Just Real Seattle Blog

Downtown Seattle Luxury View Condo Tour 2010

Brad Davis (Keller Williams Greater Seattle) — Wed, 30 Jun 2010 05:45:08 -0700

In case you missed it, the Pike Place Market Foundation held its annual tour of Downtown Seattle luxury view condos on Sunday, June 27 from 1:00 - 5:00 p.m.

My clients' gorgeous home in the Watermark Tower at 1107 1st Avenue #907 was one of 12 homes featured on this year's tour. It was the only home on tour currently offered for sale.

An estimated 350 people came through with the help of 50 volunteers, raising some $8,000 in one day to benefit the Pike Place Market Foundation.

Funds raised help provide services for the low-income residents of downtown Seattle, including the Pike Market Medical Clinic, Senior Center, Child Care & Preschool and Downtown Food Bank.

For more information about the Downtown Seattle luxury view condo for sale at the Watermark Tower, visit http://www.justrealseattle.com/ or call (866) 766-REAL [7325].

Considerations when buying new construction condos in Seattle

Brad Davis (Keller Williams Greater Seattle) — Sat, 12 Jun 2010 16:07:29 -0700

For those who may not yet be able to afford a single family home, you may be thinking about condos as a way to get into the housing market. It's a great way to start and, over time, build equity. However, I'd like to point out some serious considerations when buying new construction condos in Seattle.

New construction seems appealing for several reasons. Primairly, many like the thought that this will be there home, that no one else has occupied or lived in the space. Depending on how far along the project has been built, a prospective owner may even be able to select finishes for the unit. Even so, there is also a down side to new construction condos.

Believe it or not, some developers and builders cut corners to pad their margins. That's not all developers, but definitely enough to pose concern. Why? Well, let's take a client of mine for example. He purchased a great new construction condo unit in Seattle's Central District back in 2004. Unfortunately, the building had to be re-sided because it wasn't done correctly the first time around.

While my client's home owner's association (HOA) won a law suit against the builder, the proceeds from the suit weren't enough to cover all the costs for reconstructing the building's siding. This is a fairly good size building, housing 25 units. The HOA then passed an assessment. In this case, since the building is fairly new, the association deemed it pertinent to maintain the reserve they've been accumulating only since 2004. So the unit owners had a charge of at least $10 thousand each.

Even worse, condominiums cannot be bought or sold using financing when an HOA is engaged in a lawsuit or the building is under construction. As well, assessment is a dirty word. Even if one has already been passed and paid off, buyers who have not yet owned a condo may be fearful of a subsequent upcoming assessment.

Anytime one is considering or even contracting to purchase a condo, it's always recommended to make discovery and documentation relating to the HOA a condition or contingency of the agreement. In other words, a skilled agent will ensure a buyer is amply provided a timeframe to review the HOA resale certificate, which is a large file of information. It generally includes HOA financials, meeting minutes, covenenants, restrictions, etc.

Just to be clear, I'm not writing this piece to disuade anyone from buying new construction. Rather, I want to point out that while most may think new construction is a better way to go, it really depends on who built it and the quality that went into the materials and craftsmanship. Again, these are important considerations for buying new construction condos in Seattle.

Your success is my business,

Brad Davis

www.JustRealSeattle.com

Central Seattle 3 Bedroom Townhome Rental

Brad Davis (Keller Williams Greater Seattle) — Sat, 16 Jan 2010 13:31:03 -0800

Newer, stylish Central Seattle 3 bedroom townhome is three-stories with 2.5 bathrooms offered for sale for $469,950. Home features abundant, natural light, wood floors, cook's kitchen with stone counters and gas cooking, three spacious bedrooms, lots of space for entertaining indoors and out, an attached garage all located just blocks from Downtown Seattle and all major freeways.

Or rent/lease to own for $2,295 per month plus $1,250 deposit. Minimum 6 mo. lease term. Tenant to pay all utilities, maintain alarm system. Pets are neg. w/non-refundable pet deposit. This Central Seattle 3 Bedroom Townhome is the perfect place to call home whether short or long term ...

For more information or additional property photos, visit www.JustRealSeattle.com.

Central Seattle 2 Bedroom Condo

Brad Davis (Keller Williams Greater Seattle) — Sat, 16 Jan 2010 13:28:48 -0800

Urban condo living can have an affordable price tag. Such is the story this Central Seattle 2 Bedroom Condo, unit 208 at the Mill Street Condos on Yesler Way, just blocks up the hill from downtown Seattle in the heart of the city. Here you'll find this generously spacious 2 bed/1.75 bath home with in-unit laundry, which boasts a smart, circular and well-proportioned floor plan. Tucked in away from the street, unit 208 offers privacy, peace and quiet, even outdoors on the covered patio space. More than ample storage and two parking spaces permit one's enjoyment of a more flexible lifestyle.

Exterior building renovations, which include new siding/paint, deck rails and deck re-sealing, are nearing completion. This like-new building will be a great investment for many years to come.

Mill Street Condominiums sit above street-level retail, including the chic corner SOHO Coffee Co. This central location, undergoing a massive revitalization effort, puts the town, its world class restaurants, shops, entertainment and amenities right at your front doorstep. It's all right here at this Central Seattle 2 bedroom condo.

For more information or additional property photos, visit www.JustRealSeattle.com.

Mill Creek Corner Unit Condo

Brad Davis (Keller Williams Greater Seattle) — Mon, 14 Dec 2009 15:08:41 -0800

Mill Creek corner unit condo. Why rent when you can own this carriage house-style, 1 bed/1 bath corner unit w/private, patio entry. Light-filled unit features 9' ceilings,laminate wood floors throughout living areas, huge kitchen w/upgraded counters and new stainless appliances. Spacious master suite w/walk-in closet. Garage parking and storage conveniently located at this Mill Creek corner unit condo. Bldg EE #2030

For more information about this Mill Creek corner unit condo, visit www.JustRealSeattle.com.

