Residential Real Estate in SW Washington State

Residential Real Estate Services with Passion, Integrity, Knowledge

Buying New Construction in south King County (Auburn, Kent, Renton, etc.)

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presaleAlthough pre-existing home sales were still in recovery mode over the last couple of years, new construction seemed to take on wings of its own, especially in our south King and Pierce County areas. From experience in working with several buyers of new construction in new communities, I can tell you that there are many things to consider. Here are just a few:

  • Can you tour model homes or previous construction by the builder? Especially in larger communities, builders often construct one or more model homes that display standard finishes and upgrades. Sometimes upgrades are a bit tricky to identify, so you’ll want to be sure you and your broker ask lots of questions about what is included in the base price.
  • Is there a HomeOwners Association and are there CC&Rs? If you anticipate buying new construction in south King County areas such as Auburn, Kent, Renton, or Federal Way, you’ll find that, typically, HOA administration is often retained by the builder until the majority of homes are completed. At that time, the Association will elect its own officers and be under its own control, typically still guided by a set of Covenants, Conditions & Restrictions (CC&Rs). CC&Rs are recorded document(s) that list what can and can’t be done as a resident of the community. You’ll want to be sure to review a copy to see if your lifestyle fits within its guidelines.
  • Can you choose both the lot and floor plan? You may find that the builder has already pre-permitted a specific home for each particular lot or may not be willing to build on a certain lot until other areas are completed. If you have your heart set on a specific floor plan, you may need to adjust your site preferences.
  • What sort of warranty is included? Most builders offer at least a one-year warranty, fixing anything that goes awry during that time period (other than normal wear and tear). Some builders, however, offer extended protection plans perhaps protecting you from foundation issues for 10 years, with peeling paint for maybe only 1-2 years.
  • Are there community playgrounds and events? As lot sizes have shrunk in many areas, builders and developers have often set aside areas for outside events. Can you see these by driving through the neighborhood? Does the number and size seem reasonable for the number of homes included in the community?
  • And finally, how long before you can move in? What a sticky question! Some of the most popular builders are completely sold out of current, standing inventory, while others have a few homes that are ready to go. Typically, if a builder can get started on your new house right away, you’ll find that it still takes 5-6 months or so to construct a new home. But be prepared for much longer time frames! If you anticipate buying new construction in south King County areas such as Auburn, Kent, Renton, or Federal Way, you’ll find that many of these jurisdictions seem to be painfully slow or just totally swamped in completing the permit process.

Questions? Please give me a call or send me a message about buying new construction. There’s a lot to learn!

Another Maple Valley Closed Sale!

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With great thanks to everyone involved, I’m pleased to announce the closed sale of this absolutely wonderful home in Valley Meadows. With multiple offers, we were able to come to contract within about a week of listing.

SOLD-Front

 The honor roll includes:

  • Brandon – the Buyer
  • Dean & Debbie – the Sellers
  • Andy – the relocation rep
  • Sara and Rob from Stewart Title – the title and escrow folks
  • Josh Hall – the Buyer’s broker
  • Dave Jagosh of Pacific NW Home Inspections – the Seller’s inspector
  • and me of course – the Seller’s broker

So … how was it done?

My clients (the Sellers) were fantastic. They prepped the house exactly as suggested, including having the home pre-inspected, then completed everything on the inspection list. It helped that we used one of the very best inspectors in the area – in fact the seller’s inspector also turned out to be the preferred inspector for the Buyer.

We did some careful marketing, targeting the home in the MLS with a full-fledged suite of photos, along with adding another 30 or so photos on my Web site, along with being sure the listing appeared on several hundred other sites.

Did we have careful talks about price? You betcha! The right price brought the expected offers with fully preapproved Buyers. With a bit of negotiation, everyone was thrilled! 

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 So a HUGE thank you and Congratulations to everyone involved!

 

Whooo hooo!

SOLD! Rare Valley Meadows Resale

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www.gabriellenemes.com
Valley Meadows Resale in Maple Valley WA

Rare Valley Meadows resale! Sitting on a lovingly landscaped corner lot backing to neighborhood park path is this ‘like new’ home with gorgeous millwork, shiny hardwoods, gleaming tile work and fresh paint.

Gorgeous Chaffey Homes Resale
Too Cute!

Perfect both for entertaining and for quiet moments, the home’s open floor plan features formal living and dining rooms, formal den, family room with gas fireplace, island kitchen, and patio. Even a darling playhouse!

Grand Open Staircase

Throughout the home, every room is truly generous in size with large windows, which open the home to wonderful natural light. Just off the entry, the grand staircase leads up to the bonus/loft-perfect for play or maybe TV space?

 

Just off the loft are three bedrooms, and the compartmented main bath with double vanity, which is also open, Continental-style, to one of the bedrooms.

