May Day Seattle Neighborhood Round Up

It’s May Day today in Seattle and hopefully we are now finally into Spring and warmer weather.  To celebrate the return (not to mention the return of the Neighborhood Round Up after its unscheduled winter hibernation) are a few Seattle Neighborhood Blog postings on Spring….  

Happy May Day Seattle! 

Alki  marks the time for Tulips at Pike Place Market, and Ballard Avenue marks an earlier, colder Tulip!  

Over on Broadway Seattle the warmer weather is bringing fresh produce…another kind of “produce” is noted on Capitol Hill Seattle.   

Arbor Day festivities last weekend in Issaquah Undressed.  Market fresh produce is coming in May to SammaMishmash .  

Kirkland Weblog and the False Spring Day on April 12th, and Spring brings color, blooms and babies on Queen Anne: All About the Neighborhood.  

Spring brought more than flowers to Lake City Blog…Tweedy and Popp!  And lastly, a different “sign” of the Rites of Spring in West Seattle Blog

Thank goodness Spring is finally warming up!

Best Pizza Delivery in Seattle

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Hands down…Pagliacci. Do you have another favorite? I’d love to hear it. My “standby” is the Brooklyn Bridge…however the “seasonals” are a treat…The pizza in the photo is the current seasonal: Salumi’s finocchiona salami, Mama Lil’s goathorn peppers, roasted fennel, mozzarella and ricotta cheese on an olive oil base.

Delish! Do you know of a better pizza delivered to your door in Seattle? Bring it!

How difficult is it to find a good rental in Seattle?

I have a few “Google alerts” set up to be notified when certain terms are published on the web, such as Rhonda Porter, Mortgage Porter and West Seattle.   Tonight, the West Seattle Google alert pointed me to someone who is looking to rent a 2 bedroom home with “a soul” for up to $2800.  

We are moving to Seattle very soon. Need online resources to find a nice rental home for the two of us. We are looking in the Ballard, Queen Anne, and West Seattle areas. I’d prefer non-mega corporate rentals, ie. one or two unit townhomes, a house, or a smallish apartment building. I’m familiar with craigslist, which I’ve been using a lot. Also familiar with NWapartments. The larger sites like rent.com list rentals that are just too cookie cutter and commercial for us. Please give resources to help us find a nice, unique, home with a soul. BTW, we are looking at the $1800-$2800/month rent range for a 2bedroom.

Are rents that high?  Do rental homes really lack soul?  I rented my two bedroom in West Hill Auburn on Northlake a short time for $1800 per month a couple years ago that had “the soul” of worn out shoes.   I loved that funky house.   However, it was not a “good rental” for many reasons (1/3 acre garden, septic tank, etc), I clung onto it for personal reasons and have since sold it. 

I’m just full of questions after reading this!  🙂  Guess you could call it soul searching.

Here's to a shimmering '08

For some sad reason, right as a year is close to screeching to a halt, I can’t help but utter the phrase “good riddens.” It rolls off my tongue almost perfunctorily. Each year has its highs and lows, and this year was no exception. 2007 kicked off in morbid fashion when my mother was almost killed in a head-on collision (thanks to an ignorant driver) in the leafy Chicago suburbs. Luckily, she survived relatively unscathed, at least physically. On the plus side, I moved to Seattle and made headway on some new goals, established new routines and dived into graduate school and volunteer projects. But besides mourning our own unpleasant experiences, it’s easy to be sullen over the year our own nation has endured: We continue to heartbreakingly lose too many American soldiers as tension swells in the Middle East; the housing market continues to look grim; scandal riddled the sports worlds; and the most recent blows – floods battered Seattle and the senseless slayings in Carnation. At times, it’s difficult to not want to disencumber yourself from the fetters of all that plagues our world, and just pretend it’s not happening.

However, there’s a sort of dis-ease that comes with a new year as well and as I’ve grown older have tried to ask myself, how am I going to make this year a step up from the previous? Even slight tweaks in one facet of one’s life can undoubtly make the new year more resplendent. But that’s always easier said than done. If your 2008 starts murky, here’s a web site that might quell your moroseness and prompt you to unleash chuckle or two.

Let’s hope 2008 is great! Cheers!

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Sweet Home Chicago!

Going home to Chicago for the holidays was more than enjoyable. It had been a year since I had seen one of my brothers and sister-in-law and months since I had seen my parents and other siblings. Presents, food, laughter and fun brimmed my empty-nester parents’ home. What was most surprising was how maneuvering the airports during the holidays was quite a cakewalk. Though my redeye flight leaving Seattle was delayed two hours (mechanical aircraft problems really ease my mind, j/k), which meant we took off from the Emerald City at the ungodly time of 2 a.m., leaving me zombie-like for the first few days of my trip while my friends and I braved the malls for holiday gifts and indulged in a Chinese massage.

One thing that was apparent was that returning to the Midwest had me reverting to the fast-paced way of talking, going-about-things that I have somewhat left behind since I’ve lived in Seattle. It’s interesting to hear if others observe differences in a person that hasn’t been back in months. My mom (jokingly, I hope) repeatedly called me detached, which made me ornery and react with a slight cringe. Though I attributed any disconnectedness to the redder than red redeye flight and time change. Five days in Chicagoland was plenty, especially with the bitter cold that is inevitable there, but I treasured mingling and going to church with my numerous friends and family there. One of my hobbies is writing novellas, so I was also tempted to start a yearly book club with the family since books became a hot topic at the dinner table at certain points, or whip out the Scrabble board, but my geeky self resisted!

As a sort of news junkie, I couldn’t help but inquire into how the Chicago burbs have handled the intense media scrutiny that has swirled around Bolingbrook, IL (neighboring town of my hometown) and embattled ex-cop Drew Peterson, who is under the glare in regards to his missing wife. Some of my friends mentioned the onslaught of Fox News trucks around and others just cited an eeriness to the areas amid the hubbub.

And go figure, we didn’t have a white Christmas in Chicago, but I heard Seattle sure did. And how about the last two gorgeous sunny days we’ve had here in Seattle – just an anomaly? Perhaps yes.

Happy New Year to you all!

Adventures In Articulated Transportation

[Editor’s note: Today, I’m excited to introduce Mike Schwagler as the newest contributor to Rain City Guide. Mike currently wears two hats in that he is an agent for John L. Scott in Redmond and also the founder of Write For Sales Copywriting. I’ve had an email dialog with Mike for a while now and I’m confident he’ll be a great contributor to the site! Mike can be reached at 425-861-1588 or writeforsales@comcast.net]

My wife, Diane, and I have lived on the Eastside for over 20 years and never tire of going to Seattle. Well, perhaps the verb going is misleading. We like being in Seattle…at least once we get there! The hubbub, the energy, the cultural activities, the people on the street, everything about it is wonderful. Seattle truly is a great city!

Going there, however, has always been the issue. In fact, I’d bet there were 10 years when we only got downtown once a year. Driving in, along with the issues of parking and navigating the downtown streets had been enough of a hassle to discourage a lot of our visits.

About a year ago Diane took a position with Virginia Mason, working downtown, and discovered something quite remarkable – our public transportation system. At first we were a little bit hesitant about this whole bus thing, so on the Saturday morning before she started her new job, we took the bus downtown. It was a dry run to figure out the best stops for her to get off and the best routes for her to walk to her new offices. Once we were comfortable with all of that, we walked a few blocks to the shopping district and ended up hanging out in downtown Seattle all day. It was a blast!

When we were done, we hopped onto the “545” (one of those long, articulated express buses) at Westlake Center and 23 minutes later we got off at the Redmond park and ride. Who needs a car?

Diane takes the bus to work every day and with the exception of a storm-related adventure last winter (which could’ve had serious consequences had she been driving a car), she has been having a great experience. She’s developed a group of bus-buddies and always has an interesting story about someone new she met on the bus. That doesn’t happen in your car unless you crash into someone.

As for me, I’ve used Metro and Sound Transit to get downtown at least fifteen times, for seminars, shopping and just for fun. I hop onto the “545” right outside my office here in Redmond (how convenient is that?), do what I have to do downtown, and then meet Diane after work for a bite to eat or to just stroll around with my gal in the Emerald City.

What will a market slow down do to discount brokers?

One of the reasons I became a real estate broker and started a RE company was because I felt 3% across the board was not right. Using capitalism, over the past 100 years as a guide, real estate will move away from the % model to a more competitive flat fee for service model. Speaking of Seattle in general, a 750k house is not worth $7,500 more in commission than a 500k house. Of course there are special circumstances, but on average.

The mood is changing in real estate. Greg Swann talks about some changes in the industry as a whole in his post here. The real change will come as full service agents become more and more aggressive for business. The slow down in the housing market will surely result in a long over due change in the traditional real estate commission structure. Following the typical paradigm shift, prices decrease, while customer services increase. This means ‘No Touch’ discount brokers will have it rough down the road. As more agents offer their services at competitive prices, discount brokers will loose their appeal.

I do not want to pin point any specific discount brokerages, but in the past week I have noticed two well known discount brokers signs taken down and replaced by reputable full service firms. Discount brokers are stuck at a flat fee with zero customer support (AGAIN… on AVERAGE).

The big question is, “Would the average buyer/seller rather pay a bit extra for a live body than an 800 number to call? “ Time will only tell, but in a service industry, price is never the deciding factor!

UPDATE: I have received an unusual amount of personal emails about this post. I would like to reiterate my reason behind this post was to show the real estate paradigm is shifting. My purpose WAS NOT to challenge the value of an agent or was I trying to make agents defend their side of the story (I am a broker so I guess mine too). My purpose was sharing my view of the future and what will happen.

NWMLS Form Changes

I attended a Forms Update Training Class put on by the NWMLS recently and learned about a bunch of changes that are coming down the pike on October 15, 2007. And while I posted some class notes and sample Purchase and Sale Agreement documents over on my site, I thought I’d summarize things below.

Highlights

  • Coldwell Banker Bain (and I assume others) will drop the usage of their “own” optional clauses forms which will make co-op transactions smoother and easier for all agents.
  • Lots of discussion was given to the Washington State Supreme Court decision Alejandre v. Bull, which was the impetus for many of these changes. I won’t bore you with the details here. But they ruled “economic loss rule” prohibits the Buyer from suing the Seller for negligent misrepresentation regarding the condition of real property when the parties relationship is governed by a contract. The courts want to see the allocation of risk of economic loss in the Purchase and Sale Agreements – Hence the changes.

Purchase and Sale Agreement

  • Legal description must be attached as Exhibit A
  • No more counter-offer expiration date (use the counter-offer form)
  • Paragraph 9 – Buyer to waive or not waive the right to remedy in Form 17
  • Homeowners Policy is new default in P&S
  • Closing date and Possession date same – or use NWMLS forms 65A or 65B
  • New provisions address charges and assessments against the property
  • Page 5, item x: 10 day contingency for buyer to verify all information provided by Seller or Listing Agent.

Form 17

These have been in effect since July, but for clarification sake were covered in the updates class. There are several changes here, but the “Environmental Section” is the main one. Buyer can still waive the right to receive unless one of the items in the Environmental Section is checked yes. In that case, the form can not be waived.

As a side note, foreclosure properties are no longer exempt. No one has a clue why the legislature took that one out.

Financing Contingency

  • Buyer must seek Sellers consent to change lender or loan type after loan application period lapses (usually 5 days)

Inspection Contingency

  • Adds changes for “Environmental” Changes of Form 17
  • Advises Buyers to do septic inspection (NWMLS Form 22S)
  • Neighborhood Review Contingency is back

Optional Clauses Contingency

  • Utilities broadened to include others
  • Selling Office Commission moved to NWMLS Form 41C
  • Seller to produced HOA documents if available

Jim Cramer says don't buy now…except for Seattle.

On the Today show yesterday, Jim Cramer from Mad Money told Meredith Viera “Don’t you dare buy now…you will lose money”.   This enraged Realtor Associations across the country who have blasted back that this is a “buyer’s market” and have demanded to NBC that Cramer correct his statements.

Cramer discusses slumping homes market
Cramer discusses slumping homes market

This morning on CNBC Squak on the Street, Cramer was asked if he would like to correct his statements on the Today Show…his only correction was that Seattle is still a good place to buy homes along with a small sector in…was okay to buy.  Click here to watch his “Seattle correction” from CNBC this morning.