The sun is shining again in Mason County!  While they are having snow storms on the East Coast, here in Northwestern WA, at least in my part of it, we are having a pretty day.  Blue skies and sunshine.

Our waterfront properties are going to look pretty attractive to people if this keeps up.  I've inserted a picture from one of our properties located on saltwater.  This property is located on Skookum Inlet -- don't you just love that name?  The people who live there love it, but they have two homes and have decided that they can really only live in one at a time.  They get lots of wildlife visitors.  The property has about 375 feet of waterfront, and 4.93 acres of land.  The views are gorgeous.  If you want to see more just go to http://www.sellingmasoncounty.com/16.  Try the wildlife virtual tour for fun.

We have miles and miles of salt waterfront in Mason County.  Hood Canal meanders through our county, and branches off in all sorts of interesting ways.  Even if you don't live right on the waterfront, there are lots of ways to get to the waterfront to enjoy it.

There are many affordable properties right now.  If you'd like me to send some examples, just email me and I'd be happy to do so.  It is fun to show waterfront properties. 

Mason County, in the area where I live, is particularly beautiful today.  It snowed lightly last night, and then this morning the sun is shining, the skies are blue.  The combination of this light white frosting over the ground, and the crisp sunshine is awesome.  It won't last, but right now -- wow!

Those of us who live here know what it is to really live in Northwest Washington.  We have the beauty of mountains, evergreen trees, rivers, lakes and the drama of Hood Canal.  Hiking, fishing, golfing, crabbing, boating, shellfish gathering, diving, water skiing, walking, etc. are all within easy reach.  It is also not far to the ocean for those who like beach combing and just walking along the edge of the world. 

Some people get frustrated with Mason County because those who plan things around here are quite stubborn about holding on to the beauty of the region.  They don't allow a lot of industry to move in, so many of the people who live here have to commute outside of the county to get to work.  However, we have two casinos that employ a lot of people, the prison and timber industry that supply a base for workers.  Still, you may need to be able to work in Olympia, Tacoma or some other town.  There are several small businesses in our towns, of course. 

Right now I have some listings that are located in one of the prettiest areas of Mason County.  These properties have a view of Hood Canal, and are very close to two parks -- Saltwater Park and Potlatch State Park.  Also within easy reach is one of the prettiest saltwater parks around -- Twanoh State Park.  You can see these listings if you go to my Internet Flyer. 

If you are thinking of moving to Northwest Washington, we have several properties in our area.  We have view properties, waterfront on both lakes and saltwater, acreage parcels, residential in town, residential associations especially around our lakes, and even a few manufactured home parks.  All income levels can find a home in our county.  We are one of the most eclectic regions in Washington State. 

A property I'm watching right now is this wonderful 4+ acre Hobby Farm that is just outside of town.  This little farm is completely organic, and is fenced and cross fenced.  If you are one of those people who like growing your own food, and selling the left overs at the farmers market, this place would be for you. 

  You never know who might come to visit when you live in Western Washington.  Recently four wild turkeys dropped by my yard.  I live in the midst of a neighborhood, so I was surprised by their visit.  However, then I remembered that our lake community here in Mason County is bordered by timber land.  As I told people in my office about these visitors I learned that the county had made a concerted effort to restock our area with turkeys.  It must have worked. 

We are used to seeing deer, of course, but not turkeys.  Our regular visitors are also birds: mourning doves, goldfinches, purple finches, starlings, robins, blue jays, crows, humming birds, wood peckers, ducks, to name just a few.  And of course, there are the usual wondering possums and raccoons (and neighborhood cats). 

Our neighbors have claimed to see cougars now and again, but I haven't seen one.  When I lived in North Snohomish county on the north fork of the Stillaguamish, we had frequent visits from bears as well as deer.  I haven't seen any bears here yet. 

You can often see coyotes or fox alongside the roads, as they travel quickly from place to place.  But you need to look fast, or you will miss them. 

I'd love to hear from you,and what wild life are visiting your yards here in Western Washington!

Western Washington has many delightful and scenic places to live.  I've lived up and down the I-5 corridor, from up north in North Snohomish county, to King and Pierce counties.  Each of these counties has its charms, though King and Pierce counties are getting a bit too crowded and congested for me.  I've been living in Mason county for the last several years, and I like it here.  Mason county is a truly beautiful part of western Washington state, with some of the best scenery around.  While I enjoyed the snow covered mountains when I lived in Oso (North Snohomish county), especially views of White Horse Mountain, I love the combination of water and mountains here in Mason.  Hood Canal coils its way through the county in a great bend, and other portions of Puget Sound loop and curl through the county in inlets and passages.   I have heard that there is 900 miles of shoreline.  In many places you see both views of the water, and of the Olympic Mountain range. 

