October 25, 2007

NW Seattle Open Houses: October 28, 2007

Weather.com is saying we’ll have decent weather next Sunday – warmer than average but still below the 1986 high. There’s lots of inventory on the market; I’ve highlighted a diverse selection of the many that will be open Sunday.

2000 NW Blue Ridge Dr.
$1,499,950; 4/2.5; 3090 sq. ft.

7438 Winona Ave. N
$674,950; 3/1.5; 2140 sq. ft.

711 NW 120th St.
$615,000; 3/2.5; 1970 sq. ft.

827 NW 65th St.
$588,000; 3/1.75; 2870 sq. ft.

8057 20th Ave. NW
$549,950; 3/1.75; 2160 sq. ft.

118 NE 52nd St.
$480,000; 3/2; 1302 sq. ft.

Note: All information from sources deemed reliable but not guaranteed.

October 24, 2007

NW Seattle Inventory: Bloated

Remember last month, when the owners of single-family homes (along with Congress and psychoanalysts) went on vacation in August? Well, they’re back in town and eager to sell. The number of new properties put on the market in Area 705 shot up in September.

This has made inventory bloated, bloated, bloated.

The usual rules of supply and demand seem to be coming into play — finally — because prices are starting to track sales figures. The number of single-family homes that have been sold has been on a four-month slump, with median prices in that category leveling off. Meanwhile, closed sales for condos have bounced around a lot, but enjoyed a big spike in September, with an accompanying jump in median price.

You’ll find Northwest Multiple Listing Service numbers here. Click on the link to King County Breakouts to see area 705 specifics. My post last month on area 705 inventory is here.

Note: All information from sources deemed reliable but not guaranteed.

October 23, 2007

NW Seattle Sales: Condos Come On Strong

The pendulum’s swung in Area 705. Condos were in the dumps early this summer, with median prices falling then staying flat. Now there’s been a huge uptick, while single-family home prices slid from summer highs back to where they were this spring.

There is price growth overall, however, when you look at year-on-year figures. In fact, I’d call Area 705 condo prices red hot, especially compared to the September-to-September gain of 7.57% for all of Seattle combined.

You’ll find Northwest Multiple Listing Service numbers here. Click on the link to King County Breakouts to see area 705 specifics. My post last month on area 705 prices is here. 

Note: All information from sources deemed reliable but not guaranteed.

October 15, 2007

NW Seattle: Drop That Hammer And Put Your Hands On Your Head!

There’s been consternation over Substitute House Bill 1843, which amends the law governing contractors in Washington state. Some think the expanded definition of “contractor” (meaning someone who must register with the state, post bond, get insurance, and all that good stuff) now includes individual homeowners who are banging around inside the four walls where they do and intend to live, or who are fixing up a place in anticipation of selling it.

Folks who are looking at fixers might want to keep an eye on the issue. If the alarm bells being sounded don’t dismay you, then check out these northwest properties in need of some hammer therapy.

9624 15th Ave. NW
Asking price: $749,995
5/2; 3890 sq. ft.

3006 NW 73rd St.
Asking price: $564,000
2/1.5; 1290 sq. ft.

12055 Phinney Ave. N
Asking price: $549,999
5/2; 2480 sq. ft.

12041 Phinney Ave. N
Asking price: $514,950
5/2.5; 3240 sq. ft.

4006 Linden Ave. N
Asking price: $499,950
3/1; 1150 sq. ft.

1514 N 40th St.
Asking price: $429,000
2/1; 1610 sq. ft.

9213 3rd Ave. NW
Asking price: $389,950
2/1; 1150 sq. ft.

10515 Linden Ave. N
Asking price: $379,950
1/1; 1230 sq. ft.

To receive daily notifications via email about new listings and price reductions in your price range and search criteria click on “save” above the map. Name your search and check “daily” under notifications.

Note: All information from sources deemed reliable but not guaranteed.

October 13, 2007

NW Seattle Open Houses: October 14, 2007

Somehow a bit of fall snuck into our winter weather. Enjoy the cool sunshine this Sunday. Weather.com says that we’re in for another spate of grey drizzle. May I suggest buying a house that doesn’t need any immediate exterior repairs?

5717 Palatine Ave. N
$1,050,000; 7/5; 2730 sq. ft.

2320 N 53rd St.
$749,950; 4/1.75; 1933 sq. ft.

12253 1st Ave. NW
$624,950; 3/2; 2080 sq. ft.

8057 20th Ave. NW
$559,950; 3/1.75; 2160 sq. ft.

3600 Whitman Ave. N #102
$412,500; 2/1.75; 1126 sq. ft.

736 N 95th St. A
$334,950; 2/2.5; 1491 sq. ft.

Note: All information from sources deemed reliable but not guaranteed.

