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Exploring King County Farmers Markets: 2025 Season Guide
I’m a sucker for a good farmer’s market, and the bonus is I get to support small businesses and the local farming community. Not to mention eating locally produced food is fresher and doesn’t travel far to get to your table. King County boasts a vibrant array of farmers markets, offering residents and visitors access to fresh, locally sourced produce, artisanal goods, and a chance to connect with the community. As the 2025 season approaches, here’s a comprehensive guide to some of the county’s notable farmers markets, including their locations and operating dates.
Seattle Farmers Markets
1. Columbia City Farmers Market
- Location: 37th Avenue South and South Edmunds Street, Seattle, WA
- Regular Season: Wednesdays, May 7 – October 8, 2025
- Winter Market: Second Saturdays, November 2024 – April 2025, 10 AM – 2 PM
Nestled in one of Seattle’s most diverse neighborhoods, the Columbia City Farmers Market offers a rich selection of fresh produce, baked goods, and artisanal products. The market also collaborates with local food banks, encouraging patrons to purchase extra items to donate.
2. Phinney Farmers Market
- Location: 6532 Phinney Ave N, Seattle, WA 98103
- Season: Fridays, June 6 – September 26, 2025
Located in the upper parking lot of the Phinney Neighborhood Association, this Friday market is a beloved gathering spot for the Phinney Ridge and Greenwood communities. Shoppers can enjoy a variety of fresh produce, local meats, cheeses, and ready-to-eat foods.
3. Lake City Farmers Market
- Location: NE 125th St & 28th Ave NE, Seattle, WA 98125
- Season: Thursdays, June 12 – October 2, 2025
Serving the Lake City community, this market provides a wide array of farm-fresh produce, baked goods, and handcrafted items. It’s a family-friendly destination with live music and activities for children.
Bellevue Farmers Markets
1. Crossroads Farmers Market
- Location: East parking lot of Crossroads Shopping Center, Bellevue, WA
- Season: Tuesdays, June – September, 12 PM – 6 PM
This market offers fresh Washington produce, flowers, and a variety of food options. The WSU Master Gardeners of King County are present weekly from July through September to provide gardening advice.
Additional Notable Markets in King County
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Mercer Island Farmers Market
- Location: 7700 SE 32nd Street, Mercer Island, WA
- Details: A community-focused market offering a variety of local produce and artisanal goods.
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Renton Farmers Market
- Location: 233 Burnett Avenue South (Piazza Park), Renton, WA
- Details: Features fresh produce, live entertainment, and family-friendly activities.
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Madrona Farmers Market
- Location: East Union Street and Martin Luther King Jr Way, Seattle, WA
- Details: A neighborhood market offering a selection of local produce and crafts.
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Tukwila Village Farmers Market
- Location: 14350 Tukwila International Boulevard, Tukwila, WA
- Details: Provides fresh, locally grown produce to the Tukwila community.
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Pike Place Market
- Location: Pike Place and Pine Street, Seattle, WA
- Details: Seattle’s iconic market offering a vast array of vendors, including farmers, artisans, and specialty food purveyors.
For a comprehensive list of farmers markets in King County, including additional locations and operating hours, you can visit the Washington State Farmers Market Association’s website.
Additional South King County Markets
1. Auburn Farmers Market
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Location: Les Gove Park, 1140 Auburn Way South, Auburn, WA 98001
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Season: June 1 – September 14, 2025
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Operating Hours: Sundays, 10 AM – 3 PM
The Auburn Farmers Market offers a variety of fresh produce, handmade crafts, and ready-to-eat foods. It’s a family-friendly event with live music and special activities throughout the season. This is my go to market!
2. Burien Farmers Market
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Location: Burien Town Square, 15100 6th Ave SW, Burien, WA 98166
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Winter Market: November 2024 – April 24, 2025
- Operating Hours: Thursdays, 10 AM – 4 PM
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Summer Market: May 1 – October 30, 2025
- Operating Hours: Thursdays, 10 AM – 6 PM
Located in the heart of Burien, this market operates year-round, transitioning from its winter schedule to extended hours in the summer. Visitors can enjoy a wide range of vendors, including local farmers, artisans, and food trucks.
3. Renton Farmers Market
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Location: Piazza Park, 233 Burnett Avenue South, Renton, WA
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Season: June – September 2025
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Operating Hours: Tuesdays, 3 PM – 7 PM
The Renton Farmers Market is a community favorite, offering fresh produce, baked goods, and live entertainment. It’s an excellent mid-week destination for those seeking local flavors and crafts.
