Real Estate • September 9, 2025

Renting vs Buying: Which is Better for You?

by Windermere MI

Knowing whether it’s the right time to rent or buy depends on your buying power, what you’re looking for in a home, your local market conditions, your plans for you and your household, and the responsibilities you’re prepared to take on at your residence.

Renting gives you greater flexibility to relocate, fewer home maintenance responsibilities, and can often be more the more affordable option, depending on where you live. The extra costs associated with owning a home—interest payments, taxes, repairs—may be too much for some renters to handle.

Becoming a homeowner also has its advantages. From a financial standpoint, owning is usually better than renting in the long term—it allows you to build wealth as your property gains equity; your monthly payments are stable and actually become more affordable over time relative to your income; and some of the costs may be deductible at tax time. From a lifestyle standpoint, owning also affords you greater freedom to customize your living space.

Ultimately, the right decision depends on your situation. If you don’t plan to be living in the same place for at least five years, renting might be more logical, as it allows you more flexibility when it comes time to move again. If you’re looking to settle down for the better part of a decade or longer and can afford to buy a home, becoming a homeowner may be the better option. Here are a few additional considerations to guide your renting-versus-buying decision making process.

What are the local real estate market conditions?

Investigate the local sales and rental markets to get an idea of both typical home prices and the average monthly payment for a rental. When comparing housing costs, be sure to base your evaluation on what’s happening in your city and neighborhood, not the nationwide averages. I track these stats regularly, so feel free to contact me for an accurate update on prices in your neighborhood.

For a quarterly breakdown of local market conditions in the Seattle area, explore my Market Review page. Each report breaks down the latest figures in home sales, home prices, and days on market for regions throughout Seattle and the Eastside. They also include helpful insights and data analysis.

What can you afford?

Making the jump from renter to homeowner is often a question of affordability. Your mortgage rate will depend on your financial strength, your credit score, and other factors, so make sure to talk to a loan officer before you start looking for a home. Getting pre-approved for a mortgage will identify what you’re able to afford and helps strengthen your offer when the time comes.

To get an idea of what you can afford, try these Financial Calculators. You can estimate your monthly payment for any listing price/mortgage terms to get a well-informed picture of whether it’s the right time to buy.

Will you need to make repairs to your new home?

Buying a fixer-upper may seem like a great way to get a deal on a house, but if the money you spend on the repairs is too great, your profit could be diminished when it comes time to sell. The same is true for remodeling and improvement projects. There are various renovation financing loans available to you that can help with the costs of home repairs, though extra consultations, inspections, and appraisals are often required in the process of securing these loans. Ultimately, if you can only afford a home that demands major improvements, and you don’t have the skills to do much of the work yourself, you may be better off renting.

Can you rent part of the house you’re buying?

If you buy a house with rental-capable space (extra bedroom, mother-in-law unit, etc.), you could use the rental income to pay off your mortgage faster and contribute more to your savings. But, of course, you need to be willing to share your home with a tenant and take on the responsibilities of being a landlord or working with a professional property manager to help you with those duties. Renting out a space in your home will also require you to purchase landlord insurance on top of your existing homeowners insurance policy.

Making Your Decision to Rent or Buy

At the end of the day, the decision is up to you. Based on the conditions laid out above, it simply may not be the right time for you to buy. Fortunately, when it comes to being a homeowner, it’s not now or never. I’m happy to be your resource in gauging whether it’s the right time to buy and guiding you through the process toward homeownership. To get started, connect with me today.

We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative, and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.

Adapted from an article that originally appeared on the Windermere blog April 11, 2022.

Real Estate • August 22, 2025

Adding an ADU? Here’s a Guide to Permits & Regulations…

by Windermere MI

ADUs and DADUs are increasingly popular among homeowners looking to maximize their property value. For many cities in Washington State, the recent enactment of House Bill 1337 has made it easier for homeowners to add an ADU/DADU by loosening restrictions on them in residential areas. Other states have enacted similar laws as municipalities across the country try to address our shortage of “middle” affordable housing.

As the movement of short-term rentals, turnkey properties, and real estate investment continues to grow, it’s worth it to take a moment and understand the regulations that dictate a property’s potential—especially before you buy. Understanding a bit about the permitting process will also help you avoid getting bogged down in legalities when trying to build structures on your property.

What is an ADU, and do I need a permit to build one?

Accessory Dwelling Units (ADUs) and Detached Accessory Dwelling Units (DADUs) are essentially guest quarters that offer independent living space for renting out or accommodating multi-generational family members. Typically, they include a separate entrance, kitchen, living area, bedroom, and bathroom. Common examples are a basement apartment, converted garage, backyard cottage, or prefab modern shed. They’re a great way to get the highest return on your property investment. Before you break ground on your building project, however, here are some of the things you should keep in mind.

Permits and Regulations: No matter where you live, it is necessary to obtain an appropriate permit before you begin the construction/conversion process. Permits ensure that your project complies with local building codes and regulations (and also allow you count that square footage as living space when you sell the property or have it appraised). Here are ADU regulations for King County, or check with your local city/county.

Code Compliance: Building codes aren’t just red tape for the sake of red tape; they exist to make sure that all buildings are safe. Whether you’re building the structures on your property yourself or hiring a professional to do the job, familiarize yourself with your local codes and regulations. In the city of Seattle, HB 1337 allows homeowners to build at least two 1,000 sq. ft. ADUs per lot (whether attached or detached). Contact your local zoning department or building authority to learn more.

Applying for a Permit: The permit application process varies by location. Typically, you’re required to submit detailed plans for your project with documents that outline its scope, size, etc. Whether you submit architectural drawings, engineering plans, or some other form of detailed blueprint, be prepared for a thorough review on behalf of your local authority to make sure your project complies with the rules.

Whatever project you have in mind—whether converting existing structures or building new ones—it’s important to become well-versed in the permits and regulations that will allow you to get it approved hassle-free. Consult with local authorities to get the full picture of what’s required from you. Once you’ve checked all the boxes, you’ll be well on your way to maximizing the value of your property.

Curious what your return on investment might be when it’s time to sell? Contact me for a Comparative Market Analysis. I can also put you in touch with a property management company to estimate market rental rates in your area.

Adapted from an article that originally appeared on the Windermere blog September 6, 2023.

Tips, Trends & Living • August 20, 2025

7 Common Scams to Avoid

by Windermere MI

Whether through email, text, malicious websites, or phone, scammers are constantly trying to separate you from your money. Tactics range from a simple fake website to elaborate schemes in which people assume a false identity and convince you to wire them thousands of dollars; they may even come back for Round 2 and scam you a second time by pretending to help you recover your lost funds. Big red flags are pressure to act quickly and requests for money in the form of a wire transfer, gift card, cryptocurrency, or other untraceable payment. You should also pause if any person or company—even one you know and trust—is asking you for personally identifiable information (your bank or employer will never email you to ask you to verify your username, password, or PIN).

