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II get this question a lot: What are the most desirable suburbs of Seattle? Which Seattle suburb is the best? Which Seattle suburb should I relocate to?

Choosing a Seattle suburb to relocate to or a new neighborhood in the Seattle suburbs to move to can be a difficult decision. The answer completely depends on your own set of criteria. Do you have a family and need to consider Seattle suburb schools? Do you need to find the very best Seattle school district or are you interested in a very good school district in a Seattle suburb that might offer more bang for your buck when relocating?

Does commute time to work matter to you? Are you willing to use the Seattle transit system to get to work?

Do you want a city neighborhood or a suburb?

Horse property? Townhouse? Condo? Waterfront? View? View of city, water, or mountain? All three?

Seattle real estate offers options! There is usually something for everyone depending on your specific needs. In many cases, there is no need for a compromise. That is truly one of my favorite things about Seattle and Seattle real estate!

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting - I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake),Eastlake, Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace,Redmond, Kirkland, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

Seattle’s Eastlake neighborhood!  I think it has the perfect combination for someone who wants to live in the outdoors, but also in the city - great shops and restaurants plus easy access for commuting.   Eastlake seems to have a park for everything and living is good!  Buying now in Eastlake is a great investment considering all that is going on in South Lake Union……………….

Here are a few details about the listing I just put on in Eastlake:

Gorgeous Lake Union Views from this spacious better than new Eastlake 2nd floor view condo with new Maple hardwoods, French doors, wood burning fireplace, huge walk in closets, Owners suite w/ large bath, plus another full bath in hall, large laundry room, Granite counters, cherry cabinets, stainless appliances including wine fridge, & tons of new touches throughout. Storage, secure parking, and all appliances stay!

This great place is conveniently located in heart of Eastlake right next to parks (Easy free kayak launching nearby!), shopping, & more! This Eastlake building is extremely well maintained with newer windows, roof, siding, and landscaping - AND there are reserves with the extremely well managed and strong association! Plus: Have a pet?  Check out their great pet policy!

More info? Eastlake Condo

If you are thinking about living in Eastlake, please feel free to contact me for more exciting opportunities in this amazing Seattle neighborhood.  realestate@cooperjacobs.com

I love the green building going on around Seattle – I actually am working on my ECO Broker designation and love looking around at all of the different variations of “building green” going on in houses, townhomes, and condos. Most of the builders who claim to be green builders are completely legitimate with well thought out plans for green homes that not only are better for the environment, but also have thoughtful design. I have however come across some that just seem to be trying to ride the coat tails of the green trend. Luckily, they are the minority in Seattle!

I haven’t gotten all the way through my studies, but I checked out a development yesterday that has been sitting for a while. Suddenly, the entry sales sign changed and it was claiming to be “Built Green”. This bugged me because except for the really energy efficient siding on the houses, they really don’t seem to be very green. In fact, I know for a fact that the builder got into trouble by knocking over a bunch of trees without getting proper permits. I got inside and almost all of the floor was marble and the off gassing from the MDF made my eyes water.

I need to find the Built Green police and report this one! In the mean time, it is a good lesson to Seattle buyers who are looking to buy green. Buying green should not be about getting more customers in for a few buzz words, but rather changing the way people are living. Selling something that couldn’t possibly be that green in spirit really seems like bad business to me. Just my two cents.

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I haven’t always been one of those Realtors who is hot on new construction. The plain truth is that in a stronger Seattle real estate market new construction wasn’t always the best deal. In fact, Seattle buyers who insisted on new construction usually paid a premium for it. There simply was not much in the way of negotiation.

Good things about new construction:

1. Wonderful big open floor plans
2. New Everything – nothing to fix
3. Maintenance up front is usually cheaper because all systems are new
4. Wonderful features designed for how we live now – bigger bathrooms, etc.
5. Builders are definitely starting to lean towards energy efficiency and Built Green aspects

Less Desirable points of new construction to some buyers:

1. Bigger price tag (negotiable!!!!)
2. Small Yard or no yard in most cases
3. Inconsistent architecture when new construction is plopped down in the middle of somewhere
4. Those funny retaining ponds
5. Some cookie cutter designs at times – definitely not custom in most cases

There is a very different story in Seattle new construction and Seattle suburb new construction now. If you are a non contingent buyer (meaning the sale doesn’t depend on you selling your current home) then you are in a window of golden opportunity right now! You can negotiate on price, perks, upgrades, and bonuses – plus get your closing costs paid in most cases. In addition, I like to make sure my buyers get a refrigerator and sometimes a washer and dryer of their choice!

