housing projects for years. High-density housing — specifically apartments, condos, townhomes and any building containing more than five housing units — has long seemed the best way to accommodate Seattle’s growing population in the wake of the tech boom that has drawn more workers into the area.

While the pandemic has certainly impacted the rate at which people are moving into these units, Seattle is not alone in the nation when it comes to this kind of up-front investment in high-density housing. A recent study from Porch.com took into account the percentage of building permits across the country that were issued specifically for housing structures with more than five units in 2019.

It found that the most high-density investment came from states on the west coast, and extremely populous areas in the northeast. Seattle came in at number 6 nationally, with larger urban centers including New York and San Francisco beating out the Emerald City.

For Seattle, the study revealed that 61% of new units were intended for high-density structures, with 29% of the city’s current housing units existing in high-density buildings. In total, Seattle added 16,426 new high-density units to the city in 2019, out of a grand total of 26,599 new housing units in general.

New York ranked no. 1 in the nation, with 76% of its building permits in 2019 going toward high-density housing units. Coming in second was San Francisco, with 68% of its new housing designated as high-density. Close behind were Boston, Los Angeles and Miami, ranked at no. 3, 4 and 5, respectively.

Though some have argued that Seattle’s investment in high-density housing may be hurt in the short term by the impacts of Covid, so long as Seattle remains a hiring hub for companies like Google, Facebook, Microsoft and Amazon, it’s hard to believe that the city’s housing units will remain empty for long.

This article was originally posted on Seattle P-I by Becca Savransky.

Buyer • November 11, 2020

A Guide to VA Loans

by Lynly Callaway

Image source: Shutterstock

VA loans provide a path toward homeownership for active service and veteran personnel and their families. The following serves as a guide to understanding what they are, who they are available to, and what types of loans are available to them.

VA loans can be confusing, so talk with your Windermere agent as you prepare to discuss your options with your lender. “Even people in the military have misconceptions about (VA loans),” said Windermere agent and Veteran Gervon Simon in a recent episode of our “Ask An Agent” series.

What are VA Loans?

The VA loan program was established by the United States Department of Veterans Affairs (VA) to help active service members, veterans, and surviving spouses become homeowners. VA loans are backed by the federal government yet provided by private lenders such as banks and mortgage companies. VA loans can be used to buy, build, or improve a home, or to refinance a current home loan.

How do VA Loans work?

VA loans have appealing characteristics for homeowners including lower-than-average mortgage rates, zero down payment on the purchase price, no-prepayment penalties, limited closing costs, and no Private Mortgage Insurance (PMI). They are typically easier to qualify for than standard home loans. With VA-backed loans, they guarantee a portion of the loan from a private lender. This means less risk for the lender, often resulting in more favorable terms for the homeowner. You do not have to be a first-time homebuyer to receive a VA loan. VA loan limits vary by county, so be sure to work with your Windermere agent to determine the limit in your area.

Which loans are available?

Purchase Loan

VA-backed purchase loans may be used to buy a single-family home, condo, manufactured home, or land. They also may be used to make energy-efficient changes to your home. Additionally, you can use a purchase loan to build a new home.
They offer no down payment, as long as the home’s sales price does not exceed its appraised value.
There is no need for PMI or mortgage insurance premiums (MIP).

Native American Direct Loan (NADL)

For Veterans who are either Native American or have a Native American spouse, the NADL can help to buy, build, or improve a home on federal trust land.
Beyond basic requirements of eligibility and credit standards, to be considered for the loan your tribal government must have an agreement—or Memorandum of Understanding (MOU)—with the VA. For more information on MOUs, visit this page: MOU Info

Interest Rate Reduction Refinance Loan (IRRRL)

The IRRRL is a refinancing tool for those with VA-backed home loans that are looking to reduce their monthly mortgage payments.
The IRRRL replaces a current loan, giving homeowners the ability to stabilize their repayment plans.
A VA funding fee may be required. Loan interest and closing fees will be charged by your lender but including these costs in your IRRRL will help you avoid paying the costs upfront.