In real estate, we are constantly striving to protect our clients from fraudsters. We consulted both our experience and the FBI’s fraud department to bring you this list of common scams and how to avoid them…

1. Rental Scams

HOW THEY WORK:
Scammers offer a bogus rental opportunity and pressure potential renters into sending personal information and/or money for fees, deposits, or rent.

HOW TO PROTECT YOURSELF:

Beware of “too good to be true” rental offerings, particularly those with a sense of urgency and anyone not willing or able to meet in person.

Confirm that the property is actually for rent by cross-checking on multiple websites and confirming the contact info matches—don’t trust links sent to you by email or text.

Don’t give away personal information before the touring the property or in response to unexpected requests.

Tour the property in person, or have your agent or a trusted friend/family member tour it for you if you’re out of area. Note: some scammers will actually meet you at the property and may even have a code to get into the lock-box, which leads us to…

Vet the person offering the rental. If they’re emailing you, check the domain name after the @ carefully (if it’s something generic like @gmail, be extra cautious since those can be created by anyone). If it’s a service, check their reviews on the Better Business Bureau and other review sites. You can also ask for a business card; if they’re an agent, ask for their license number and check it against the state database (here is Washington’s). If you’re working with someone claiming to be the owner, check county records to ensure their name matches the owner on record.

Never pay any fees, deposits or rent via wire transfer, cryptocurrency, gift cards, or a sketchy website you don’t recognize. Use traceable methods like an ACH transfer through your bank, or a debit/credit card…after you’ve vetted the person and the listing.

2. Business & Investment Fraud

HOW IT WORKS:

Advance fee schemes convince victims to invest money up front for a future, larger return that never comes.

“Nigerian Prince” letter schemes promise you a cut of some huge sum of money in exchange for helping someone illegally transfer it out of their home country.

Ponzi schemes collect money for a bogus investment, and then use incoming money from new investors to pay previous investors until the whole thing collapses.

Pyramid schemes operate like a hierarchy where you send money to people above you and are promised huge returns by bringing in new investors below you. People at the bottom lose…and the whole setup is illegal.

Telemarketing fraud schemes coerce money from you over the phone by claiming you won a prize, convincing you you’re in legal trouble, and any number of other imaginative claims.

Cryptocurrency investment fraud involves scammers manipulating victims into depositing fake “investments” via cryptocurrency; in the end, they lose all of the money they invested to the criminals.

HOW TO PROTECT YOURSELF:

If it sounds too good to be true, it probably is. There is no such thing as a guaranteed return, and you should be wary of anyone promising you’ll get rich quick.

Never rush into an investment opportunity. Pressure to invest now and “get in the ground floor” is a red flag that you’re probably being scammed, especially if they ask you not to tell anyone about it.

Never invest on the advice of someone you meet solely online. This includes strangers and people claiming to be long-lost contacts on social media.

If you believe you’ve been victimized, don’t pay additional fees/taxes to access your money. This is part of the scam, as well as any service that claims it can help you recover your lost funds.

3. Home Purchase Wire Fraud

HOW IT WORKS:
You receive a message that looks like it’s from a trusted sender, giving you instructions on wiring money for making a payment during the home buying process. The money goes straight into the fraudsters’ account.

HOW TO PROTECT YOURSELF:

Pre-plan the closing process, discussing payment options with your lender. Call them directly and ask specifically about instructions for wiring funds (don’t ask for this over email since scammers usually operate by compromising the email address of one the parties).

Record contact information for trusted people involved in your purchase process, including your agent, lender, title company, and attorney. If someone new reaches out, confirm their identity by speaking directly with one of your trusted contacts.

Call a known number to confirm wiring instructions before sending any transaction through. Talk to one of your trusted contacts and ask them to repeat the wiring information to confirm it’s legit. Call again after the transfer to ensure that funds were received.

Watch for red flags like someone saying that you previously sent funds incorrectly, that they were never received, that there are new instructions for payment, or that there has been a last-minute change to the closing process. Call a trusted contact immediately.

Read our full article on wire fraud.

4. Timeshare Fraud

HOW IT WORKS:
Fraudsters claim to help timeshare owners exit, rent, or invest their timeshares with upfront taxes or fees required (which the scammer pockets). Once the victim realizes they have been scammed, the fraudsters may re-approach them posing as lawyers, police, or government officials claiming they can help recover the lost money—again, requesting upfront fees. Some may even threaten the victim with prison time if they don’t pay up.

HOW TO PROTECT YOURSELF:

Stop communicating with anyone who requests cash upfront for something related to your timeshare. This is true no matter which institution they appear to be with or what contracts, letters or bank account documentation they may provide (criminals do their homework and sometimes create fraudulent documents).

Don’t send legal documents via email. Never sign, notarize, or send any power-of-attorney or other document.

If you’ve been scammed, stop sending money, file a report with the FBI’s Internet Crime Complaint Center (IC3) and only work with them. Do not communicate with anyone who claims to be a government official reaching out about a settlement, threatening to arrest or prosecute you if money isn’t paid, or threatening to subpoena you.

5. Fraudulent Charity Scams

HOW THEY WORK:
Criminals exploit tragedies, natural disasters, or political events to seek donations for fake charities.

HOW TO PROTECT YOURSELF:

Give to trusted charities/groups by manually typing out the web address. Don’t click on links or open attachments to donate. Look out for organizations with copycat names trying to impersonate reputable organizations.

Vet charities before you give by using a site like the BBB Wise Giving Alliance, Charity Watch, or Charity Navigator. You can also search the charity’s name plus “complaint,” or “scam.”

Give using a check or credit card. Avoid any request to donate via cash, gift card, virtual currency, or wire transfer—it’s probably a scam.

6. Elder Fraud Schemes

HOW IT WORKS:

Romance scams involve scammers who use the illusion of a relationship to manipulate and steal from the victim.

Tech support scams allow criminals to gain access to victims’ devices and sensitive info by posing as support reps and offering to fix non-existent computer issues.

Grandparent scams involve criminals impersonating relatives in urgent financial need to extort money from victims.

Home repair scammers charge homeowners in advance for home improvement services that never happen.

Sweepstakes/lottery scams convince the victim they have won a large prize that they can collect for an upfront “fee.”

Government impersonation scams extort money from targets by frightening them into believing they must provide funds or payments to avoid arrest or prosecution.

HOW TO PROTECT YOURSELF & YOUR FAMILY MEMBERS:

Never send money, gift cards, or valuables to anyone you have only communicated with online or by phone. In addition, never send sensitive financial information or inappropriate photos that could later be used to extort money from you.

