Comments (1)

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

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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!

Comments (0)

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.

Comments (0)

By Courtney Cooper, February 15, 2008 1:49 pm

Seattle’s real estate market may be a bit soft right now, but the rates are incredibly low for qualified buyers and as a result the good Seattle lenders I have talked to recently are incredibly busy – and even backed up in some cases. Sure, there are going to be refinances in this mix of increased business, but the savvy Seattle buyers are out there in neighborhoods and suburbs right now trying to scoop up some deals before others realize that the market isn’t as bad as they thought! The truth is that Seattle has a booming real estate market in 2008 – it is just a very different market than we have seen in recent years. Seattle sellers, agents, and buyers need to adapt and stop looking to the media for “expert information” because the media seems to be gripping more of a doom and gloom Seattle bubble attitude. Instead, ask someone out there who is actually listing and selling houses in 2008! WAMU might be backed up because they cut their staff down to the bone, but other lenders are busy, too!

The weather is beginning to turn in Seattle – I always know when the woodpeckers start banging on my chimney to attract mates that spring is near! More and more buyers will be out as warmer days set in and with this will come some competition. Sellers should have their full service agents price their home competitively. They should pay the extra money and have an accredited Stager help them get their home ready for the market if their Realtor suggests it. Spring on its way doesn’t mean that Seattle sellers don’t need to put their best foot forward so that a buyer’s first impression is the best it can be. The 2008 Seattle market is still strong, but just trickier and it takes savvy on your agent’s part and on your part to sell your home.

Smart Seattle buyers who are out there right now: it is possible to get incredible prices, deals and bonuses from these sellers without completely low-balling them on your offer! Have your Realtor be aggressive, but write a strong offer and choose where you want to negotiate rather than beating down the offer from all directions. The window of primo opportunity is getting smaller as more buyers realize how enticing Seattle real estate is right now!

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving Seattle neighborhoods and Seattle suburbs in both 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 neighborhoods (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Greenlake, Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park) or Seattle suburbs (Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett) or other Seattle Suburbs!

Comments (3)

By Courtney Cooper, February 4, 2008 10:35 pm

I was out looking at a lot of new construction this weekend and it is surprising to me how different the “standards” can be from builder to builder and development to development. If I were a builder or developer I would be out there checking out the competition and trying to beat it – especially in a market where supposedly there are fewer and fewer buyers for my product. I would make sure that each and every one of my built properties were staged up to my eyeballs by an accredited Staging professional and I would make sure that the agents that have ready, willing, and able buyers were able to use their NWMLS keypad to get into these Staged properties and sell them to their clients. The Seattle suburbs are loaded with some wonderful new construction properties, but weeding through them can be confusing. Housing projects – both big and small are springing up in some apparently random patterns and tracking down a consistent growth plan can be tough at times. More and more developments seem to be offering more of the a la carte upgrades and less of an actual yard. Lot sizes have gotten smaller and smaller over the years and buyers who want a larger yard will pay a premium for it with new construction in Seattle neighborhoods and suburbs.

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 and 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 neighborhoods, 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!

Comments (4)

By Courtney Cooper, December 24, 2007 10:53 am

I recently saw this question on the internet: “What is a nice area Suburb near Seattle WA to move to?”

*Updated Feb 2009*

Seattle neighborhoods and Seattle suburbs have a ton to offer!  I love this question and thought maybe it deserved a post - I love Seattle real estate and the real estate in all of the Seattle Suburbs, but I think that you really have to look at dividing the Seattle Suburbs up into different categories to try and get a grasp on them:

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1. North Seattle Suburbs
   
2. REALLY North Seattle Suburbs
   
3. The Eastside
   
4. Further expanding Eastside
   
5. Southend Seattle suburbs
   
6. Ferry Suburbs

North Seattle Suburbs include Lake Forest Park, Shoreline (including Richmond Beach), Kenmore, Brier, Mukilteo , Edmonds, Mountlake Terrace, Mill Creek, Lynnwood, Woodway (including new construction Woodway Highlands and older Olmstead Woodway) and South Everett (including Silver Lake). Lake Forest Park and Shoreline are the closest to Seattle and both boast natural scenes like trees and water views. From Richmond Beach in Shoreline, sweeping Sound Views and salty air are abundant. Lake Forest Park offers a ton of trees and Lake Washington views. The Seattle suburb of Kenmore is just north of Lake Forest Park and has its own seaplane airport! Just north of Richmond Beach is the tiny town of Woodway – It has amazing houses, but has opted out of the public library system so if library is important to you, then maybe go with Edmonds. Edmonds sits on top of the Puget Sound and is a wonderful Seattle Suburb with a ton of shops and wonderful restaurants. Just north of that is Mukilteo which also has a ton of Waterfront. Mountlake Terrace offers a huge range of housing – the schools are good and the parks are big – plus there is easy commuting access to downtown Seattle, Everett, or the Eastside! Brier Real Estate is good and this city also offers easy commuting to all of these areas! Brier has a nice range of housing and is known for its larger lots and also horse properties. Lynnwood has a nice downtown and also the Alderwood Mall. It also has a mixture of housing options from apartments to larger new construction. Mill Creek is a developed city on a golf course. The neighborhoods are nice and neat and the area is ever expanding as more and more people decide to move into Mill Creek. South Everett touches Mill Creek and more and more Seattle suburb buyers are deciding that South Everett is a more affordable option in some cases - plus the new construction is extremely attractive and especially so when mixed with a fairly smooth commute option to Seattle. 

