Keeping Up with The Joneses: Seven Yard Tools a First-Time Homeowner Needs

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So basically, when you have a baby and wife and a career, your home reno slows down a little when your extended family flies back to their respective time zones. Last month, we shared about that pesky 15% of a project that gets left undone.  And maybe we still haven’t fixed the grout line in the shower but… we did start a new project!  Cleaning up the yard!

Did you know that gardening tools are really expensive?  I didn’t.  We even priced out what it would cost to have a landscaper come every two weeks just to mow and edge our front and back yard (which would leave us to the weeding, sweeping, etc.) but alas… that is also expensive (about $100 per month).  So… Hi-ho, hi-ho, it’s off to Home Depot we go…

Seven Yard Tools All First Time Home Buyers Need:

Lawnmower: Self-propelled so you don’t have to work as hard. Just being real.  Our lot is about 7,000 square feet so there’s a whole lot of other things I will do to break my back.  Mowing the yard doesn’t have to make the cut (the cut… because it’s a lawn mower… get it?) $399 + gasoline (verses $150 for a bagless push mower… ain’t nobody got time for that.)

Weed-eater: Not just for trimming weeds but more for making the edges of things look more like edges rather than wobbly overgrown lines.  It basically gets to the stuff your mower can’t.  My dad advised we buy a gas-powered trimmer – he said they last longer and can be more powerful.  A little more tricky to start though and more maintenance.  I guess we could have gone either way.  Who knew gardening would be such a gamble?  No wonder my wife loves to garden.  She also loves the casino. $119 + gasoline (Sorry, environment!)

Hose Reel: Speaking of my wife, I called Jenn from Home Depot and told her that I had found the perfect solution to our front yard hose, all coiled up on the ground.  I had found a $70 hose reel/box.  It was the prettiest hose box I had ever seen.  My wife said that spending $70 on a plastic hose box may be a little extravagant so we met in the middle and purchased this $30 reel that seems to do the trick.

Gardening Gloves: Protective gloves are probably the cheapest thing on this list… yet we have not bought them.  After paying over $100 for literal dirt to fill our raised garden boxes, I guess some luxury had to be sacrificed.  $3.98/pair which is less than my typical triple shot Americano (which is a luxury I cannot part with.)

Hedge Trimmer: I haven’t used ours yet as my wife has taken up hedge trimming to express herself artistically.  The previous owner of our 1940’s fixer was really into her yard and planted some really cool stuff over the last 65+ years.  But as she aged, the yard was less tended to and some of the larger bushes took on a life of their own. This trimmer does the trick.  I recently asked Jenn to commission a topiary of our dog, Whiskey.  She declined. $49.97 for a corded trimmer.

Push Broom: Good for sweeping up the big mess you make when you’re trimming stuff.  I love that ours is called the “Quickie Bulldozer.” Doesn’t that just radiate power and sweeping efficiency? $9.98 well spent.

Blower/Vacuum: I experienced the thrill of my lifetime when I realized that our electric leaf blower was also a vacuum!  Perfect for sucking up all the lawn clippings left behind from the weed eater.  It puts that Quickie Bulldozer to shame.  It’s got a max air speed of 250 MPH for $63.21.  Enter manly grunt akin to Tim “The Tool Man” Taylor.

Tyler Davis Jones is a Windermere Real Estate agent in Seattle who, with his wife Jenn, recently traded in their in-city condo for a 1940s fixer-upper. Tyler and Jenn, along with the help of some very generous friends and family members, are taking on all the renovations themselves. You can follow the transformation process on the Windermere Blog or on Tyler’s website and Instagram. 

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What Millennials are Looking for in an Apartment or Condo

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LinkedIn recently told us that 4,279 new apartments were added to Seattle’s local inventory last year, and based on the number of cranes you constantly see around the city, we believe them. With so many choices, Millennials are getting really specific about what they want in a living space and the lifestyle it provides them. Here are some of the amenities we’re told that Millennials have come to want, and in some cases, expect:

1.  Parking & Electric Car Charging Stations

2.  High Speed Internet and WIFI (around the entire building). Preferably free WIFI on the first floor

3.  State of the Art Fitness Center  –  Fitness centers not only act as a place for exercise, but now a place to casually socialize and build friendships.  For instance, when a developer integrates fitness classes into the gym, they are creating a space where tenants can connect with their building community.

4. Dog Grooming/Washing Facility & Outdoor Pet Run:  As many millennials are postponing starting a family to focus more on their career, their pets are like their children.  With that said, an apartment building that doesn’t allow their fury friends will ultimately be losing out on a big portion of the millennial pie.

