The local real estate market—already the hottest in the country—set yet another price record in April. The number of homes for sale dropped 27 percent compared to a year ago, the lowest amount of inventory ever recorded for a spring month. The historically low supply of homes is making competition among buyers fierce. Sellers are in the enviable position of being able to structure sales agreements to include concessions such as rent-backs and longer closing time so they can take the time to find their next home.
The median price of a single-family home on the Eastside reached an all-time high of $880,000 in April, a 21 percent jump over last April. That represents an increase of $150,000 over a year ago, the largest dollar increase on record. With our strong economy and growing population, brokers are not predicting a slowdown any time soon.
Inventory in King County just keeps getting tighter. There are just 1,900 homes on the market here. That compares to nearly 8,000 in April 2011. As buyers bid up existing homes, prices have escalated sharply. The median price of a single-family home jumped 16 percent from the same time last year to $625,000.
Seattle set a record for home prices for the third straight month. The median price of a single-family home rose 13 percent over the same time last year to $722,250. Like the rest of King County, lack of inventory was the driver. In one of the city’s hottest markets, Ballard, there are just 19 single-family homes on the market.
Home prices in Snohomish County are rising at their fastest pace in four years. The median price of a single-family home soared 17 percent from a year ago to $440,000. While that increase is substantial, prices here are still 30 percent less than in King County.
When you hear of a city that is “something between an urban jungle and the classic picture of suburbia,” Bellevue may not be the first place that comes to mind. However, that’s exactly how one young couple describes downtown Bellevue in a recent article from The Seattle Times – and they aren’t the only ones.
When and how did downtown Bellevue transform into a dense, urban, mini-Seattle?
According to the article, downtown Bellevue is the fastest-growing neighborhood in the city, so much like the growth in Seattle it happened fairly quickly. Most of it has occurred over the past four years as developers have built more than a dozen new apartment projects in the neighborhood – and more are in the works. Permit data from the city shows that since the latest development cycle began in 2013, downtown has seen $800 million worth of new projects come up and $100 million more about to begin.
The current wave of projects is a little different than the last. This time the surge is mostly apartments, which are seen as a safer investment, but at least two companies are planning the city’s first new condos in a decade. Additionally, office construction in this current development cycle has added 1.5 million square feet of office space to downtown, most of which has already been leased.
Residents of downtown have been experiencing the effects of this growth and they are welcoming some changes more than others. Millennials are starting to think of downtown Bellevue as a lively, energetic, interesting neighborhood and residents and visitors have given the area high marks for safety and cleanliness. Less welcome changes include added gridlock on the roads and an increase in housing costs.
Luckily, our region is no stranger to adjusting to expansion so the future of Bellevue looks bright.
Read the full article from The Seattle Times.
While we finally saw an increase in new listings in March, there was an even greater jump in sales. Lack of supply continued to push prices to new record highs. For the fifth straight month, our region has experienced the sharpest home price increases of any major market in the country. While that may be tough news for buyers, here’s the other reality: rents in the city of Seattle have increased 57 percent in the last six years. Brokers are hoping that more sellers will jump into the market this spring to help meet buyer demand.
After setting a price record in February, the Eastside set yet another record in March. The median price for a single-family home sold in March jumped 18 percent to $870,000. The strong appreciation is reflected in this statistic: For the first three months of 2017, the number of homes sold priced at $1 million or more was up 60 percent compared to the same period a year ago. What was once considered a luxury price tag is now the new normal.
Home prices in King County are growing about twice as fast as the national average. The median price of a single-family home sold in March soared 13 percent over last year to $599,950, an all-time high. Even though new inventory was added, it was snapped up as soon as it came on the market. About 75 percent of homes sold within the first 30 days.
With just two weeks of inventory available, demand in Seattle remains as strong as ever. Packed open houses, multiple offers, and escalation clauses continue to be the norm. The pressure on inventory pushed prices here to yet another all-time high. The median price of a single-family home in the city increased 9 percent over a year ago to $700,000.