Seattle suburbs new construction areas that have some nice developments right now:

Lynnwood, Everett, Snohomish, Mountlake Terrace, Brier, Bothell, Redmond, Mill Creek Marysville, Lake Stevens, and Lake Forest Park

These are all in different price points – there are townhomes, too, but also larger homes. The developments I am touring have some nice features and are definitely worth a look if you are interested in Seattle suburbs new construction.

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting - I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

Yes, we are in a buyer’s market in Seattle – that is obvious as the inventory has increased and the buyer pool is smaller. In addition, short sales and foreclosures have increased so much so that the NWMLS has had to come out with new rules for short sales. Buyers who are well qualified are out there looking for the best deal and I am noticing that the trend is to look for a Seattle short sale or foreclosure. Although the chance to earn instant equity may be appealing and there are many wonderful aspects to purchasing a short sale or foreclosure, this may not be your best deal.

These properties are in many cases distressed in more ways than one ranging from appliances that have been pulled out and sold to deferred maintenance issues, and even thousands of dollars in unpaid bills that run with the property. Short sales in addition have a very low percentage of success rate as far as making it to close before the bank sends them to auction. Unfortunately, from what I have seen recently, the banks are still unwilling to be reasonable in many cases. On top of that, there are usually more than one department at the mortgage company involved and the left hand doesn’t speak the same language as the right hand. It is great that the MLS has tried to put a system in to make short sales a bit easier, but I really think that until the mortgage companies put a clear system in place, there is going to continue to be a low percentage of them that actually reach the closing table. This is bad news for both buyers and sellers – and the banks, but so far, I am not seeing the banks concerned enough to change this.

I think the better deal out there right now is new construction. These properties are out there sitting costing somebody something to carry them. There are perks galore being offered on them and the cost of maintenance up front is very low. The cosmetics are perfect and the builders are able to play ball when it comes to negotiating. In fact, I am seeing that when it comes to negotiating price, new construction has a much better potential for getting the better deal! New construction isn’t for short term flippers – the price is right, but be prepared to sit on the investment until the development is sold out or mostly sold out. With all of the perks and special pricing going on, there is no appreciation until the builder is out of the neighborhood. For the owner occupied buyer, though, this purchase can be ideal for earning equity.

Really, Chocolate & Going Green in Seattle?

Whether you are looking at buying green in Seattle or going green via green remodel, there is a special offer for residential customers in the Green Up program through Seattle City Light. From now through 7/31/2008, residential customers who decide to make a commitment to the environment and join the Green Up program are in for a treat – an organic THEO chocolate bar from the Seattle based chocolate factory as well as a two for on coupon for a tour of this local chocolate hot spot in Fremont.

What is Green Up in Seattle?

Green up is all about Seattle going green and putting your money where your mouth is. Green up is a voluntary green power program for both residential and commercial customers. Designed to allow the customer to show their commitment to green energy, the Green Up program enables customers to help go green by purchasing green power for a portion of their energy bill. Customers can also purchase green power for LEED credits.

This is a great opportunity for Seattle City Light customers to really make an impact! These programs are only going to work well and be implemented faster if we support them now!

Seattle had a perfect day – Sat April 12^th, 2008 was the very most perfect day I have seen in Seattle weather in some time. Zeeks made my vegetarian Thai pizza with chicken, but other than that the day was absolutely perfect. It is hard to believe that today Sunday is cooler and shady again after actually getting a bit too much sun on Sat – a perfect 70 degrees – made even more perfect by how I spent my morning. I took a break from selling houses and working in my office to do a walk with the Newfoundland Club of Seattle at Green Lake – It was so amazing to spend my morning in one of the best and brightest neighborhoods in Seattle among my favorite breed of dog.