4. Kent Farmers Market
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Location: Town Square Plaza, 2nd Avenue and Smith Street, Kent, WA
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Season: June – September 2025
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Operating Hours: Saturdays, 9 AM – 2 PM
Hosted by the Kent Lions Club, this market features a variety of vendors selling fresh fruits, vegetables, flowers, and handmade items. It’s a lively spot to start your weekend.
5. Des Moines Waterfront Farmers Market
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Location: Des Moines Marina, 22307 Dock Ave S, Des Moines, WA
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Season: June – September 2025
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Operating Hours: Saturdays, 10 AM – 2 PM
With picturesque views of the Puget Sound, this waterfront market offers fresh seafood, local produce, and artisan goods. It’s a perfect destination for a scenic shopping experience.
Bonus: Maple Valley Farmers Market
The Maple Valley Farmers’ Market is a vibrant community gathering held annually in Maple Valley, Washington. Established in 2009, the market supports local and regional farmers, artisans, and small businesses, offering a platform for fresh produce, handcrafted goods, and live entertainment.
2025 Season Details:
- Dates: Saturdays, May 3 through October 25, 2025
- Hours: 9:00 AM to 2:00 PM
- Location: Maple Valley Legacy Site, 25719 Maple Valley Black Diamond Road SE, Maple Valley, WA 98038
The market is renowned for its scenic 5-acre wooded venue, providing ample space for vendors and visitors alike. Each Saturday, attendees can explore a diverse array of stalls featuring fresh fruits and vegetables, artisanal products, and more. Live music performances begin at 11:00 AM, enhancing the lively atmosphere. Well-behaved dogs on leashes are welcome, making it a family-friendly event.
Tips for Market Visitors:
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Check Schedules: While the above dates are planned for the 2025 season, it’s advisable to verify the latest information on each market’s official website or social media channels before visiting.
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Bring Reusable Bags: Help reduce waste by bringing your own bags to carry your purchases.
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Cash and Cards: Some vendors may only accept cash, while others take cards or mobile payments. It’s good to have a mix of payment options. Many markets accept EBT cards, WIC, and Senior FMNP vouchers. Some also offer matching programs to help your benefits go further.
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Arrive Early: For the best selection, consider arriving early, especially for popular items. You’ll be sad if you miss the freshly baked items, or hard to find veggies.
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Transportation: Consider public transit, biking, or walking to markets, as parking can be limited. Many markets are conveniently located near bus routes.
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Seasonal Produce: Familiarize yourself with Washington’s growing seasons to know when your favorite fruits and vegetables will be available.
Visiting farmers markets is a delightful way to support local agriculture, enjoy fresh and healthy foods, and engage with the community. Mark your calendars for the 2025 season and experience the bounty that King County’s farmers markets have to offer!
Why Pricing Your Home Right Is the Key to a Successful Sale
As we enter in a “high” season for real estate in the Seattle area, there are two things that are true–sellers want the most amount of money in the sale of their home, and buyers want a “deal”. When it comes to selling your home, price is everything. It’s not just about what you want to make on the sale—it’s about what buyers are willing to pay. A well-priced home attracts interest, generates competition, and sells faster. An overpriced home? It can sit on the market for months, leading to price reductions and missed opportunities.
When selling your home the three things that matter most are location, condition, and price. Sometimes we can update the condition of the home, but the one place where we have full control is over pricing.
As a real estate professional, I provide a comprehensive Comparative Market Analysis (CMA) and competitive analysis to ensure your home is positioned correctly in the market. This includes a deep dive into recent sales of similar homes, a strategic look at competing listings, and an analysis of the absorption rate—one of the most important factors in determining pricing strategy.
Understanding Absorption Rate
The absorption rate measures how quickly homes are selling in a specific market. It’s calculated by dividing the number of homes sold in a given period by the number of homes currently on the market. This helps determine whether we are in a buyer’s market, seller’s market, or balanced market:
- Seller’s Market (Low Inventory, High Demand) – Homes sell quickly, and prices tend to rise due to competition. Pricing slightly above recent sales may be a viable strategy.
- Buyer’s Market (High Inventory, Low Demand) – Homes take longer to sell, and buyers have more negotiating power. Pricing aggressively and competitively is key.
- Balanced Market – Supply and demand are relatively equal, meaning pricing should align closely with comparable sales.
For example, if there are 5 homes in an area selling per month in a specific area and there are 7 currently listed, you want to be one of the first 5 homes to get an offer. By analyzing the absorption rate, I help sellers set a price that aligns with current market conditions—maximizing interest and reducing time on the market.
1. First Impressions Matter
The first few days on the market are the most important. This is when your home gets the most attention from serious buyers. If it’s priced correctly, you’ll attract strong interest and even multiple offers. If it’s overpriced, buyers may overlook it in favor of better deals.