Snohomish County set a new price record for the second straight month, with the median price of a single-family home up 10 percent from a year ago to $425,000. Supply is very limited, with just over two weeks of available inventory. Buyers looking for some relief from King County’s hefty housing prices are adding to the competition for a limited supply of homes.
Now that spring has sprung, let’s clear the cobwebs and get your home ready! Here is our quick guide to spring home maintenance:
Inspection top to bottom: Now that the weather is temperate you will want to check on how your home weathered the winter. Check the roof for leaks, the gutters for damage, and the siding for cracks. You will also want to inspect your basement or foundation for any shifts. Make repairs now to prevent further damage.
Clean out the gutters: April showers bring May flowers… so clear out the gutters to keep rain from pooling on your roof or near your foundation.
Pest control: Spring is mating season for eight legged critters, so sweep out cobwebs, clear debris, and check the nooks and crannies. If you live in an area prone to dangerous species like brown recluse or black widows, you may want to contact your local pest control, but otherwise household spiders do help eliminate other bugs.
Check your basement and attic for signs of other infestations. For more information on pest control go here: http://www.windermere.com/blogs/windermere/categories/living/posts/when-things-go-bump-in-the-night
HVAC system: If you have an air conditioner now is the time to check to make sure it is ready before summer gets here and everyone else is clamoring for maintenance. Now is a good time to check your home air filters and replace or upgrade to keep allergens at bay.
Clear the clutter: Do a sweep around the house and get rid of junk that you don’t use! Take a little time each week to tackle a room. Closets, playrooms, and basements can be especially daunting, but getting rid of old stuff and refreshing your space will go a long way!
Deep clean: On a nice day open the windows, dust, wipe, scrub, and clean. You will get a nice work out and your home will look and feel so fresh after a winter of being cooped up.
Update your décor: Add a splash of color to your home with small embellishments. Add a colorful vase, a lighter throw for your sofa, pretty pastel pillows, or spring-time candles, to upgrade your living space.
Take it outdoors: Let your throw rugs, curtains, and other tapestries air our outside. Shake off the dust, spot clean what you can and let everything bask in the sun for an afternoon.
Don’t forget the back yard: It may not be time to start up the grill, yet, but you can get started on your outdoor entertaining checklist. Check your lawn, and if you have some spare spots start filling in with seed. Check your outdoor plants, prune, plant bulbs, start to replenish soil for your garden, and mow, so you are ready to start when the season allows.
Speaking of the grill – if you have a gas grill you will want to pull this out and perform a maintenance check. Clean everything up and check to make sure all the gas lines are clear, as these can get clogged after sitting idle all winter. Make sure the grill is clear of spiders too, as they can build webs in the tubes, causing damage to your grill. You can start to bring out your garden furniture too, or clean it up if you left it covered outside all winter. Because before you know it, it’ll be barbeque season!
This post originally appeared on the Windermere.com blog.
Home prices are growing faster in our region than anywhere else in the country. After a brief slowdown last month, home prices in February jumped to new record highs. The reason? The lowest number of homes for sale on record. The surge in prices came well ahead of the normal seasonal spring uptick, adding even greater urgency among buyers competing for already severely limited inventory. It remains to be seen if the predicted hike in interest rates will help moderate the market. For now, sellers are calling the shots.
The Eastside, always the most expensive area in King County, set a new price record in February. The median price for homes sold in February soared 12 percent to $832,000. That’s nearly $100,000 more than the same time last year. With less than one month of available inventory, this seller’s market is expected to continue for quite some time.
A recent trend of slowing price growth reversed itself in February. The number of homes for sale in King County was at its lowest point since 2000, when records first started being tracked. That is down 25 percent from a year ago. The deep shortage of inventory resulted in a sharp increase in prices. The median price of a single-family home was up 9 percent over last year to $560,000.
The median price of a single-family home in the city increased 5 percent over a year ago to $675,000, another all-time high. Prices here have nearly doubled over the last five years. While areas of King County outside of Seattle are more affordable, prices there are growing even faster. The median price of homes in North, Southwest and Southeast King County all increased by double-digits in February.