5. High- Tech Control Automation:  Using smart technology to control your thermostat, lights, switches, sensors, and locks while you are away.

6.  Business Center/ Work From Home Space:   With remote work becoming an increasing popular trend, the potential ways of catering to work-at-home tenants are limitless.

7. Laundry Facility/Service and Dry-Cleaning Drop Off/Pick Up- Laundry is a hassle, and most renters want the burden of doing laundry to be, well, less burdensome. Programs like “Laundry View” are used in some apartment buildings to view how many washers and dryers are in use. It will also send you text alerts when your laundry is done.

Read the full article on LinkedIn.

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Buying Waterfront Properties – What You Should Know Before Taking the Plunge

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Living on the Water Is a Lifestyle

Enjoying direct and private access to the water is typically the primary motivator for buyers seeking a waterfront property. As such, it’s really important to consider how you intend to use your waterfront. For example, if you’re a boater, evaluate the moorage at the property. Is the water deep enough for your particular type of boat? Is there a boat lift to keep the boat out of the water when not in use, or do you plan to dry dock for the winter? If you’re a swimmer, is the lakeshore accessible to wade in, or do you have to jump off a dock or platform?  If you have jet skis, sail boats or other water toys, is there a place to store them or moor them? If you’re looking forward to peaceful days on your stand-up paddle board, is the water in front of your home typically choppy or calm? When you entertain, is there ample parking for guests or space for visitors to tie up their boats on your dock?

Your directional orientation will also impact your waterfront living experience. East-facing waterfront will allow you to enjoy wonderful sunrises. If you prefer sunsets, west-facing waterfront is preferable. South-facing properties generally enjoy light all day but can also experience more direct weather.

Focus on the Property More than the House

The golden rule of real estate, “location, location, location,” is even more true when considering a waterfront property. The ratio of land value to total property value is generally higher in waterfront properties. You can always update and change your home, but you cannot change the location. Consider especially the following features of the property:

  1. View. One of the great perks of being on the water is enjoying the beautiful views. Understand if your view is protected by CC&Rs or view easements. If there are any view-obstructing trees or structures, identify whose property they are on and your ability to maintain your view.
  2. Proximity to the Water. If the home is not close to the shoreline, consider how you’ll access the water. If you plan to entertain lakeside, think about how you’ll get food, beverages and supplies down to the waterfront easily.
  3. Privacy. The property’s feeling of privacy usually corresponds to its waterfront frontage. The larger your waterfront frontage, the more buffer you’ll have from your neighbors.
  4. Topography of the Land. Is the waterfront property on a level lot or a steep slope? Access to the water is easier on a flat lot – many lakefront lots are steep and can be difficult to get up and down to. Again, this impacts the value of the property.

​Understand What You Can and Can’t Do with the Property

Waterfront properties are subject to additional regulations and codes from various local, state and federal agencies. There are very strict regulations on shoreline development. If the property requires a new dock or bulkhead, it’s important to know that this can be a very challenging process given the multiple government agencies involved. These limitations are likely to get even more restrictive in the near future as the shoreline regulations are being updated. Sooner is better than later in applying for any permits related to docks, bulkheads and changes to the shoreline.

Finally, if you’re planning to build or significantly remodel, do a thorough feasibility analysis given city codes and shoreline regulations. New construction often cannot be built as close to the water as the existing structure under current code. In addition to meeting with the city, engage an architect and builder who have significant experience building waterfront properties in your area to help advise you about what likely limitations there are on your particular parcel.

Every Waterfront Property Is Unique – Learn the Nuances

Living on the water means that you have an additional set of factors to consider concerning your waterfront experience. For example, what is the boating traffic like in front of your home? Is it a busy channel or near a favorite fishing spot where boaters tend to congregate? Look closely at the properties of your waterfront neighbors: is there a tear-down next door so there will likely be a construction barge in front of you for the next few years? Does your neighbor have a huge yacht moored all summer that blocks your view? Is there a public beach nearby or community club that will cause noise late into the evenings?

If you’re considering shared waterfront, be especially thorough in understanding your rights and ownership interests. Some shared waterfront properties have a specifically deeded boat slip, though many others share an interest in a community dock. The system for moorage assignment and rotation can often lead to contention among neighbors, so it’s important to learn as much as you can about how the shared waterfront and is handled in your neighborhood.

There is a reason that owning a waterfront home is a life-long dream for so many people – it brings an extraordinary lifestyle. As a significant financial investment and very unique type of real estate, it’s especially critical to engage professionals who understand the complex issues inherent in waterfront properties. Equipped with the right expertise, guidance and knowledge, you’ll be ready to turn to your waterfront dream into a reality.

