Author Archives: Courtney Cooper

Seattle’s Queen Anne Neighborhood Is Amazing

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Queen Anne has long been one of my favorite Seattle neighborhoods because of its easy proximity to Downtown Seattle while still maintaining a “small town” feel.

Queen Anne Seattle WAThe Queen Anne Neighborhood of Seattle is amazing from all angles – on the North slope there are lovely views of Ballard & Fremont over the canal and the Fremont Sunday Market is practically right there!  To the East is Lake Union with houseboats all along Westlake, the Bigelow Ave portion of Queen Anne Boulevard, Downtown Seattle views, and more.  In the Southeast, the newer QFC is just one of the factors that make this part of the neighborhood score high on WalkScore (my latest Queen Anne contract  in this area has a WalkScore of 94!!!).  In the shadow of the iconic Space Needle, Lower Queen Anne or Uptown is full of restaurants, pubs, and nightlife and has the Seattle Center at its heart.  West Queen Anne is perched high above Puget Sound and offers sweeping views of the sound, city, Space Needle, Mount Rainier, and pretty much anything else you want to see as it is one of Seattle’s highest hills.  Upper Queen Anne is the true heart of the neighborhood and a stroll or drive along Queen Anne Ave North will show you why.  This is the heart of the upper portion of Queen Anne and where you can find all of the offerings from local clubs, restaurants, and merchants. One of my personal favorites is Queen Anne Books.

Historical Queen Anne: Queen Anne

Queen Anne is one of the original Seattle neighborhoods settled and the history of it is quite fascinating!   A stroll around Queen Anne Boulevard is a great place to start.  Old Queen Anne Boulevard is a series of streets that form a loop around the top of Queen Anne – a crown around the top of the hill.  Many people don’t know about the Boulevard, but it has been around in one form or another for about a hundred years thanks to the citizens of Queen Anne at the time who pushed for it.   Queen Anne Boulevard is Queen Anne’s version of the Green Lake path although it is almost a mile longer at roughly 3.7 miles and shares its surfaces with cars.   Look for historical sites on the Boulevard including the Wilcox Wall on the West slope, but also notice that there are some of the city’s best views along the way!

Queen Anne Real Estate:

Homes in Seattle’s Queen Anne neighborhood range from small co-ops and condos for under $200,000 to sweeping historical mansions priced in the millions, but the current median for listed residential (non co-op or condo) Queen Anne homes is $650,000 with a range of $325,000 to $4,890,000.  Although much of Queen Anne hill is made up of historical architecture, there are some really well thought out new construction projects on the hill – many that incorporate greener building products and that have incorporated the character of the surrounding neighborhood as well as the views available into their design.  Queen Anne has a lot to offer and can be surprisingly more affordable than one might initially have thought  in some areas.

Queen Anne Living:

This neighborhood is so livable!  The streets of Queen Anne are connected by a matrix of pedestrian staircases  (check out Thomas Horton’s map of them here) and sidewalks which lead to the wide array of  neighborhood parks, local grocers and shops, eateries, coffee houses, and more.  Transit is thoroughly incorporated into the infrastructure here with bus routes all over the hill.  If you are looking for a good no car option, than Queen Anne is definitely one of my top recommendations in Seattle, but obviously, with or without a car, it is one of my favorite Seattle neighborhoods!

Is Your Open House In The NWMLS For ALL To See?

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FrontThe last few weeks have been extremely busy open house wise for us in Seattle – mostly in the $400,000 and under price range or close to it.  Agent hits on the NWMLS for those listings has also soared and the web traffic in general has increased for this price point.   The buyers are definitely out there poking around!

Many of  my recent open house visitors have been Redfin buyers.  They seem to expect to be treated poorly by other agents at opens.   Maybe this is just my own perception, but they are physically cringing upon entrance.  I guess it could be my outfit or my hair, but more likely it must have to do with the typical reception a Redfin buyer might get.  The point of an open house has always been for the hosting agent to meet, network, and possibly pick up new clients.  Although it is also great exposure for the listed property, very rarely does the open house sell the home – at least it didn’t used to. 

Enter Redfin. 

Redfin arguably has one of the nicest real estate search websites and their open house feature is probably second to none.  I can’t keep up with their changing business model and have no idea how effective or not they are for their clients, but do love their site and always welcome Redfin buyers to my open houses.  Redfin buyers seem to almost always be actively looking for a home.  They meticulously schedule and map out the open houses they plan to visit and they come with questions prepared.  In short, they are serious.

