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Cut the Clutter: Donation & Recycling Locations Around the Sound
Spring is coming, and with it comes a chance to clear out the old and start fresh—whether it’s those ever-growing piles in your garage and attic, that closet you can barely close, or a horror-movie-inspired basement. Here are resources to reclaim your space and put your unwanted items to good use (or recycle and give them their own fresh start)…
Donations | Recycling | Disposal
Donations
CHILDREN’S HOSPITAL BARGAIN BOUTIQUE
Furniture/furnishings, jewelry, antiques, collectibles, and new or gently used men’s, women’s or children’s clothing. Be sure to check items they don’t accept.
seattlechildrens.org/giving/bargain-boutiques
Estates: (206) 327-3067
Vehicles: (888) 205-8941
Bainbridge Island: 1050 Hildebrand Lane, Suite G-1 | Bainbridge Island, WA 98110 | (206) 842-5567
Olympia: 2020 Harrison Ave. NW | Olympia, WA 98502-5097 | (360) 236-8245
GOODWILL
Accepts donations of a wide range of items, from exercise equipment, to clothes and home decor items and furniture. Net proceeds help fund job training and education programs.
evergreengoodwill.org/donate-goods
KIDVANTAGE
Donate your quality used children’s clothing, shoes, baby gear, toys, books, bedding, and maternity clothing. You’ll help to fill the nearly 4,000 orders of essentials that they provide to underprivileged children and expectant moms each week.
Issaquah: 1510 NW Maple St. | Issaquah, WA 98027 | (425) 865-0234
Shoreline: 17230 12th Ave NE | Shoreline, WA 98155 | (425) 209-1136
Bremerton: 1463 NE Dawn Road, Suite B | Bremerton, WA 98311 | (360) 616-0235
MARY’S PLACE
Gratefully accepts gently used clothing, luggage, twin size sheets/blankets, paperback books, and small household items (dishware, utensils, mugs, and small appliances such as microwaves) to distribute to families in need.
marysplaceseattle.org/get-involved/share-your-stuff
Donation Center: 4521 6th Ave S. | Seattle, WA 98108
Shelter (small donations only): 720 Blanchard St, Seattle
NORTHWEST CENTER
Big Blue Trucks accept clothing, household goods, sporting goods, tools, toys & more to support people with disabilities. Here’s what they do and don’t take.
bigbluetruck.org/drop-off-locations
NORTHWEST FURNITURE BANK
Furniture bank for homeless families in transition in South King County and Pierce County. Here’s what they accept and you can arrange a pickup if you live within a 25 mile radius of Tacoma.
117 Puyallup Ave | Tacoma, WA 98421 | 253-302-3868
SAINT FRANCIS HOUSE
Accepts clean, gently used clothing for men, women & children as well as kitchen & household items. All donations are passed on directly to those in need.
stfrancishouseseattle.org/support-us
169 12th Ave | Seattle, WA 98122 | 206-268-0784
SAINT VINCENT DE PAUL
Drop off your sorted donations of gently used clothing, housewares, toys, shoes/accessories, linens, books, and electronics to one of their thrift stores (here’s what they don’t accept). $0.89 of every dollar funds programs that provide neighbors with food, clothing, eviction prevention, case management, and more.
SEATTLE’S UNION GOSPEL MISSION
Accepts food, clothing, furniture, vehicles & housewares in their mission to support our homeless neighbors.
Distribution Center: 8226 South 208th Street, Suite G110 | Kent, WA 98032 | (206) 723-5700
Furniture Pick-Up: (507) 593-7024
Recycling/Disposal
E-CYCLE WASHINGTON
WA Department of Ecology’s free program for residents to recycle electronics (including TVs, computers, monitors, tablets, & more), with participating locations across the state.
FRIENDLY EARTH
Free recycling of electronics, flat screen TVs/monitors, appliances, BBQs, computers, lawn equipment/tractors, motorcycles, & more! Recycling with a fee for copiers/printers, refrigerators, A/C units, solar panels, & large rear-projection TVs. Paid data destruction available as well. Get the full scoop here.
1560 1st Ave S. | Seattle, WA 98134
(206) 367-4111
ONE GREEN PLANET
Free recycling of electronics, computers, copiers, printers, ink/toner, appliances, bikes/scooters, scrap metal, machinery, phones/chargers, & more. Recycling with a fee for appliances containing Freon, flat screen TVs, tapes/CDs/floppy disks, alkaline batteries, & X-ray film. Here’s the full list.
851 Houser Way North, Suite B | Renton, WA 98057
(425) 996-3513
RECOLOGY
With a zero waste goal, Recology stores accept hard to recycle items like CFL light bulbs, household batteries, hard-cover books, small electronics/appliances, block Styrofoam, and bicycles. Here’s the fee list for non-customers (if you’re already signed up for their curbside service, you can drop off limited quantities for free).
Issaquah: 317 NW Gilman Blvd, #22 | Issaquah, WA 98027
Highline: 15858 First Avenue S, #A100 | Burien, WA 98148
Shoreline: 15235 Aurora Ave. N | Shoreline, WA 98133
RUBBISH WORKS
Removal of nonhazardous materials for eco-friendly disposal—up to 50% of hauled away materials are recycled and the rest is donated when possible.
(888) 594-5078
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.
© Copyright 2025, Windermere Real Estate/Mercer Island.