Issaquah Highlands Townhome Condo

Brad Davis (Keller Williams Greater Seattle) — Mon, 14 Dec 2009 14:52:55 -0800

Gorgeous 1 bedroom/1 bathroom Issaquah Highlands townhome condo. Bright, spacious home features: sizeable galley kitchen; open great room with high ceilings & marble-surround gas fireplace; large master with custom shutters and walk-in closet; huge bath with oval soaking tub; grand terrace; in-unit laundry; attached 1 car garage; tons of storage and visitor parking. Ideal two-level floor plan feels more like a house. Convenient I-90 access, close to E Lk Sammamish retail w/low HOA dues! Come see what this Issaquah Highlands townhome condo has to offer.

For more information about this beautiful Issaquah Highlands townome condo, visit www.JustRealSeattle.com.

Finding FHA approved condos in Seattle

Brad Davis (Keller Williams Greater Seattle) — Thu, 03 Dec 2009 13:45:15 -0800

Ever wonder how you might go about finding FHA approved condos in Seattle? First, you can contact your local real estate professional. Often, your real estate professional can check the MLS to see whether a condominium project is FHA approved or they can check elsewhere. You can also gather FHA approved condo information on your own via the FHA section of HUD's website.

Why is it important to find out whether a condominum project is FHA approved?

HUD has changed the guidelines for condo projects and existing condo owners who want to get approved for FHA financing. When a condo project is approved, this simply means Buyers can use FHA loan financing to purchase the property. Previous to the change, if a condo project was not FHA approved, lenders were able to perform what was known as a "spot approval" to make FHA financing available for a non-approved complex. Those days are over.

What does this mean to the Buyers?

Attempting to finance a non-approved condo with FHA could mean:

A delayed or stopped closing.
FHA will not loan the money if the property is not FHA approved.
An inability to purchase the home you really wanted.

What types of condominium developments do FHA approvals affect?

Proposed/Under Construction
Existing Construction
Conversions

For more information about finding FHA approved condos in Seattle, visit www.justrealseattle.com.

Your success is my business!

Seattle First Time Home Buyer Classses

Brad Davis (Keller Williams Greater Seattle) — Wed, 14 Oct 2009 00:51:33 -0700

Beginning in November, a collaborative group of real estate professionals are launching Seattle Home Buying 101, a regular series of Seattle first time home buyer classses. While such classes are far from being a new concept, they will provide a condensed format while covering all major topics new buyers to the market will need to know.

Seattle Home Buying 101 classes will be offered on a weekly basis starting in January 2010 and will follow the basic cirriculum as prescribed by the Washington State Housing Finance Commission, though they are not commission sponsored. This group will also continue to offer commission sponsored House Key classes at least two times per month.

More news and information will be available by December 2009 at www.SeattleHomeBuying101.com. For more information on Seattle first time home buyer classses, visit www.JustRealSeattle.com.

Central Seattle 2 Bedroom Condo Open House

Brad Davis (Keller Williams Greater Seattle) — Sun, 11 Oct 2009 15:56:02 -0700

Brad Davis | Keller Williams Realty Greater Seattle | (206) 240-0467

107 20th Avenue #208, Seattle, WA

Central Seattle 2 Bedroom Condo

2BR/2BA Condo

offered at $264,950

Year Built	2003
Sq Footage	964
Bedrooms	2
Bathrooms	2 full, 0 partial
Floors	1
Parking	2 Car garage
Lot Size	Unspecified
HOA/Maint	$255 per month

DESCRIPTION

$3,000 buyer bonus for offers received by 07/08/10. Great Capitol Hill alternative! FHA approved, eligible for: state bond, downpayment assistance and special no down/no PMI financing.

Unit 208 at the Mill Street Condos on Yesler Way is just blocks up the hill from downtown Seattle in the heart of the city. Here you'll find this generously spacious 2 bed/1.75 bath home, which boasts a smart, circular and well-proportioned floor plan. Tucked in away from the street, unit 208 offers privacy, peace and quiet, even outdoors on the covered patio space. More than ample storage and two parking spaces and in-unit laundry permit one's enjoyment of a more flexible lifestyle.

Recent exterior building renovations, which included new siding/paint, deck rails and deck re-sealing, were completed in 2009. This like-new building is a great, no-maintenance investment for many years to come.

Mill Street Condominiums sit above street-level retail, including the chic corner SOHO Coffee Co. This central location, undergoing a massive revitalization effort, puts the town, its world class restaurants, shops, entertainment and amenities right at your front doorstep. Just blocks to Seattle U, area hospitals, freeways and Downtown Seattle.

For more information and property photos for this Central Seattle 2 bedroom condo, visit www.JustRealSeattle.com.

see additional photos below

PROPERTY FEATURES

- Fireplace	- Living room	- Dining room
- Dishwasher	- Refrigerator	- Stove/Oven
- Granite countertop	- Washer	- Dryer
- Laundry area - inside	- Balcony, Deck, or Patio

COMMUNITY FEATURES

- Garage parking

- Covered parking

OTHER SPECIAL FEATURES

- FHA Approved! State Bond & Downpayment Assistance Eligible

- Secure garage parking, two spaces!

- Secure, lobby entrance

ADDITIONAL PHOTOS

Mill Street Condos	Floor Plan
Entrance Hall	Kitchen w/Bar
Living Room w/Deck	Dining Room

Contact info:

Brad Davis

Keller Williams Realty Greater Seattle

(206) 240-0467

For sale by agent/broker

Equal Opportunity Housing

Posted: Jul 2, 2010, 7:24pm PDT

Seattle Bank Owned Property

Brad Davis (Keller Williams Greater Seattle) — Fri, 09 Oct 2009 14:16:12 -0700

If you're thinking about buying a Seattle bank owned property, there are some great opportunities for finding incredible deals in this market. However, there are also some important considerations.

