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Selling a Home? How Important is Staging?
Early in my career home staging was rare and typically used only in high end properties. Professional photography wasn’t common either – most brokers took their own marketing photos.
Today online is almost always the first exposure buyers have to a new listed home. Hiring a professional photographer is a requirement, rather than an option, and staging has become more common regardless of price.
If a home is occupied staging can be as simple as decluttering or depersonalizing a home. Removing excess artwork, decor and furniture, personal photos, pet items, hobby items, toys, etc. can help potential buyers envision themselves living in the home rather than the current owner.
If a home is vacant staging takes home prep a step further. A designer will bring in neutral furniture, decor and art specifically chosen to fit the style of the home and interior spaces along with soft staging items for the kitchen and baths. Staging can make an empty home feel warm and inviting.
Staging doesn’t have to be expensive . . . a homeowner can stage their home for the market by completing updates/upgrades/repairs. A quick refresh can be completed in a few weekends – fresh interior or exterior paint, update light fixtures inside and out, landscape clean-up, update kitchen and bath plumbing and/or cabinet fixtures, clean/replace carpet, clean out and pack closet and garage clutter, etc. Minor repairs and updates go a long way toward improving the presentation and appeal of a home.
For vacant homes, staging provides buyers with a vision of how they could live in the home. Staging can set a vacant home apart from other properties and often reduces the time a home is on the market. The staging designer selects furniture to specifically fit a room size and layout and enhance the best use of the space. While the whole house can be staged, it’s common to see living and dining spaces staged, outdoor living areas to draw a buyer’s interest outdoors and “soft” staging in kitchens and bathrooms.
Professional staging is a valuable marketing tool but can be expensive. The cost includes the designer’s fee, charge to deliver, move in and set up the furniture and decor and the cost for move out after a home has sold. There is also a monthly rental charge for the furniture and artwork placed in the home.
Virtual/digital staging is another option and less expensive. Furniture and decor is digitally added to the professional photos giving the appearance of being furnished. It should, however, be disclosed that a home has been virtually staged.
If you’re getting ready to sell your home, talk with your real estate broker about the benefits, pros and cons of staging.
Downtown Bellevue First Quarter Condo Market Statistics
2023 had a bumpy start. There’s been a lot drama and speculation regarding interest rates, the stock market, investments, employment, etc. While the eastside hasn’t been immune to these issues, the downtown Bellevue condo market has looked like a fairly normal spring market. Sales prices are gradually increasing, the difference between list price and sale price is narrowing and the days-on-market continues to decline.
DOWNTOWN BELLEVUE CONDO MARKET STATISTICS – 2023 YEAR-TO-DATE
1st Quarter 2023
total condos sold in 1st quarter 25
average sale price $913,398
average days on market 66
% of sale price vs. list price 97.7%
April 2023 sales
total condos sold in month 17
average sale price $970,382
average days on market 42
% of sale price vs. list price 99.35%
Current Pending Sales
total condo pending sales 14
average list price $1,186,986
average days on market 40
There are 42 condos actively listed for sale in downtown Bellevue with an average list price of $1,820,196. This includes several new construction pre-sale units that won’t be available for occupancy in the 3rd or 4th quarter of 2023. Removing the pre-sale units, there are just 28 homes available for occupancy within 30 days of closing escrow.
What’s the Expected Local Impact of Recent Tech Industry Layoffs?
There’s been a lot of media coverage in the last six weeks relating to local and national tech industry layoffs. The Pacific Northwest has a significant tech industry presence, not just all the major players but also many smaller but successful start-ups What impact can we expect in the Seattle and Eastside economy and housing market as a result of these layoffs?
Matthew Gardner, Windermere’s Chief Economist, doesn’t anticipate significant change as we move through 2023. Take a look at his thoughts on the local economy and housing market.
Thoughts on Bellevue’s Fall Condo Market
Downtown Bellevue Skyline
August tends to be a quiet month for real estate, but after the Labor Day holiday weekend, expect to see market activity pick up as we head into fall. It was a frenzied first half of the year, both nationally and locally, with a continuing shortage of existing and new construction housing inventory. The impact of two significant interest rate increases certainly caused the market to cool a bit this summer and demand declined slightly while buyers adjusted to 5%+ mortgage interest rates. (Not that an increase from 3% to 5% isn’t significant, but if you’ve been around long enough to remember, mortgage interest rates in the mid 1970s were in the mid-to-upper teens.)