All the saltwater shoreline means lots of fresh shell fish -- oysters, clams, geoducks.  You can buy direct from one of the shoreline "farmers" or go dig your own at a public beach.  People who own salt waterfront can often also own the tideland rights.   

Along with miles of salt waterfront about 80% of Mason county is classified as timber, open space and agricultural, so if you are a lover of trees, you will be well satisfied.  This county used to be known as the Christmas Tree capital of the world.  The timber industry continues to play a major role in the economics of the county.  Then there are the many lakes, from huge lakes like Lake Cushman and Mason Lake, to tiny little lakes, like Emerald Lake, or Catfish Lake.  (For a list of lakes go to Mason County Lakes).

Our lakes have communities nestled around them, taking advantage of lake side living.  Some of these lake communities are Fawn Lake, Lake Cushman, Mason Lake, Timberlakes, Lake Limerick, Emerald Lake, Star Lake, Lake Arrowhead, Lost Lake, etc.  Nearly every lake is stocked with fish.  If you like waterfront, you will love Mason County.  The big lakes have great water-sports... water skiing and jet skiing. 

There are still many building lots available in the county, but many of the future available properties in Mason county will be limited to one house per 5, 10 or 20 acres.  The Growth Management Plan for Mason County (plans are mandated for each county in Washington) is sort of a "no growth" plan, purposely written to slow down growth.  While other counties are becoming more congested and troubled by traffic problems, our county is actually attempting to manage growth carefully.  While this slow growth policy angers some, who would like to make more money on development, it also makes others happy.  The plan greatly limits future commercial and industrial development.  If you are a small entrepreneur, however, it is possible to have a "cottage industry" in the county. 

If you desire to get away from traffic and congestion, give Mason County a try.  You can drive for miles without encountering a stop light or a stop sign.  Of course, sometimes we get stopped by the train, but most of us don't mind.  Parking is free -- no parking garages or meters.  Public transportation is also free anywhere in the county, and if you are living with disabilities call Dial-a-Ride and they will come and pick you up. 

Of course, as you have probably figured out on your own, Mason County is one of the most commuter dependent counties in western Washington.  Residents are used to driving to Olympia south, or Bremerton north, for work and shopping.  These destinations are easy commutes.  Many drive further, to Tacoma and sometimes all the way to Seattle. 

There are several parks (see parks) to enjoy, salt and fresh water activities, hiking trails, clean air, and beautiful scenery in Mason County.  You just might want to live here!

View House on Harstine Island

$968,500  Make an appointment today for a tour of this remarkable home

Two Properties in Toppenish; Two Opportunities.

Commercial properties are not really my thing, but my brother John has these two properties and he is eager to get them sold, so I'm getting the word out.  I suggest you call the local contact person below with your questions, as he knows the property very well.  These properties are listed with Shelton Land and Homes. 

For Sale:  The first opportunity is a 3850 sq ft building located in the center of the city of Toppenish that is currently rented to a business that owns local newspapers.  The address is 16 W. 1st Avenue.  The building was renovated about 10 years ago. Dropped ceilings, gas heat/airconditioner installed on the roof for central heating. Selling price is less the $40 per sq ft and includes building and land.  Excellent investment NOI is $13,619, 10% Cap Rate.  Age of building is unknown.  If you drive by, please don't disturb the tenant.  The MLS # 27215874. 

The next opportunity is located at 8 W. 1st Avenue in Toppenish.  This building has 2445 sq ft parcel that is leased to the State of WA; NOI $20,840 annual, 5% Cap rate. 7289 sq ft approx vacant and not developed. In other words there are 3 tax parcels. You can lease the vacant spaces and a cap rate between 10% to 18% is possible. Central natural gas heat/aircond, dropped ceilings, new roof around 2 years ago .  Once again, do not disturb the tenant.  My brother says to stress the 5% cap rate, so all you experts out there -- I expect you to know what that means!  MLS # 27215963.

