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Real Estate Market Report/Conditions in Kitsap County WA for 10/04/2007

The following is a brief analysis of the combined single-family home and condo market within Kitsap County, Washington for October 2007, provided by Rich Jacobson of Windermere Real Estate, in Silverdale, WA (Data for Bainbridge Island WA is included below)

• Properties currently active on the market: 2273
• Properties closed in the last 180 days: 1687
• Average Sales Price: $336,020
• Average List Price: $341,304
• Ratio of List Price to Sales Price: 99.5%
• Average Days on Market: 87.5
• Sales Pending this Week: 41

Current Market Conditions: The highest ratio of List Price vs. Sale Price is still Area 141 (South Kitsap West of Hwy. 16) with 101%.  The lowest ratios were 97% for Areas 167 (Suquamish) and 161 (Hansville). Shortest Days on Market (DOM) continues to be Area 150 (E. Central Kitsap) with 62 DOM. Area 146 (Chico) was also still 2nd at 64. Longest DOM goes to Area 164 (Lofall) with 161, followed by Area 162 (Kingston) with 104.  Inventory rose again slightly, and sales decreased. But the sales prices improved by nearly 7%.

Bainbridge Island Stats: (Area 170)

• Properties currently Active on the market: 332
• Properties closed in last 180 days: 299
• Average Sales Price: $ 733,243
• Average List Price: $ 747,692
• Ratio of List Price to Sales Price: 98%
• Average Days on Market: 136
• Sales Pending this Week: 4

For Buyers: Dont’ listen to the media or Jim Cramer on the “Today Show.” Now is still a great time to consider purchasing a home here in Kitsap County WA. The current rate this morning for a 30-year fixed rate loan is still just under 6%! With the number of available homes on the market, Buyers have more choices and greater negotiation power.

For Sellers: You’ve got to do your homework and ensure that you’re fully prepared for market. Your house will really need to ‘pop’ and be priced aggressively if you want to stand out from the masses. Working closely with your Listing Agent, you should pull out all the stops and do everything possible to position your home ‘Head & Shoulders’ above the competition.

For 1st Time Buyers, you might want to consider one of my listings, the Gorman Condominiums, near Kitsap Lake in Bremerton WA. For only $129,950 property ownership can be a reality for you!

For additional information and resources concerning real estate in Kitsap County WA, access my website, www.KitsapLife.com

Posted in Bainbridge Island Real Estate, Bremerton WA Real Estate, Buyers, Gig Harbor Real Estate, Port Orchard Real Estate, Poulsbo Real Estate, Real Estate Bites, Sellers, Silverdale WA Real Estate | No Comments »

We had lots of things to celebrate this past week here in Kitsap County. My son’s football team won their last game, tying for first place in their Junior High league. Our local high school, the Central Kitsap Cougars, won their first divisional playoff game against Puyallup by a thrilling score of 31-16. Hey, what can I say, it’s football season!

But by far the most exciting thing that happened this past week was that my clients, TR and Arwen, closed on their very first home purchase!

It’s been almost a year since I began communicating with Arwen. She found me through the Internet and we started a regular string of e-mails back and forth. TR (proudly serving in the US Navy) was expecting new orders, and one of the potential duty stations was Bangor Subase, just outside of Silverdale WA.

Finally, the orders to Bangor were cut, and TR & Arwen arrived in Kitsap County! Shortly after arriving, TR made Chief Petty Officer. I can say, with complete confidence, that our Naval forces stand prepared and at the ready with people like TR at the helm!

The 3 of us jumped feet first into the home hunting fray, and had a blast! I truly enjoy working with 1st Time Buyers, especially ones like TR & Arwen. They had some excellent questions and trusted my counsel. We were fortunate to find a really great home in Port Orchard WA and negotiate a really great contract.

The entire process went along without difficulty, and we were able to close ahead of schedule.

Congratulations, TR & Arwen! You guys were AWESOME! Good Job!

This is what I truly love about my career in real state – “Helping people achieve their Next Adventure in Life!”

Posted in Bainbridge Island Real Estate, Bremerton WA Real Estate, Buyers, Gig Harbor Real Estate, Kitsap County Bites, Port Orchard Real Estate, Poulsbo Real Estate, Real Estate Bites, Silverdale WA Real Estate | No Comments »

These are challenging days for Sellers, not only here on the Kitsap Peninsula, but in housing markets throughout the country. Inventory levels of available homes are at an all-time high; many homes languish on the market for what seems like an eternity, with little or no activity; loan underwriters have tightened their purse strings, making it much more difficult for hopeful buyers to qualify; global uncertainties, from the war in Iraq, to the price of crude oil, has consumer confidence faltering, keeping many potential buyers sitting on the fence.

