The Original Trilogy at Redmond Ridge – August 2017

The Original Trilogy at Redmond Ridge – August 2017
Compliments of Your Neighborhood “Premium Service” Realtor
A Dozen Plus One for August
                     12 Pending Close of Escrow.
                                10 More With Yard Arms Out Front

A Long Dozen Paid Excise Tax During August

13 Homes Closed Escrow Last Month!

  Model Original Asking Price Asking Price when Sold Final Sale Price Days on Market Northwest Multiple Listing Number
1 Townsend $575,000 $575,000 $600,000 5 1161971
2 Townsend $599,600 $599,600 $652,000 1 1173059
3 Vashon $665,000 $665,000 $681,000 6 1159503
4 Bainbridge $700,000 $700,000 $700,000 5 1163614
5 Bainbridge $739,000 $739,000 $729,000 6 1159518
6 Bainbridge $789,950 $769,950 $750,000 26 1150104
7 Vashon $749,950 $749,950 $785,000 6 1162914
8 Bainbridge $759,000 $759,000 $802,100 6 1159417
9 Hemlock $939,950 $939,950 $930,000 19 1148604
10 Maple $995,000 $930,000 $955,000 58 1120920
11 Alder $975,000 $975,000 $960,000 3 1135525
12 Redford $1,275,000 $1,275,000 $1,275,000 4 1152794
13 Oakwood $1,298,800 $1,298,800 $1,298,800 3 1158982

Homes in Bold & Green; the Elephant serving Sellers!

Two very similar Townsend floor plans, displayed as bookends on Twinberry way hit and came off the market very quickly. One hit the $600K mark. The other smashed any previous price for a Townsend selling for $652,000. We’re talking about 1,340 square feet here, folks. The difference is taking the time to present perfectly and, more importantly, having the time to work at getting every last dime for your Sellers. The Redford set yet another record for the most expensive production Redford ever. Three months ago, the bar was set at $1,297,500 for the Maryhill. All were prepared and marketed by yours truly. There are ingredients to attaining a top sales price for your home. The Elephant Knows what they are. I consulted with the Sellers of the LHT Oakwood, who priced the home exactly where I recommended. The Oakwood was one of five homes displayed in the 2005 Shea Homes Luxury Home Tour, along the lines of the Seattle Street of Dreams Tour. They are not what we would call “production homes” as they had hundreds of thousands of dollars in upgrades. This one sold for $1,545,000 to the original owner in 2005.

The Elephant’s Townsend set the bar for the highest dollar per square foot in Trilogy history at $487.66. It didn’t hold up. Astoundingly, the very customized Vashon hit the $500.00 mark. Wholly Smokes! If you’re wondering if upgrades pay for themselves, the answer is a big fat YES!!! Just don’t over-do it.

12 Transactions Await Recording Numbers

            Here’s What’s Currently “PENDING” the Close of Escrow

Model Original Asking Price Asking Price when Offer Accepted Days on Market Northwest Multiple Listing Number
1 Discovery $598,000 $598,000 5 1172507
2 Discovery $609,999 $609,999 5 1181399
3 Discovery $610,000 $610,000 1 1183604
4 Union $650,000 $650,000 4 1173682
5 Whidbey $680,000 $680,000 4 1179033
6 Vancouver $798,000 $798,000 20 1177680
7 Cedar $899,000 $799,000 31 1172443
8 Maple $985,000 $915,000 95 1125041
9 Oakwood $939,500 $939,500 29 1179273
10 Monticello $975,000 $975,000 38 1176397
11 Hemlock $1,150,000 $995,000 28 1149799
12 Maple $1,049,000 $1,049,000 3 1169980

Home in Bold & Green; the Elephant getting things right for the Seller!

Buyers seem to have discovered the Discovery. Many consider it the best use of space among the 23 Trilogy floor plans. I agree. Union and Discovery Buyers often cross over due to the similarity in home functionality. This is the first Union we’ve seen in a while and the Elephant had sold this one twice before. I didn’t take 38 days to sell the Monticello. The Coach pulled the discount broker Quarterback out of the game and handed me the ball after a failed closing. I took over on the 38-yard line, pulled out the playbook and hit the end zone on first down. It was one day and gone, The Elephant Way. Homes in red suffered some pretty big price drops. Perfect preparation and pricing are vital in preventing this. As Sellers, we must be honest with ourselves. Is our home in the “I can get whatever I want for it” category or is it average? Is our home older? That’s beginning to be a factor in this 16-year-old community. There hasn’t been new construction in years. Top dollar and not having to apologize for your asking price comes with proper preparation and presentation, as well as price. A fine wine is never served before its time.

Ten Tantalizing Takers

Here’s what’s on the market for September!

  Model Original Price Asking Price Days on Market Northwest Multiple Listing Number
1 Discovery $592,500 $592,500 5 1185172
2 Orchard $624,900 $624,900 5 1186868
3 Sammamish $689,000 $669,000 13 1183358
4 Whidbey $698,000 $698,000 13 1178857
5 Washington $699,990 $699,990 12 1183003
6 Vancouver $739,950 $729,000 81 1145691
7 Bainbridge $770,000 $770,000 6 1185218
8 Maple $919,950 $919,950 11 1184023
9 Hemlock $929,950 $929,950 9 1182741
10 Maple $949,950 $949,950 5 1185302

Home in Bold & Green; the Elephant serving Sellers!

 Remember: This inventory is as of the last day of the month. Statuses have likely changed by the time you read this. We pull data after midnight the last day of the month then, analyze and report. It takes a bit of research. We share what is available at the first of the month for consistent and measurable month over month reporting. All currently available listings are posted at Hover over the Trilogy tab and select “Current Trilogy Listings” from the dropdown list.

We’re beginning to see homes staying on the market a bit longer. As availability grows, urgency fades. I don’t think that’s the biggest factor right now, however. I think the heat and smoke are the biggest concerns. Right now, homes with air conditioning sell faster and the cost is well worth it. Whidbey and Sammamish plans usually fly off the market yet we have one of each available after a couple of weeks. Sometimes there’s no rhyme or reason. We just need the right butt for the seat. Perhaps, we’re pushing the smaller home pricing too close to the medium sized homes and buyers don’t know whether to scratch their watch or wind their behind? Time will tell…. Ha ha.

Here’s a Recap of Year-to-Date Sales:

*New Days on Market (D.O.M.) Watch!

Jan. Feb. March April May June July August Sept. Oct. Nov. YTD:
$old 6 6 4 7 13 9 12 13       70
Pending 9 3 5 12 7 12 13 13        
Active 2 3 5 1 2 8 4 10        
$old D.O.M. 41 55 28 5 9  






      *NEW STAT.!!

With the new Days on Market statistic, it’s not hard to see that things move a bit slower at the beginning of the year and reduce time on market as the weather warms up. Even so, there’s a fact that doesn’t reveal itself here. Those who brave putting their home on the market in January usually do very well due to pent up demand of little to no inventory during the prior year holidays. It’s a short window and it needs to be done right. The Elephant has it down. Expect a quiet period until Spring once the first one or two homes in each category capitalize by jumping early next year.

That’s a wrap for August. We hope these facts have been helpful. We measure our success by how well we serve others. If you have a real estate need, please, give Devin a call. (425) 501-8424

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