After a softening of price increases over the past few months, Snohomish County saw record high prices in February. The median price of a single-family home jumped 15 percent as compared to a year ago to $412,500. With less than one month of supply in the county, brokers expect prices to remain strong.
Thinking of listing your home? Sellers today stand to benefit from a perfect storm of market conditions that are delivering the greatest possible return on investment.
- Record-Low Inventory: Fewer than 1,600 single-family homes were on the market in King County last month, an all-time low.
- Record High Prices: Prices are at historic highs, and are rising faster than anywhere else in the country.
So, why not just wait and see if prices go even higher?
Just like with the stock market, it’s impossible to time the housing market. However, experts have predicted price increases to slow this year, and prices here are already showing signs of moderating.
In addition, interest rates are expected to go up this year. A majority of the members of the Federal Reserve’s rate-setting board predict there will be three more increases coming in 2017. These increases will cause mortgage rates to rise, which means buyers will only qualify for less expensive homes. This reduced purchasing power starts slowing buyer demand.
It’s the perfect time to list your home. Are ready to get started?
I can prepare a valuation of your home based on current market conditions, walk you through the process, and answer any questions you may have. Contact me today to get started.
Architects are often referred to as optimists. They envision a city’s future and plan for it. That kind of optimism is incredibly important for the Seattle area real estate market as the city works to accommodate widespread growth. According to New York architect Vishaan Chakrabarti, who recently spoke at the Downtown Seattle Association’s annual breakfast meeting, Seattle’s conditions are perfect for becoming a futuristic city.
What is a futuristic city?
Chakrabarti describes this type of city as dense, walkable, and mixed. It uses less land and has fewer old-school office parks. It encourages people to live in more compact circumstances and has a more dense way of living that is largely rail-based. It fosters relationships and innovation. It calls for massive investment in infrastructure to support cities via transportation nodes, safety, parks, cultural activities, and affordable housing.
Based on this description it seems as if Seattle is already well on its way to becoming a futuristic city. For example, an article from Curbed reported the Housing and Livability Agenda (HALA) will rezone Seattle neighborhoods to be taller near Light Rail stations and gradually return to conventional houses as the distance to the stations increases. This change is expected to affect the density of the entire region, including the Eastside.
However, considering the rate of growth in the region it has taken quite a while to get to this point. Other trends characteristic of a futuristic city, like compact housing (i.e. tiny houses), have been on Seattle’s radar for a while, but when they first appeared it seemed as if people sought them out due to preference or in the pursuit of personal fulfillment. Now we are looking to this city landscape with more urgency, and as a much-needed solution and way of sustaining our city.
Why does Seattle need to be a futuristic city?
According to Chakrabarti the answer to this question is the answer to most questions pertaining to Seattle’s rapid growth: Amazon.com. One year ago 245,000 people were employed in downtown Seattle. That number is now up to 265,000 and more than 25,000 of those people are Amazon employees. This is contributing to the reshaping of Seattle and surrounding areas in tangible ways – the record-number of cranes dotting our skyline, traffic congestion and longer commute times, and of course “razor thin” housing inventory.
What are the economic and social benefits?
Chakrabarti states, “As people live in denser circumstances, more innovation happens, more patent creation happens, and it is because people are running into each other, and there is serendipity as a consequence.” We are already the third most innovative state in the U.S. and third in patent activity so it would be interesting to discover how much more creation and innovation could result from a full transformation into a futuristic city.
There are also several social benefits to living in this type of urban development. Drinking and driving plummets, childhood obesity rates drop, and divorce rates go down as commute times are reduced.
There is no doubt that Seattle is growing up, and quickly. No matter what it becomes I will be happy to assist you with navigating the real estate market during the process.
The local real estate market remains very hot with extremely low inventory and prices that are rising faster than anywhere else in the country. However, that rate of price growth appears to be cooling from last year, dropping to its slowest pace in three years. Predictions of more interest rate hikes may further limit price increases. Those considering to sell their home may want to take advantage now of this perfect storm of record-low inventory and record-high prices.
