Downtown Bellevue Skyline

As we enter the seventh month of pandemic survival all indications are the downtown Bellevue condo market has remained strong. Media articles predicted homeowners, driven by pandemic concerns, might choose to abandon the city for suburban homes offering more indoor and outdoor space. Homeowners  may be departing Manhattan and San Francisco, but Bellevue’s urban condo marketplace is doing just fine. There was a slight and not unexpected decline in real estate activity in the early weeks of the pandemic  –  we all had to learn how to move about safely  –  but recent NWMLS data shows condo sales in downtown Bellevue have rebounded. Fifty  condos in the central business district sold in the last 3 months and half of those sold at or over the list price. Those homes were on the market an average of 34 days and had a median sales price of $865,100. (An increase of just over 6% over last year.) Currently 68 condos are listed for sale with a median list price of $874,975.

While many are still working remotely, it’s unlikely that will continue either full time or permanently. Half a dozen office projects are under construction downtown, most of which are already leased. Amazon, along with many other companies, are continuing to expand or relocate to downtown Bellevue and the Spring District. Employees are expected to start returning to downtown office buildings next year which is likely to add to the demand for housing near workplaces, amenities and light rail.

Bellevue is a great example of a desirable live/work/play community. It has a vibrant central business district with an active arts and entertainment scene supported by world class dining and shopping options. Easy freeway access and the completion of light rail will add convenience and speed to getting around Bellevue and the Eastside.

Is everyone rushing to the suburbs? No. The pandemic may have inspired some to seek a permanent, more  remote lifestyle. As the city returns to normal and continues to grow, urban living will continue to be in demand.

courtesy flickr/401(K) 2012

Did you know . . . there are King County real estate property tax relief programs for qualified senior citizens, disabled persons and veterans. It is estimated that many qualified seniors and disabled persons are not registered for available exemptions and only 1 in 100 of those eligible for deferrals are enrolled.

The application process is fairly easy. There are income, age, disability and ownership/occupancy guidelines that must be met. Details can be found on the King County Assessor’s Office website.

There is also a tax relief program that may assist those who own property damaged in the recent wildfires. The program assists homeowners of properties damaged or destroyed by flood, storm or something beyond the property owner’s control. Owners may be eligible for a reduction of assessed value resulting in lower property taxes. Information and forms for the destroyed property tax relief program are on the King County Assessor’s site.

Detailed information, forms and instructions for applying for all tax exempt or tax deferral programs are  available from the King County Assessor’s Office. Applications for the 2021 tax year may be submitted starting in January 2021. Contact the King County Assessor’s Office at 206-296-3920 or on line at www.kingcounty.gov/depts/assessor/taxrelief.

Robin Myers is a Realtor® with Windermere Real Estate/East, Inc. specializing in Bellevue’s urban condominiums and townhomes.

What is a Resale Certificate?

The condominium resale certificate is a critical part of every condo sale.  Condos  and homeowner associations are governed by documents that outline the duties and responsibilities of the homeowner and the community. When a buyer purchases a condo they are entitled to review those documents. The “resale certificate” is a 5-6 page summary supported by many other documents that contain information and disclosures that include the HOA’s governing documents (Declarations, ByLaws and Articles of Incorporation), budget and financial reports, assessments, reserves, reserve study, rules and regulations, pet and rental restrictions, meeting minutes, etc.

Why is a Resale Certificate Needed?

In Washington State the seller is required by law to deliver a current resale certificate to a buyer for review and approval. If not approved, the buyer may terminate the sale. The buyer’s lender will also review sections of the resale certificate as part of the buyer’s loan approval.

Who Prepares the Resale Certificate?

The documents are prepared by the HOA’s association manager (or a board member if the community is self-managed). The resale certificate is ordered by and paid for by the seller. Anticipate a fee of $275+.

In Washington State the seller is required to deliver the HOA resale certificate to the buyer per the terms of the Purchase and Sale contract (within 10 days unless otherwise specified). The buyer, once the package has been received, has five days to review the information and either approve or disapprove the resale certificate. If the buyer does not terminate within 5 days the resale certificate contingency is automatically waived.