Here are good starting points for looking at these North Seattle suburbs:

Shoreline Real Estate    (Richmond Beach Real Estate), Edmonds Real Estate, Lake Forest Park Real Estate, Woodway Real Estate, Mountlake Terrace Real Estate, Brier Real Estate, Lynnwood Real Estate, Bothell Real Estate, Mukilteo Real Estate, Mill Creek Real Estate, Kenmore Real Estate, Everett Real Estate

***Also see my post on most bang for your buck in the Seattle Suburbs******

OK - moving further North……..

Really North End Seattle Suburbs include Everett, Lake Stevens, Marysville, Snohomish, Maltby and Arlington. These are still accessible to Seattle for commuting, but do take just a bit longer to get to. Prices in this area are usually considerably less and there are a ton of new construction perks and buyer bonuses right now if you are interested in checking out the deals available. Luckily, the transit system in the greater Seattle area is improving to the point that these suburbs are becoming more and more popular! Look at prices and search for homes in these Seattle suburbs.

Everett Real Estate

Eastside and more Eastside – The Eastside has a lot to offer – mountains and water – views and waterfront. Bellevue has a thriving downtown business center and a mix of shopping and restaurants with plenty of choices in housing. Right next door is gorgeous Kirkland. Kirkland is so quaint and defintiely my choice for Eastside communities. The waterfront is beautiful and the cute little downtown is just breathtaking. Sammamish and Redmond are Microsoft hot spots and offer a huge array of housing options – plus they are right next to the River Trail for easy bike commuting both local and Seattle commutes. You can choose large houses, large land plots or zero lot line townhomes – either way, you can still be in the heartland of these cities.

 Check out Sammamish Plateau for the best deals from builders and a very nice neighborhood. Woodinville, Issaquah and Maple Valley round out my Eastside picks. Woodinville has gorgeous horse properties and sweeping neighborhoods. Issaquah has a wonderful downtown area and wonderful parks and shopping centers. The Issaquah Highlands is a newer development in Issaquah with huge views and its own retail center. It is a planned community with everything residents need right there! Walking trails and coffee shops are right there with townhomes and houses. Mercer Island is off the SouthEast of Seattle and offers waterfront property and gorgeous scenery almost everywhere you look.  Look at prices and search for homes in these Seattle suburbs.

Woodinville Real Estate, Kirkland Real Estate, Redmond Real Estate, Bellevue Real Estate, Bothell Real Estate

The Southend – There are a ton of communities between Seattle and Tacoma and prices are usually more reasonable than those of the Eastside or Northern communities. New construction is abundant and builder perks are everywhere! Kent has some amazing new developments with beautiful houses and lush landscaping. I know of one builder that is throwing in so many buyer bonuses that it is worth a look! Renton is booming and has a huge commercial district and its own shopping and restaurants. Federal Way has changed more than any city recently with improvements going in left and right. Burien and Seatac have easy access to the freeway and airport. Des Moines has a nice waterfront and easy access to the freeway. Of all of these, Kent is my top pick for the amazing deals you can get right now!  Look at prices and search for homes in these Seattle suburbs.

Ferry Seattle Suburbs…You don’t have to live in a close by driving Seattle Suburb to work in downtown Seattle. Bremerton to the South and its surrounding cities are extremely reasonable and absolutely booming as far as development goes! Living in Gig Harbor or Purdy and working in Seattle is easy with the Bremerton Ferry! Bainbridge Island is just a half an hour ride across the Puget Sound to downtown Seattle. Kingston is a shorter ride from Edmonds, Wa and has gorgeous waterfront and treed lots.  Look at prices and search for homes in these Seattle suburbs.

Bainbridge Island Real Estate

Price, Schools, etc……………

Price is usually a factor when looking at Seattle suburbs real estate. Generally the Eastside suburbs of Bellevue, Kirkland, Issaquah, and Sammamish tend to be on the pricier side. Some of the ferry suburbs (Bainbridge Island) should also be considered to be in the pricier category. Some of the immediate Northern Suburbs can have some more expensive neighborhoods (Lake Forest Park, Brier, Richmond Beach in Shoreline, Mill Creek) as well. Each of these Seattle suburbs also have some economical choices so they can also be a good choice in any price range.

Check out the Seattle suburb schools.

Cooper Jacobs Real Estate Services realestate@cooperjacobs.com for more suburb info.