For HUD owned properties, you'll need to work with a reputable HUD registered agent. Most brokerages aren't registered or eligible to represent your bid for a HUD home.

Always be sure to inspect any home you're considering purchasing whenever possible. It's very common for bank owned properties to be sold as-is, which means you can expect no remedies, repairs or further concessions based on the inspection report.

When inspecting a bank owned home, one of the most important considerations will be to make sure the water and electric utilities are turned on. Even if there is an outstanding balance owing on the property's utilities from a previous owner, a municipality will likely turn utilities back on for a day or so to accomodate an inspection. It behooves municipalities to help the home sell so they can have a paying customer again.

For more information about Seattle bank owned property, visit www.JustRealSeattle.com or call Brad Davis, Coldwell Banker Danforth (206) 240-0467.

Your success is my business!

Mill Creek Corner Unit Condo

Brad Davis (Keller Williams Greater Seattle) — Fri, 09 Oct 2009 01:05:44 -0700

Seller offering a 3% interest rate on this newer construction Mill Creek Corner Unit Condo. Get the maximum 6% contribution toward closing costs.

Why rent when you can own this carriage house-style, 1 bed/1 bath corner unit w/private, patio entry. Light-filled unit features 9' ceilings,laminate wood floors throughout living areas, huge kitchen w/upgraded counters and new stainless appliances. Spacious master suite w/walk-in closet. Garage parking and storage conveniently located Mill Creek corner unit condo. Bldg EE #2030

Neighborhood: Mill Creek
Lot Size: 0
Type: Condo/Townhouse for Sale
Floors: Single Story
Parking/Garage: 1
Bedrooms: 1
Baths: 1
Square Feet: 710
Year Built: 2007
School District: Everett
Appliances
Den/Office
Dining Room
Fireplace
Forced Air
Laundry Room
Main Floor Bathroom
Main Floor Bedroom
Walk-In Closet
Private Entry + Garage
BalconyAdditional Storage
Clubhouse/Rec. Room
Exercise Area
Spa/Hot Tub

For more information, call Brad Davis, Coldwell Banker Danforth, (206) 240-0467, brad@JustRealSeattle.com, www.JustRealSeattle.com

Central Seattle 3 Bedroom Townhome Rental

Brad Davis (Keller Williams Greater Seattle) — Wed, 07 Oct 2009 15:08:08 -0700

This Central Seattle 3 bedroom townhome rental is located only 5 minutes from Downtown. Newer, stylish 3 bedroom, 2.5 bathroom three-story townhome in the city. Home features wood floors, cook's kitchen with stone counters and gas cooking, three spacious bedrooms, lots of space for entertaining indoors and out, an attached garage all located just blocks from Downtown Seattle and all major freeways.

Rent is $2,450 per month plus $1,250 deposit. Minimum 1 year lease term. Tenant to pay all utilities, maintain alarm system. Pets are neg. w/non-refundable pet deposit.

For a showing appointment, please call (206) 240-0467.

Neighborhood: Central Seattle
Lot Size: 1355
Type: Condo/Townhouse for Rent
Floors: Two or More Stories
Parking/Garage: 1
Bedrooms: 3
Baths: 2
Half Baths: 1
Square Feet: 1470
Year Built: 2005
School District: Seattle Public Schools

See more details on this Central Seattle 3 bedroom townhome rental.

Information courtesy of Brad Davis; www.JustRealSeattle.com

Seattle Center Fun Forest Closed

Brad Davis (Keller Williams Greater Seattle) — Mon, 05 Oct 2009 18:10:29 -0700

Today marks the end of an era when the Seattle Center Fun Forest closed for good. As a beloved and former remnant of the 1962 World's Fair, the city opted to close the amusement park rides due to declining sales and an altered vision for the downtown cultural park.

I've enjoyed trips to the Fun Forest since moving to Seattle I was seven years old. Of course I had to relive once more my fond memories of my tiny urban amusement park, so I made one final pilgrimage to the play land yesterday afternoon.

The rides haven't changed too much over the years. The blue wind storm roller coaster is a slightly larger version of the red coaster that stood adjacent to Memorial Field. The log ride is in the same spot between the Monorail Station and EMP. What was different is the previous carnival-like atmosphere had all but completly faded.

I remember crowds of people previously swarmed the Fun Forest, especially on the weekends and on nice, sunny summer days. There were game booths brimming with plush prizes, vendors, performers and of course the "thrill" rides, though they're likely only somewhat thrilling to those 10 and under.

For me, the Fun Forest served as an important symbol. It was a small urban oasis in one of the Pacific Northwest's chief cities, which showed we had a softer side which appealed to the young and young at heart. I recall a time back in the late 1980's when Disney expressed strong interest in transforming Seattle Center into somewhat of an urban theme park attraction. The city really missed wishing upon that lucky star by not solidifying such a partnership. If the Fun Forest was once able to capture the imagination of Disney, just think of what might have been.

Alas, here we are today, living in a city where our historic landmarks cling on for dear life, shivering in the shadows of sprawling, squeaky-clean and high-rising multi-use development projects. Sure, the Fun Forest has always been a bit campy, but it was for so long a vibrant part of the pulse at the core of our city's soul. I always thought the very reason they named Seattle's former World's Fair campus "Seattle Center" because it is the very heart of our city.

It's the end of a great era, the Seattle Center Fun Forest is closed forever ...

Your success is my business!

Brad

www.JustRealSeattle.com

Kirkland Condo Mortgage Nightmare

Brad Davis (Keller Williams Greater Seattle) — Mon, 05 Oct 2009 15:08:57 -0700

For one Kirkland condo Buyer, getting a mortgage quickly went from being a relatively straight forward process to a nightmare. It's certainly a sign of the times; easy real estate deals have become a thing of the past in our new economy.

The lending pendulum has swung from the far liberal direction all the way across to the far conservative. Eventually I suspect the pendulum will come to rest somewhere in the middle of liberal and conservative. Most would refer to this process as a market correction.