This also means getting your home ready and making sure you are putting your best home forward.
2. Overpricing Can Lead to Price Reductions
Many sellers think they can start high and “test the market,” or expect buyers to send in a lower offer, but this strategy often backfires. A home that lingers on the market for too long becomes stale, and buyers start wondering what’s wrong with it. The result? Price reductions, sometimes multiple, which can make buyers think they have even more negotiating power.
3. The Right Price = More Offers
A competitively priced home creates a sense of urgency. Buyers feel they need to act fast before someone else makes an offer. This can lead to bidding wars, which can drive up the final sale price—sometimes even above asking.
4. It Impacts Appraisal & Financing
Even if you find a buyer willing to pay an inflated price, the home still needs to appraise for that amount. If the appraisal comes in lower than the agreed price, buyers may have to renegotiate, bring more cash, or walk away altogether.
5. You Save Time & Money
The longer a home sits on the market, the more it costs you. Mortgage payments, property taxes, utilities, and maintenance all add up. Pricing your home correctly from the start helps ensure a quicker sale, saving you time and money in the long run.
How I Help You Price It Right
I don’t just rely on generic estimates—I provide a comprehensive CMA, competitive analysis, and absorption rate study that includes:
✅ Recent sales of similar homes in your area
✅ Active listings that are currently competing for buyers’ attention
✅ Market trends & absorption rate to determine the speed of sales
✅ Buyer demand to understand what price will generate the most interest
With this data-driven approach, I help you position your home at the right price to attract serious buyers while maximizing your return.
Final Thoughts
Pricing your home right from the start is one of the smartest moves you can make as a seller. It ensures a faster sale, reduces stress, and can even put more money in your pocket. If you’re thinking about selling your home and want expert guidance on pricing, let’s chat—I’d love to help you get top dollar while avoiding common pitfalls.
How to Find the Best School for Your Child
Choosing the right school for your child in Washington State involves thorough research and consideration of various factors, including academic performance, extracurricular opportunities, and community environment. Fortunately, several resources provide comprehensive data and rankings to assist parents and students in making informed decisions.​
1. Niche Rankings
Niche offers detailed rankings and reviews of schools and districts based on academic performance, diversity, and student and parent feedback.​
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Best Public High Schools: Tesla STEM High School in Redmond is ranked as the top public high school in Washington. ​Niche, Axios Seattle
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Best School Districts: Bellevue School District holds the top position among school districts in the state. ​Niche
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Best Private High Schools: The Overlake School in Redmond is recognized as the leading private high school. ​Niche, Fox31
2. Office of Superintendent of Public Instruction (OSPI)
The OSPI provides the Washington State Report Card, offering detailed data on school performance, student demographics, and assessment results. This tool allows for comparisons between schools and districts based on various metrics. ​
3. GreatSchools
GreatSchools is a national nonprofit organization that provides ratings and reviews for schools across the country. In Washington, it offers insights into academic performance, equity, and environment for over 6,000 schools. The platform also highlights schools that have received the College Success Award for exemplary preparation of students for college. ​GreatSchools.org
4. Public School Review
Public School Review offers rankings and profiles of public schools and districts. For 2025, it lists the top school districts in Washington, noting that Federal Way School District is the most diverse, and Seattle School District No. 1 is the largest, serving over 50,000 students. ​Public School Review
5. Local News Outlets
Local news sources, often report on school rankings and educational developments, providing context and updates on the educational landscape in Washington.
Tips for Evaluating Schools
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Visit Schools: Arrange tours to observe the school environment, teaching staff, and facilities firsthand.​
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Engage with the Community: Speak with current students and parents to gain insights into their experiences.​
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Consider Extracurriculars: Assess the availability of sports, arts, and other programs that align with your child’s interests.​
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Review Academic Programs: Look into advanced placement courses, special education services, and other academic offerings.​
By utilizing these resources and approaches, you can make a well-informed decision to find a school in Washington State that best fits your child’s needs and aspirations.​
The Ultimate Guide to the Skagit Valley Tulip Festival: Insider Tips, Crowd-Free Viewing & Best Eats
Spring in Washington means one thing: tulip season! Every April, the Skagit Valley Tulip Festival transforms the region into a kaleidoscope of colors, attracting thousands of visitors eager to witness the breathtaking fields in full bloom. If you’re planning a trip, here’s everything you need to know to make the most of your experience—including how to avoid the crowds and the best spots to grab a bite.