There’s been a lot of talk about a housing market crash or a housing bubble. What we’re experiencing now is a normal market, and a normal market doesn’t mean buyer interest has evaporated. The Pacific Northwest is fortunate to have a strong business and economic base with companies continuing to expand, hire new employees and relocate existing employees to the area. During the height of the pandemic there was momentum to move away from the city to find space to spread out and create home school and work-from-home space. Not everyone decided to move to the country (some have chosen to move back to the city) and buyers new to the market are looking for convenience and access to employment, amenities, schools, transportation, health care, etc. Urban living is still in high demand and local sales activity supports that trend.
Over the past 90 days, here’s what’s been happening in downtown Bellevue . . .
- 45 condos sold in the last 90 days
- the median sold price was $1,175,000 (compared to $957,500 during the same period in 2021)
- 40% of those condos sold above list price
- 60% sold in 10 days or less (average days on market was 19)
Buyers are still active in the marketplace and downtown Bellevue is definitely on their radar. Multiple offers still occur but price escalations haven’t been as dramatic as seen late last year and the first half of 2022.
Downtown Bellevue (98004 zip code) currently has a 3 month supply of available condo inventory. It is a more balanced market but still slightly favors sellers. (A balanced market is considered 4-6 moths of available inventory.) New construction opportunities exist but those units, either under way or in the planning pipeline, won’t deliver homes ready for occupancy for 18-24+ months. One community, nearing completion, will add 16 new residences to Bellevue’s urban marketplace this year.
Looking at all Bellevue neighborhoods/zip codes, 146 condos sold over the last 90 days. 65% sold at or over list price with an average time on market of just 10 days. Right now there are just over 100 condos listed for sale throughout Bellevue (including downtown) or a 2.2 month supply of available inventory.
Nothing in the market data suggests home prices are declining or that we’re headed into a housing bubble or market crash. This year’s interest rate increases did have an impact on the market, and there was a moderate market correction as a result, but local condo values are expected to appreciate but at a far more normal and sustainable pace.
Matthew Gardner’s Housing & Economic Update
This week Matthew Gardner, Windermere’s Chief Economist, shares his thoughts on the latest US home sales data.
Single family and multi family home values continue to rise while available inventory levels continue to decline. What’s the news for condos? Condo prices are trending higher nationwide, up 10% year-over-year. It’s difficult to know how long this trend can be sustained as we close 2020. What could impact values next year? We may hit an affordability issue, which could push some buyers out of the market, and increasing inventory levels may create more selection for buyers but more competition for sellers.
I specialize in Bellevue’s condo and townhome communities. If you have questions about the market or what’s been happening in your community, call, text or email.
Happy Thanksgiving. While this year may be very different from years past, if you have an opportunity to safely share the holiday with family, enjoy the day. Be safe and stay healthy.
How’s the Real Estate Market?
This is a question I hear a lot. Real estate was dormant this spring due to the coronavirus pandemic. Since mid-May the housing market has made a robust and positive rebound.
The number of buyers currently in the market far exceeds the available inventory of homes for sale. Why are so many buyers searching for homes? Record low interest rates give buyers more purchasing power. They’re taking advantage of those low interest rates to purchase a first home, move up to a larger home or, since we’ll be working from home/learning from home for many months to come, find a home that is a better fit for changing live/work/learn lifestyles. We are fortunate to live in an area with a strong economy. Local and national companies continue to grow and recruit employees, but that growth is bringing more home buyers to the area who want to purchase a home.
Lifestyle needs change . . . job and workspace needs change . . . housing needs change. Right now housing inventory is the biggest challenge for buyers looking to purchase a home. It’s a competitive market. The shortage of homes is definitely tipping the scale in favor of sellers, and that trend is expected to continue through the end of the year.
If there’s a change or a move in your future . . . how can I help?
Available Homes for Sale Significantly Below Last Year
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.