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There is a wide spectrum of Sellers out there:

• The ‘Late Show’ Seller – this one is lost in a time warp and still thinks it’s a brisk Seller’s Market. Their listing price is over a year old and about 25% too high.
• The ‘Upside Down’ Seller – their adjustable rate mortgage just went throught the roof, and they owe more than the house is currently worth. Surely someone will pay more than what they need to net?
• The ‘Perceived Value’ Seller – “Our house is the nicest house in the development. We’ve invested a lot of money into improvements over the years, and we think it should sell for a lot more than what other homes are selling for.”
• The ‘Robbing-Peter-to-pay-Paul’ Seller – this Seller has an offer on another house and has to sell their current home for ‘X’ amount of dollars in order to make the new purchase work.
• The ‘Testing-the-Water’ Seller - “We don’t HAVE to move, but let’s price it really high and just see what happens.”

Tough market conditions call for equally Tough questions:

1. Why are you selling your house? What is your motivation? Do you HAVE to move right now?
2. When your Listing Agent conducted their market analysis, what price range did they determine/advise? How does that price compare with what your house is listed for now? What counsel does your Agent have for pricing today?
3. How long can you afford to NOT sell your house?
4. What ’other’ viable options are there to selling? A Lease/Purchase agreement? Conversion to a rental?

They say that there are only 3 reasons why a house doesn’t sell:

• The house is overpriced.
• There is some obvious, glaring material defect with the house that screams out, “Don’t Buy Me!”
• Your Listing Agent has fallen asleep at the marketing wheel.

These are the only reasons. If your house has been on the market for any length of time, without any activity, showings, or offers, it’s has to be one of these three.

There are 3 things that determine how quickly and successfully a house will sell:

1. Location
2. Condtion
3. Price

Of these 3 things, you, as a Seller, can control 2 of them. You can work to improve the condition of the property – the curb appeal, how well it shows; and you can determine the asking or listing price.

A great resource for Home Sellers is “Preparing Your Home to Sell: How to Increase Your Home’s Sales Appeal“ by David Knox.  I have several copies of this DVD available for loan, or go to www.davidknox.com

Even though the market has slowed, there are still Buyers out there who are moving to our area. Hopefully, asking yourself some of these tough questions will enable you to more aggressively market & sell your home, helping you to “Achieve the Next Adventure in Life!”

Posted in Bainbridge Island Real Estate, Bremerton WA Real Estate, Buyers, Gig Harbor Real Estate, Port Orchard Real Estate, Poulsbo Real Estate, Real Estate Bites, Sellers, Silverdale WA Real Estate | 4 Comments »

I got a phone call the other day from my buddy, Josh. He’s best friends with my oldest son, Ben. Josh just recently got married (his new bride, Mallory, lived in the house right behind us) and he’s starting his own construction business here on the Kitsap Peninsula WA. Ben helps him out on weekends with various projects, mostly pouring concrete and drywalling.

As a budding builder, Josh is always curious about issues relating to real estate. This time, he wanted to know about the whole “Agent-to-Client” relationship thing, and specifically, what does a Buyer do when they realize that the Agent they’re working with is an idiot (those were his words, not mine!) Evidently, Mal’s parents have some friends who are in the market to buy their first home. From what Josh told me, it sounds like their agent probably sells snake oil in his spare time. He employs super high pressure tactics. He keeps trying to force them into buying one of his listings, even though it’s an overpriced train wreck. They’re at a point where they no longer feel comfortable with this guy, and wonder if he really is concerned with their best interests.

Money, or the allure of money, sometimes does the strangest things to people. It causes them to lose sight of their priorities and purpose. It clouds their judgment. It changes their focus from serving others to serving themselves.

In real estate, it can be an easy temptation to lose sight of our statutory or fiduciary responsibilities and obligations, especially in a slowing market. Commission checks are farther and farther apart. We’re scrambling to make ends meet. Every closing counts.

So maybe we neglect to show our Buyers those listings where the Selling Agent commission isn’t as attractive as some of the others. Or perhaps we don’t disclose some known material defect, for fear that they won’t buy the house. Or it could be that we simply aren’t as critical of an advocate as we once were, and allow certain issues to go unchecked in the process? We’re more concerned about ‘closing’ than we are about ‘caring.’