Cash-out refinance loan:

The cash-out refinance loan allows homeowners to take cash out of their home equity or refinance a non-VA loan into a VA-backed loan.
In addition to your Certificate of Eligibility (COE), you’ll need to provide additional federal income tax information to your lender.
A home appraisal will be ordered by your lender. Similar to an IRRRL, a VA funding fee may be charged at closing. Follow their closing process and pay all closing costs.

For more information on the different types of VA Loans, eligibility, and more, visit the Veterans Affairs website here: VA Loans

Market Report • November 11, 2020

Local Market Update – November 2020

by Lynly Callaway

The number of people who can work remotely may be changing the way we view our homes, but one trend has not changed. The local housing market in October remained unseasonably hot. And that doesn’t show signs of changing any time soon.

October saw continued low inventory and record-level sales, with the number of sales exceeding that of 2019 year-to-date.

While new listings are on the rise, they are being snapped up quickly and many homes are selling in a matter of days. In King County there were 38% fewer single-family homes on the market as compared to a year ago. Snohomish County had 59% fewer listings. A four-month supply of homes for sale is considered a balanced market, but King and Snohomish counties currently have less than one month of supply.

With supply unable to keep up with demand, home prices are escalating at double-digit rates. The median single-family home price in King County rose 14% over a year ago to $745,000. Prices in Snohomish County jumped 17% year-over-year to a record high of $579,972. About half the homes that closed in October sold for over the asking price as compared to about a quarter of the homes the same time last year.

The real estate market here is uncommonly resilient. Growing employment in major tech industries and an enviable quality of life have made our region one of the fastest growing areas in the country. With interest rates remaining at record lows, we may well skip the traditional slowing in the winter market altogether.

The charts below provide a brief overview of market activity. If you are interested in more information, every Monday Windermere Chief Economist Matthew Gardner provides an update regarding the impact of COVID-19 on the US economy and housing market. You can get Matthew’s latest update here.

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Market News • October 29, 2020

The Gardner Report – Third Quarter 2020

by Lynly Callaway

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 reach out anytime!

REGIONAL ECONOMIC OVERVIEW

Employment numbers in Western Washington continue to improve following the massive decline caused by COVID-19. For perspective, the area shed more than 373,000 jobs between February and April. However, the recovery has been fairly robust: almost 210,000 of those jobs have returned. Unemployment levels remain elevated; the current rate is 8.2%. That said, it is down from 16.6% in April. The rate, of course, varies across Western Washington counties, with a current low of 7.2% in King County and a high of 11.2% in Grays Harbor County. The economy is healing, but the pace of improvement has slowed somewhat, which is to be expected. That said, I anticipate that jobs will continue to return as long as we do not see another spike in new infections.

HOME SALES

Sales continued to improve following the COVID-19-related drop in the first quarter of the year. There were 25,477 transactions in the quarter, an increase of 11.6% from the same period in 2019, and 45.9% higher than in the second quarter of this year.
Listing activity remains woefully inadequate, with total available inventory 41.7% lower than a year ago, but 1.6% higher than in the second quarter of this year.
Sales rose in all but two counties, though the declines were minimal. The greatest increase in sales was in San Juan County, which leads one to wonder if buyers are actively looking in more isolated markets given ongoing COVID-19-related concerns.
Pending sales—a good gauge of future closings—rose 29% compared to the second quarter of the year, suggesting that fourth quarter closings will be positive.

HOME PRICES

Home-price growth in Western Washington rose a remarkable 17.1% compared to a year ago. The average sale price was $611,793.
When compared to the same period a year ago, price growth was strongest in Mason, Island, and San Juan counties. Only one county saw prices rise by less than ten percent.
It was even more impressive to see the region’s home prices up by a very significant 9.4% compared to the second quarter of 2020. It is clear that low mortgage rates, combined with limited inventory, are pushing prices up.
As long as mortgage rates stay low, and there isn’t an excessive spike in supply (which is highly unlikely), prices will continue to rise at above-average rates. That said, if this continues for too long, we will start to face affordability issues in many markets.