Create a shared verbal password that only you and your loved ones know.

Be wary of unsolicited calls, mailings, and door-to-door service offers. Vet any contractors before you hire them (especially anyone requesting payment before work is performed). Be aware that legitimate tech support services will never reach out to say something is wrong with your computer.

Resist the pressure to act quickly. Scammers use urgency and fear to coerce victims into immediate action.

7. Spoofing & Phishing

HOW IT WORKS:

Spoofing is when someone impersonates a trusted person or company by disguising their email address, name, number, or website.

Phishing schemes typically use spoofing to get you to think you’re on a legitimate site, then obtain your password, credit card number, banking PIN, or other sensitive info by making you think you need to update or verify your personal information.

Variations include Vishing (same thing but over phone or VM), Smishing (phishing via SMS text message) and Pharming (your computer is infiltrated with malicious code that redirects you to fake websites).

HOW TO PROTECT YOURSELF:

Don’t trust any company reaching out to you for your username and password—they don’t do that. Even if it’s a company you know and use, avoid clicking on any links and instead call the company directly using their official phone number to confirm if the request actually came from them.

Pay careful attention to spelling in email addresses and websites. Spoofers often use email addresses or web addresses that may be just one letter off from the genuine ones.

Set up two-factor authentication for all of your password-protected accounts. This adds an extra layer of security that can protect you even if a phisher obtains your username and password.

You can find information on more scams and how to avoid them on the FBI’s website. When in doubt if something is legit, stop communications and call the company directly or consult a trusted advisor like your attorney, family members, or real estate agent. If you feel you’ve been the victim of the scam, contact police directly and/or report it to ic3.gov, the FBI’s Internet Crime Complaint Center (IC3). Do not engage with anyone who reaches out to you claiming they can help you recover your lost funds.

Sources:
https://www.fbi.gov/how-we-can-help-you/scams-and-safety/common-frauds-and-scams
https://consumer.ftc.gov/features/donating-safely-and-avoiding-scams#research
https://www.windermere.com/blog/what-is-wire-fraud-and-how-to-avoid-it

Real Estate • July 31, 2025

How’s the Market? Q2 2025 Review of Seattle Area Real Estate

by Windermere MI

Q2 2025 Market Review for Seattle, the Eastside & Waterfront

The end of our spring market quieted down significantly as warm weather, graduations, and vacations distracted buyers and kicked off our typical summer slowdown. Despite this, Seattle posted modest year-over-year growth in both sales activity and median sales prices. The Eastside saw slight dips in sales prices and activity compared to last spring, but choice homes still sold quickly and most closed at or above their listed prices. Buyers found more room to negotiate, particularly on properties that needed work or otherwise didn’t generate immediate interest.

Our takeaways for Sellers: pricing strategy and early market momentum matter—homes that sell quickly are fetching the highest prices. Preparation and accurate positioning are key to success. For Buyers: There’s more inventory than last year, but the best homes are still moving fast and often over asking. Be ready to act decisively, especially in high-demand areas.

Click or scroll down to find your area report:

Seattle | Eastside | Mercer Island | Condos | Waterfront

SEATTLE

Seattle was a medal winner in the Q2 relay! Median sales price in Seattle hit $1.02M, up from $968K in Q2 2024—a 5% increase year-over-year, signaling a healthy and steadily appreciating market. Despite increased inventory, sales activity rose 3% YoY with 2,019 homes sold, reflecting stable demand. Homes that sold within the first 10 days received 105% of asking price, while those on market more than 30 days averaged just 97%, so speed continues to command premium pricing.

Momentum continues to be visible across several neighborhoods. Queen Anne & Magnolia led the city with a 14% price increase, pushing the median to $1.5m—a strong signal of those wanting quiet luxury near the downtown core. Ballard–Green Lake and North Seattle also saw notable gains, up 10% and 9% respectively. Central Seattle recorded a 6% increase in price per square foot and the highest number of units sold among central neighborhoods, showing a rebound in core urban demand. Lake Forest Park was the only area with a significant decline in median price (-9%) suggesting buyer opportunity in the near-north fringe.

Much like the Eastside, inventory jumped to 3,500 new listings in Q2, a 16% increase over Q2 2024, giving buyers more choices and slightly more negotiating room, especially for homes that linger on market.

The Seattle market in Q2 2025 showed measured growth, more listing activity, and resilient demand. Whether you’re buying or selling, strategy, timing, and clarity on your market segment are what will make the difference.

Click here for the full report and neighborhood-by-neighborhood statistics!

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EASTSIDE

There was a listing surge this quarter and that was most significant on the Eastside! 3,194 homes were available—a substantial jump from just 2,509 in Q2 2024. This equates to a 27% increase in supply year-over-year. For buyers, there was more to choose from this quarter coupled with buyers being more selective and price sensitive. While competition is still strong, longer market times and slight price softening in some areas mean buyers have more negotiating power—especially in markets like Redmond and Sammamish.

But don’t rule out the homes priced and prepped well! Sales velocity remained strong, with 67% of homes selling at or above list price, and most (66%) selling within the first 10 days. 39% of homes even sold over asking price. The median sale price across the Eastside was $1.65M, slightly down from $1.67M last year (–1%), showing a stable but price-sensitive market. For those homes with a longer market time (over 30 days) on average, sellers took a 3% negotiation.

Areas like Sammamish (–7%) and Redmond (–13%) experienced the most significant price drops—indicating opportunities for buyers who are priced out of West Bellevue or Kirkland. If we’re talking community standouts, West Bellevue leads the pack in pricing, with a median sale price of $3.75M, up 5% year-over-year, and the highest price per square foot at $1,151. Kirkland saw the largest year-over-year price increase, up 8%, pushing the median to $2.19m. Redmond was the only major submarket to experience a notable increase in number of homes sold (+15%), despite a 13% price drop, suggesting high buyer demand for more affordable options.

Q2 2025 brought more listings and more choices, but the market remains fast-moving and price sensitive. Our takeaways for Sellers: pricing strategy and early market momentum matter—homes that sell quickly are fetching the highest prices. Preparation and accurate positioning are key to success. For Buyers: There’s more inventory than last year, but the best homes are still moving fast. If the home is listed, the seller is ready to make a deal. Whether you’re buying or selling, strategy, timing, and clarity on your market segment are what will make the difference.

Click here for the full report and neighborhood-by-neighborhood statistics!

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MERCER ISLAND

Mercer Island’s Q2 2025 market remains robust, especially for well-positioned single-family homes. As predicted, those homes that were prepped well and priced strategically found serious buyers quickly—many selling within the first 30 days. 64% of homes sold at or above their list price this quarter, a strong signal that sharp pricing and smart timing paid off.