I frequently review resale certificates and understand the importance these documents have for sellers, buyers and the successful sale of a condominium residence. If you have questions or need additional information, feel free to contact me.

This week Matthew Gardner, Windermere Real Estate’s Chief Economist, provides an update to his 2020 housing forecast. Interesting economic information relating to the local and nationwide real estate market.

courtesy HGTV

With summer weather finally here we’re all spending more time outdoors, but with the confines created by the COVID-19 pandemic, we’re spending a lot more time outdoors at home. Whether you live in an urban high rise or townhouse, creating privacy on your deck, patio or courtyard can be challenging.

HGTV has provided some interesting and affordable options available for adding a privacy screen to your deck. If you’re creative, there’s a lot of inspiration here for designing a customized screen to fit your space and decor.

https://www.hgtv.com/outdoors/outdoor-spaces/best-outdoor-privacy-screens

This week Matthew Gardner, Windermere Chief Economist, speaks to the importance first time buyers will play in the recovery of the country’s housing market.

The number of homes available for sale declined in April and May for obvious reasons – there were health and economic concerns brought on by the COVID-19 pandemic. Since late May local home sales have been ahead of the same period last year. Buyer demand remains high but what is different about this year compared to last year is there are fewer homes for sale. The graph below, provided by the Northwest Multiple Listing Service for the Seattle Times, shows that new pending sales are well above the same period last year but new listings of homes for sale are 20% below the same period last year.

With barely a one month supply of inventory in many areas, homes are selling quickly. Multiple offers are more common, and many homes are selling above the list price. Buyers are finding more competition for the weekly supply of newly listed houses and condominiums coming on the market.

What’s driving this demand? Interest rates are at record lows making mortgages more affordable. Potential buyers can afford a larger home. And, after three months of quarantine, owners and renters whose homes offered adequate space when working off-site are seeking larger homes with more indoor space, a dedicated home office area and more outdoor live/play space. Buyers are ready to buy, but sellers don’t appear to be as motivated right now.

We’re 12 weeks into more experience dealing with the impact of COVID-19 on the economy and specifically the local real estate market. After a significant market decline in new listings, buyer interest and closed sales in March and April (not at all surprising) real estate came back strong starting in early May.

• the number of pending sales is trending higher and homes are selling quickly
• more new housing inventory is coming on the market reflecting prices comparable to February prior to the COVID-19 pandemic and Washington State’s stay home/stay healthy order
• sales prices in the last two weeks are also rising with multiple offers more common and homes selling above list prices
• buyer applications for new mortgages are on the rise – interest rates are at record lows making buying a home more affordable

Matthew Gardner, Chief Economist for Windermere Real Estate provides his weekly look at the economy and specifically the real estate marketplace in our area.

Recent real estate and design articles have speculated on the impact the coronavirus pandemic could have on future residential design. Features in the last decade have focused on spacious luxury owner amenities with indoor and outdoor common areas, lush gardens, fitness centers, media rooms, private dining rooms, pet spas and    co-working spaces. Will residential developers adjust future design plans to create safer and more comfortable common areas?

The new normal may mean fewer pieces of equipment in cardio and weight rooms and more space between mats in yoga studios. Expect more hand sanitizing stations and stricter cleaning protocols. Capacity limits or equipment reservations may be required to provide equitable use and a safe environment. Lobbies, owner lounges and other common gathering areas may adjust decor to provide more chairs and fewer sofas to create a comfortable yet safe area for residents and guests.

Home office space has become one of the “must have” features. Whether full or part time, more people are working from home increasing the need for dedicated office or study space. We’ve quickly learned dining room tables and kitchen islands aren’t the best backdrop for video meetings.

Spending more time indoors has made the need for a properly functioning HVAC system more evident. Buyers may be just as interested in knowing whether a new community design includes systems that introduce more fresh outdoor air, recycle air more frequently and perhaps sanitize.

Spending more time in our homes over the past several months has made us more aware of our space, how we use that space, how well it functions and what we may need/want for the future.