Kelly Weisfield is a Premier Properties Director and works out of the Windermere Real Estate Mercer Island office. She has the privilege of helping her clients with waterfront, view and luxury homes on both sides of Lake Washington.  Prior to becoming a real estate agent in 2011, she was an attorney for 11 years.

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Stage Your Home to Impress Holiday Guests

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A few tricks used by professional home stagers can make your home holiday-guest-ready, even if you’re preparing for a visit from your in-laws, not potential buyers.

While friends and family might be more forgiving than a home-shopper would be, you’ll still want to create a clean and uncluttered atmosphere for making holiday memories. A major difference is, for friends and family, you don’t need to depersonalize. Tastefully placed photographs and kids’ hand-made masterpieces can help make a house a home, after all.

But you do want to make your place look and smell clean, and you might even want to evoke a sense of holiday magic and warmth. Michele Graham, a Long & Foster regional administrator and accredited home stager who works with agents in the greater Philadelphia area, offered these tips:

Cleanliness first. Make bathrooms sparkle and shine, since these are rooms every guest will probably see. Add fresh cut greens on top of the window treatments, and set out festive holiday hand towels or napkins. Keep small caddies of cleaning supplies in the bathroom and kitchen, or at least on each level of the home, to make clean-ups faster. In the kitchen, run a piece of fresh lemon through the garbage disposal and wipe off the splash guard, which can collect grime.

Clip an automobile air freshener to your shower curtain in a hidden spot to keep the bathrooms smelling good. You can use dryer sheets to do a quick dust job or polish up chrome faucets. Baby oil will make stainless steel appliances shine.

Add sparkle. Put something shiny in every room, whether it’s mirrors, mercury glass, silver or gold candlesticks, picture frames, or a string of white lights. The light will bounce off eye-catching shiny and metallic surfaces.

Bring in some green. Liven up your mantle or table with evergreen branches, holly boughs with berries, dogwood, and other décor provided by nature. You might find the perfect accents right in your own backyard.

Layer and add depth. A few silver and gold accessories add formality, while plaids and burlap are more casual. Embrace the palette of the season, with its gray sky, snow and evergreens. Even after the holidays, you can use white and silver accents around the house. You can add a pop of color using throw blankets and pillows.

Festive curb appeal. Greet your guests upon their arrival with window boxes filled with fresh-cut greens or even fake ones. Holly branches, pine cones and shiny round Christmas ornaments catch the eye.

Graham said you don’t have to spend a lot of money to get your home ready for the holidays. Most of the items she recommends can be found at dollar stores and thrift shops.

And one of the best ways to brighten your space is free. “Keep your window treatments open to let in as much natural light as possible,” Graham said. “It will add a wonderful glow to accent your décor.”

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Holiday Mantel Glam Decor

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Anyone who has a fireplace can appreciate how versatile a mantel is. It’s easy to change its look with the different holidays and seasons. And there’s no better season to do this than Christmas. Hang a wreath, decorate it with candles, ornaments, and twinkling lights. The options are endless. If you’re not sure where to start, pick a theme. Here are some ideas to consider.

Gilded

Gold never goes out of style – especially when it comes to the holidays. If you choose this theme, the majority of your pieces on your mantel should be gilded in one way or another. Generally, it’s good to have a centerpiece. Try a gilded metal wreath to hang above the mantel and make a bold statement.

All White Everything

Nothing says Winter Wonderland like an all-white theme. All-white is pretty glam as it is, but you can use these stockings to add that little extra je ne sais quoi. What’s even better is you can keep it on after the holidays, through the winter. Add a mirror to the wall above the mantel for added appeal.

Go Green

Go natural with some lush greenery. Create a base of winter greenery and lights, then layer on the Christmas touch with holiday candles and reindeer. Once the holidays are over, switch out the Christmas candles for plain ones and put away the trees and stockings. Leave the garland, crystal and silver candlesticks, and even the wreath for a fantastically decorated fireplace focal point for the remainder of the winter season.

Rustic Glam

Start with a pre-lit sparkling garland along the mantel top and a pre-lit wreath above. Add in some pine cones, candles (in mason jars or try glassy-babies), and silver accents in whatever way you deem fit. Add some white stockings with a variety of textures and designs and you’re ready to go.

Colors Galore

If you have kiddos running around your house, a colorful theme is a good way to go. You can’t go wrong with reds, blues, pinks, greens, oranges, etc.; anything bright makes for one of the most festive themes! You can make a DIY Ornament Garland if you have a bunch of leftovers from your tree. Take a few boxes and frames, wrap them with colorful paper and bows, and lay them tastefully on your mantel.