One little problem: 

Open houses that show up on the site are swept from the NWMLS when a listing agent enters the information in the “public open houses” field of their listing and not all listing agents do this.  Some companies prefer to hold on to that information and only enter their open houses on their corporate site alone.   Soon enough, though, most agents will hopefully catch up and realize that not entering their opens for all to see is a disservice to the seller.    Just looking at Seattle stats alone in the NWMLS, Redfin has sold 62 residential properties and 9 condos since the beginning of the year.  Redfin buyers are clearly putting a dent in the inventory. 

Redfin aside, it is just smart business and good representation to enter your open house into the NWMLS so that you expose your seller’s property to as many potential buyers as possible.

Look No Further Than Seattle Neighborhoods For Penny Pinching Summer Fun This Year!

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Some people don’t know this, but….

Gorgeous globe light at Hiram M. Chittenden locks in Ballard

Gorgeous globe light at Hiram M. Chittenden locks in Ballard

I was a single mother for years until I met and fell in love with my next door neighbor in the Sunset Hill neighborhood of Ballard. Single parents develop a real knack for making every dollar stretch, and I am thankful that things have been easier (most of the time) with a husband! As we all look for ways to save money and make sure that our families are provided for, I find myself revisiting some of those older ideas.

Seattle is really a phenomenal place to live for great free entertainment, but out of town visitors will love these, too! Make sure and check out the Seattle Parks Foundation website if you have a minute, too. They have wonderful resources for all the latest and greatest in parks! This is only the first ten of these because I really don’t want to hog the whole page. Happy Seattle summer 2009!

1. Go visit the Hiram M. Chittenden locks (aka Ballard Locks) in the Ballard neighborhood of Seattle. OK, I will be honest. I am starting with my one of my very favorite places.dsc_0299 This was built in 1911 and serves as a passageway between the Puget Sound and the Ship Canal so that boats can travel to and from Lake Washington and Lake Union despite the huge difference in water levels. Visitors can watch as the water is raised and lowered to let boats come in and out on either side. But that is not all! The grounds are beautiful and feature extensive mature gardens and plantings. There is also a cool fish ladder on site as well as a museum/learning center. Even after any trips here, we always have fun going again!  Need more free here? In 2009 from June 6th to September 7th (Labor Day) there will over 30 FREE and open to the public concerts at the Ballard Locks!

Just one section of this amazing place! 

2. Museum of Flight This is one of the Seattle museums that offers first Thursdays free (after 5PM only) and is a great place to see some of the world’s amazing historic planes including one of the Air Force One planes that Kennedy flew in! This is another of my favorite places in Seattle. This museum is located in one of the early Boeing facilities and the history is just rich. There is something for everyone here and it is kid friendly. I would suggest visiting item #6 (Hat n Boots) after wards because of the close proximity. There is a good restaurant on site at the museum, but a picnic at the park is much more fun!

Beautiful entry at the Conservatory in Volunteer Park3. Conservatory at Volunteer Park on Capitol Hill is so much fun! The park itself is also amazing and has great paths and spaces, but I am in awe of the Conservatory building itself – 6200 square feet of plantings and displays by people that obviously know what they are doing. There are 3426 glass panes on the building. It was assembled in 1912 and has two plants in it that are over 75 years old – one of which is a giant Jade Tree. This is not your ordinary Jade plant! The Conservatory is completely FREE, though I do encourage you to throw a few dollars in their donation bin.

4.Carkeek ParkOver six miles of trails and an Education Center, large open spaces for playing, picnic facilities, a stage, wonderful dsc_0450playgrounds including a fish slide where children can slide through a salmon, plus the beach!!!! Carkeek Park overlooks the Puget Sound and is one of my favorite parks in Seattle! Carkeek Park is just North of the Blue Ridge neighborhood in Seattle and well worth the trip from anywhere in the Puget Sound.

5.Pike Place Market – You do not need a dime to go have fun here, but support these locals if you can. I love it here and could spend all day watching the hustle and bustle!