Should You Sell Your Home Off-Market?
In today’s real estate market, sellers are often presented with different strategies for selling their homes. One of the most debated topics is whether to list a home on the open market or to sell it off-market through private channels. While there may be rare instances where an off-market sale makes sense, the reality is that exposing your home to the full market is the best way to ensure a fair, competitive, and profitable transaction.
The Risk of Fair Housing Issues in Off-Market Sales
Selling a home off-market can create unintended fair housing concerns. The Fair Housing Act exists to ensure that all buyers have an equal opportunity to purchase a home, regardless of race, religion, gender, familial status, or other protected characteristics. When a home is sold privately, the pool of potential buyers is inherently limited, which could lead to discriminatory practices—intentional or not. Open market listings ensure that every qualified buyer has the opportunity to compete, making the transaction transparent and equitable.
Competition Drives Higher Prices
One of the most compelling reasons to list on the open market is the power of competition. Real estate is fundamentally a supply-and-demand-driven industry, and competition among buyers is the most reliable way to achieve the highest possible sale price and favorable terms for a seller.
Consider recent data from metro King County: 30% of homes sold over the asking price. In Seattle, where the median home price is $945,000, those homes sold for a median of 4% over list price—translating to an additional $37,800 in a seller’s pocket. On the Eastside, where the median home price is $1,600,000, that number jumps to a 5% median premium, equating to an extra $80,000. These numbers illustrate the clear financial advantage of market exposure. The more buyers who see a home, the greater the likelihood of multiple offers, which naturally drives prices upward. Further, when buyers compete, they compete with strong terms not just on price. Things like faster closing, free rent back, earnest money delivered up front, can all be negotiated given the proper market exposure.
Why Do Some Buyers Want Off-Market Sales?
When a buyer is pushing for an off-market transaction, it’s worth questioning why. Often, buyers seeking off-market deals are looking to sidestep competition in order to secure a home for less than they’d pay in a bidding war. In some cases, they may even be investors looking to purchase a property below market value to maximize their own return. While these buyers may frame their offer as a benefit to the seller—offering convenience and a quick close—the reality is that they are often the primary beneficiaries of such transactions.
Are There Ever Valid Reasons to Sell Off-Market?
There are a few instances where an off-market sale may be appropriate. High-profile sellers who require discretion, homeowners dealing with sensitive personal circumstances, or those who have already pre-negotiated a deal with a trusted party may choose to sell privately. However, for the vast majority of sellers, the goal is to achieve the highest return with the smoothest transaction possible. That can only be accomplished with full market exposure.
Beware of Gimmicks Disguised as Benefits
Some firms may try to sell you on the idea that off-market sales are in your best interest. Be wary of these claims. Often, this is simply a tactic to get their foot in the door—to secure a listing without having to do the full marketing and exposure necessary to achieve the best result for you. If an agent is recommending an off-market sale, ask yourself who stands to benefit the most: you, them, or the buyer?
The Bottom Line: Listing on the Open Market Equals Maximum ROI
If your priority is securing the highest price and ensuring a fair and competitive process, listing your home on the open market is the clear choice. The numbers don’t lie—competition drives higher prices, and transparency ensures fairness. It’s so easy to get caught up in the whirlwind of an off-market offer. And it’s flattering to feel like your home is so appealing that people are knocking on your door before it even debuts. For some, the privacy of an off-market sale offsets the considerable dollars left on the table. But for most of us, those dollars matter. And having multiple interested buyers instead of just one means better terms and more certainty as you head towards the closing table. While off-market sales may have their place in very specific situations, they should not be embraced as a superior alternative. An experienced real estate professional will always prioritize your financial best interests over convenience-driven gimmicks.
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.
© Copyright 2025, Windermere Real Estate/Mercer Island.
Are You Paying Too Much for Property Taxes?
OK nobody panic, but it’s almost…TAX TIME. For Washington State homeowners, this means you’ve probably received a little postcard letting you know your property’s assessed value and taxes due for 2025. Those with a mortgage on their home may be tempted to file this away and let the bank take care of it (after all, that’s what your mortgage escrow fund is for). However, everyone should take a close look no matter who is writing the check—you may be over-paying taxes if your home’s assessment is above fair market value. You or a loved one who is a low-income senior or disabled may also be paying too much if you haven’t taken advantage of available exemptions. Read on for solutions to these issues as well as important deadlines to keep you on track. (Looking for income tax tips, too? Check out this article for homeowners.)
Assessments & Valuation | Exemptions & Deferrals | Important Dates
Assessments & Valuation
Each county has an assessor tasked with appraising real property at its true and fair market value, according to the highest and best use of the property. Fair market value is defined as, “the amount that a willing and unobligated buyer is willing to pay a willing and unobligated seller.” While three appraisal methods are accepted, the most common approach is to estimate value based on sales of similar properties. This is known as the Market or Sales Comparison approach and is typically pretty accurate. In fact, it’s what real estate agents use when they prepare CMA valuation estimates.
However, the county’s assessed value can be incorrectly high for a number of reasons. For example, if your property suffered recent damage or depreciation that wasn’t taken into account (physical inspections are only required once every six years). The highest and best use might also be incorrect, such as vacant land that is assessed as develop-able but in fact cannot support a septic system.