October 5, 2007

NW Seattle Open Houses: October 7, 2007

House hunters in D.C. will be sweltering in the face of a potentially record heat wave – 89 predicted!

You, on the other hand, are likely to be layered in fleece and tromping through puddles, according to weather.com.

6728 Jones Ave. NW
$644,990; 4/2; 2500 sq. ft.

10756 Palatine Ave. N
$524,000; 4/1; 2980 sq. ft.

4603 Meridian Ave. N
$719,000; 2/2.25; 1528 sq. ft.

7720 Greenwood Ave. N #304
$415,000; 1/1; 807 sq. ft.

2613 NW 64th St.
$605,000; 3/3.5; 2124 sq. ft.

613 N 137th St.
$450,000; 2/1; 1720 sq. ft.

Note: All information from sources deemed reliable but not guaranteed.

October 4, 2007

NW Seattle Sales: All Over The Map

It sure is a mixed bag for these August closings. This time I listed them in descending order of percent of asking price. As you can see, a hot property can still be bid up and sell quickly. But the one with the worst percentage also sold fairly fast, too.

Furthermore, as I sifted through Redfin, I saw a lot of “active” places that were put on the market around the  same time as these guys. So they’re now 100 to 120 days old. And a whole raft of sold property is still in records limbo, indicating that they closed escrow in September, in the 80- to 100-day range.

So I’m seeing a market that’s becoming more balanced. Stellar property attracts many interested buyers; average places take a bit longer but can still do well; and the less desirable homes (Cough! Townhouse, cough!) will linger.

321 N 77th St. sold for 108.8% in about 35 days.
Original List Price: $400,000. Sales Price: $435,000
2/1; 960 sq. ft.

5901 Phinney Ave. N #206 sold for 100.0% in about 50 days.
Original List Price: $339,900. Sales Price: $339,900
2/2; 833 sq. ft.

1545 NW 57th St. #613 sold for 95.6% in about 64 days.
Original List Price: $285,000. Sales Price: $272,500
1/1; 600 sq. ft.

724 N 76th St. sold for 88.9% in about 43 days.
Original List Price: $588,000. Sales Price: $523,000
2/1; 1460 sq. ft.

Note: All information from sources deemed reliable but not guaranteed.

October 3, 2007

NW Seattle Deals: Mother-In-Laws Rule!

A newer listing for an 11-year-old tri-level offers Bang For The Buck in the southern portion of Northwest Seattle (MLS Area 705). It’s got a mother-in-law unit, if you’re jonesing for landlord duties. Location is – well, judge for yourself.

6021 6th Ave. NE
$574,950; 4/3.5; 2890 sq. ft.

North of 85th, another mother-in-law property offers a good average-cost ratio. At $176 per square foot, this Haller Lake home is about $100 per square foot less than the neighborhood average. However, the listing’s been hanging around Redfin for about 200 days, so my radar is on alert.

13002 Meridian Ave. N
$419,000; 6/2; 2380 sq. ft.

Note: All information from sources deemed reliable but not guaranteed.

October 2, 2007

Pendings Plummet

Whoops!

But those are national numbers. Look for NWMLS figures, specific to our corner of America, within a week.

October 2, 2007

NW Seattle Price Cuts: Gerber Daisies Last Longer Than Asking Prices

One sign that Seattle sellers are keeping an eye on the news of a softening housing market is the surprisingly short time between some properties’ first appearance on Redfin and their first price cut. Used to be – last winter, for example – that sellers held firm, confident that demand far outstripped supply.

These days, however, I’m seeing reductions when a listing’s only weeks old. In some cases, a cut comes before those fresh flowers provided by the staging company have time to wilt.

12015 Burke Ave. N
Old price: $440,000. New price: $425,000.
Days on Redfin: 18
3/1; 1860 sq. ft.

7841 12th Ave. NE
Old price: $480,000. New price: $448,500.
Days on Redfin: 8
4/1.75; 1840 sq. ft.

3626 14th Ave. W #201
Old price: $300,000. New price: $290,000.
Days on Redfin: 14
2/1; 718 sq. ft.

7214 2nd Ave. NW
Old price: $499,950. New price: $489,000.
Days on Redfin: 17
2/1; 1340 sq. ft.

5440 Leary Ave. NW #215
Old price: $395,000. New price: $385,000.
Days on Redfin: 13
1/1; 806 sq. ft.

To receive daily notifications via email about new listings and price reductions in your price range and search criteria click on “save” above the map. Name your search and check “daily” under notifications.

Note: All information from sources deemed reliable but not guaranteed.