In the extreme case I'm referencing, the lender for this particular condo property in Kirkland found a disparity between the development's parcel address and the actual address of the individual condominium unit. The difference in street address between the parcel and a condo unit is quite common. However, the way in which this particular lender, Evergreen Bank, dealt with the disparity wasn't.

My Buyer and I were just a couple days from closing when the bank put the breaks on this deal. Their concern was that the street address on file in the county records office differed from the actual unit address on the underlying title documents and the master insurance documents.

In Washington State, real estate agents are required to ensure full and complete property legal descriptions are attached to each and every purchase and sale agreement. Such documents clearly define the property that's being bought and sold. Without a legal description attached to the purchase and sale agreement, acknowledged by both Buyer and Seller, a contract could be voidable.

In this case, however, Evergreen Bank refused to reference the legal description as the most accurate way to acknowledge the property they were being commissioned to loan money on. Instead they gave us the run around for two weeks following our original closing date until they finally agreed to work with the tax ID or APN number specifically assigned to the condo unit by the county tax assessor's office. Well, that was after I called in a favor to a colleague of mine who works in the assessor's office. Evergreen also required us to draft a completely new purchase and sale agreement with the specific condo unit physical street address. Meanwhile, we extended our closing date two additional times and we were forced to draft a lease agreement for occupancy prior to closing as the Buyer had already given notice to move out of her apartment and otherwise had no place to live.

The way Evergreen Bank handled this transaction was completely unacceptable, turning what should have been a very straight forward Kirkland condo mortgage transaction into a complete nightmare.

Your success is my business!

Brad

www.JustRealSeattle.com

Seattle Real Estate Market Recovery

Brad Davis (Keller Williams Greater Seattle) — Sun, 04 Oct 2009 15:47:50 -0700

The Seattle real estate market recovery may be a long way off. Generally speaking, when someone is injured, the more severe their wound, the more involved their natural healing process will be. If one considered the economic crisis of late 2008 and subsequent real estate downturn to be like an ailment, then it would only stand to reason why we may very well be embarking on a long road to recovery.

We have had good news and signs the real estate market is beginning to stabilize. National home sales rose for nearly four consecutive months. In July, sales increased in 18 of our 20 regional markets. Seattle was, however, one of three markets reporting continued price declines.

With consumer confidence down and new unemployment claims unexpectedly spiking in September, it's clear our regional market is not poised to hurriedly bounce back.

"While housing is showing some signs of having reached a bottom, we need to recognize that it is a sector still on life support," Richard W. Fisher, president of the Federal Reserve Bank of Dallas, said Tuesday, according to excerpts of his speech. "The market for housing will not become truly robust until market forces replace the prostheses of government support."

The $8,000 first time home buyer tax credit has placed healthy pressure on the real estate market, motivating buyers who are trying to beat the December 1^st deadline. However, many in the industry believe the government's effort to keep interest rates low has been the most effective stimulus. This too will soon end.

Banks still have plenty of money to lend as well as some great loan programs to entice buyers. Loans today more closely mirror the loans offered 20 years ago; nothing like many of the loans offered during the past five years. Expect now to provide complete income and asset verification. Expect now to have down payment money required, at least 3.5% of the sales price and 20% if you are buying a vacation home or investment property. The new minimum credit score is 620, but expect increased loan costs if your score is below 740.

This year, more than 60% of the real estate market has been dominated by first time homebuyers. While this has certainly helped keep the market afloat, the presence of move-up buyers is sorely lacking. Move-up buyers are an important segment for sustainable growth and stability. Extending and expanding the home buyer tax credit to move-up buyers could be the pump priming needed to give way to a full recovery.

Already, one influential House committee looks set to pass a 12-month extension of the tax credit for service members and diplomatic and intelligence personnel who are posted abroad. But the high-cost of an extension for all has led Senate Democrats to propose a compromise: a six-month extension that would keep the credit at $8,000 and limited, as it is now, to first-time buyers. The real-estate lobby wants to boost the credit to $15,000 and expand it to all buyers. Weigh in on the debate, contact your senator and representative about whether to extend or expand the federal home buyer tax credit. Visit http://www.usa.gov/Contact/Elected.shtml

When and how Seattle's real estate market recovery will unfold is a matter that ultimately only time will tell.

Your success is my business!

Brad

Coastal Mexico 2 Bedroom Vacation Rental

Brad Davis (Keller Williams Greater Seattle) — Sun, 04 Oct 2009 15:14:58 -0700

Brad Davis | casitabrisadelmar@gmail.com | 206-240-0467

Calle Honduras #1, San Pancho, Nayarit, Mexico, --

Enchanting 2BR/1BA Bungalow :: Casita Brisa del Mar

Furnished 2BR/1BA Vacation Single Family House

$650/week

Bedrooms	2
Bathrooms	1 full, 0 partial
Sq Footage	700
Parking	1 dedicated

DESCRIPTION

Casita Brisa del Mar, or "little house of the ocean breeze," is a recently built two bedroom, one bath bungalow. This private single family residence is situated in a new development in the heart of the quaint seaside village of San Francisco, which the locals lovingly call San Pancho.

This charming casita features a spacious living area, full kitchen, two sizeable bedrooms (one with a queen size bed and the other with two twin size beds) and a full bath with walk-in shower. The casita is fully furnished with genuine Mexican décor and folk art.

Relax, unwind and visit with friends on the secluded back patio with thatch overhang. The main floor opens out to a walled-in, private backyard filled with tropical plants and flowers. The upstairs palapa offers shade as well as terrific views of the surrounding mountains, jungle and the town, the sweetest in Mexico if not all the world ...

Casita Brisa del Mar allows guests to enjoy a tranquil, tropical retreat or be immersed in the town's rich, vibrant culture. Just steps from shops, boutiques and some of the finest restaurants on the Mexican Riviera as well as a few short blocks to San Pancho's pristine beaches.