If you feel your assessment is too high, there are a number of steps you can take. A good first step is to contact your local county assessor’s office. You can request copies of the comparable sales that were used to appraise your property’s value, and can also inform them of any errors or information that should have been taken into account. Disagreements are often settled at this level without any further action needed.
If you can’t come to a resolution with the assessor, the next step would be to file an appeal with your county’s board of equalization (BOE). If you or the assessor disagrees with the BOE’s decision, it can then be appealed to the State Board of Tax Appeals (BTA). In some cases, the decision made by the BTA can also be appealed in Superior Court. Keep in mind that any appeal you make will require you to provide market evidence that the assessed value does not truly reflect the fair market value.
Exemptions & Deferrals
Low-income senior homeowners who are age 61+ or people unable to work due to a disability (or their surviving spouses/domestic partners age 57+) may be eligible for a property tax exemption. This lowers the amount of taxes that are owed each year. For King County, the maximum income is $84,000 (find income guidelines for other counties here).
Seniors, low-income or disabled people who don’t meet the guidelines for an exemption may still be eligible for a property tax deferral. While this doesn’t reduce the taxes owed, it does allow you to defer taxes (including special assessments and back taxes) as a lien on the property that can be repaid either as funds become available or when the property is sold. 5% interest is assessed on the deferred amount.
Find application info plus more property tax relief programs in this article on Property Tax Relief Programs.
Important Dates
January 1st: Property is valued for taxes due in the next year.
March 31st: Applications are due for the Senior/Disabled Deferral and Widow/Widower Assistance.
April 30th: The first half of property taxes are due (or full amount if you owe less than $50).
May 1st: 1% per month (12% per annum) is assessed on any overdue taxes.
June 1st: A 3% penalty is assessed for any overdue taxes in the current year.
July 1st: Deadline to file an appeal with the County Board of Equalization (BOE) for the current year’s assessment (or 30 days from the date of notification if it’s later).
August 31st: New construction is placed on the assessment roll based on the valuation determined July 31st.
September 1st: Applications for the Limited Income Deferral are due.
October 31st: The second half of property taxes are due.
December 1st: An 8% penalty is assessed for any overdue taxes in the current year.
December 31st: Property tax exemption applications are due for seniors and those with disabilities.
For more info, contact the Washington State Department of Revenue at dor.wa.gov or (360) 705-6705. You can also find a lot of great info in their Homeowner’s Guide to Property Tax publication.
Psst…I love giving you these helpful tips but they can’t replace the advice of your tax professional. Reach out to your pro for counsel on the best course of action for your unique situation.
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.
© Copyright 2025, Windermere Real Estate/Mercer Island.
How’s the Market? Annual Real Estate Review for the Seattle Area
Happy New Year! Whew, we made it! With 2024 now in the books, we’re looking back fondly on a real estate market that showed positive signs of growth in virtually every sector. Median sales prices posted strong double-digit gains on the Eastside along with a healthy 8% rise in Seattle. Listings also rose, easing the strain for buyers grappling with our housing shortage.
If you’ve waited long enough and 2025 is the year for you to make a move, we recommend front loading that decision. Pent up demand (both sellers waiting to sell and buyers waiting to buy) should give us a spring full of blossoming and beautiful inventory. There is less volatility in interest rates than there has been in recent months, you’ll see that the average rate has been rock steady around 6.75% in 2023 and 2024. Overall, this is a great time to buy or sell and I am excited to help you!
Click or scroll down to find your area report:
Seattle | Eastside | Mercer Island | Condos | Waterfront
SEATTLE
From a statistical/real estate perspective, the numbers don’t really reflect the overall vibe of the year. In a good way! It’s all positive news: prices are up, listings are up, and market time is down. The City of Seattle is in full recovery mode. Homeowners are awaiting the new density plan and eager to learn what the city has in store for the core neighborhoods around transit. It’s an exciting time. Median sold price city-wide reached a record $945,000 (modest, as that is $5000 above the previous record set in 2022) and homes sold for an average 104% of list price when they attracted a sale in the first 10 days (58% of the total sales).
Lake Forest Park and Madison Park saw the greatest price gains at 11% and 12% respectively. North Seattle was over all the “strongest” with 66% of homes selling in the first 10 days and 70% of homes selling for at or above list price. There was a modest gain in new listings across the board at 8769, while still lower than typical. The ten-year average is around 10,500 listings per year. No bad news here with average price per square foot gains of 5% to $564!
Click here for the full report and neighborhood-by-neighborhood statistics!
EASTSIDE
Welcome 2025! We (the real estate community) are feeling hopeful and bullish about what’s to come. So far, the numbers year over year support that. When we reviewed 2023 for the Eastside, the only positive statistic reported was Mercer Island’s 2% rise in the number of home sales. Looking at the 2024 report with that perspective it is ALL good news. New listings are up 14% for the year, while the number of sales are up nearly 10%. This is absorption of inventory to be excited about. Prices are up 11% to a record high of $1,600,000!
Woodinville and the area S of I-90 saw the largest price gains at 16% and 14% respectively, likely enjoying the benefits of buyers ‘pushing out’ because of the pressure of affordability in the core neighborhoods. Kirkland and West Bellevue were among the highest total sales and still a strong showing in price gains at 11% and 8%. Even though Bellevue (E of 405) saw the most modest price gains this was arguably the most popular neighborhood with 74% of homes selling in the first 10 days and 71% selling for at or above asking price!