DAYS ON MARKET

The average number of days it took to sell a home in the third quarter of this year dropped two days compared to a year ago.
Snohomish County was the tightest market in Western Washington, with homes taking an average of only 16 days to sell. All but two counties—Lewis and San Juan—saw the length of time it took to sell a home rise compared to the same period a year ago.
Across the region, it took an average of 36 days to sell a home in the quarter. It is also worth noting that it took an average of 4 fewer days to sell a home than in the second quarter of this year.
The takeaway here is that significant increases in demand, in concert with remarkably low levels of inventory, continue to drive market time lower.

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.

High demand, favorable interest rates, and low supply clearly point to a seller’s market in Western Washington. As such, I am moving the needle even more in favor of sellers.

As I suggested earlier in this report, although the market is remarkably buoyant, I am starting to see affordability issues increase in many areas—not just in the central Puget Sound region—and this is concerning. Perhaps the winter will act to cool the market, but something is telling me we shouldn’t count on it.

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.

This post originally appeared on the Windermere.com Blog.

Buyer • October 22, 2020

House vs. Townhouse vs. Condo

by Lynly Callaway

Image sources: House, Townhouse, Condo: Canva — Question marks: Shutterstock

Deciding between a house, townhouse, and condominium can be a difficult process. Knowing how their characteristics align with your life and goals as a homeowner will help guide you to the right choice.

What differentiates houses, townhouses, and condominiums?

House:

Detached houses offer the most freedom and privacy of the three housing options. They provide the opportunity to personalize your home as desired, without rules from a governing body like HOA. Houses don’t share walls like townhouses or condos, and typically offer larger outdoor spaces as well.
Situated on their own lots, owning a house leaves the responsibility of maintaining and improving the structure and accompanying land to the homeowner. Between a down payment, closing costs, and other homeowner fees, the upfront costs of owning a house can be significantly higher than a townhouse or a condominium.

Townhouse:

A townhouse is typically a narrow, multileveled structure connected to others in a row or block, typically with a small parcel of property in front of or behind the home. Somewhere between a house and condo, townhouses may be the best of both of worlds for some homeowners.
Like a house, townhouse owners are responsible for exterior (roof and siding) maintenance and repair. Most townhouses tend to have a small footprint and modern upgrades, with lower HOA fees than condos due to a lesser focus on shared amenities.

Condominium:

Condominiums are divided, individually owned units of a larger structure. Due to their smaller size and because they come with no land, condos are typically less expensive than a townhouse or a house. However, HOA fees combined with a monthly mortgage payment can increase the cost of condominium living, depending on the amenities offered in a building. Unique to condo ownership, the exterior of the units is considered a common area with ownership shared among the condo owners in the building.
As a condo owner, you are only responsible for the inside of your unit. With this decreased maintenance comes less exclusivity and privacy. Condo owners live in close proximity and typically share amenities like gym and pool access, laundry, and other facilities.

How does your home align with your life?

House:

For homeowners looking at their property as an investment in their financial future, houses are a strong choice. Houses allow homeowners to plan long-term with the knowledge that their home will build equity over time.
If you are planning on putting down roots and starting a family, houses provide the best opportunity to grow into your future and are better suited to handle significant life changes.

Townhouse:

For people looking for more space than a condo but are not quite ready to make the jump to a single-family home, townhouses are the perfect fit. They present a great steppingstone for first time home buyers or buyers who simply don’t want the responsibility of taking care of a larger, standalone home and yard.
Townhouses are often located in residential neighborhoods. They are fitting for those looking to graduate from rented dwellings in city centers or metropolitan areas yet maintain greater ownership flexibility than a single-family house.

Condominium:

Condominiums appeal strongly to homeowners looking for a low-maintenance residence, with access to shared amenities amongst a community. Condos are usually found in denser areas closer to downtown centers, shopping, and entertainment.
They are a better fit for buyers seeking metropolitan surroundings than a detached home, which is typically found in a more suburban or rural environment. Given their proximity to city/town centers and mass transit, condos present the opportunity of a shorter commute for those who work in downtown areas.

After all the research, do what feels right. Whether it’s a house, townhouse, or a condo, talk with me anytime to find the best option for you and your future.