6. Hat 'N' Boots in GerogetownThe Hat N Boots in Georgetown – I love these!  How cool is it to visit some old giant boots that used to be his and hers restrooms at a gas station. According to one source when the hat and boots gas station was up and running in its previous location even Elvis stopped in once ( I am sure there are lots of Elvis sighting stories – true and untrue, but I love the idea that Elvis may have peed in that boy boot!).  The good people of Seattle’s Georgetown neighborhood played a huge part in getting the Hat n Boots moved to their current location at Oxbow Park (6400 S Corson Ave.). The boots are newly refurbished, but the hat is looking sad while waiting for funds. There is a great neighborhood p-patch there with some of the most amazing plantings I have had the privilege of seeing and the playground keeps my kids entertained for quite some time, but don’t expect to be able to use the boots as a restroom today – they are for display only.

7. Green Lake – Go explore Green Lake Park – This park has it all – a 3+ mile path around the lake itselfdsc_0036 which is perfect for biking, hiking, running, skating, and more, play space, ball fields, pool, tennis courts, and my favorite: the wading pool on the North side of the lake which is filled when it is warm. There are docks for kayak launching or you can fish off the side of the banks of the lake. There is golf here and basketball, plus bathrooms. Swimming is allowed and there is a life guarded swimming beach. Green Lake is a great neighborhood to live in anyway, but really gets busy when the nice weather hits. Green Lake is a great place to take the dog for a walk, too.

8. Fremont Troll. This is a giant troll made of concrete holding an actual VW in its hand! It is located in Fremont under the Aurora Bridge and WORTH THE STOP! The Fremont Troll is also a great photo opportunity! While you are in Fremont, take a stroll along the ship canal waterfront and visit all the great little vintage shops. There is almost always something fun going on in Fremont.

9. Alki Beach Park While I was a single mother, the tradition was to go every Sunday morning and find beach glass at Alki Beach in West Seattle and then drive up into the hills and look at the dreamy houses. Alki has some of the best views of the Downtown area of Seattle anyway and the beach glass is abundant! There is also a rough boat launch for hand carried kayaks, etc. and restrooms. Alki Beach is a 2.5 mile strip of beach and one of the closest to a California Beach atmosphere I can think of right here in Seattle complete with rollerblading and jogging patrons.

10. Take a bike ride on the Burke Gilman TrailGo basically from Ballard all the way up to Kenmore2008-1661 along some of the prettiest trails and areas in Seattle. The Burke Gilman is virtually uninterrupted for the most part from Fremont to Kenmore and skirts the Western side of Lake Washington plus there are restrooms along the way.

Okay, well that is it for now with my penny pinching ideas for fun around Seattle! Even if you aren’t in the market for saving money, go and explore your city! Seattle is a great place to live and play.

Will First Time Buyers Bring It Home For Seattle……

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The final amount of the $8000 tax credit was pretty disappointing after all of the anticipation for $15,0000, but surprisingly it seems to be generating interest among first time home buyers around the Seattle area. There were about thirty people through my Green Lake open house this last weekend, and while this area is known for its great traffic at open houses, the visitor count was still about twice of what was expected.Nine out of ten were first time home buyers and they were all asking about the tax credit for 2009.

In fact, most of the activity around Seattle last week was in the $500,000 and under price range.

A quick look at Seattle sales for the last week in the NWMLS (residential only) shows 50 closed sales in the city of Seattle. All but 13 of these were under $500,000. A look to lower priced suburbs just North of Seattle shows that all 20 of the closed residential sales in the last week for Lynnwood, Mountlake Terrace, and Shoreline combined were under $500,000 with a large majority hovering around the $300,000 mark. A look to the Eastside in Bellevue, Redmond, and Kirkland for the same period shows 27 closed residential sales with 18 of those in the $500,000 and under range.

Clearly, the $500,000 and under market is dominating the sales figures this last week, and if my last few open houses are any indication, first time home buyers are playing a major part or could be soon.

Is this really so different than last year with no $8000 tax credit?

Looking at a year ago for the same period there were three times as many sales in the city of Seattle: 150 closed sales in Seattle with 97 of them being under the $500,000 umbrella (44 of those sales were built in 2007 or after… a.k.a. new construction). In Lynnwood, Mountlake Terrace, and Shoreline combined there were a total of 24 closed sales and only 4 were over that amount. The real change is on the Eastside where out of 45 closed sales only 13 of them were driven by that lower market. The other 32 closings were over $500,000.

Except for the larger quantity of sales in Seattle and the Eastside and the flip flop of ratio of lower priced closed homes to higher priced closed homes for the Eastside, the data is strikingly similar as far as what price range dominates.

So will the $8000 tax credit stimulate first time home buyers in Seattle and drive our economy?