Click here for the full report and neighborhood-by-neighborhood statistics!
MERCER ISLAND
2024 was a solid year for Mercer Island: 11% overall price growth, on average 98% list to sales price ratio, and a respectable 32 cumulative days on market. This was a year of calm and confident decisions made by the entire real estate market. Home buyers and sellers alike. Looking to the neighborhoods there were two that stood out in relation to 2023: The Eastside and The Lakes where total sales had massive growth. 26 homeowners (vs 11 in 2023) moved on the Eastside and in the Lakes there were 4 transactions, a whopping change given that there were no sales reported on the MLS in 2023. The Island has not yet reached the peak prices from 2022, but we’re on our way!
Shifting to the condo market, 2024 was a sleepy year. With 47 new listings and 33 sales (both about 20% lower than in 2023), the average list to sales price ratio of 101% surprised us! Total median price is down YOY by about 8%, but with such little data to draw from this number tends to swing more than most. The overall price swing was from $339,000 for a studio to $1,775,000 for a 2 bedroom luxury unit. 19 of the 33 sales were 2 bedroom units. All in all condos on the island are a necessary market segment that we continue to watch closely as an overall indicator of market health.
Click here for the full report and neighborhood-by-neighborhood statistics!
CONDOS – SEATTLE & EASTSIDE
In reviewing last years’ report, there was so much RED! This year is a refreshing change with some positive numbers sprinkled in. Even the pockets that remain flat feel like good news, after all, a push is a win! Perspective is everything, in life and in real estate. This year was absolutely a bright spot for condos in the last several months. This was due in large part to external factors: affordability issues in single family, perceived ‘high’ interest rates, continued density issues in the ‘burbs, and major employers recall to office. Urban life in both Seattle and on the Eastside are experiencing a renaissance and we’re here for it!
The headline in Seattle is that prices are UP! Downtown saw an increase of 8% to a median price of $650,000. Though, North Seattle carried the day with an eye popping 18% increase in median price. While price per square foot was flat on average, new listings are up 21% YOY. Sellers are dipping their toes back in the market at higher prices (up 5.3%) and seeing moderate success with total sales down 3% (compared to a 26% drop in 2023). Buyers know they have options and will wait to pick off the low hanging fruit: best perceived value for their dollar.
Meanwhile, on the Eastside: prices are up, listings are up, sales are up. A nice headline, but let’s break it down. New listings rose a whopping 34% year over year (which you may remember saw a 23% dip from 2022). Demand was steady with total sales up 15% YOY; we didn’t quite absorb all of the new inventory but that is to be expected. So, even with a relatively high absorption rate prices rose to a record high median of $695,000. The stars of this price gain are, not surprisingly, Kirkland and West Bellevue at 28% and 24% respectively. We can’t wait to see what 2025 will bring!
Check out area-by-area details the full condo report.
WATERFRONT
The Eastside saw a huge boost in waterfront sales with 50% more sold in 2024 than 2023. Mercer Island and Lake Sammamish posted similar sales gains of 45% and 43% respectively. While Seattle had 2 fewer sales than the year prior, its waterfront homes sold faster than in any other area and fetched higher selling prices as compared to list prices.
The highest waterfront sale was $38,900,000 for an immense 13,590 sq. ft. Medina estate on 117 feet of Lake Washington shoreline. The most modest sale was $1,400,000 for a 1960 Ralph Anderson original on Seattle’s Arroyo Beach.
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.
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.
© 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 Michael Fleming and Clarity Northwest Photography. Mercer Island cover photo courtesy of The Sirianni Group and Clarity Northwest Photography. Condo cover photo courtesy of Luke Bartlett and Matthew Gallant, Clarity Northwest Photography.
Selling Your Home: 5 Common Myths
Selling your home is a crash course in real estate education. My clients learn a LOT as we work together to find a buyer and sell at the right price. As you prepare to sell, it’s important to remember that that not everything you’ve heard is true. There are several common myths that can lead to costly mistakes in the selling process. Knowing the truth behind them will clarify your selling journey and help you align your expectations…
Myth 1: Home Value Calculators Are 100% Accurate
Online Automated Valuation Models (AVMs) are a great starting point for understanding how much your home could be worth. However, they are merely a first step in determining home value; to say they are 100% accurate is a myth. When it comes to pricing your home, you need to rely on a true Comparative Market Analysis (CMA), which uses vast amounts of historical and current data on real estate listings to arrive at an accurate and competitive figure.
To get an estimate of how much your home is worth, try our Home Worth Calculator here:
Myth 2: Selling FSBO Will Save You Money
Selling a home requires an intimate knowledge of the housing industry and how to solve the complex situations that arise throughout a real estate transaction. Despite this, some sellers will go it alone and attempt to sell their property without being represented by an agent.
Selling For Sale by Owner (FSBO) is a risky proposition. It requires the seller to bear added liability, fills their schedule with various marketing and promotional responsibilities, and can leave money on the table by inaccurately pricing the property, causing it to sit on the market for too long. The potential costs of selling a home on your own far outweigh the commission real estate agents earn on a home sale.