Market Report • October 13, 2020

LOCAL MARKET UPDATE – OCTOBER 2020

by Lynly Callaway

While daily life may seem unpredictable, the local real estate market remains extremely stable. Activity in September acted more like the traditional peak spring market with home sales soaring and prices hitting record highs. Inventory remains very tight and new listings are selling quickly in every price range.

There just aren’t enough homes on the market to meet demand. King County had about half the inventory of a year ago. Snohomish County had 63% fewer available homes. On the other hand, the number of condos on the market in King County jumped by 24% over last September. Brokers attribute the flood of new inventory to COVID remote workers looking to trade their in-city condo for more living space. Despite the increase in inventory, condo prices rose 8% in September and pending sales — the best indicator of current demand — shot up 36% over the same period last year.

The slim supply of single-family homes means bidding wars and all-cash offers were the norm, driving prices to record highs. King County saw the third consecutive month of record-setting values. The median home price hit $753,600 in September, a 14% jump over last year. Prices in Snohomish County soared 16% from a year ago to $569,997, just shy of its all-time high of $575,000. For both counties, half the homes sold for over list price in September as compared with just a quarter of the homes a year ago.

The market doesn’t show signs of cooling off any time soon. In September the greater Northwest area saw the highest number of transactions since June 2018. Pending sales were up 32% in King County and 29% in Snohomish County. Interest rates continue to be at historic lows. With the area posting some of the fastest population growth in the country, expect the market to stay unseasonably hot.

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Seller • October 8, 2020

10 Steps to Selling Your Home

by Lynly Callaway

Image source: Shutterstock

Navigating everything involved with selling your home can seem intimidating. Breaking the process down step by step will keep you organized and ready to work towards a successful home sale.

1. Choose an agent

A lot goes into choosing the right agent. If you’re unsure where to start, get referrals from trusted friends, family, and neighbors. Although the ultimate goal is the sale, think about your compatibility outside of the transaction. Their ability to connect with you on a human level through the ups and downs of a home sale is just as important as their expertise and knowledge of the market.

2. Set a timeline

Depending on your local housing market conditions, your timeline for selling your home may vary. However, a timeline is valuable in that it will keep you organized throughout the selling process and allows you to adjust if circumstances change. Your agent will work with you to build the ideal timeline.

3. What is your home worth?

The key to selling quickly is correctly pricing your home from the first day it hits the market. In particular, overpricing can lead to serious complications in the selling process. Your agent can provide you with a Comparative Market Analysis (CMA) to better determine the best price of your home. CMAs provide information on comparable home sales in your area, both pending and sold, within the past six months.

4. Repair & upgrade

Now it’s time to get to work on the house! This is the perfect time to tackle any and all outstanding projects or repairs. Create a list separating which repairs can be done yourself and which need professional attention. This is the time to consider a pre-sale home inspection to identify structural and mechanical problems before your home is on the market.

5. Make the best first impression

Making an impactful first impression goes a long way in the minds of buyers, so roll up your sleeves and prepare to check off that to-do-list. Start by cleaning up the garden and lawn, clearing out gutters, and adding color to your flower beds. Apply a fresh coat of paint anywhere you spot peeling or cracked paint. A great way to make an impact is by staging your home, with the goal of making each room feel as spacious and welcoming as possible.

6. Show your home

Your local pandemic-era regulations will dictate the ability for agents to conduct in-person showings and open houses. Discuss virtual home tour options with your agent and other ways to generate maximum buyer interest. For in-person showings, it’s best that you leave the premises so the buyer can freely ask their agent questions and visualize the home as their own.

7. Offers & negotiation

If you are in a seller’s market—defined by low inventory and high buyer competition—it is likely that you will receive offers at – or above – asking price. You can respond to an offer by a) accepting the offer, b) making a counteroffer, or c) rejecting the offer. Counteroffers should always be made in writing and provide a short window of time for the potential buyer to respond. If you are selling in a buyer’s market, you may have to be more open to negotiation. Discuss negotiation strategies with your agent to work toward a satisfying final price.

8. Prepare for closing costs

There are costs throughout the selling process, and as the close date approaches, that remains true. Be sure to budget for your real estate agent’s commission, and other common seller’s costs like title insurance, recording fees, and government transfer tax, among others.