Weekly rental includes twice weekly maid service (gratuity extra and appreciated). A cook is available for an additional charge.

-CREDIT CARDS ACCEPTED via Pay Pal (with an additional 3% surcharge).
-50% deposit required to book.
-Full payment due on arrival.
*Note: Until booked, rates are subject to change without notice.

see additional photos below

RENTAL FEATURES

- High/Vaulted ceiling	- Tile floor	- Living room
- Bonus/Rec room	- Breakfast nook	- Refrigerator
- Stove/Oven

COMMUNITY FEATURES

- New property (< 5 years)

RENTAL RATES

$2,000/month $650/week $95/night For more details and to check availability, visit: http://www.vrbo.com/176299

ADDITIONAL PHOTOS

Main Exterior	Hall
Kitchen	Living Areas
Full Bath	Guest Room

Contact info:

Brad Davis

casitabrisadelmar@gmail.com

206-240-0467

Equal Opportunity Housing

Posted: Oct 4, 2009, 12:04pm PDT

Central Seattle 2 Bedroom Condo

Brad Davis (Keller Williams Greater Seattle) — Sun, 04 Oct 2009 15:07:16 -0700

Brad Davis | Coldwell Banker Danforth & Associates, Inc. | 206-240-0467

107 20th Avenue #208, Seattle, WA

Central Seattle 2 Bedroom Condo

2BR/2BA Condo

offered at $289,900

Year Built	2003
Sq Footage	964
Bedrooms	2
Bathrooms	2 full, 0 partial
Floors	1
Parking	2 Car garage
Lot Size	Unspecified
HOA/Maint	$255 per month

DESCRIPTION

Central Seattle 2 Bedroom Condo

Urban condo living can have an affordable price tag. Such is the story of unit 208 at the Mill Street Condominiums on Yesler Way, just blocks up the hill from downtown Seattle in the heart of the city. Here you’ll find this generously spacious two bedroom, one and three quarter bathroom home, which boasts a smart, circular and well-proportioned floor plan.

Upon entry, you’ll be greeted by a sizeable foyer with coat closet, which leads to the home’s grand galley kitchen as well as to the home’s formal living room (with gas fireplace) and dining rooms. The foyer also connects to a second hallway leading to the home’s two bedrooms (one a palatial master suite) along with one full bath, one three quarter bath and in-unit laundry.

Exterior building renovations, which include new siding/paint, deck rails and deck re-sealing, are nearing completion. Seller picks up the tab for related special assessment, so this like-new building will be a great investment for many years to come.

Tucked in away from the street, unit 208 offers privacy, peace and quiet, even outdoors on the covered patio space. More than ample storage and two parking spaces permit one’s enjoyment of a more flexible lifestyle.

Mill Street Condominiums sit above street-level retail, including the chic corner SOHO Coffee Co. This central location, undergoing a massive revitalization effort, puts the town, its world class restaurants, shops, entertainment and amenities right at your front doorstep.

Non-distressed sale, seller will consider working with all reasonable offers and will respond timely.

For more information on this Central Seattle 2 bedroom condo, visit www.JustRealSeattle.com

see additional photos below

PROPERTY FEATURES

- Fireplace	- Living room	- Dining room
- Dishwasher	- Refrigerator	- Stove/Oven
- Granite countertop	- Washer	- Dryer
- Laundry area - inside	- Balcony, Deck, or Patio

COMMUNITY FEATURES

- Garage parking

- Covered parking

OTHER SPECIAL FEATURES

- Secure garage parking, two spaces!

- Secure, lobby entrance

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

Brad Davis

Coldwell Banker Danforth & Associates, Inc.

206-240-0467

For sale by agent/broker

Equal Opportunity Housing

Posted: Oct 5, 2009, 12:24pm PDT

Mill Creek Corner Unit Condo

Brad Davis (Keller Williams Greater Seattle) — Sun, 04 Oct 2009 15:05:21 -0700

Brad Davis | Coldwell Banker Danforth & Associates, Inc. | 206-240-0467

14915 38th Dr SE #EE2030, Mill Creek, WA

Get max/6% Seller closing cost contribution! Low HOA dues! Why rent when you can own this fabulous 1 bed/1 bath carriage house-style, corner unit

1BR/1BA Condo

offered at $179,950

Year Built	2007
Sq Footage	710
Bedrooms	1
Bathrooms	1 full, 0 partial
Floors	1
Parking	1 Car garage
Lot Size	Unspecified
HOA/Maint	$82 per month

DESCRIPTION

Mill Creek Corner Unit Condo

Get maximum/6% Seller closing cost contribution, which could afford you a 3% interest rate for the first year!

Spacious carriage house-style, corner 1 bed/1 bath unit w/private, patio entry. Light-filled unit features 9' ceilings, laminate wood floors throughout living areas, huge kitchen w/upgraded counters and new stainless appliances. Spacious master suite w/walk-in closet. Garage parking and storage conveniently located at this Mill Creek corner unit condo. Bldg EE #2030.

For more information, visit www.JustRealSeattle.com

see additional photos below

PROPERTY FEATURES

- Fireplace	- High/Vaulted ceiling	- Walk-in closet
- Living room	- Dining room	- Dishwasher
- Refrigerator	- Stove/Oven	- Microwave
- Stainless steel appliances	- Attic	- Washer
- Dryer	- Laundry area - inside	- Balcony, Deck, or Patio

COMMUNITY FEATURES

- Garage parking

OTHER SPECIAL FEATURES

- Mill Creek Corner Unit Condo

- 3% SPECIAL INTEREST RATE

ADDITIONAL PHOTOS

Main Exterior	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

Brad Davis

Coldwell Banker Danforth & Associates, Inc.