Myth 3: You Must Remodel to Sell Your Home
The question you’ll face when preparing to sell your home is whether to sell as is or remodel. The answer usually lies somewhere in between, but it depends on your situation and what kinds of home upgrades are driving buyer interest locally. When making improvements to your home, lean toward high ROI remodeling projects to get the best bang for your buck, and avoid trendy projects that can delay listing your home. If you’re considering major upscale renovations, talk to me about which projects buyers in your area are looking for.
Myth 4: Never Accept the First Offer
You’ve likely heard tell that the first buyer’s offer is nothing more than a springboard to up your asking price and to never accept it. In this case, “never” should be approached with caution. In reality, the best offer for your home is one that you and your listing agent have discussed that aligns with your goals. If a matching offer happens to be the first one that comes your way, so be it. The market can shift at any time, so you never know what may happen if you leave an offer on the table. And if the buyer backs out of the deal, you and your agent will find a path forward.
Myth 5: Home Staging Doesn’t Make a Big Difference
Staging your home is so much more than a cosmetic touch-up; it has been proven to help sell homes faster and at a higher price than non-staged homes.1 Staging ensures that your home has universal appeal, which attracts the widest possible pool of potential buyers. When buyers are able to easily imagine living in your home, they become more connected to the property. You should stage your home regardless of your local market conditions, but it can be especially helpful in competitive markets with limited inventory where even the slightest edge can make all the difference for sellers.
Now that you know some of the most common myths in the selling process, get to know its truths. Connect with me to get the process started:
1: National Association of REALTORS® – Why Home Staging Inspires the Best Prices in Any Housing Market
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.
This article originally appeared on the Windermere Blog, written by: Sandy Dodge.
How’s the Market? Q3 2024 Review of Seattle Area Real Estate
While Q3’s summertime market slowed a bit from the frenetic spring pace of Q2 (we call this the “Summer Slump”), median home values are up across the region compared to this time last year. Most homes still sold at or above their listed prices in the first 10 days on market. However, buyers had more choice with higher inventory levels AND some room to negotiate on price for those homes that stayed on the market past the 10-day mark.
What does this mean for the rest of 2024? We typically see buyer activity decrease as we head into the holidays, and of course, it’s also election season. If you’ve been considering a purchase and are of the mindset that you don’t want to compete, THIS IS YOUR MARKET! For sellers the average days on market in Q3 was 20 for Seattle and 18 for the Eastside. Which means: if your price didn’t attract a buyer in the first two weeks, it’s probably time to re-evaluate. Interest rates are better than they’ve been since mid 2022. Quality inventory is being presented to the market. If you see a great house, be prepared to move quickly. Opportunity Knocks.
Click or scroll down to find your area report:
Seattle | Eastside | Mercer Island | Condos | Waterfront
SEATTLE
Lots of good news in Seattle during our post-summer glow. Prices are up year over year by 5% to $937,000. While we’re still under the peak median of $1,000,000 set in Q2 of 2022 and $970,000 from last quarter, this is so typical for Q3. We’ve seen it every year from Q2 to Q3 going back to 2018 (except in 2020 largely because the real estate market shut down completely in Q2). Buyers had lots of choice, with more inventory to end the quarter than we’ve had since Q3 of 2022. Even with these buyer bright spots we still saw 56% of homes sell in the first 10 days and 34% over the asking price.
Average price per square foot and median price were in positive territory across the board this quarter in all neighborhoods. Richmond Beach/Shoreline and Madison Park/Capitol Hill both saw larger than typical gains in $/sq.ft. (11%) and median price (10%) respectively. North Seattle appeared to be the “hottest” market around with 64% of homes selling in the first 10 days. Again, really great numbers in Seattle given that Summer Slump was in full effect.
Click here for the full report and neighborhood-by-neighborhood statistics!
EASTSIDE
The Eastside continues to be the region’s crown jewel of real estate. Median prices are up again year over year by 8%. Most of us felt what we lovingly call the Summer Slump, and the numbers confirmed this. Prices (median) AND transactions were down 6% overall when compared against Q2 of 2024. That’s a $100,000 dip in median sales price if you missed the spring market. This is absolutely typical for the PNW and Metro King County. Seasonally our peak seasons are spring and post Labor Day/pre-holiday. This year that may be disrupted by election distractions. Time will tell if it’s a market lacking in consumer confidence or simply existential distraction.
The micro markets across the Eastside are fairly homogeneous. Among the 8 neighborhoods that we track, the median price swing was 3-11% but all in a positive direction. Total transaction volume is up 18% signaling that eventually life changes will trump a 2.5% interest rate. While homes were mostly selling in the first 10 days, multiple offers/paying over asking price were not the norm. In fact, the split between at, above, and below was relatively even.
Click here for the full report and neighborhood-by-neighborhood statistics!
MERCER ISLAND
Fall has come for Mercer Island. The summer construction on Island Crest is done, school buses are out en force, and those filtered views that only come out in winter are starting to show. It’s time to look back fondly at the summer real estate market: prices are up YOY by 3% to $2,440,000 to end the quarter. This is likely more about trailing gains from a robust spring than it is about actual gains from Q3, given the indicators. A whopping 40% of homes sold under list price. It took 40% longer than 10 days to sell (not necessarily the same 40%) but only for about a 2% discount. This suggests that seller pricing and buyer motivation are evenly matched. There were 50 active listings at end of quarter, the most since Q2 of 2020 when real estate shut down completely.