Those looking to buy a home on the Eastside continue to face rising prices and strong competition for limited inventory. With less than a month’s supply of homes, properties here are getting snapped up as soon as they come on the market, and often sell for well over asking price. The median price for homes sold in January climbed 14 percent compared to a year ago to $793,000.
Buyers scrambling to beat increasing interest rates have depleted an already record-low supply of homes. Fewer than 1,600 single-family homes were on the market in King County in January, beating December’s all-time low. The median price of a single family home was up 7 percent over last year to $525,000, but that is the cheapest home prices have been in 11 months. Time will tell whether that price moderation is an anomaly or the continuation of a trend.
After months of robust increases, Seattle home prices slowed down in January. The median price of a single-family home in the city inched up 3 percent over a year ago to $635,000. Some areas of the city even saw small price drops. That should spell good news for buyers, yet razor thin inventory continues to make it a solid seller’s market.
After months of double-digit price increases, Snohomish County may be starting to experience the same market softening as King County. The median price of a single-family home in Snohomish County rose 8 percent as compared to a year ago to $410,000. Tight inventory continues to be a problem. There are 40 percent fewer homes on the market here than the same time last year.
All of the statistics and speculation surrounding our local housing market could be summarized by one basic economic principle – supply and demand. We simply have not had enough homes, among other resources, to accommodate the rapid growth in our region. However, Puget Sound Business Journal (PSBJ) recently reported there is hope ahead in the form of several big condo projects in Bellevue and Seattle.
At the beginning of December Windermere’s Chief Economist Matthew Gardner offered some predictions for the 2017 housing forecast. According to his outlook, “In the coming year, there should be a modest increase in the number of homes for sale in most major West Coast markets, which should relieve some of the pressure.”
These five – possibly six – developments will certainly help support his prediction. According to PSBJ buildings will range in size and unit prices will vary; however, all but one have at least one thing in common – developers from China or Canada. This could indicate that foreign investors that became ubiquitous in 2016 will maintain a strong presence in our real estate market in 2017.
How many units will these projects bring to Bellevue and Seattle?
The PSBJ is reporting these projects will add somewhere between 1,400 and 1,680 units. Keep in mind this number of new units to our region does not include other mixed-use developments that are underway, such as the Totem Lake redevelopment and Kirkland Urban.
The last cycle of additions was nine years ago when there were 3,765 condo units under construction in the greater downtown Seattle area alone. Since then only two major projects have been built in Seattle.
This resurgence of projects is a sign of how quickly local real estate is adapting to keep up with continued growth in our area. I am always working to ensure I stay up-to-date on the most relevant news to help you navigate the market, so reach out to me so I can put my knowledge to work for you!
A record low number of houses for sale in December indicates that 2017 will continue to be a very competitive market for buyers. The good news: those who decide to take the plunge and list their home can count on getting a premium price for their property. Brokers reported that about three-fourths of the homes sold in December involved bidding wars.
Strong demand driven by a booming tech economy and great schools continue to strain the already low inventory on the Eastside. It’s not unusual for a well-priced new listing to receive dozens of offers and to sell for well over asking price. With supply failing to meet demand, the median price for homes sold in December soared 19 percent to a new record high of $803,500.
King County had only about 1,600 single-family homes on the market in December, an all-time low. With the healthy regional economy, demand remains very strong. Prices, however, appear to be moderating somewhat. The median price for a single-family home sold in December was $550,000, up 8 percent over a year ago, but unchanged from October and November. A traditional uptick in inventory this spring may help keep price increases more modest this year compared to the double-digit increases seen in 2015.
According to the Case-Shiller home price index, home prices are rising faster in the Seattle metro area than in any other major region in the country. One issue is space. The city’s existing density means that virtually no new single-family homes are being built in Seattle. As new residents flood in, more people are competing for the already tight inventory. As a result, home prices are up. The median cost of a single-family home rose 6 percent from a year ago to $635,000.
While home prices in Snohomish County are well below those of King County, the gap is closing as prices here are increasing at a faster pace than neighboring counties. The median price of a single-family home in Snohomish County rose 12 percent as compared to a year ago to $400,000. Like King County, inventory is very slim, indicating a market heavily favoring sellers.