206-240-0467

For sale by agent/broker

Equal Opportunity Housing

Posted: Oct 4, 2009, 11:47am PDT

HOME FOR RENT ($1,595/mo.) Vintage View Craftsman 2bed/1bath | Beacon Hill/Georgetown

Brad Davis (Keller Williams Greater Seattle) — Thu, 05 Feb 2009 00:45:29 -0800

Brad Davis | ERA McGrady & Associates, Inc. | 206-240-0467

5918 19th Avenue South, Seattle, WA

Beacon Hill/Georgetown Vintage View Craftsman

2BR/1BA Single Family House

$1,595/month

Bedrooms	2
Bathrooms	1 full, 0 partial
Sq Footage	1,500
Parking	2 dedicated
Pet Policy	Cats, Dogs (any)
Deposit	$1,500

DESCRIPTION

One-of-a-kind vintage view home nestled in completely private, wooded setting w/sweeping Olympic Mountain vistas overlooking Georgetown. Craftsman-style farm house features mudroom, formal living & dining rooms, large kitchen w/breakfast nook, wrap-around covered deck, spacious bedrooms & large basement (600 sqft) for storage. Approx. 7,000 sqft lot offers privacy and gardener's paradise. Fabulous location/accessibility, close to future light rail. Available unfurnished Oct. 5th, 2008. Owner is licensed/listing agent.

[NOTE: Photos show home owner-occupied/fully furnished pior to its current rental status.]

Directions: SB I-5 exit Swift/Albro, lft @ Albro, rt @ Swift, lft up alley/driveway before Graham. NB I-5 exit Swift/Albro, lft @ Swift, rt up alley/driveway after Graham. Drive up into treeline, red home on lft.

see additional photos below

RENTAL FEATURES

Central heat	High/Vaulted ceiling	Hardwood floor
Tile floor	Living room	Dining room
Breakfast nook	Dishwasher	Refrigerator
Stove/Oven	Stainless steel appliances	Basement
Washer	Dryer	Laundry area - garage
Balcony, Deck, or Patio	Yard	Cable-ready

COMMUNITY FEATURES

Covered parking

Guest parking

LEASE TERMS

1 year lease term desired 6 month minimum lease 1st month + security deposit Pets require additional, non-refundable deposit

ADDITIONAL PHOTOS

Contact info:

Brad Davis

ERA McGrady & Associates, Inc.

206-240-0467

Equal Opportunity Housing

Posted: Jan 14, 2009, 8:33am PST

Forecasting the real estate market's bottom in 2009

Brad Davis (Keller Williams Greater Seattle) — Thu, 11 Dec 2008 15:51:57 -0800

If you're wondering whether or when our real estate market will hit bottom, you're certainly not alone and you're sure to receive a similar response from any real estate professional you ask.

"There's no absolute way to know when we've hit the bottom until prices begin to rise again," agents will commonly say.

However, I'm here to tell you what real estate agents and brokers are saying among their peers nationally. Inside Mortgage Finance Publications in partnership with Campbell Communications conducted a poll of nearly 2,500 real estate professionals across the country in November 2008.

I won't bore you with all the gory details of the report. Instead I'll cut right to the chase with some highlights. The vast majority, or 69.4% of respondents, predict if we haven't hit bottom already, we will sometime between now and June 2009. That's a sizeable percentage of agents and brokers who have expressed confidence we'll see the bottom within the first six months of the New Year, if we haven't already seen it.

When the responses were broken out by market region, they nearly echoed the national predictions. Here are the figures which support reaching the real estate market bottom by or before June 2009:

Northeast Region: 66% of real estate agents & brokers agree

Midwest Region: 69% of real estate agents & brokers agree

South Region: 74% of real estate agents & brokers agree

West Region: 64% of real estate agents & brokers agree

With the federal government seriously considering driving down mortgage interest rates to 4.5% on purchases, a $7,500 interest free tax credit from the government for first time buyers and an incredible housing inventory at rock-bottom prices with negotiable sellers, there truly has never been a better time to buy. Further, construction of new homes across the country has hit a record low, trailing the general population growth. This will inevitably put pressure onto our existing, resale housing stock which would be the start of an upswing.

As the saying goes, there's no time like the present. After all, a downturn is only a temporary condition. We all know this too shall pass, and from the looks of it fairly soon. When it does, buyers who missed out on this incredible opportunity will surely be kicking themselves. There most likely won't be a better time to buy than now.

Wishing you a joyous & prosperous 2009!

Sincerely,

Brad Davis, ERA McGrady & Associates, Inc.

Seattle, WA

WA State Legislature throws distressed homeowners under a bus

Brad Davis (Keller Williams Greater Seattle) — Wed, 11 Jun 2008 12:49:04 -0700

A new statewide real estate law went into effect in Washington on June 12, 2008 which does the public more harm than good.

Washington State's new distressed home law, designed to eliminate equity skimming schemes, puts undue risk and liability on real estate brokers, agents and even buyers by creating a new form of agency by statute. This new form of agency mandates a fiduciary responsibility between real estate broker, agent and even a buyer who strikes a deal with a distressed home seller.

For example: A buyer's agent sells a property to their client, and the listing is defined as distressed under the guise of the new law. In this market it is very common for a buyer to make a lower offer. If the offer is tendered, even a few thousand dollars below the asking price, under the new law the buyer could be viewed as taking advantage of the seller in this situation. The seller would have legal recourse to sue the real estate brokerage, the agent and the buyer under the new law for up to three times actual damages up to $100,000 plus attorney's fees!

My brokerage along with many others has taken a solid stance to not take any distressed home listings. In addition, agents statewide need to tread cautiously when showing homes that may carry a distressed status. This new status will be noted in the agent remarks as "NO 2008 LISTING."

Distressed homeowners are going to have a very difficult time finding good representation under these new laws, which are absurd to say the least. Any brokerage who takes such a listing is also taking on a gratuitous amount of risk and liability.

Further, a distressed home is only defined as an owner-occupied residential property up to four units. This would include the owner occupying a unit in a duplex, triplex or fourplex. However, this would exclude condos in buildings that have five or more units. So homeowners of many, but not all, condos apparently do not apply to the new law.