Focusing on neighborhoods, The Lakes, Mercerwood, Mercerdale, and Mercer Island Estates saw 100% of homes sell in the first 10 days for an average of 102% of sales price. This goes to show that in any market, despite overall conditions, there will always be “hot homes.” Mid-Island had the most overall activity with 22 of the 68 sales across the Island. These occurred at $865/foot and 16 of the 22 homes sold in the first 10 days for at or above list price.
Click here for the full report and neighborhood-by-neighborhood statistics!
CONDOS – SEATTLE & EASTSIDE
Once again, we’re rooting for the Seattle condo market as it proves to be the little engine that could! Chugging along toward modest price gains even when the rest of the market seems to be struggling a bit, Seattle condo prices have held steady for the last 6 quarters, with mostly positive change. Eastside condos hit a median price all-time high in Q2 at $709,000. We’re off of that a touch to $690,000 in Q3, to be expected after a beautiful summer. The Eastside ended the quarter with 29% more listings than this time last year and only 13% more sales. Mounting inventory tends to lead to price softening. Overall, nearly 50% of condos sold for at or above their list price!
When you compare the charts in the report, there is admittedly more positive news on the Eastside than in Seattle. Overall, we’re encouraged that despite many neighborhoods experiencing a drop in sales, average price per sq. ft. held flat and median price is up overall. On the Eastside it’s still great news all around for the market, especially in West Bellevue with 26% median sales price gains and total sales up 55%.
Friendly PSA: PLEASE remember that there is a ‘first rung’ of the property ladder. CONDOS create an affordable option to start building wealth at a younger age. It’s an important real estate product that has been overlooked. I am hopeful that enterprising young homeowners return to the condo market in droves this next real estate cycle.
Check out area-by-area details the full condo report.
WATERFRONT
While a bit slower compared to last quarter, waterfront sales remained strong in Q3 with 10 on the Eastside and 8 in Seattle. Lake Sammamish moderated in summer with just 5 sales compared to the crazy 15 we saw in spring, while Mercer Island stayed fairly steady with 4 (compared to 6 in spring). The highest sale was nearly $18 million for an immense Wendell Lovett designed 6,920 sq. ft. home on 125 feet of prime “gold coast” waterfront in Medina. The most modest sale was also on the Eastside—an original 1943 cottage on 53 feet of west-facing waterfront in Kennydale.
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.
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.
© Copyright 2024, 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 Kathryn Buchanan and Brandon Larson, Clarity Northwest Photography. Mercer Island cover photo courtesy of The Sirianni Group and Clarity Northwest Photography. Condo cover photo courtesy of Julie Wilson and Bobby Erdt, Clarity Northwest Photography. Waterfront cover photo courtesy of Anni Zilz and Andrew Webb, Clarity Northwest Photography.
Our Favorite Local Pumpkin Patches
Grab your boots, pack a thermos…it’s time to choose those perfect Halloween pumpkins! This year, why not explore a new town and make your pumpkin patch experience a true adventure? All of these farms are open every weekend in October, and some are open on weekdays too. Some even welcome your furry family members on a leash. Scroll down for the full scoop!
Eastside | North of Seattle | South of Seattle
Eastside
Fletcher Farm
Dog-friendly with a scavenger hunt, farm animal zoo, storybook trail, mini-golf, photo stations, and junior corn maze for the little ones. End of season Halloween Bash, too!
Open Sat & Sun, 11a-6p | Every weekend from 9/28-10/27
18712 SE May Valley Road | Issaquah
fletcherfarmevents@gmail.com
fletcherfarmissaquah.com
Jubilee Farm
Hay rides, food trucks, animals, barn store, & hot apple cider.
Open Sat & Sun, 10a-5p | Every weekend in October
229 W Snoqualmie River Rd NE | Carnation
(425) 222-4558
jubileefarm.org
Novelty Hill Farm
Dog-friendly! Corn maze, farm critters, trike track, hay mow, & picnic/fire pit rentals.
Open Fridays, 3-6p & Sat/Sun, 10a-5p | 9/27-10/27
26617 NE 124th Street | Duvall
(425) 788-2416
noveltyhillfarm.com
Oxbow Farm & Conservation Center
Live music, face painting, clue hunt, hay rides, mini pumpkin painting, living playground, kids’ farm tours, & apple slingshot.
Sat, 10/19 & Sun, 10/20 | 10a-4p
10819 Carnation-Duvall Rd. NE | Carnation
(425) 788-1134
oxbow.org/oxtober
Remlinger Farms
25 rides & attractions for children (including a train, carousel, & mini roller-coaster!), pony rides, apple cannon, cafe, & brewery with 20 choices on tap.
Open Sat & Sun, 10:30a-4:30p | Every weekend from 9/28-10/27
32610 NE 32nd Street | Carnation, WA
(425) 333-4135
remlingerfarms.com
Serres Farm
Mini train rides, corn maze and a dazzling variety of specialty pumpkins.
Open Sat & Sun, 9a-5p | Every weekend in October
20306 NE 50th St | Redmond, WA
(425) 868-3017
serresfarm.com/pumpkin-patch
Two Brothers Pumpkins at Game Haven Farm
Farm animals and an eerie number of well-attired scarecrows.
Open 9:30a-6p | Every weekend in October
7110 310th Avenue NE | Carnation, WA
(425) 333-4313
facebook.com/twobrotherspumpkins
North of Seattle
Bailey Vegetables
U-pick apples and kids play area with hay run, farm trikes & sandbox. Weekend kettle corn, cider and donuts, too!