What’s less visible in the headline numbers is that 38 of the homes listed in Q2 are still active today. This speaks to the importance of days on market as a key driver: homes that sold within the first 10 days (71% of sales) received 102% of asking price, while those on the market longer than 30 days fetched just 96%. A 4% negotiation window suggests buyers are discerning, and sellers may be responding to increased competition while planning for a typical summer slowdown.

With 72 residential sales, Q2 showed a healthy level of activity, but overall urgency softened, leading to downward pressure on pricing. The median sales price slipped to $2,530,000 from $2,937,000 in Q1, showing that the early-year momentum didn’t carry through Spring. Still, when compared to Q2 2024’s $2.5m, pricing has remained remarkably resilient.

Neighborhood standouts: the Westside led the market with strong price per square foot and intense buyer interest – 5 of the 6 homes sold within the first 10 days. The North End saw the highest sales volume with 14 homes sold, proving to be a consistent favorite. The South End offered 7 sales at a reasonable price per square foot of $722 vs. the North End’s $885 per foot.

While the data shows a seller-leaning market, buyer demand is unpredictable. With an uncertain Fall market ahead, sellers should prepare for longer market times, and bring patience along with their listing prep. Buyers, on the other hand, should know that opportunities exist across the island, especially in the condo sector, where activity is softer and pricing may be more approachable for those looking to establish a foothold on Mercer Island.

Click here for the full report and neighborhood-by-neighborhood statistics!

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CONDOS – SEATTLE & EASTSIDE

Condos remained an accessible entry point for buyers across our region, with Q2 marking a strong showing. In Seattle, the most robust demand was found in more affordable neighborhoods like South and North Seattle—North Seattle alone saw a 24% jump in median price. Meanwhile, the luxury condo segment in Downtown Seattle moved more slowly, with average price per square foot landing at $794.

On the Eastside, the condo market felt uneven but held its value overall. While pricing trends varied by submarket, Eastside condos continued to outperform Seattle in overall price strength. Woodinville and Redmond stood out with impressive gains, while Mercer Island saw a softer quarter with just four sales and a median price dipping to $618K.

Sales activity rose 7% on the Eastside and 5% in Seattle compared to last year. Homes that sold within the first 10 days garnered the most attention, suggesting well-priced listings are still commanding strong interest. In Seattle, 53% of condos sold at or above list price; on the Eastside, that number climbed to 58%—a clear sign that buyers are negotiating in a competitive environment and pricing remains fluid.

With the single-family market still tight, condos—particularly those priced under $700K—continue to offer buyers a compelling path to homeownership in desirable neighborhoods.

Check out area-by-area details in the full condo report.

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WATERFRONT

Lake Sammamish and Eastside waterfront saw a busy Q2 with 13 and 9 sales respectively. After a big Q1, Seattle waterfront sales slowed in Q2 with just 4 sales (as opposed to 10 last quarter). Mirroring the overall market, waterfront saw some softening on price—the vast majority of homes sold at or below their list prices with just a few choice properties attracting bidding wars.

Yarrow Point garnered the largest sale price of $13 million for an immense Cape Cod inspired estate encompassing over half an acre, 7,465 sq. ft. of interior living spaces, and 82 feet of prime low- to no-bank waterfront. Lake Sammamish offered the best bargain—an original 1975 lake house on 1/3 acre with 50 feet of waterfront that was snagged for $2.6 million.

This brief overview of the entire Seattle-Eastside private waterfront market, including Mercer Island and Lake Sammamish, illustrates the trends occurring in our region over time. This data is interesting and insightful but cannot replace an in-depth waterfront analysis with your trusted professional.

View the full waterfront report

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© Copyright 2025, Windermere Real Estate/Mercer Island. Information and statistics derived from Northwest Multiple Listing Service and Trendgraphix, and deemed accurate but not guaranteed. Seattle cover photo courtesy of Codi Nelson, by HD Estates Photography. Eastside cover photo courtesy of Fred Fox & Julie Wilson by Bobby Erdt, Clarity Northwest Photography. Mercer Island cover photo courtesy of Janet Bell & Julie Wilson, by Bobby Erdt, Clarity Northwest Photography. Condo cover photo courtesy of Luke Bartlett, by Kealin Branson, Clarity Northwest Photography. Waterfront cover photo courtesy of Nancy LaVallee, by Amaryllis Lockhart, Clarity Northwest Photography.

Community • July 28, 2025

2025-2026 Football & Hockey Schedules, Recipes, & Tips

by Windermere MI

Seattle fans, here's your playbook: schedules, tips & recipes

Football is almost here and hockey is coming in hot behind it! Scroll down for printable schedules, tailgating hacks (including how to pack the perfect cooler!), and favorite gameday recipes. Fans of all ages will also love our printable football and hockey bingo sheets.

Need to brush up on your sports lingo? Check out Wikipedia’s handy football and hockey glossaries. You can say impressive things like, “Are they running a 3-4 defense?” and “It’s not icing unless the puck passes the goal line…”

Tips, Trends & Living • June 20, 2025

Remodeling Impact Report: Projects That Bring Joy & ROI

by Windermere MI

Is your home ready for a refresh? Whether it’s for their own enjoyment or to prep their houses for sale, Americans are investing more and more money into remodeling each year. According to a recent report by the National Association of REALTORS® (NAR), the demand for top-condition homes is going up among buyers as well. So which projects will get you the most bang for your buck? Or, perhaps more importantly, which projects will bring you the most joy? Here’s what the Remodeling Impact Report revealed…

Projects That Boost Your Happiness

It’s easy to think about improvements in terms of monetary value…but what about the value of enjoyment and enhanced livability? As part of their report, NAR calculated a “Joy Score” for common remodeling projects based on the happiness homeowners reported with their renovations. Three projects stood out with perfect joy scores: adding a primary bedroom suite, upgrading the kitchen, and replacing roofing. Here are the projects with the highest joy scores:

Projects That Help Pay for Themselves

As a bonus to bringing you joy, many projects will also pay you back for at least a portion of their cost when it’s time to sell your home. Projects that increase your home’s curb appeal tend to bring you the highest return on investment (ROI), although closet renovation snuck in as a surprise gem:

What If You’re Remodeling to Sell?

In virtually any real estate market, a home that feels fresh, clean, modern, and move-in ready will always sell faster and for more money than its dated counterpart. This isn’t always tangible in the ROI studies but, as agents, we see it every day. The good news is that the updates you make to sell are often more cosmetic and less expensive than the upgrades you might make if you were planning to stay in the home forever (pssst…check out this article on remodeling projects you should avoid if you’re selling your home).