Please urge your state representatives, senators and the governor to repeal this law immediately as it will invariably do more harm than good by robbing desperate sellers of valuable agency representation and the expert marketing of property that really needs to be sold to avoid foreclosure. http://www.leg.wa.gov/legislature

Your success is my business,

Brad Davis, ERA McGrady & Associates, Inc.

Seattle, WA

Bringing FHA Back

Brad Davis (Keller Williams Greater Seattle) — Wed, 16 Apr 2008 12:25:35 -0700

Most would agree talk of FHA loans is a far cry from sexy, but this product is becoming an increasingly popular one in today's marketplace. It was common practice for sellers to shy away from this type of loan product, but FHA has come a long way, baby!

OK, so why is an agent blogging about loan types?! I'll tell you why - because loan approvals are blank checks that keep the market in forward motion. Many people have misconceptions about this product, so I thought it wise to dispell some myths.

FHA's do not require a longer closing period. In fact, one FHA buyer made me look like a rock star agent. I listed a property on the first day of October last year. A couple weeks later an FHA buyer submitted an offer on the property, which they closed on the 30th day of the same month! My client was elated, enabling them to move on another property very expeditiously.

FHA's are also a great product for first time buyers. They require little down, 3% is standard.

FHA's are very beneficial to people with rocky credit histories. In fact, one of my mortgage partners helped a client, who was just two years out of bankruptcy, get into a home with an FHA loan.

FHA does have some stipulations concerning the actual property that is being bought and sold. For example, I had a condo listing in a development that was not FHA approved. Such guidelines for condo complexes generally concern owner occupancy percentages, rental caps and accessibility to name a few. Had this condo been FHA approved, we would have sold the condo the first weekend it was on the market to buyers who couldn't qualify for an alternate/conventional loan approval.

The key to selling real estate in any market is to attract the greatest number of qualified buyers possible. To be competitive you have to create a broad market for competition, so why rule out a buyer based on a loan product? That would be sheer stupidity.

Like any other loan, FHA is money in the bank. Further, anyone who is actively involved with their condominium homeowner's association should do what they can to make sure their development is FHA approved. Such a designation makes the property that much more desirable becuase it opens it up to a broader market, making it better for resale.

While I'm sure there are many sexier things to consider in life, when it comes to buying and selling real property, FHA loans are looking pretty sexy these days.

Your success is my business,

Brad Davis, ERA McGrady & Associates, Inc.

Seattle, WA

The truth about the health of the real estate market

Brad Davis (Keller Williams Greater Seattle) — Wed, 19 Mar 2008 11:37:44 -0700

Amid the frenzy of media doomsday real estate market reports, it's important to take a step back and look at the real numbers. The news media nay-sayers cry over and over about how our foreclosure rates have doubled nationwide, and homeowners in default have reached critical numbers. Well let's take a look at those numbers, shall we.

Nationally, foreclosures are up from .4% to .8%. Sure, they've doubled, but in total less than 1% of homeowners are in foreclosure. Woah, sound the alarms. Additionally, more than 97% of homeowners are paying their mortgages on time as agreed. Don't know about you, but this most certainly is not my idea of a crisis.

The line between news and entertainment is very much blurred. To say those who report the news are drama queens would not be far from the truth. The news media is paid by calling attention to themselves. The more people who tune in, the better the ratings and the more advertising revenue they generate. That doesn't always mean they are doing the public a service, unfortunately.

Has the mortgage industry impacted the real estate industry as a whole? Undoubtedly. Does this mean we're in some unrecoverable economic crisis that is going to throw us into some great depression? Well, only if the general public allows those queenie nay-sayers to negatively influence their decisions to buy and/or sell real estate.

On the West coast, real estate over the past 100 years has historically appreciated at an average annual rate of 10% per year. This means housing prices, on average, double every decade. That's a pretty solid return, which yields several percentage points above and beyond today's interest rates, which are still very low and favorable.

In the Puget Sound Region, while the market isn't quite as robust as it used to be, it is still very much active. For those who are waiting for the bottom of the market to fallout and prices to decline by 20%, you're in for a very rude awakening. That's highly unlikely to happen here locally. If you're waiting for the market to hit rock bottom, there is absolutely no way to measure the exact point in which this will occur until prices begin to rise sharply again.

The Seattle area market historically is one of, if not the, last to follow a national downturn trend and the first to feel an upswing. Further, we are fortunate to have not one, but two very high volume international seaports and a broad industry base that is still bringing a lot of new employees into the area. It is highly probable we have seen the worst of it already. Don't believe everything you hear or read until you have diligently gathered all the facts.

Your success is my business,

Brad Davis, ERA McGrady & Associates, Inc.

Seattle, WA

Buyers Self Representation

Brad Davis (Keller Williams Greater Seattle) — Fri, 15 Feb 2008 12:47:45 -0800

Several weeks ago I received a call from some buyers who found one of my listings online. They asked whether I could show them into the home, and naturally I obliged.

Upon touring these buyers through my client's home, I asked whether they were represented. They said they were not. Further they inquired with me whether the seller would be more flexible on terms if they were to move forward with an offer without a buyers agent. I explained to them, under no uncertain terms, that I represent the best interest of the seller exclusively and we have a 19 year history as friends.

Upon their request I said I would run this by my seller with the understanding I would still be representing my client and would only assist them in guiding them through the proper contract forms and paperwork.

I did follow up with my client, who said he would be OK with a bit more flexibility on terms as I informed him he would only be charged my side of the commission to work with self represented buyers. I had a subsequent phone conversation with the buyers.

Days later, an agent presented an offer. I followed up with the unrepresented buyers, and wouldn't you know it, but they were the same individuals who made the offer through a bona fide agent. One would think that during my conversation with the buyers before they presented their offer, they would have informed me at that time they were represented by another agent. The buyers made no such clarification, which made them look bad, their agent look bad and subsequently me look bad to their agent.