The local contact is Jim Case at 509-457-1978, and you can contact him for additional information and showing for either building. Phone will be answered Western Financial Group.  The building is owned by Central Valley Development, Inc.  My brother, the listing agent, is part owner of Central Valley Development, and of both of these buildings. 

Toppenish, where the West still lives in the city of murals (over 70 of them now, and increasing every year) and of museums (four).  You can find out more about Toppenish by visiting their web site at http://www.toppenish.net/. 

Here is what my brother says about why he'd like to sell these properties:  John Borgert and Jim Case originally started investing in Toppenish buildings in 1989. Each had 3 children and the hope was that one or all of their children would be interested in having an opportunity for the future. All the children are now over 30 years old and none of the children has shown any interest in the buildings. (The best laid plans, and all of that...)  John and Jim will both be 65 next year and have decided to sell. The future for Toppenish is good.

The Toppenish Mural program started with "Mural in a Day" in 1989 and now over 70 murals are located throughout the city. If Toppenish is not the largest city or town in North America with the most murals the city will be in the future. Four museums are located in the area. The largest American flag in the State of WA flies from a flag pole. Use any search engine and you will find a lot of information about the City of Toppenish. 

As I compare the prices of homes in the different counties I'm happy to report that Mason County has a large number of "affordable" homes.  Many of these homes are "stick built" on site, and by the way, there are several brand new homes on the market right now.  However, there are also many manufactured homes, as our county tends to be friendly toward manufactured homes, and allows them into a lot more places than some other counties.  I am talking about homes on owned land. 

There seems to be a kind of stigma against manufactured homes, and some people refer to them as "trailers" or "mobile" homes.  Well these new manufactured homes are no longer "trailers" or even really "mobile" homes.  They are good homes that are merely built off site, and then trucked in to be set up on owned property.  Once they are set up, they really tend to stay put as permanent housing.  It is amazing how many different styles there are, and what I like best is the way the designers have planned out the use of space.  It seems that there is very little wasted space in a manufactured home.  I often wonder why those who build "stick built" houses on site don't borrow some of the floor plans from these homes for their own houses.  Once a home has been set up on the owner's land, that owner generally adds landscaping, decks, etc. and soon you have to look closely to notice if this new home is manufactured, or not. 

It is common to find master bedrooms with large bathrooms and walk in closets in manufactured homes, and also vaulted ceilings, and open design kitchens, often with pantries.  It is quite usual to have laundry rooms, even in the smaller homes.  By the way, a person can generally afford to buy a bigger home if it is manufactured, than he or she can buy if stick built. 

There is also this common misunderstanding that you can't finance a manufactured home, as we realtors hear time and again from our clients.  But this is not true, especially for the newer homes that are on owned land.  These homes are financed in all the usual ways, with conventional loans, VA and FHA.  Where you run into problems with financing is with the older homes, especially any manufactured home built before 1976.  I also suspect that lenders in Mason County are more comfortable with financing manufactured homes, because they are familiar with them. 

However, as with any builder, all homes are not of equal quality and if you are thinking of buying a manufactured home, I suggest visiting at least three different manufacturers, and touring their homes.  Ask questions about the way the homes are built, and compare notes.  And remember there is more to the cost of putting any home on owned land than the price of the home alone.  In Mason County the cost could include the price of a septic system, a well, and of course clearing and making the land ready for the home. 

Also, consider purchasing a manufactured home that is already on owned land, especially if it is one of the newer homes.  Sometimes I think it is more challenging to find vacant land and get it ready for a home, whether stick built or manufatured, than it is to find one that is already on the land.  We have several manufactured homes on owned land in our area, and I would be happy to show them to you. 

The Lake Limerick area is a popular place.  The lake is 80 acres big, and you can use power boats on it (there are speed limits).  There are Rainbow Trout, Perch and some Bass to catch if you enjoy fishing.  You can check out the lake easily because there is public access to the lake, with toilets.  There is also a semi-private 9-hole golf course.  The course is flat with some hills.  The Pro Shop can fit you out with your golfing needs.  There is also a cafe, open to the public.  Visit here and try the soup!   You can find out more at the web site for the Lake Limerick Country Club. 

One of the characteristics of the community are the names for the streets, like:  Road of Tralee, Shamrock, Old Lyme, Aycliffe, Tranquility Lane, Balbriggan, St. Andrews, Angus Ct., Ballantrae, Dunegan.  The street signs are not only cleverly named, but attractive to see.  