The two charts below show both the projects REALTORS® most often recommend sellers do before selling, and five projects we’ve seen increased demand for from buyers:

It’s critical to understand that every home, neighborhood, and situation is different. Your home’s unique characteristics and your personal goals as a homeowner will have more impact on which remodeling projects are best for you than any of these general trends. If you’re remodeling to sell, reach out for advice; I’m happy to help you choose the right projects—and avoid the wrong ones—to help you accomplish your objectives.

Data & charts copyright ©2025 “2025 Remodeling Impact Report.” NATIONAL ASSOCIATION OF REALTORS®. All rights reserved. Reprinted with permission. April 9, 2025, https://www.nar.realtor/sites/default/files/2025-04/2025-remodeling-impact-report_04-09-2025.pdf.

Real Estate • June 12, 2025

How to Price Your Home for Sale

by Windermere MI

The right listing price is absolutely critical to a successful home sale. Price too high and you will miss your shot to generate interest with a sense of urgency for buyers—often, overpriced listings languish on the market and end up selling for less than they would have if they’d been priced more competitively from the get-go. Price too low, however, and you risk leaving money on the table if your home doesn’t attract multiple offers. So how do you price it right?

As agents, we track market conditions daily to understand where the “Goldilocks zone” lies for different neighborhoods and price points based on buyer demand and competing properties. Your best bet is to work closely with your agent on an effective pricing strategy before listing your home…BUT in the meantime, here’s some info to help you better understand what goes into this process.

What’s your home worth?

While nothing can replace an in-person evaluation by a real estate agent or appraiser, automated valuation models (AVMs) can be a helpful first step in determining what your home is worth. AVMs assess your home by comparing its information with the listings in your area. An algorithm can’t possibly know about the unique characteristics of your home or its neighborhood…but it can give you a rough ballpark idea of your home’s value and how it’s changing over time. Curious? Try my Home Worth Estimator here:

What factors influence home prices?

Understanding what factors influence home prices will give you a deeper knowledge of the market, give clarity to the selling process, and help you work with your agent to accurately price your home.

Comparable Home Sales

Comparable home sales—or “comps”—have a major impact on the price of your home. Comps refer to the comparable homes in your area, both pending and sold, within the last six months. I can provide you with a Comparative Market Analysis (CMA) to better determine the price of your home. CMAs factor in aspects such as square footage, age, and lot size compared to other homes in your area, to determine how your home should be priced among the competition. Reach out if you’d like to request one.

Your Home’s Location

Location, location, location. It plays one of the most significant roles in your home’s asking price. Market conditions in your area, whether you reside in a metropolitan, suburban, or rural location, and the home’s proximity to amenities, schools, and entertainment all contribute to the price.

Your Home’s Condition

If you have recently invested in upgrades or other remodeling projects for your home, they could increase your asking price. However, the price increase potential depends on the kind of renovation, its ROI, and how valuable it is to buyers in your area. If the home needs repair, it will likely generate less interest from buyers than better maintained homes at your price point. Any outstanding repairs or projects looming overhead will make the home less attractive to buyers and could lead to a low appraisal.

Seasonality

Any factors that impact market supply and demand are worth taking into consideration when preparing to price your home, and seasonality is one that cannot be overlooked. Typically, market activity slows in the winter and picks up during the spring and summer months. For more in-depth info, check out these articles on The Best Time to Buy or Sell a Home and Timing the Market.

Market Conditions

Finding a competitive listing price will be depend on local conditions, such as whether it’s a buyer’s or seller’s market. Some sellers think that pricing their home over market value means they’ll sell for more money, but the opposite can often be true. Overpricing your home presents various dangers such as sitting on the market too long, which can result in selling for well below what it’s worth.

Periodic Price Adjustments

Pricing a home isn’t a set-it-and-forget-it proposal. As with any strategy, you need to be prepared to adapt to fast-changing market conditions, new competition, a lack of offers, and other outside factors.

These are the basic tenets for understanding what goes into the price of a home. When you’re ready, I can interpret and expand on this information, perform a CMA for your home, and guide you throughout your selling journey.

Adapted from an article originally appeared on the Windermere blog October 5, 2022.

Real Estate • May 19, 2025

A Consumer’s Guide to Homeowners Insurance

by Windermere MI

If you’re a homeowner or looking to buy a home, insuring your property is critical to protecting your investment—and if you’re getting a mortgage, it’s a must. It can be daunting trying to navigate the many options available to you. What does your policy cover…and what isn’t covered? What does the insurance company provide if your property is damaged or destroyed? Recently, the National Association of REALTORS^® released this helpful guide on understanding the ins and outs of homeowners insurance. Here is a quick rundown of what you need to know…

How does property insurance work?

For certain unexpected events that cause a loss to your home or property, homeowner’s insurance can cover the cost to repair/rebuild the property and other structures like fences or garages. Most policies also cover personal belongings within the home, legal/medical fees for accidents occurring on the property, and temporary housing if a covered event (like a house fire) makes your home uninhabitable.

What losses are covered?

Your insurance policy will list the specific “perils” that are covered. The most common type of policy covers both the structure and personal assets for losses from house fires, storms, freezing, theft, vandalism, and sudden plumbing bursts—this is known as a HO-3 or “Special Form” policy. Most policies don’t cover earthquakes or natural floods (although you can get additional policies for those perils).

Is insurance required?

There are no laws requiring you to maintain homeowners insurance. However, most lenders require it for the duration of your mortgage. Required or not, it’s generally a good idea to protect your assets (especially if you have a lot of equity in your home).

What is the cost, and how is it paid?

As with many costs, insurance premiums are on the rise throughout the country (here’s how much, where, and why). Your individual policy’s cost will be based on your home’s age, size, condition, location, and other factors like whether you have a security system or have added on additional coverage. You may have the option to pay the premium annually or break it into smaller payments. If you have a mortgage, the lender usually collects a monthly “escrow” payment that they keep in an account to pay the insurance premiums and property taxes from on your behalf.

What happens in the event of a loss?

Most insurers will cover “replacement cost”—the amount needed to buy a new, comparable version of what you lost up to a dollar limit specified in the policy. It’s important to understand that replacement cost is not the same as market value; you’ll be compensated for the actual cost to repair/rebuild/replace your home regardless of what you paid for it or what you could sell it for. Typically the insurer will reimburse you to have your home repaired or replaced with comparable quality if it’s insured to at least 80% of it’s replacement cost, less any deductible that your policy has.

Alternatively, “actual cash value” is the current value of an item that depreciates over time or with use (often used for replacing personal or under-insured property). For example, if you paid $2,000 for your new couch but now it’s only worth $1,000 due to normal wear and tear, your insurer will only pay $1,000 less the deductible. You may choose to upgrade your personal property coverage to replacement cost instead for an extra fee.

For extra peace of mind, you can also purchase an extended replacement cost policy that provides extra coverage up to a set percentage above the policy limit. This can protect you if your home costs more than anticipated to rebuild.