(Full Disclosure: The numbers gathered here were compiled by Courtney Cooper from data on residential sales only – including townhomes but not condos in the NWMLS)

Sellers Leaving The Mess Behind

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Cleaning up after yourself is in the contract…

Recently, there seems to be some confusion as to item number 5 of the NWMLS form 22D (optional clauses addendum to the purchase and sale agreement).  Maybe the sellers are deciding that the buyer already got a good deal and they shouldn’t leave the home in decent condition?  ARDELL recently mentioned that some sellers are feeling disenchanted with this market and as a result the houses are not being exhibited in their best light.  This is definitely happening and unfortunately is being carried forward to when the sale closes and home ownership is transferred.

Item #5 on the NWMLS Form 22D:

“Items Left By Seller.Any personal property, fixtures or other items remaining on the Property when possession is transferred to Buyer shall thereupon become the property of Buyer, and may be retained or disposed of as Buyer determines. However, Seller agrees to clean the interiors of any structures and remove all trash, debris, and rubbish on the Property prior to Buyer taking possession.“

Plainly stated: Take all your belongings and clean the property prior to handing over the keys. Clear enough? One would think, but what about when you line item #5 up to item #4 in the very same Form 22D and apply it to a seller who never had their home clean to begin with and had trash all over the place while the home was being shown?

Item #4 of 22D addresses the issue of “Property and Grounds Maintained

$15,000 Home Buying Credit? No! How about $8000 For Some Instead?

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The $15,000 home buying credit in the Stimulus Package seems to be dead.

This credit would have been for more than just first time home buyers and was generating a lot of increased activity over the last week or so both on the Internet and in open houses across Seattle. There have been many arguments both for and against this particular tax credit and over who would benefit from it the most, but in the end the Senate and the House had to come up with a compromise

The Compromise?

According to Los Angeles Times and the Associated Press, only first time home buyers “could

What Happens When The Equity Isn't There, But The Contract Is?

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Responsibility on the listing side…

Last week’s Rain City Guide discussion on Short sales got me thinking about some of the other things that are occurring in this market as well. Many homeowners have taken out a ton of equity and are either maxed out or upside down at this point, but some may not be aware of exactly how much they owe. When it comes to listing these properties – or any property, the listing agent should pull title, but also talk to the title rep and find out how much the property is monetarily encumbered by liens. Merely relying on the seller’s information is not enough to be truly diligent.

Take a seller who thought he owed X amount of dollars on his home. After being on the market for a while, the seller’s agent relied on that information to help when it came to reducing the price. A buyer came along and a contract was executed for the purchase of the property. One week before closing the listing agent calls the buyer’s agent and drops the bombshell: The seller actually owes quite a bit more than they thought. Instead of getting a nice chunk of change from their seller net proceeds, the seller will be short X amount of money to close.

Does this really happen?

You bet! Twice I have seen this happen personally and both times the listing agent had not bothered to check the actual amounts owed on the properties. Yes, a listing agent should be able to rely on the seller’s information, but as a matter of diligence shouldn’t they go ahead and take the extra step to get the full accurate information? Title has already been pulled in most cases anyway.

Sellers, you still have signed a contract:

It is helpful to know what you actually owe on your property before you sign a purchase and sale agreement to sell it. In order to stay within contract, a seller will have to come up with the short fall dollar amount to bring to the closing table.The NWMLS Form 21 Residential Purchase & Sale Agreement clearly states: “ Monetary encumbrances or liens not assumed by Buyer, shall be paid or discharged by Seller on or before Closing.

Short Sale Listings: Leaving Out Key Details Is Like Telling A Lie..

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[Editors note: It’s always exciting to introduce a new author to RCG… and today I’m especially excited to introduce Courtney Cooper of Cooper Jacobs as the newest RCG contributor!  Far from a newbie, she’s been running an entertaining blog on ActiveRain for over a year now (and racked up tens of thousands of points in the process!), so I’m pretty sure she’ll have no problem making her impact on the RCG community.   Welcome Courtney!   ~Dustin]

Hello RCG!

Thanks Dustin and ARDELL for the encouragement! I am a huge fan of RCG and look forward to what lies ahead!

Pushing openness with short sale listings…

A lot has been written on Rain City Guide and elsewhere about short sales in the Seattle area, but 2008 had me working with far more buyers than sellers and one sentence kept popping up: “that house is a short sale