See our Pinterest board for some visual inspiration!

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5 Tips to Improve Indoor-Outdoor Flow

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Wouldn’t you love to double the size of your house for the holidays, or when you’re entertaining a large groups of friends? And when the party is over and all the guests have gone home, have your nice, cozy house back just like that?

It doesn’t make sense to maintain a large entertaining space that gets used only a couple of times a year. That’s why it’s so practical to have a functional and efficient indoor-outdoor space.

Modern Outdoor Spaces: Blurring the Lines Between Indoors and Outdoors

Having a well-designed outdoor area adjacent to your main entertaining rooms is a great way to get more space when needed and to add value to your home. The indoor-outdoor concept is not a new idea, but when you combine it with an open floor plan, you can create a large entertaining area that your guests will savor.

Here are some tips to make sure you get the most out of your indoor-outdoor design.

Dawna Jones Design, original photo on Houzz

Create a big opening. Don’t be afraid to invest in big openings between your indoor and outdoor spaces. Large pocket or accordion doors are a great way to blur the visual barriers between the two areas. When weather permits, you can open up the exterior wall and instantly double the floor space.

IndoorOutdoor 2: Giulietti Schouten Architects, original photo on Houzz

Keep it covered. It’s always best to have a combination of covered and uncovered outdoor spaces — but be sure to provide a covered entertaining area if at all possible. Essentially, you’ll be creating a series of outdoor rooms that will give you a sense of place without taking away from the fact that you’re outdoors.

Browse Thousands of Outdoor Umbrellas

JMA (Jim Murphy and Associates), original photo on Houzz

Make it level. The goal is to remove any visual or physical barriers between the two spaces — including any changes in floor level. Making sure your indoor and outdoor spaces are on the same plane assures they’ll function as one space when needed.

IndoorOutdoor 4: Horst Architects, original photo on Houzz

Create floor flow. Choosing a flooring material that works well inside and out is another great way to make the two spaces feel connected.

Hire a Flooring Professional

Take advantage of the view. There is nothing more impressive than a large, open space that takes advantage of an incredible view. Make sure you orient your interior to look at the vista through the adjacent outdoor space. This way you’ll get to enjoy the view from both inside and outside the house.

The truth is, great design is less about the way your house looks (although it should look remarkable), and more about how it functions. A well-designed house will work better, cost less to build, be more efficient to run and maintain, and get you more for less.

IndoorOutdoor 5: GM Construction, Inc., original photo on Houzz

Great design doesn’t cost more to build than good design, but it sure feels a million times better to live in.

By Dylan Chappell, Houzz

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What it Means

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The new tax bill is expected to be signed by the end of the year. Here is a summary of what it means for your real estate…

(By the way, be sure to RSVP for our Market Forecast on January 18th so you can hear our predictions for next year. Click HERE to register)

The new tax bill:

  • Retains the current law for exclusion of capital gains on a principal residence. You still need to live in a home for 2 of the last 5 years to claim a capital gains exclusion. There was a risk that this would be changed to 5 of the last 8 years, but thankfully it did not.
  • Reduces the limit of deductible mortgage debt from $1 Million to $750,000.
  • Retains the ability to deduct mortgage debt on second homes.
  • Allows for an itemized deduction of up to $10,000 for property taxes. When the bill was first introduced, there was no allowance for a property tax deduction.
  • Retains the current 1031 like-kind exchange rules which is terrific news for investors.

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Perspectives: Buyer Fatigue

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Buyer fatigue. It’s a very real thing and we’re seeing it in cities all up and down the West Coast. What’s causing it? Intensely competitive market conditions in which bidding wars and properties selling for significantly more than asking price are the norm. It’s tiring for buyers. It’s tiring for agents. And it’s emotionally draining when you continue to find, and then lose, the perfect home over and over again.

We recently received a letter from a buyer detailing their experience of bidding on and losing home after home. Eventually they were successful but they wanted us to know that they couldn’t have done it without their agent. Not just the winning offer, but the grueling process it took to get there. They felt that their agent provided the perfect balance of emotional support and professional expertise that they needed to stick with it and eventually find a great home.

For us, this really underscored the importance of having a well-trained agent who not only understands how to compete in a seller’s market, but also truly cares about their clients and the outcome. This market isn’t for the faint of heart, so to be successful you have to be determined yet patient, and you need an agent who will put together specific strategies to help you achieve your goals. It requires total transparency and, at times, brutal honesty.