Are the premiums tax deductible?

The short answer is no, unless you run a business from your home or it’s a rental property. However, you may be able to claim a casualty loss deduction if you suffered a loss due to a federally declared disaster (but check in with your tax pro for advice specific to your situation).

Because laws vary from state to state, it’s important to do your homework if you’re purchasing a home in an unfamiliar area. You can either connect with me or your attorney for advice.

Real Estate • May 15, 2025

2025 Seattle & Eastside Farmers Markets

by Windermere MI

The dirt on local farmers markets: Seattle + the Eastside

Summer is just around the corner, and so are these farmers markets! Spend an evening or weekend finding your new favorites among the tents. Think it’s all about kale? Think again. Most offer live entertainment along with a mouth-watering variety of local brews, cheese, bread, meat/seafood, honey, hand roasted coffee, and other hidden gems (in addition to the freshly picked fruits & veggies).

Seattle Metro

Ballard
Capitol Hill (Broadway)
Columbia City
First Hill
Fremont
Lake City
Lake Forest Park
Madrona
Magnolia
Phinney
Pike Place
Queen Anne
Shoreline
South Lake Union – Farmers Market
South Lake Union – Saturday Market
U-District
Wallingford
West Seattle

Seattle Metro

Ballard

Seattle’s first year-round Farmers Market, selling produce exclusively from Washington state farmers along the historic cobblestone stretch of Ballard Ave.

Sundays, 9am – 2pm | Year-Round
5345 Ballard Ave NW | Seattle
sfmamarkets.com/visit-ballard-farmers-market/

Capitol Hill (Broadway)

Come for Sunday brunch from food vendors who source ingredients from local, WA state farms (many of whom you’ll also meet selling their wares at the market). Live music and street performers often make an appearance, too.

Sundays, 11am – 3pm | Year-Round
Tuesdays, 3pm – 7pm (June 3 – September 30, 2025)
E Barbara Bailey Way | Seattle
seattlefarmersmarkets.org/chfm

Columbia City

With everything from freshly harvested Asian greens to Ethiopian eats, come check out the immense variety King County’s most diverse zip code has to offer. Bring your bounty to adjacent Columbia Park for a picnic.

Wednesdays, 3pm – 7pm | May 7 – Oct 15, 2025
37th Ave S & S Edmunds St | Seattle
seattlefarmersmarkets.org/ccfm

First Hill

A Pike Place Satellite Market, this small “express market” offers locally sourced veggies, fruits, flowers, honey, jam, and organic meats from the region’s finest farms.

Fridays, 10am – 2pm | June 20 – Sept 26, 2025
9th Avenue & University Street | Seattle
pikeplacemarket.org/market-programs-events/farmers-markets

Fremont

With a newly expanded Promenade encompassing two blocks along the Fremont Canal, you can find just about everything at this “hyper market”—an eclectic mix of a farmer’s market, flea market and artists’ alley. The food is pretty epic, too!

Sundays, 10am – 4pm | Year-Round
3401 Evanston Ave N | Seattle
fremontmarket.com

Lake City

This celebrated North End seasonal market offers unique finds grown and prepared by local farms and food artisans. Enjoy kids’ activities, too!

Thursdays, 3pm – 7pm | June 12 – Oct 2, 2025
NE 125th St & 28th Ave NE | Seattle
seattlefarmersmarkets.org/lcfm

Lake Forest Park

With an emphasis on fresh, locally grown food, this market is an epicurean’s delight. Browse hard cider, baked goods, preserves, meat, pasta, sauces, and prepared foods along with the locally harvested fruits and veggies. There is also one “Crafts Market” each summer featuring local artisans.

Sundays, 10am – 2pm | May 11 – Oct 19, 2025
17171 Bothell Way NE | Lake Forest Park
www.thirdplacecommons.org/farmers-market

Madrona

Located in one of Seattle’s most diverse neighborhoods, you’ll find artisan foods as well as seasonal produce from Washington state farmers, fishers, and ranchers.

Fridays, 3pm – 7pm | May 16 – Oct 31, 2025
MLK Way & E Union St | Seattle
sfmamarkets.com/madrona-farmers-market

Magnolia

This popular Saturday market is nestled in the tree-lined Magnolia Village. In addition to seasonal fruits and veggies, you’ll find sweet & savory pies, fresh bread, flowers, and more!

Saturdays, 10am – 2pm | June 7 – Oct 11, 2025
W McGraw St & 33rd Ave W | Seattle
seattlefarmersmarkets.org/mfm

Phinney

A popular gathering spot for both the Phinney Ridge and Greenwood communities, this market is right next door to a playground and offers live music in addition to the great mix of fresh produce and prepared food.

Fridays, 3pm – 7pm | June 6 – Sept 26, 2025
6532 Phinney Ave N | Seattle
seattlefarmersmarkets.org/pfm

Pike Place

No introduction needed…make it a day with great restaurants, eateries and retail shops, too.

Daily, 9am – 6pm (farm tables close at 4pm) | Year-Round (Closed Thanksgiving & Christmas)
Pike Place between Pine & Virginia St | Seattle
(206) 682-7453
pikeplacemarket.org

Queen Anne

Seattle’s only independent farmers market, offering food, chef demos, live music, and children’s activities.

Thursdays, 3pm – 7:30pm | May 29 – Oct 9, 2025
Spring Preview Market on May 10, 2025, 10am-3pm
Harvest Markets on Oct. 25 & Nov. 22, 10am-3pm
Queen Anne Ave N & W Crockett St | Seattle
qafm.org

Shoreline

Now located at the BikeLink Park & Ride (corner of 192nd & Aurora, across from Sky Nursery), this market offers kids’ programs and live music in addition to its fresh Washington produce, organic meats, bread, honey, and prepared foods.

Saturdays, 10am – 2pm | June 7 – Oct 25, 2025
18821 Aurora Ave N | Shoreline
shorelinefarmersmarket.org

South Lake Union – Farmers Market

Affiliated with Pike Place Market, this small satellite market offers locally sourced veggies, fruits, flowers, honey, jam, and organic meats from the region’s finest farms.

Thursdays, 10am – 2pm | June 26 – Sept 25, 2025
426 Terry Avenue N | Seattle
pikeplacemarket.org/market-programs-events/farmers-markets/

South Lake Union – Saturday Market

Note the new location for 2025 on 6th Ave, next to The Spheres. More of a makers market along with vintage boutiques and food trucks…you won’t find traditional produce booths, but you will find brunch and plenty of retail therapy.

Saturdays, 11am – 4pm | June 7 – Sept 27, 2025
6th Ave & Lenora St | Seattle
slumarket.com

University District

Come visit Seattle’s largest and oldest farm/food only market, recognized as one of the best farmers markets in the U.S.! With over 80 booths and hard-to-find ingredients, it’s a chef’s delight.