Sure made me wonder whether the buyers were already represented when they called me in the first place. Perhaps they thought they could afford themselves more leverage by burning the candle at both ends when in fact quite the opposite outcome occurred. My client may have been willing to be more negotiable/make further concessions with these buyers, who were first timers, but their dishonest behavior did not afford them such a luxury.

It has been and always will be my practice to not enter into dual agency. However, when a buyer expresses interest in writing an offer, Washington State law affords them the opportunity to do so regardless of whether they actually have representation or not. It is always best to be represented in a transaction. One can only be covered by Errors & Omissions when they are engaged in an arm's length transaction. As the ages old saying goes, "He is the fool who represents himself."

People being dishonest regarding real estate?! This is my surprised face :| I'm shocked. Yes, I am being sarcastic. Fact: Washington State's Department of Licensing employs 12 investigators who field and investigate complaints about licensees in all industries. Half of the investigators are dedicated to the real estate industry ...

Your success is my business,

Brad, ERA McGrady & Associates, Inc.

Seattle, WA

How to measure the value of real estate agents

Brad Davis (Keller Williams Greater Seattle) — Fri, 04 Jan 2008 17:52:05 -0800

The real estate industry has been flooded in recent years by flat-fee FSBO companies, discount brokerages and growing questions about agent commissions. What is the value of the single real estate agent and how does one measure it?

Over the years, the industry has seen many changes. There was once a time all agents worked on the sellers' behalf, whether they were perceived to be representing the buyer or not. This was likely due to agent commissions historically being negotiated between seller and listing agent/office. Still to this day the buyer typically doesn't pay out a commission.

Since buyers agency was established by the Washington State Legislature in the early 1990's, it has been made clear who is representing who. However, the question of commission continues to crop up.

Years ago it was a customary percentage of the first $100,000 and then bonuses on top of that. Then it became a bit more standardized/customary for 6% which was divided equally between the listing agent and buyers or selling agent.

In the last real estate market boom, many flat fee services began to spring up that would install a sign, lockbox and post listing information to the MLS. Additionally, discount brokerages began springing up. It was an incredible sellers market, and homes often had offers walk through the door before the sign was even in the ground.

The market has changed, but the questions around the value of real estate agents continues to crop up with sellers. Why pay 3%?

Foremost, I'd like to dispell some myths. Most agents do not capture their entire share of a commission. Often a large percentage is split with the acting broker where the agent hangs their license. This goes toward operational overhead and of course the broker's salary. Then there are transaction fees, franchise fees for most reputable brand name brokerage houses and of course taxes (federal and local).

Beyond the aforementioned, agents have their own individual costs for doing business. Marketing isn't cheap (e.g., signage, flyers, print and online advertising, etc.). Not to mention an agent spends hours of upfront time providing skilled, professional consulation about the marketplace to clients. Agents don't become skilled overnight. They put in many hours in continuing education, which they have to pay for out-of-pocket. Then there's mileage and equipment and the list goes on. At the end of the day the single real estate agent is lucky to have a 25% profit margin.

When it comes to selling one's home, there are many things to consider. Primairly, the first question that comes to mind is whether to work with a licensed real estate agent or to sell by owner. Here are the different types of selling scenarios/agents and a little bit about each one.

FOR SALE BY OWNER (FSBO): Statistically 80-90% of these "listings" end up conventionally listing with an agent. Clearly that must be an indication that real estate agents do provide some value add.

FLAT FEE LISTING SERVICE: These companies on average $500 to put a sign in the yard, a keybox on the door, print off some flyers and input your listing info. into the MLS. That's all they do, and they don't thrive in buyers markets.

DISCOUNT BROKERAGES: These companies charge around 1% for the listing side or about 4% in total. This undercuts the industry and is a business model built on high volume sales and not by referral. It wouldn't make sense for such companies to be in business otherwise. At the end of the day to they have the seller's best interest at heart? Or is it just about turning deals? Sometimes the answers are in the questions.

COLD CALL AGENTS: These are 3% commission agents that work more like the discount brokerages. They prey on sellers who really need to offload their property. They are only looking to work with motivated (a.k.a. desperate) sellers. They want to make a quick deal, and they are slick. They've learned how to overcome all the objections in the book. Are these agents looking after a seller's best interest? Maybe, maybe not.

BY REFERRAL/WORD-OF-MOUTH AGENTS: Then there are 3% commission agents that work on a referral-based business model. These agents spend their time working for their clients vs. chasing down the next several leads/deals. They are in it to win it with the client by providing such stellar service that the client not only becomes a client for life but also is inclined to refer their agent to friends and family.

So sellers, you have some thinking to do about what matters most to you in the end. Obviously bottom line is a concern. Is knowing and trusting who you're dealing with also important? Are you certain a discount service or agent is going to serve your needs and hold your hand every step of the way?

Real estate agents by in large have reputations along the same lines as attorneys, etc. Not very favorable. There's a reason for this. There are a lot of seedy, slick agents out there who just want to make a quick buck off of people. Then there are those who are professionals with high integrity who work in the best interest of their clients.

If the industry is going to change for the better, sellers and listing agents alike are going to have to decide where their values reside.

So how do you measure the value of an agent? That truly is in the eye of the beholder, which for the purposes of this column rests with the single seller. My advice to sellers: ask questions, lots of them. Gain a solid understanding of who you're dealing with and what you can expect from their services. Are they going to be prompt/on-time? Are they going to conduct broker and public open houses? Do you trust they know what they're talking about and that they're going to roll up their sleeves and get you the best deal in the most desirable timeframe possible?

Clearly agents hold a value, otherwise we would have disappeared long ago. As to what an agent's actual value is, only time and sellers will tell ...

Your success is my business,

Brad, ERA McGrady & Associates, Inc.

Seattle, WA