9. Home inspection

Buyer offers are usually contingent upon a professional home inspection. Ask your agent for a home inspection checklist, so you know what the inspector is looking for ahead of time. They typically inspect the home’s foundation, structure, roof, plumbing and electrical systems, floors, windows, doors, and more for signs of damage and weathering.

10. Closing time

Congratulations! Your home is sold, but there are still some final steps before the deal is done. This is the time to ask the buyer to release any contingencies, sign the title, and close escrow before handing over the keys. Consult your real estate agent for any questions about legal documentation and settlement costs.

Local News • September 29, 2020

Study Ranks Seattle As Nation’s Best Large City For Real Estate

by Lynly Callaway

The real estate competition in Seattle has long been fierce, with tech giants like Amazon and Microsoft pulling ever more workers into the city. Between ample job opportunities, scenic surroundings and charming neighborhoods, it’s easy to see why so many buyers are eager to put down stakes here. But despite this competition — or perhaps because of it — Seattle has recently been recognized as the best market among large cities in which to buy a house.

The study, produced by WalletHub, gave Seattle a score of 67.77 out of 100 — the highest in the nation of any large city, and second-highest overall. Over 300 cities were surveyed, and the only city ranked higher overall than Seattle was Boise, Idaho. The rankings were determined by factors including median home price appreciation, job growth, average number of days a property is on the market and the percentage of homes in the area with negative equity, among 20 other criteria.

Seattle is in good company, too. In Eastern Washington, the town of Spokane Valley ranked no. 2 in the nation among small cities, with Tacoma and Federal Way coming in at no. 5 for best mid-sized and small city, respectively. Bellevue was also highlighted in the study as one of the fastest markets to sell a home, along with Renton.

At the bottom of the list for large cities was Baltimore, Maryland, ranked at no. 65. The worst city for real estate, according to the study, was Miami Beach, Florida, ranked in last place among both small cities and in general at no. 135, with a total score of 37.07.

Among large cities (with populations over 300,000), Nashville and Austin also ranked in the top ten overall, but Seattle was the only west coast locale to rank within the top ten.

What these findings suggest is that despite the pandemic and the tough competition, Seattle’s housing market remains healthy. For buyers who are willing to join the fray, a home in Seattle is a sound investment — and one that many people are seeking in this bustling city.

This article was originally posted on KOMO News.

Windermere Community • September 17, 2020

The Seahawks and Windermere Team Up Again to #TackleHomelessness

by Lynly Callaway

As the “Official Real Estate Company of the Seattle Seahawks,” all of us at Windermere are proud to kick off our fifth season of partnering with the Seahawks to #TackleHomelessness. For every defensive tackle made at a Seahawks home game this season, Windermere will donate $100 to Mary’s Place in support of their mission to provide safe, inclusive shelter and services that support women, children, and families on their journey out of homelessness. Mary’s Place has provided resources, housing and employment services to the homeless in the greater Seattle area since 1999.

Thanks to the Seahawks’ defensive efforts last year, we were able to donate $30,000 to Mary’s Place, bringing our grand total to $128,200 raised over the past four seasons. We look forward to raising even more this year!

Our partnership with Mary’s Place is in harmony with the mission of the Windermere Foundation—to support low-income and homeless families in the communities where Windermere operates.

Market Report • September 11, 2020

LOCAL MARKET UPDATE – SEPTEMBER 2020

by Lynly Callaway

August saw the lowest number of homes for sale in more than 20 years and the lowest mortgage rates on record. Sparse inventory and high demand pushed home prices to new highs.

With pending sales outpacing new listings, inventory continues to shrink. King and Snohomish counties each have about a two-week supply of available homes. Four to six months of inventory is considered a balanced market, favoring neither buyers nor sellers.
The region saw the second consecutive month of record-setting price growth with home prices experiencing double-digit increases as compared to a year ago.
Fierce competition among buyers has made multiple offers the norm. In King County, 46% of home sold for more than the list price. Last August that number was 24%. In Snohomish County, 58% of homes sold above list price as compared to just 28% the prior year.