Saturdays, 9am – 2pm | Year-Round
University Way NE (the “Ave”) between 50th & 52nd | Seattle
seattlefarmersmarkets.org/udfm

Wallingford

Located in Meridian Park, you can shop with the whole fam and then enjoy a picnic or playtime at the award-winning playground.

Wednesdays, 3pm – 7pm | May 28 – Sept 24, 2025
4800 Meridian Ave N | Seattle
sfmamarkets.com/visit-wallingford-farmers-market/

West Seattle

A weekend destination for families across the area, this market is set in the vibrant West Seattle Junction and features up to 70 vendors during the summertime peak. Great community atmosphere celebrating Washington grown food and ingredients.

Sundays, 10am – 2pm | Year-Round
California Ave SW & SW Alaska | Seattle
seattlefarmersmarkets.org/wsfm

Greater Eastside

Bellevue – Crossroads

East Bellevue’s market features fruits, veggies & dairy products from Washington state farms along with hand crafted bird houses, candles, dog accessories, herbal wellness products, and more. Don’t miss the tacos, Nepalese street food, and handmade ice cream sandwiches, too!

Tuesdays, 12pm – 6pm | June 3 – Sept 30, 2025
15600 NE 8th St | Bellevue
https://crossroadsbellevue.com/music-events/crossroads-farmers-market/

Bellevue – Downtown

Set in the heart of Downtown Bellevue, this market offers goods exclusively produced within Washington state—from seasonal fruits & veggies to flowers, fresh meats, artisan goods, and prepared cuisine. The Power of Produce (POP) club empowers kids to know where their food comes from and make healthy eating choices.

Thursdays, 3pm – 7:30pm | May 22 – Oct 2, 2025
(Closes at 7pm after Labor Day)
1717 Bellevue Way NE | Bellevue
bellevuefarmersmarket.org

Carnation

Set in the heart of the Sno-Valley farming district, you’ll find plenty of freshly picked produce along with live music and educational activities for the kids.

Tuesdays, 3pm – 7pm | June, July & August 2025
Tolt-MacDonald Park, 31020 NE 40th St | Carnation
carnationfarmersmarket.org

Duvall

Nestled alongside the scenic Snoqualmie River, this friendly market features local eggs, jams, fresh roasted coffee, arts, crafts, and baked goods in addition to the seasonal veggies, fruits, and plant starts. Live music, picnic shelters and a playground make this a fun family destination.

Thursdays, 3pm – 7pm | May 1 – October 9, 2025
(Closes at Sunset in October)
Taylor Landing at 16201 Main St NE | Duvall
Parking Map
duvallfarmersmarket.org

Issaquah

Located at the historic Pickering Barn, this picturesque venue offers a variety of fresh farm and food-based products, concessions, and local artisans.

Saturdays, 9am – 2pm | May 10 – Sept 27, 2025
Pickering Barn, 1730 10th Ave NW | Issaquah
Market Map
www.issaquahwa.gov/778/Farmers-Market

Kirkland – Downtown

This stunning setting on the Lake Washington shoreline turns shopping into a day at the beach. Peruse local produce and goods, then go for a swim or stroll along Moss Bay. Perfect for a picnic, too!

Wednesdays, 3pm – 7pm | June 4 – September 24, 2025
Marina Park, 25 Lakeshore Plaza | Kirkland
kirklandmarket.org

Kirkland – Juanita

Set in beautiful Juanita Beach Park on Lake Washington, you’ll find as many as 30 vendors offering farm fresh local produce, herbs, honey, nuts, flowers, plants, baked good, handcrafted items, and prepared cuisine. Make it a date with live music and a picnic at the beach. There’s a great playground for the kids, too.

Fridays, 3pm – 7pm | June 6 – Sept 26, 2025
Juanita Beach Park, 9703 NE Juanita Dr | Kirkland
www.kirklandwa.gov

Mercer Island

Come on down for quality local Washington state produce, cheese, fish, meat, bread, and more. Check out the live music schedule, too!

Sundays, 10am – 2pm | June 1 – Sept 28, 2025
Farmers Only Pop-Up Market: Oct 12, 2025
Harvest Market: Nov 23, 2025
Mercerdale Park, 7700 SE 32nd St | Mercer Island
www.mifarmersmarket.org

North Bend

This relaxed market enjoys live music and a spectacular Mount Si view. Vendors offer fresh produce, berries, honey, flowers, baked goods, hand-crafted items, and delicious prepared foods. Kids can participate in the Power of Produce (PoP) Club. Two playgrounds plus play fields and a covered picnic shelter make this a fun hangout spot. Leashed pets are welcome, too!

June 5 – August 21, 2025: Thursdays, 4pm – 8pm (Closed 6/19 for Juneteenth)
August 28 – September 11, 2025: Thursdays, 3:30pm – 7:30pm
Si View Park, 400 SE Orchard Dr | North Bend
www.siviewpark.org/farmers-market.phtml

Redmond

Going strong since 1976, the Redmond Saturday Market offers a huge selection of vendors and dazzling array of produce, flowers, cheeses, preserves, salmon, tea, and handmade goods such as pottery and soaps. You’ll love the ready-to-eat foods, too.

Saturdays, 9am – 2pm | May 3 – Oct 25, 2025 (Closed May 10th)
9900 Willows Rd NE | Redmond
www.redmondsaturdaymarket.org

Renton

Find exclusively Washington-produced fruits, veggies, handmade goods, arts, crafts and more right in the heart of downtown Renton. Food trucks, live music, and kids’ activities make this a fun spot to liven up your Tuesday. Note: for 2025, the market has moved a couple of blocks to Williams Ave S while Piazza Park is being refurbished.

Tuesdays, 3pm – 7pm | June 3 – Sept 30, 2025
Willliams Ave S (Between S 2nd & S 3rd Streets) | Renton
www.rentonfarmersmarket.com

Sammamish

Each Wednesday, the Sammamish Commons plays host to a variety of local farmers, nurseries, bakeries, artisans, food vendors, and more. Live music and kids’ activities, too!

Wednesdays, 4pm – 8pm | May 7 – Sept 17, 2025
Sammamish Commons, 801 228 Ave SE | Sammamish
Parking: Mary, Queen of Peace Catholic Church, 1121 228th Ave SE
www.sammamishfarmersmarket.org

Woodinville

Come check out downtown Woodinville’s Schoolhouse District and find produce grown in the state of Washington (and picked fresh for that morning!). You’ll also have an array of boutique baked goods, sauces, cider, artisans, and more to peruse.