We wish we could tell you that we’re going to return to a balanced market by the end of the year, but unfortunately that’s highly unlikely. So, if you’re already out there, stay strong. There’s a lot of pressure to overpay for homes right now, so be sure to consult with your agent about the best course of action for your situation. If you’re thinking about jumping in, we can’t stress enough how important it is to work with an agent who will help you successfully navigate the rough waters of this unpredictable housing market.

 

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A Home Addition: What to Consider Before Starting to Build

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Adding on to your current home may be your best bet if you’re short on space, but you don’t want to move or can’t find another house in the area with all the qualities you’re seeking. It’s also an attractive option if the house you have is lacking just one significant element (a family room, another bedroom, a larger kitchen, a separate apartment, etc.).

On the other hand, even a modest addition can turn into a major construction project, with architects and contractors to manage, construction workers traipsing through your home, hammers pounding, and sawdust everywhere. And although new additions can be a very good investment, the cost per-square-foot is typically more than building a new home, and much more than buying a larger existing home.

Define your needs

To determine if an addition makes sense for your particular situation, start by defining exactly what it is you want and need. By focusing on core needs, you won’t get carried away with a wish list that can push the project out of reach financially.

If it’s a matter of needing more space, be specific. For example, instead of just jotting down “more kitchen space,” figure out just how much more space is going to make the difference, e.g., “150 square feet of floor space and six additional feet of counter space.”

If the addition will be for aging parents, consult with their doctors or an age-in-place expert to define exactly what they’ll require for living conditions, both now and over the next five to ten years.

Types of additions

Bump-out addition—“Bumping out” one or more walls to make a first floor room slightly larger is something most homeowners think about at one time or another. However, when you consider the work required, and the limited amount of space created, it often figures to be one of your most expensive approaches.

First floor addition—Adding a whole new room (or rooms) to the first floor of your home is one of the most common ways to add a family room, apartment or sun room. But this approach can also take away yard space.

Dormer addition—For homes with steep roof-lines, adding an upper floor dormer may be all that’s needed to transform an awkward space with limited headroom. The cost is affordable and, when done well, a dormer can also improve the curb-appeal of your house.

Second-story addition—For homes without an upper floor, adding a second story can double the size of the house without reducing surrounding yard space.

Garage addition—Building above the garage is ideal for a space that requires more privacy, such as a rentable apartment, a teen’s bedroom, guest bedroom, guest quarters, or a family bonus room.

Permits required

You’ll need a building permit to construct an addition—which will require professional blueprints. Your local building department will not only want to make sure that the addition adheres to the latest building codes, but also ensure it isn’t too tall for the neighborhood or positioned too close to the property line. Some building departments will also want to ask your neighbors for their input before giving you the go-ahead.

Requirements for a legal apartment

While the idea of having a renter that provides an additional stream of revenue may be enticing, the realities of building and renting a legal add-on apartment can be sobering. Among the things you’ll need to consider:

  • Special permitting—Some communities don’t like the idea of “mother-in-law” units and therefore have regulations against it, or zone-approval requirements.
  • Separate utilities—In many cities, you can’t charge a tenant for heat, electricity, and water unless utilities are separated from the rest of the house (and separately controlled by the tenant).
  • ADU Requirements—When building an “accessory dwelling unit” (the formal name for a second dwelling located on a property where a primary residence already exists), building codes often contain special requirements regarding emergency exists, windows, ceiling height, off-street parking spaces, the location of main entrances, the number of bedrooms, and more.

In addition, renters have special rights while landlords have added responsibilities. You’ll need to learn those rights and responsibilities and be prepared to adhere to them.

Average costs

The cost to construct an addition depends on a wide variety of factors, such as the quality of materials used, the laborers doing the work, the type of addition and its size, the age of your house and its current condition. For ballpark purposes, however, you can figure on spending about $200 per square foot if your home is located in a more expensive real estate area, or about $100 per foot in a lower-priced market.

You might be wondering how much of that money might the project return if you were to sell the home a couple years later? The answer to that question depends on the aforementioned details; but the average “recoup” rate for a family-room addition is typically more than 80 percent.

The bottom line

While you should certainly research the existing-home marketplace before hiring an architect to map out the plans, building an addition onto your current home can be a great way to expand your living quarters, customize your home, and remain in the same neighborhood.

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Should We Be Concerned About Another Housing Bubble?

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Over the last several years, many of the circumstances that triggered the previous housing bubble have changed. Windermere’s Chief Economist, Matthew Gardner, breaks down how tax policy, bank regulations, interest rates, lending standards, and home equity have improved our ability to avoid another bubble.

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