Open Weekends, 10a-5:30p & Weekdays 12-5:30p | Late September-October
12698 Springhetti Rd | Snohomish
(360) 568-8826
baileyveg.com/pumpkin-patch
Bob’s Corn & Pumpkin Farm
12-acre corn maze, 2 kids’ mazes, play barn, hay rides, trike track, & apple cannon. Fire pit rentals for private groups, too!
Open Daily, 10a-7p (Last entry @5p) | 9/14-10/31
10917 Elliott Road | Snohomish
(360) 668-2506
bobscorn.com/Pumpkins
Carleton Farm
Corn maze, play area, jump pad, paintball shooting gallery, apple cannons, hay rides, & kids’ bucket train.
Open M-Sa, 10a-6p & Sun, 10a-5p | 9/28-10/31
630 Sunnyside Blvd SE | Lake Stevens, WA
(425) 343-4963
carletonfarm.com
Craven Farm
15-acre corn maze, kids maze, axe throwing, farm animals, mini golf, cow train, foosball, apple cannon, espresso, cider donuts, & scarecrow making. Fire pit rentals and special dog-friendly days, too!
Open Fri-Sun, 9:30a-6p | 9/14-9/30
Open Wed-Sun, 9:30a-6p | 10/1-10/27
13817 Short School Road | Snohomish
(360) 568-2601
cravenfarm.com/fall-festival
Fairbank Animal & Pumpkin Farm
Lots of baby animals, corn “maize maze,” tiny tot hay tunnel, toy duck races, photo boards, & veggie garden.
Open 10a-5p | Every weekend in October
15308 52nd Ave W | Edmonds
(425) 743-3694
fairbankfarm.com
Stocker Farms
30+ attractions including a mega slide, giant jumping pillow, tire mountain, epic play area, zip line, corn maze, pumpkin cannon, & more. The farm’s evil twin, Stalker Farms, comes out at night.
Open Daily 10a-6p (Last entry @5p) | September 21, 22, 28, & 30 | October 1-31
8705 Marsh Rd | Snohomish
(360) 568-7391
stockerfarms.com
Swans Trail Farms
Washington State corn maze, kids corn maze, petting farm, wagon rides, big slides, zip lines, u-pick apple orchard & live duck races.
Open Daily 10a-6p (Last entry @5p) | 9/14-10/31
7301 Rivershore Rd | Snohomish
(425) 330-3084
swanstrailfarms.com
South of Seattle
Carpinito Brothers Corn Maze & Pumpkin Patch
Rubber duck races, hay slides, corn pit, farm animals, hay maze, & corn maze.
Open Daily 9a-6p (or until dusk) | 9/27-10/31
Pumpkin Patch: 27508 W Valley Hwy N | Kent
Farm Fun Yard: 6720 S 277th St | Kent
(206) 786-4011
carpinito.com
Maris Farms
Racing pigs & ducks, mega slide, corn maze, jump pillow, animals, zip lines, rides, plus the creepy “Haunted Woods” complete with zombies and homicidal maniacs.
Open Fri-Sat 10a-10p, Sun 10a-7p | 9/28-10/27
25001 Sumner-Buckley Highway | Buckley
(253) 862-2848
marisfarms.com
Mosby Farms
Dog-friendly! Corn maze and fresh farm market.
Open Daily 10a-5:30p | 9/28-10/30
3104 SE Auburn-Black Diamond Rd | Auburn
(253) 939-7666
mosbyfarm.com/pumpkinpatch
Spooner Farms
Corn maze, pumpkin sling shot, speedway, farm animals, caramel apples, & roasted corn.
Open Daily 9a-6p | 9/28-10/31
9710 State Route 162 East | Puyallup
(253) 840-2059
spoonerberries.com
Thomasson Family Farm
Laser tag, corn maze, play barn, farm animals, slides, duck races, trike track, apple slingshot, and giant Jenga & Connect 4.
Open Daily 9:30a-5:30p | 9/28-10/30
38223 236th Avenue SE | Enumclaw
contactus@thomassonfamilyfarm.com
thomassonfarm.com
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.
© Copyright 2024, Windermere Real Estate / Mercer Island.
Buying a Fixer-Upper
For some homebuyers, a fixer-upper is their idea of a dream home. However, the process of buying a fixer-upper comes with additional responsibilities compared to properties in better condition or new construction homes. Preparing for the process comes down to creating a remodeling plan, knowing what to look for when searching for listings, and understanding what financing options are available.
Planning for a Fixer-Upper
Fixer-uppers require a future-oriented mindset. Knowing the magnitude of the projects you and your household are willing to take on will help to form your budget and your expectations as time goes on. With some basic cost analysis for any given project, you’ll have to decide whether it’s worth it to buy the materials yourself and do it DIY or hire a professional. When testing the waters for professional remodeling, get specific quotes so you can compare costs between contractors. Understand that in addition to the down payment and closing fees, the costs involved in a fixer-upper purchase have the potential to go over-budget easily. Familiarize yourself with permitting in your area to understand how to navigate any legal roadblocks in the renovation process and to better assess your timeline for your home improvement projects.