Saturdays, 10am – 2pm | May 3 – Sept 27, 2025
13205 NE 175th St | Woodinville
woodinvillefarmersmarket.com

Real Estate • April 22, 2025

How’s the Market? Q1 2025 Review of Seattle Area Real Estate

by Windermere MI

Q1 2025 Market Review for Seattle, Eastside, Waterfront & Condos

Q1 started the year off strong for Seattle-area real estate with the majority of homes selling in the first 10 days on the market and for at or above their listed prices. Median sales prices were also up compared to Q1 of last year. Buyers enjoyed more choice with new listings outpacing sales, steadily increasing our supply of available homes for sale.

What the numbers don’t show yet is that the spring market sprang early, in January and February; now that prime inventory is hitting the market, demand appears to be waning. Our advice to Home Shoppers: don’t take any chances. Just because the last new listing didn’t sell in a competitive situation, doesn’t mean the next one won’t. If you love the home, act with confidence. Our advice to Home Sellers: don’t take any chances. Prep well, price appropriately, and take that first buyer seriously. It’s unpredictable out there.

Click or scroll down to find your area report:

Seattle | Eastside | Mercer Island | Condos | Waterfront

SEATTLE

The Seattle real estate market continues to show encouraging signs of strength and stability as we step into 2025. Median home prices rose 6% year-over-year to $960,000, building on the 9% increase we saw in Q1 2024 and rebounding from $830,000 in Q1 2023. That’s a remarkable $130,000 gain in just two years. Inventory is also trending in the right direction, with 2,293 new listings this quarter—up 14% from Q1 2024 and significantly higher than the 1,958 new listings in Q1 2023. It appears that need is outweighing the pull of a sub 3% interest rate when considering whether or not to make a move.

Momentum is visible across several neighborhoods. West Seattle, for instance, saw 75% of homes sell at or above list price (up from 71% last year and 70% the year before), while North Seattle maintained its reputation for competitive sales—70% sold at or above list and 66% sold in the first 10 days. Madison Park & Capitol Hill remained a strong performer with an impressive median price of $1,100,000; holding steady year-over-year after a 10% jump last year.

Citywide, 71% of homes sold at or above list price—up from 69% in Q1 2024—and the average price per square foot increased to $580, up 2% from last year. Quick market movement also continues to be a theme, with 62% of homes going pending in the first 10 days.

Click here for the full report and neighborhood-by-neighborhood statistics!

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EASTSIDE

The Eastside market continues its upward momentum, with a 5% year-over-year increase in median sale price to $1,680,000 in Q1—building on the 14% jump reported in Q1 2024 and the remarkable recovery from Q1 2023’s $1,400,000 low. This marks a $280,000 increase over two years, a clear signal of sustained buyer demand and market strength.

Homes are moving quickly, with 69% selling in the first 10 days—up from 65% last year. Additionally, 72% of homes sold at or above list price, improving consistently from 68% in 2024. East Bellevue (E of 405) stood out with 83% of homes selling in the first 10 days and a 10% jump in median price—continuing its leadership in market competitiveness in recent years.

We also saw notable activity in Redmond, where sales rose 10% and 75% of homes sold in the first 10 days. Kirkland held strong as well, with an 8% increase in median price to $2.21M after last year’s 32% gain. And despite West Bellevue’s sharp 18% price dip, it remains one of the most valuable submarkets with a median price of $3,200,000.

The listing count jumped 21% year-over-year, with 1,833 homes hitting the market—finally turning a corner after multiple years of historically low inventory. Overall average price per square foot also increased 4% to $699.

Click here for the full report and neighborhood-by-neighborhood statistics!

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MERCER ISLAND

Mercer Island’s real estate market launched into 2025 with remarkable momentum. Median sale prices surged 17% year-over-year to $2,937,000—outpacing both Q1 2024’s 13% growth and 2024’s full-year 11% rise. This continued appreciation reflects strong buyer demand and an increase in high-value transactions across neighborhoods like Southend and Northend, which posted some of the highest median sales at $4,401,000 and $4,012,000 respectively.

While total sales volume declined by 21% from Q1 2024, due in part to seasonally low inventory, the market remained highly competitive. Over half (53%) of homes sold within the first 10 days—down from 73% in Q1 2024 but still a strong indicator of buyer urgency. Likewise, 47% of homes sold at or above list price, a notable drop from last year’s 65%, but consistent with Q1’s evolving pace as buyers exercise more discretion amid shifting macro conditions.

Inventory began to bounce back with 66 new listings—12% more than Q1 2024—signaling renewed confidence from sellers. Price per square foot rose modestly by 4% to $846, continuing the stable value trend seen in prior quarters.

Click here for the full report and neighborhood-by-neighborhood statistics!

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CONDOS – SEATTLE & EASTSIDE

The condo market is off to a strong and balanced start in 2025. With a 15% year-over-year increase in Seattle’s median condo price—now at $635,000—and a 9% increase on the Eastside to $735,000, it’s clear that confidence is returning to this sector. Seattle posted a 19% rise in condo sales, while Eastside transactions grew 15%, building on the momentum established last year. Go Seattle Go! We’re always rooting for downtown condo recovery.

Woodinville condos were the breakout stars this quarter, with a remarkable 108% rise in median sale price and 41% more units sold. Likely due to new construction projects in wine country. Redmond followed suit, reporting a 27% price jump and 36% growth in volume. Meanwhile, West Bellevue remains the most expensive submarket at $1,045,000, despite some pricing fluctuations. Seattle’s North End also had a strong showing, with prices up 3% and more than half of condos selling at or above list price.

In terms of competitiveness, Mercer Island stood out with 80% of its (5) sales happening in the first 10 days—up from 52% last year. This level of demand echoes across the Eastside, where 44% of homes sold within 10 days, up from 39% last year. Seattle mirrored this pace with 35% selling in the first 10 days.

Inventory has expanded as well. New condo listings rose 34% over last year, providing buyers with more choice while keeping upward pressure on prices. The condo market is proving to be as unpredictable as all things in the US today. There are certainly bright spots and it we are cautiously optimistic that Home Shoppers are considering condos a realistic option, unlike years past.

Check out area-by-area details the full condo report.

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WATERFRONT

Seattle led the pack with 10 waterfront sales in Q1 of 2025, including the highest sale in the region—an immense 15,321 square foot Magnolia home on over 3 acres and 293 feet of waterfront that sold for $21,500,000. All but 3 of Seattle’s waterfront homes sold within the first 10 days on the market with one Lake Forest Park home going for $160,000 above the asking price.

The Eastside also posted some impressive Q1 sales, including a $16m Hunts Point sanctuary and a $13.125m Italian-inspired stunner at Mercer Island’s southern tip. The most modest waterfront sale was an original 1968 beach house on 58 feet of lakefront in Bellevue that sold for $1,750,000.

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