I had the good fortune of having some really excellent mentors early on in my professional career. I learned the importance of providing superlative customer service. You’ve heard the saying, “Do what you Love, and the money will follow?” Well, in real estate, it’s provide the best customer service, and the money will follow. Offer your clients the most relentless representation possible, and you will reap the financial benefits as a result.

Plus, you’ll stay out of jail and sleep better at night!

Posted in Bainbridge Island Real Estate, Bremerton WA Real Estate, Buyers, Gig Harbor Real Estate, Port Orchard Real Estate, Poulsbo Real Estate, Real Estate Bites, Sellers, Silverdale WA Real Estate | 3 Comments »

A while back, I wrote an article entitled, “Putting the Cart before the Horse: Making a Contingent Offer.” It was written specifically to advise Buyers on the pro’s & cons of writing a contingent offer. This time, I thought I would offer up some helpful counsel for Sellers on how to respond to contingent offers.

Looking at Webster’s definition of the word, ‘Contingent,’ I’m wondering which one is most accurate/applicable? 

1 : likely but not certain to happen : POSSIBLE
2 : not logically necessary; especially : EMPIRICAL
3 a : happening by chance or unforeseen causes b : subject to chance or unseen effects : UNPREDICTABLE c : intended for use in circumstances not completely foreseen
4 : dependent on or conditioned by something else; contingent on fulfillment of certain conditions
5 : not necessitated : determined by free choice

While I know that #4 is obviously the correct answer, as being relevant to real estate, some of the other definitions could certainly apply as well. But just so we’re all on the same page here, a ‘Contingent‘ offer is when a prospective Buyer submits a contract offer on your home, but their offer is ‘contingent‘ or ‘dependent/conditional‘ upon the sale of their current residence. 

In a slowing market, such as we’re experiencing here now in Kitsap County WA, contingent offers become more commonplace. Conversely, in faster, brisk Seller’s markets, you rarely see them being employed because they are quickly bumped by other competing offers.

As the market cools, and the inventory of available homes increase, Sellers are more willing and motivated to consider ‘contingent‘ offers.

As a Seller, what are the risks associated with accepting a ‘contingent‘ offer?

Well, first and foremost, here in our market area, when you accept a contingent offer, the status of your property changes in the NWMLS (Northwest Multiple Listing Service). Your home goes from being an ‘ACTIVE‘ listing to being a ‘CONTINGENT‘ listing. As such, your home is shuffled down towards the bottom of any property searches being performed by Agents accessing the NWMLS. This will effectively reduce the amount of valued exposure your home will receive.

When submitting a Contingent Offer using NWMLS Form 22B, the default contingency period is 45 days. This is the timeframe your Buyer has to get their property under contract with a viable Buyer. If another interested Buyer for your home comes along during this period, they can ‘bump‘ the first Buyer. By default, Buyer #1 has 5 days to either remove their contingency or back out of the contract, allowing Buyer #2 to proceed forward with their offer. In some instances, Sellers may tighten up or reduce these default timeframes, just to help ensure that their property isn’t tied up for an excessive period of time. Once you have reached the end of the contingency period, you can either negotiate an extension with the Buyer, or simply allow the contract to expire, releasing both parties from their obligations.

Some questions you’ll obviously want to have answered prior to accepting a contingent offer:

• Where is the Buyer’s home located? What is the market like there?
• Is the Buyer’s Home currently up for sale? If so, how long has it been on the market?
• Is it listed by a licensed real estate professional? Is it priced aggressively, according to market value?

One word of caution here: With all of the recent challenges being faced by the mortgage industry, make sure that your Listing Agent stays in constant contact with your Buyer’s Agent during the contingency period. Loan programs can change overnight. You’ll want to ensure that once their property is under contract, that they can still qualify for the purchase of your home.

A Contingent Offer is better than NO offers, especially when there are so many other competing properties for sale on the market. Just make sure that you’re making intelligent and informed decisions, and that the potential benefits outweigh the risks.

Posted in Bainbridge Island Real Estate, Bremerton WA Real Estate, Buyers, Gig Harbor Real Estate, Port Orchard Real Estate, Poulsbo Real Estate, Real Estate Bites, Sellers, Silverdale WA Real Estate | 13 Comments »