There are several new homes available right now, and our office has a few very nice building lots priced at $59,950 each.  These lots are not going to stay on the market very long.  They are priced to sell!

Here is a picture of one of the docks on Lake Limerick.   

Picture of one of the parks in the Lake Limerick area. 

Lake Arrowhead is located in Mason County, even though you will soon discover that the mailing address for properties is Elma.  Elma is located in Grays Harbor County.  Children are in the Elma school district.  When I tell people where the Lake Arrowhead Community is located, I like to say it is between Elma and Shelton; about 16 miles from Shelton and 12 miles from Elma -- more or less.  Another point, you can get to an ocean beach in about an hour, and that is good to know.  I happen to love the ocean, and being close enough to get there easily is always a plus for me. 

Lake Arrowhead is one of our smaller lakes, and is a non-power boat lake.  It is about 25 acres big, and is a private lake in the sense that there is no public, or state access to the lake.  Instead there are community parks, with access to the lake for community members.  For example, there is the community boat launch, and a community dock, as well as walking paths.  The lake is stocked with fish and you can catch Kokanne, rainbow trout, perch and bass.  Not far away is another little lake called Star Lake.  It is also a private community lake of about 35 acres.  These communities are right next to each other, and sort of run into each other.  Lake Arrowhead has one of the nicest club houses around, and several play grounds for children.  I noticed a well kept horse shoe throwing area, too.  You will find picnic tables, too. 

The important news for Lake Arrowhead is that they have solved their water problem.  From what I have heard by way of gossip, they had some problems with water until the community decided to bring in PUD 1.  Now the community is taken care of by PUD 1, and if you build a home, you will call them to come out and get you hooked up to water.  The other news is that the community is making every effort to develop.  More permanent residences are being built, replacing camp sites with homes.  The price of lots is still quite affordable when you compare these prices with lots in more developed areas, but these prices are only going to go up.  The annual dues are quite reasonable, presently at $95 a year. 

The lake is very pretty, and the area has lots of beautiful trees.  It is a charming area, and many people like to go to Lake Arrowhead as their "get-a-way" vacation spot, but the community is developing and growing, too.  More people have made the decision to stay year 'round.  This is a community that will be fun to keep an eye on over the next few years. 

Right now I have a client who has 5 lots in the Lake Arrowhead community.  He doesn't want to sell them individually, but will sell all 5 together.  If you are interested, I can tell you more about the lots.  He had someone look at the soil, and says that he was told the dirt is good for septics on all the lots.  You can get a very good deal on these lots.  Email me:  keddak@comcast.net. 

Most real estate agents have dozens, and even hundreds, of "prospects".  These are the people who somehow show up on an agent's radar, and maybe some day might buy a property, or list a property.  However it is just as likely that they may simple disappear again.  As a buyer what you want to do is get yourself moved from "Prospect" to "Client".  These are the people that an agent begins to believe are really going to buy something, if they find the right property.  Every agent has a finite amount of time and energy to spend on searching, and researching, properties.  In our area, for example, homes and properties can be spread out, and take time to preview.  It can take an hour of my time simply in driving out and back again to preview homes in some areas.  It is therefore a natural phenomenon that I and other agents will give the most time and energy to "clients".  If you are perceived as a mere "prospect," and an agent has to make a choice whether to spend time on your needs, or on the needs of a "client", the agent will spend time on the "client." 

I like to treat every new contact as a "client", until I get a sense of whether or not the person(s) I'm dealing with is serious or not.  Some strong indications that you are a serious buyer are one or more of the following: when I send out listings for your appraisal, you respond with some kind of feedback; you call on the phone on occassion, as well as use email; you actually come into the office to meet with me (the best indicator); you make sure I have good contact information for you (email address, phone number(s), mailing address); you let me know that I'm the only real estate agent you are working with at this time; you do some "drive bys" on properties I've sent you, and give feedback on them;  you actually make an appointment to go and see the inside of a home, or homes.  These are just a few of the idicators that you are a client, and not just a prospect, or contact. 

Ways to prepare to buy:  get a pre-approval letter from your lender (you can ask your agent to suggest some lenders to you); know what you can afford; think about what you need in a property, think about what you want in a property, and be able to tell your agent;  study locations and get a good idea of what locations work best for you; consider what earnest money you can put down on an offer; know what else you will want in a purchase and sale agreement, for example a "Home Inspection"; be prepared for counteroffers as part of the negotiating process.