When to Visit for the Best Experience
The festival runs from April 1 to April 30, 2025, but bloom times vary depending on the weather. Typically, mid-April offers peak bloom, but early and late weeks still provide stunning views. To avoid crowds:
- Visit on a weekday: Weekends are the busiest. Arriving early in the morning or late in the afternoon on a weekday can give you a more peaceful experience.
- Go early or late in the day: Sunrise and sunset visits offer spectacular lighting for photos and fewer people.
- Check the bloom map: The official festival website updates bloom conditions, helping you choose the best time to go.
Best Viewing Spots (Beyond the Main Farms)
While Roozengaarde and Tulip Town are the most famous tulip farms, they also attract the largest crowds. If you prefer a quieter experience:
- Drive along the country roads: Many fields are visible from the road, offering opportunities for serene, uncrowded viewing.
- Little-known fields: Some smaller farms open for public viewing but are less advertised. Check local farm websites or social media for hidden gems.
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Garden Rosalyn: A charming garden featuring seven acres of tulips with several varieties. ​
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Skagit Acres: Offers a unique tulip experience along with a garden center that’s open year-round. ​
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- Padilla Bay Reserve: Though not a tulip field, this nearby reserve offers a peaceful break with beautiful water views and walking trails.
Best Places to Eat Near the Tulip Fields
After soaking in the vibrant blooms, treat yourself to some local eats. Here are a few favorites:
Breakfast & Coffee
- Calico Cupboard Café & Bakery (Mount Vernon) – Known for delicious cinnamon rolls and hearty breakfasts.
- Wooden Spoon Café (La Conner) – A charming spot with fresh pastries and strong coffee.
Lunch & Dinner
- Nell Thorn (La Conner) – A farm-to-table restaurant with fresh seafood and stunning waterfront views.
- COA Mexican Eatery (Mount Vernon) – Amazing tacos and margaritas made with fresh ingredients.
- Adrift (Anacortes) – A cozy, eclectic restaurant serving fresh, locally sourced dishes.
Snacks & Treats
- Snow Goose Produce (Mount Vernon) – Famous for its giant, freshly made ice cream cones and local produce.
- Farmstrong Brewing Co. (Mount Vernon) – If you’re craving a craft beer after a day of exploring, this spot is a must.
Final Tips for a Smooth Visit
- Dress for the weather: April can be unpredictable—bring layers and waterproof shoes.
- Be mindful of traffic: Peak bloom weekends can lead to congestion; plan extra travel time.
- Support local: Many small businesses thrive during the festival, so consider shopping for farm goods, souvenirs, or flowers to take home.
Whether you’re a first-time visitor or a seasoned festival-goer, the Skagit Valley Tulip Festival is a must-see spectacle. With a little planning, you can enjoy the beauty of the blooms while avoiding the biggest crowds and savoring the best local flavors!
Should You Rent Your Home Instead of Selling?
If you’re thinking about moving, you may be wondering: Should I sell my home or rent it out? While selling provides immediate cash, renting can generate long-term income and build wealth over time. But beyond the financial factors, there’s also an emotional side to consider—your home isn’t just an asset; it’s a place filled with memories. The right choice depends on your financial situation, market conditions, and how you feel about parting with your home. Let’s break it down.
Reasons to Rent Your Home Instead of Selling
1. You Want to Build Long-Term Wealth
Real estate is a proven way to build wealth over time. If your home is in a desirable area and you can cover your expenses with rental income, holding onto it as an investment property could be a smart move.
✔️ Your home is in a high-demand rental market
✔️ You have positive cash flow potential (rental income covers mortgage, taxes, and maintenance)
✔️ You can benefit from long-term appreciation in property value
2. You Plan to Move Back One Day
If your move is temporary—due to a job, military deployment, or family reasons—renting allows you to keep your home for future use without the hassle of repurchasing later.
✔️ You’re relocating but may return in a few years
✔️ You want to keep a foothold in a competitive real estate market
3. Your Home’s Value Hasn’t Appreciated Enough to Sell
If your home’s market value hasn’t increased significantly since you bought it, selling now might not be financially beneficial. Renting gives you time for appreciation while generating income.
✔️ Your home’s value is still rising
✔️ You’d take a loss or break even by selling now
4. You Have an Emotional Attachment to Your Home
For many homeowners, selling a home is more than a business decision—it’s personal. If you’re deeply connected to your home and the idea of someone else living in it feels overwhelming, renting could be a way to hold onto it while still moving forward.
✔️ You have sentimental ties to your home and aren’t ready to let go
✔️ You’d feel better knowing your home is still in your name
Reasons to Sell Instead of Renting
1. You Need the Equity to Buy Your Next Home
If you’re planning to buy a new home, selling may provide the down payment or financial flexibility you need. