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By Courtney Cooper, April 12, 2009 7:09 pm

Seattle suburbs real estate and Seattle homes searches are all offered for FREE on this site:

www.CooperJacobs.com

It sweeps the multiple listing service for changes and all listings form all companies are included. This is a great one stop shopping place if you are curious about any Seattle area real estate prices or conditions. There are neighborhood pages and suburb pages to give you info about each market.

Other info?

$8000 tax credit for first time homebuyers – for more than first timers so get all the details to see if you qualify.

$1000 in closing costs

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By Courtney Cooper, January 29, 2009 10:49 am

Looking for the best Seattle suburb real estate bang for your buck in 2009? There are so many wonderful properties out there to choose from right now, but here are just a couple of the areas that are really standing out as far as best bang for your buck with regards to square footage, schools, and commute – not to mention the amenities………………

Mountlake Terrace:

Mountlake Terrace real estate has always been a nice cheaper Seattle suburb option, and it is so close to Downtown Seattle! Mountlake Terrace already had some great perks: It is served by the quality Edmonds School District, and its Community Center s phenomenal with an amazing swimming facility. There is a huge gymnastics facility right in town, and the retail tax base is larger than many nearby suburbs.

The difference now is that the infrastructure and amenities have caught up and even exceeded what one might expect with the lower priced Seattle suburb housing. The new Park and Ride is set to open up this Spring at the I-5 236^th St SW exit and with that comes even more possibilities further down the road with the rail system. The Downtown area of Mountlake Terrace has undergone some recent rezoning and is all set for a huge revitalization project which will make it a truly modern and inspiring place to live. In speaking with one of the city council members, I learned that there are more permits in for building and redeveloping the downtown area than ever before.

Two and Three bedroom Mountlake Terrace houses start in the low $200,000 range and offer larger yards than some may expect. I recently found a Mountlake Terrace house with 4 bedrooms and two baths for just under $300,000! My buyers are thrilled! You can search Mountlake Terrace real estate by clicking the link.

Lynnwood Real Estate:

Lynnwood Real Estate is pretty much a virtual bargain right now. New construction in particular is overabundant and builders are looking to move inventory. There are many buyer perks for taking one of these houses off their hands in the form of upgrades and seller paid closing costs, plus Lynnwood basically has almost anything anyone would need in the way of amenities. This city is filled with restaurants, movie theatres, and the amazingly redone Alderwood Mall – home of Macys, Nordstrom, Sears, Williams Sonoma, Pottery Barn, J Jill, REI, and more.

Lynnwood already has amazing Park and Rides and the proposed lite rail system was voted to come up to the 164^th Street Exit o I-5. The other great thing about Lynnwood WA is the fact that I-405 and I-5 meet right here making this an ideal spot to live whether you work in Everett, Seattle, or even the Eastside – Kirkland and Bothell are just a few exits away using I-405 with no bridges to cross.

Three bedroom homes in Lynnwood, Washington start in the mid-$250,000 range. Click here if you are interested in searching the MLS listings for Lynnwood real estate.

If you are interested in learning more about either of these Seattle suburbs, please feel free to drop me a line! realestate@cooperjacobs.com

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By Courtney Cooper, December 7, 2008 4:24 pm

Selling your Seattle house in a buyer’s market doesn’t have to be so frustrating! You just have to really try and think outside of the box just a little. It can be such an emotional and scary time – even for the most experienced home seller, but know that this is absolutely normal! What is not normal is the doom and gloom portrayed by many in this industry. You don’t have to be happy about the market, but you really do have to be a creative hard working listing agent to sell a house this year. You also have to be a flexible seller who is willing to do their part to get the best return on your investment.

As a result of the uncertainty being pumped into our environment, many sellers decide to throw in the towel and rent out their house or just wait for a better time. That time really is now. There are buyers out there and they want to see your house. The interest rates are just a tiny bit over 5% right now and expected to drop even further in the next week or so. These buyers need choices!!!!

No, your house won’t sell if you want to just hire a limited service agency or discount broker or let’s be honest, even a full service broker who just sticks a sign in the ground and waits for the buyers to come to them. Your Seattle Realtors need to go out and get those buyers for you by getting your house marketed in the way it needs to be for today’s market: all over the web. The new stat is that over 84% of buyers start on the web on a huge variety of sites. Simply getting your house on the NWMLS will not do it. Simply getting your house on your agent’s company website won’t do it either. Your house needs to be blogged about and listed on all of the major places that the consumer looking for a Seattle house will look for to find you. When I list a home, after I have made sure that it is presented in the best possible way through professional quality Staging and photography, I spend an unthinkable amount of time getting the house actually seen by the buyers who are out there looking. And when I ask how they found that house, the answer is 90% of the time “on the internet”. Is your agent a techie? You need a techie agent!

Are you interested in Seattle real estate? Cooper Jacobs Real Estate Services is a full service real estate company. Member Built Green, e-PRO, working on ECOBroker certification. If you need your house sold or you are frightened by what you are hearing or seeing, please feel free to drop me a line – I am happy to let you pick my brain. I am the designated broker for Cooper Jacobs – serving Seattle & Seattle suburbs. Courtney@cooperjacobs.com

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By Courtney Cooper, April 29, 2008 5:57 am

I

I haven’t always been one of those Realtors who is hot on new construction. The plain truth is that in a stronger Seattle real estate market new construction wasn’t always the best deal. In fact, Seattle buyers who insisted on new construction usually paid a premium for it. There simply was not much in the way of negotiation.

Good things about new construction:

1. Wonderful big open floor plans
2. New Everything – nothing to fix
3. Maintenance up front is usually cheaper because all systems are new
4. Wonderful features designed for how we live now – bigger bathrooms, etc.
5. Builders are definitely starting to lean towards energy efficiency and Built Green aspects

Less Desirable points of new construction to some buyers:

1. Bigger price tag (negotiable!!!!)
2. Small Yard or no yard in most cases
3. Inconsistent architecture when new construction is plopped down in the middle of somewhere
4. Those funny retaining ponds
5. Some cookie cutter designs at times – definitely not custom in most cases

There is a very different story in Seattle new construction and Seattle suburb new construction now. If you are a non contingent buyer (meaning the sale doesn’t depend on you selling your current home) then you are in a window of golden opportunity right now! You can negotiate on price, perks, upgrades, and bonuses – plus get your closing costs paid in most cases. In addition, I like to make sure my buyers get a refrigerator and sometimes a washer and dryer of their choice!

Seattle suburbs new construction areas that have some nice developments right now:

Lynnwood, Everett, Snohomish, Mountlake Terrace, Brier, Bothell, Redmond, Mill Creek Marysville, Lake Stevens, and Lake Forest Park

These are all in different price points – there are townhomes, too, but also larger homes. The developments I am touring have some nice features and are definitely worth a look if you are interested in Seattle suburbs new construction.

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting – I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

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By Courtney Cooper, April 23, 2008 6:03 am

Yes, we are in a buyer’s market in Seattle – that is obvious as the inventory has increased and the buyer pool is smaller. In addition, short sales and foreclosures have increased so much so that the NWMLS has had to come out with new rules for short sales. Buyers who are well qualified are out there looking for the best deal and I am noticing that the trend is to look for a Seattle short sale or foreclosure. Although the chance to earn instant equity may be appealing and there are many wonderful aspects to purchasing a short sale or foreclosure, this may not be your best deal.

These properties are in many cases distressed in more ways than one ranging from appliances that have been pulled out and sold to deferred maintenance issues, and even thousands of dollars in unpaid bills that run with the property. Short sales in addition have a very low percentage of success rate as far as making it to close before the bank sends them to auction. Unfortunately, from what I have seen recently, the banks are still unwilling to be reasonable in many cases. On top of that, there are usually more than one department at the mortgage company involved and the left hand doesn’t speak the same language as the right hand. It is great that the MLS has tried to put a system in to make short sales a bit easier, but I really think that until the mortgage companies put a clear system in place, there is going to continue to be a low percentage of them that actually reach the closing table. This is bad news for both buyers and sellers – and the banks, but so far, I am not seeing the banks concerned enough to change this.

I think the better deal out there right now is new construction. These properties are out there sitting costing somebody something to carry them. There are perks galore being offered on them and the cost of maintenance up front is very low. The cosmetics are perfect and the builders are able to play ball when it comes to negotiating. In fact, I am seeing that when it comes to negotiating price, new construction has a much better potential for getting the better deal! New construction isn’t for short term flippers – the price is right, but be prepared to sit on the investment until the development is sold out or mostly sold out. With all of the perks and special pricing going on, there is no appreciation until the builder is out of the neighborhood. For the owner occupied buyer, though, this purchase can be ideal for earning equity.

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By Courtney Cooper, April 9, 2008 11:21 am

Short sales are popping up more and more across the Seattle area. Buyers need to be aware of whether not a potential property is a short sale because the offer process is quite different.

Here is the NWMLS definition of a short sale:

“A “Short Sale” is a sale that does not produce sufficient funds to cover the existing monetary encumbrances against the Property, closing costs, real estate commissions, and other financial requirements of closing. Seller’s creditor(s) are those third parties who have an interest in the Property in the form of a deed of trust, some other security, or a lien (e.g. tax lien).”

See my problem with a short sale listing is that buyers go into the process without the full knowledge of how different it is from a “normal” transaction. The NWMLS has come up with a form to help, but making sure to use a short sale agent in the process is the best plan of attack. Short sales can be great deals, but knowing what is involved is key.

Knowing that a listing is a short sale is also key since there are no guarantees as to price or commission in a short sale. The offer is (or should be) always signed subject to lien holder approval. The lien holder almost always inevitably comes back with a higher price even if you offer the list price and they also usually come back with a lower commission amount for the two agents involved. False advertising all around in my opinion. The MLS is now stating that a short sale listing must be disclosed. This is a step in the right direction in my opinion.

Another really needed change: Short sale properties typically stay marked as “active” in the MLS while the approval from the lien holder is being obtained. This is frustrating for buyers out there and also bad for the MLS stats. I think the short sale numbers are actually seriously dragging down the area stats overall and the new rule is a helpful one in that. The properties with offers which are waiting for approval will be marked “pending – BU” until they go to “pending” and then “sold”. I am extremely pleased with this development which will be good for everybody. Other sellers in the neighborhood who may be waiting for a distressed property to come off the market before they put theirs on can now have an easier time without false lower priced competition.

Introducing Form 22SS:

The MLS’s short sale addendum for Washington state (Hallelujah!). It isn’t perfect, but it is going to help clarify a lot of the process and steps that have been unclear in the past. First of all the from states that the property is a short sale and that the lien holder has to approve the offer. The form then gives the seller so many days (default is 30 days) to get that approval. Mutual acceptance is explained as when the lien holder approval is delivered. 22SS Gives the buyer the option of checking a box to either say that the seller can accept other offers for lien holder approval while they wait for their answer or not. My advise on that to buyers is check the box that allows your deal to be the only deal in town. Of course, my advise for a seller is usually the opposite depending on the situation. Lastly, the new from gives the buyer the right to back out of the deal at any time prior to lien holder approval.

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By Courtney Cooper, March 20, 2008 4:01 pm

Seattle real estate has softened, but we certainly are not “in the tank” as I read another broker put it.

Instead, the 2008 market is very different, and those who are used to the easy flow of the past few years need to step up to a different ball field. This includes all parties to the transaction!

Buyers
need to understand that there are some incredible deals out there right now! Prices are generally very good as sellers try to compete with short sales and foreclosures that are sneaking on to the market. Seattle buyers have been complaining about a seller’s market for years and now find themselves in a buyer’s market finally! Even with this combined with the lower interest rates, there is still some reluctance to pull the trigger! I personally think there could be a few reasons for this hesitation which include uncertainty based on our political climate, uncertainty in the economy, and also a general lack of confidence in the strength of the housing market. Well, I have no idea who will end up in office, but I can tell you that our Puget Sound Economy is generally very good and jobs were up the last time I checked. People are also still buying and selling real estate even if prices have come down in some areas. Seattle is still one of the most undervalued West Coast cities and we are a major metro. If you are on the fence, get off.

Sellers
– Price your home reasonably and please be open to a negotiation. It isn’t personal –it’s just business. The buyers in 2008 like your house a lot, but they have a lot to choose from and they want to negotiate. De-clutter it, have it professionally Staged by an accredited Stager, and make it easy to show. Don’t skimp on commissions either – this is not the time to be choosing any other REALTOR except for a FULL service REALTOR – oh and make sure they in fact are an actual REALTOR. Did you know that not all real estate agents and brokers are REALTORS? The term is REALTOR, not realtor – it is a proper noun – and REALTORS actually abide by a higher standard of practice including a code of ethics. You need someone with a high level of expertise in marketing your home. This is also not the time to try a FSBO – stick with a market expert to guide you through 2008!

Agents & Brokers:
Be free with your information – that is what 2008 and beyond is about. There is value in sharing information rather than guarding it. In the past, we have tended to keep our knowledge close to the vest and in this changing market the consumer is looking for answers well before they make a purchasing decision. Open, honest, and down to earth advice and guidance is a must for a new market.

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting – I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

 If you are thinking of relocating to Seattle, I am an expert at Seattle Relocation services and can help you find the perfect home while making sure it is a solid financial investment! 

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By Courtney Cooper, March 17, 2008 10:33 am

Seattle real estate is in a buyer’s market, but are you looking for a way to get into a Seattle house even cheaper?

Seattle buyers: You might consider a short sale, but be prepared to wait and wait and wait. Not only will you not get an answer immediately when you put in an offer for a short sale, you will more than likely have to wait for weeks and weeks.  The bank is in no hurry to sell you this house for $50,000 or more under market, and they also like to drag their feet to wait for a better offer.  If you want the deal, you have to be very patient and understand what you are getting in to.

What is a short sale?

Simple Short Sale Definition:  A Short sale is when the seller owes more than the house can be sold for in the current market, so the bank has to agree to write off the difference and sell the house for less than they are owed.. Coming up with an acceptable price for the bank when they are losing money on a loan can be tricky and requires someone who is willing to go to bat for both parties – the buyer who wants to get a good deal and the seller who wants to get out of a loan without a foreclosure on their record. It is also in the bank’s best interest because they want to save on the time and money it would talk to foreclose on a property that is in arrears.

The problem? 

 There are no guarantees that just because a house is listed for a certain price that it will sell for that price or even close to it.  The listing agents list these short sale homes as “subject to lien holder approval” in the agent only remarks.  I strongly think that this lingo should also be put in the public comments so that a prospective buyer is well aware that the price is not a definite and that even the sale is not a definite until a lien holder approves of it. In fact, in most cases if you put in a full price offer, the bank will likely counter back at a higher price than the property is listed at! Doesn’t seem fair does it? There is a difference between an approved short sale and a short sale. With an approved at least there is some guarantee of price range, but the fact of the matter is that most short sales listed are not approved short sales. It is just too difficult to get a bank to pin down a number without an offer in front of them!

Good news!

The good news is that a Seattle short sale can work out for all parties involved and benefit all! Make sure you are working with someone that knows how to do a short sale! Search for Seattle Short Sales.

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting – I love my clients and work hard for them! Please call me if you are looking for a home or investment property realestate (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park) & other Seatle neighborhoods, Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

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By Courtney Cooper, March 13, 2008 7:58 am

Seattle, down payments are back!

This is how our parents and grandparents bought a house, and now having a down payment is a must when it comes to qualifying for a good loan! But where to find the money? Well, the first thing you should do is talk to a good Seattle lender – find out if you qualify for a house based on your credit and how much you can afford. The lender will also tell you how much of a down payment you will need. This will give you a good goal number. Make sure to consider closing costs which can run anywhere from $4000 to $10000 in some cases depending on your loan. In this market, I have been successful at getting the sellers to pay for the closing costs most of the time. If money is tight, then tell your agent you want the seller to pay closing costs and focus on your down payment amount.

It is amazing how the little things add up! Obviously cut back on travel, credit card interest, etc., but what about these? Look everywhere in your life and you will be surprised at how fast you can save the money…

Here are some ways to trim out money: Over $10,000 in only a year and in most cases!

1. Cut the lattes – better for the environment anyway with all those cups that get used. Go back to the free office coffee or make coffee at home. Even buying a home espresso machine is better than going out every day. In most cases these drinks are well over $3.00 each, but even at $3.00 x 7 = $21/week x 52 = $1092/yr.
2. Cut out the Restaurant eating. It is not as healthy as cooking whole foods anyway. Let’s just say one night out/week at $30 x 52 = $1560/yr A note on this is that I have never seen a tab be that cheap at a restaurant, but for illustration purpose, this money adds up fast!
3. Brown Bag it to work – Wow this is huge – Yes those lunch breaks can be the highlight of the day, but $5 – $10/day adds up! $5 x 5= $25/week x 52 = $1300/yr and that is on the cheap side as we all know.
4. Cut the soda – Bad for you anyway. I lost 16 pounds in a few months simply by dropping soda – Diet Cokes. When you do stop in at a drive thru or anywhere else and order a soda, it adds a huge percentage to the bill. Most places charge well over a dollar for a soda and in many cases closer to two dollars! $1.50 x 7= $10.50 x 52 = $546
5. Meal planning before grocery shopping -
   This is also huge! Plan your meal for the week. Making meals like spaghetti and burritos can save a lot of money through the week and also be great items for taking for lunches at work. Also – don’t shop while you are hungry! $600/yr minimum
6. Use the library – Stop buying books and CDs ($20/mo x 12 = $240/yr) – Libraries these days carry it all! Don’t order any more magazines or newspapers ($20 – $100/yr) and stop renting DVDs ($200 – $400/yr). Many library systems even have online ordering systems where you can order the movie you want much like Netflix. Total savings: at least $500/yr
7. Watch movies at home -
   Those movie theatre tickets have gotten pricey and don’t even get me started on the food! When did we decide that it was okay to let them charge us $5 for a soda???? Why not pop some popcorn and watch a library rental at home? Even if you only go twice a month, those visits can add up! $30/visit x 2 = $60 x 12 = $720
8. Dry Cleaning – Reduce it by wearing things at least twice or wearing no dry cleaned items. It is bad for the environment, expensive, and I can’t figure out why they won’t recycle or reused those darned wire hangers!!!! $20-$30/week $20 x 52 = $1040
9. Beauty – What about hair cuts and nail appointments? Why not skip a hair cut every other time or draw them out by one more week? Doing your own nails could also add tons of savings! Go for lower maintenance hair and nails so that there is no need for root touch ups or nail fills. $600/yr minimum savings
10. Outside Services for home-
    Housekeeping, lawn maintenance or care, window washing, bottled water, etc. can really add up, but cutting them out is big savings. $1000/yr minimum and a lot more in most cases.
11. Be more energy efficient - Switch to florescent bulbs, turn off lights, turn the heat down, and start seeing the benefits of reduced use. $500/yr minimum savings.
12. Cut your wardrobe budget – Most people have too many clothes in their closet already – I know I have some that collect dust! Why not dig out some of those oldies in a closet archeological expedition? Easily $500 in savings a year and probably over $1000 in some cases. $500/yr minimum savings
    
13. Cut out the gym – start a walking campaign and invest in a few free weights – this can save a minimum of $30/mo x 12 = $360
    
14. Wash your own car – Even at twice a month, those car washes add up! They range easily from $10 – $20! $10 x 2 = $20/month x 12 = $240/yr
    

There you go! Over ten thousand dollars in savings with a few changes and tweaks in lifestyle habits. I bet you can think of more! The $10k will be worth it!

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting – I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

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By Courtney Cooper, March 8, 2008 11:45 pm

Seattle neighborhood Green Lake used to be a suburb only connected to the city by trolley – its true! Green Lake is a fabulous neighborhood in Seattle, but here is something you might not have known:

The suburb of Green Lake became part of the city and in 1903 the city approved a park development plan from the Olmstead Brothers which included a lovely public park around Green Lake. So far you are bored and wondering where I am going with this because obviously there is a park around Green Lake that we all love and use as often as possible, right?

This is the amazing part: By the time Olmsted decided to design the park around Green Lake, the real estate developments had already been built down to the water’s edge! You know what Olmsted did so that we could have the park we have today?

In 1911 he decided to have Green Lake lowered.

He had the lake lowered and gained 100 acres of dry land for the park that we know today! Can you believe it? Can you imagine if you were a waterfront property owner at the time? What if he hadn’t? Can you imagine Green Lake without the park around it?

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting – I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!