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting - I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

Short sales are popping up more and more across the Seattle area. Buyers need to be aware of whether not a potential property is a short sale because the offer process is quite different.

Here is the NWMLS definition of a short sale:

“A “Short Sale” is a sale that does not produce sufficient funds to cover the existing monetary encumbrances against the Property, closing costs, real estate commissions, and other financial requirements of closing. Seller’s creditor(s) are those third parties who have an interest in the Property in the form of a deed of trust, some other security, or a lien (e.g. tax lien).”

See my problem with a short sale listing is that buyers go into the process without the full knowledge of how different it is from a “normal” transaction. The NWMLS has come up with a form to help, but making sure to use a short sale agent in the process is the best plan of attack. Short sales can be great deals, but knowing what is involved is key.

Knowing that a listing is a short sale is also key since there are no guarantees as to price or commission in a short sale. The offer is (or should be) always signed subject to lien holder approval. The lien holder almost always inevitably comes back with a higher price even if you offer the list price and they also usually come back with a lower commission amount for the two agents involved. False advertising all around in my opinion. The MLS is now stating that a short sale listing must be disclosed. This is a step in the right direction in my opinion.

Another really needed change: Short sale properties typically stay marked as “active” in the MLS while the approval from the lien holder is being obtained. This is frustrating for buyers out there and also bad for the MLS stats. I think the short sale numbers are actually seriously dragging down the area stats overall and the new rule is a helpful one in that. The properties with offers which are waiting for approval will be marked “pending – BU” until they go to “pending” and then “sold”. I am extremely pleased with this development which will be good for everybody. Other sellers in the neighborhood who may be waiting for a distressed property to come off the market before they put theirs on can now have an easier time without false lower priced competition.

Introducing Form 22SS:

The MLS’s short sale addendum for Washington state (Hallelujah!). It isn’t perfect, but it is going to help clarify a lot of the process and steps that have been unclear in the past. First of all the from states that the property is a short sale and that the lien holder has to approve the offer. The form then gives the seller so many days (default is 30 days) to get that approval. Mutual acceptance is explained as when the lien holder approval is delivered. 22SS Gives the buyer the option of checking a box to either say that the seller can accept other offers for lien holder approval while they wait for their answer or not. My advise on that to buyers is check the box that allows your deal to be the only deal in town. Of course, my advise for a seller is usually the opposite depending on the situation. Lastly, the new from gives the buyer the right to back out of the deal at any time prior to lien holder approval.

Seattle Newfies! I love Newfoundlands - you might already know that about me…  any Newf event is something I want to be at, but a Newf event at Green Lake is two of my favorite things put together!  Check it out! 

From the Seattle Newfoundland Club website:

 Green Lake Walk

“April 12th will be the 30th Annual Walk around Green Lake and picnic at Woodland Park. 2nd Quarter General Membership Meeting. Contact Kristle Marangon for details or if you are interested in helping out. ”

I promise this is worth it just to come check out all the gorgeous Newfies!  There is nothing like being surrounded by these gentle giants!  I plan on being there with bells on for the beginning cart training demo at 9. 

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting - I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

 If you are thinking of relocating to Seattle, I am an expert at Seattle Relocation services and can help you find the perfect home while making sure it is a solid financial investment! 

Thinking about relocating to Seattle and wondering about crime rates? Looking for information about what is a safe neighborhood? Seattle is full of wonderful neighborhoods and has amazing architecture on top of it, but make sure to check out the crime rates! Moving in Seattle should be fun, but at the same time you want to be safe.

Here is the link to the crime density map of Seattle for 2007 provided by the city of Seattle:

http://web1.seattle.gov/seastats/doStatistics.aspx

Each Seattle neighborhood has its own statistics and this map from the city is handy in letting you know the crime density per neighborhood. You can even break it down into crime density by specific crimes if that is more helpful.

Courtney Cooper ….For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting - I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

 If you are thinking of relocating to Seattle, I am an expert at Seattle Relocation services and can help you find the perfect home while making sure it is a solid financial investment!