Searching For a Fixer-Upper
- Location: Whether you are purchasing a fixer-upper with plans to sell it, rent it out, or live in it, consider its location before purchasing. If you’re planning on selling or renting, location is one of the most important factors in making a return on your investment. And if you’re planning to live in your fixer-upper, keep in mind that location will be a large part of your experience in the home. If you’re looking to sell eventually, talk to your agent to identify high ROI remodeling projects that will pique buyer interest in your area.
- Scope of Renovation: If you are looking for a smaller scale renovation, look for listings that require cosmetic projects like new interior and exterior paint, fresh carpeting and flooring, appliance upgrades, and basic landscaping maintenance. More expensive and involved projects include re-roofing, replacing plumbing and sewer lines, replacing HVAC systems, and full-scale room remodels.
- Inspections: Beyond a standard home inspection, which covers components of the home like its plumbing and foundation, consider specialized inspections for pests, roof certifications, and engineering reports. This will help differentiate between the property’s minor flaws and critical problems, further informing your decision when it comes time to prepare an offer.
Financing Options
You’ll be looking at different types of mortgages when buying a fixer-upper, but keep in mind that renovation loans specifically allow buyers to finance the home and the improvements to the property together. Extra consultations, inspections, and appraisals are often required in the loan process, but they help guide the work and resulting home value. Talk with your lender about which option is best for you.
- FHA 203(k): The Federal Housing Administration’s (FHA) 203(k) loans can be used for most projects in the process of fixing up a home. In comparison to conventional mortgages, they may accept lower incomes and credit scores for qualified borrowers.
- VA renovation loan: With this loan, the home improvement costs are combined into the loan amount for the home purchase. Contractors employed in any renovations must be VA-approved and appraisers involved in the appraisal process must be VA-certified.
- HomeStyle Loan – Fannie Mae: The HomeStyle Renovation Loan can be used by buyers purchasing a fixer-upper, or by homeowners refinancing their homes to cover the improvements. This loan also allows for luxury projects, such as pools and landscaping.
- CHOICERenovation Loan – Freddie Mac: This renovation mortgage is guaranteed through Freddie Mac, allowing projects that bolster a home’s ability to withstand natural disasters or repair damage caused by a past disaster.
If you’re interested in buying a fixer-upper, connect with me – I can help you understand the process and to discuss what makes the most sense for you.
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.
This article originally appeared on the Windermere Blog, written by: Sandy Dodge.
Understanding Contingent Offers: A Seller’s Guide
With the market shifting toward balance between buyers & sellers, “contingent” is a word sellers will be seeing more of. It’s important to understand the difference between a “contingent offer” and one with “contingencies.” Contingent offers allow the buyer time to sell their current home first before they complete the purchase. On the other hand, an offer with contingencies allows the buyer to cancel the contract with a full earnest money refund if the specified conditions aren’t met—often a satisfactory home inspection or the ability to obtain financing.
This may feel a bit like buyers want to have their cake and eat it too, but every homeowner can understand the desire to protect their investment before fully diving in. In a seller’s market, there are fewer homes available, which means buyers will do whatever they can to make their offer stand out. Because sellers have the leverage in these market conditions, you’ll often see buyers waiving their contingencies. Talk to your agent for more information about the local market conditions in which you’re selling.
Should I accept a contingent offer on my house?
Each home sale is different, and each seller has a unique story. What you’re looking for in an offer may be different from what someone else in your neighborhood is looking for when selling their home. It all depends on your circumstances, your timeline, your next steps, and your local market conditions. The extra stipulations in a contingent offer require the attention of an experienced real estate agent who can interpret what they mean for you as you head into negotiations.
How often do contingent offers fall through?
Contingent offers can fall through more often than non-contingent ones, but there’s no general rule of thumb. Whether a sellers and buyer are able to agree on the terms of a deal is a case-by-case situation. Different contingencies may carry different weight among certain sellers, and local market conditions usually play a significant role. For up-to-date information about your local market, visit our Market Reports page or Trends on our blog.
Pros and Cons of Contingent Offers for Sellers
Pros of Contingent Offers (allowing the buyer to sell their current home first):
- Accepting a contingent offer means you don’t have to take your home off the market quite yet, since the conditions of the deal haven’t been met. If the buyer backs out of the deal, you can sell without having to re-list.
- In certain cases, some buyers may be willing to pay extra to have their contingent offer met even if the home has been on the market for an extended period.
Pros of Offers with Contingencies (such as inspection, title, financing, etc.):
- You’ve got an offer! In a balanced market, one offer with contingencies is still better than no offers.
- It may protect you legally if you give the buyer the opportunity to do all of their due diligence while under contract. It’s harder for a buyer to come back and say something wasn’t disclosed when they had ample time and the contractual right to due diligence.
Cons:
- Home sales with any types of contingencies are usually slower than those without. It takes time to satisfy a buyer’s contingencies and additional time to communicate that they have been met.
- There’s a higher risk that the deal could fall through since the the buyer isn’t locked into the contract until of their contingencies have been satisfied.
It’s important to have an agent you can trust for guidance when facing contingent offers. Reach out to me any time—I’m never too busy to give advice or answer questions:
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.
This article originally appeared on the Windermere Blog, written by: Sandy Dodge.
2024 Football & Hockey Schedules, Recipes, & Tips
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…”
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.
© Copyright 2024, Windermere Real Estate/Mercer Island.