 

Just One Side of the Master Bedroom

 

 

Then, step through double doors to the master ensuite with its peaked ceiling. Large enough for a huge bed, plus sitting furniture, imagine bubble baths in the deep soaking tub … and all the clothes you can organize in the huge walk-in closet.

The owners have done everything possible to prepare this home for new owners. The pre-inspection report is available for your review during your personal tour.

Too many features to list–better come see!

 

Congratulations on Your New Home!

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Five months in the making … and here it is! Congratulations, Gary! May you enjoy many many years in your new house!

And who wouldn’t – all that brand new space just for you, combined with an awesome view of Mt. Rainier and the foothills! Whoo hooo!!!

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 There’s a mountain there … a BIG one. Darned clouds got in the way!

 

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Congratulations Margaret & Jim on Your New Home!

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Delivering keys to new homeowners today produced BIG smiles and a few hugs all around.

Congratulations Jim and Margaret!!!

Thanks again to a flawless team:

  • Marilyn Brown at First American Title & Escrow — I’m so glad we can count on you.
  • Beth Jensen at Cobalt Mortgage — Right on time and delivered as promised; the buyers and I were thrilled!
  • Dave Jagosh — Your inspection services were JUST right!

Mama Passarelli and The Soup Ladies

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About a month ago I met Ginger Passarelli Senecal, respectfully and gratefully referred to in our area as “The Soup Lady.”

Known as “Mama” to everyone who’s ever met her, several years ago Ginger felt a compelling need to fill a desperate need by those who are “first responders” in times of need and disaster — our fire fighters, police, EMTs, military personnel, search and rescue teams, and so on.  

Several years ago, Mama decided that the folks at her church needed more connection with one another. And so she began bringing pots of soup to the church after services. It was a way to get to know one another! As happens periodically in our area, in 2003 we had a windstorm go through the area that toppled trees, cut our electricity and other essential services. For many of us, it meant that cooking and warm meals were just not available.

Typical of Mama, she helped arrange for members of the congregation to clean up the area, then set up barbeques and portable stoves in the church parking lot to serve … soup!

From that time on, Mama Passarelli began her mission to provide soup to those people who do so much to help all of us.

Mama and her dedicated crew have served soup and provided a friendly face in so many disasters — both local and nationwide. She and her volunteers respond to house fires, search-and-rescue operations, flood relief, hurricane cleanup. They were there for Katrina, they were there for Gustav. They were in Lakewood for days to serve when four police officers were killed. They were even there recently when fire crews rescued a dog that fell over the edge of a cliff in Snoqualmie.

Mama Passarelli owns a home-style restaurant in Black Diamond, Washington. She’s a talented and accomplished cook. Down home meals are definitely her specialty–YUMM!!! You may want to have soup as an appetizer.

While I can only pray that you never have a need to meet Mama because of a personal tragedy, I do encourage you to visit Mama Passerelli’s at 24306 Roberts Drive, Black Diamond.

Thanks to Everyone — Another Sale Closed!

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Mission accomplished! The Seller of this little wonderful little house left a legacy for the new Buyer family — “Here’s a place where you can raise your own young children, with places to run and play and shout and sing. We loved it and know you will too.”

This transaction was simple and surprisingly quick! With particular thanks to Erik Reault of Cobalt Mortgage who put together a very fast and efficient FHA 203k rehab loan, and thanks to the cooperating agent on the transaction, Jeff Kissick. Thank you both for a job well done and your great communication.

And, of course, special thanks to the members of my valued team — Marilyn Brown (and Dawn Carlson, my local rep) and the staff at First American Title and Escrow in Kent — you guys rock! This one moved so fast that it caught us all scrambling at the end to get everything done in time. And thanks also to the staff at Stuth Septic for stepping up so quickly to complete the septic inspection and to Neighbors Septic for popping out at the last minute to pump the tank.

There were rocky moments as there are with every transaction, but the Seller and I definitely appreciated everyone’s efforts!

Thanks again to everyone involved!

Maple Valley Fixer — Soooo Serene!

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Looking for serenity and quiet? The hooting of an owl serenaded us while taking these house photos! Backed by the Cedar River Watershed and edged by an empty lot, this home is perfectly sited for a peaceful retreat after a long day!

The current owner is a mason and her skillful tile work is evident throughout the house and yard. You’ll need to finish up much of the home. As an example, the master bedroom remodel was started years ago, but circumstances didn’t allow completion. The home needs flooring, windows, furnace or wall heaters, kitchen cabinets & counters, trimwork, and more.

But when done, in addition to your lovely home, you’ll have a huge back patio perfect for entertaining, a circular driveway, lovely lush plantings, and the space to park all your toys. No homeowner association here!

Click Here to see the Virtual Tour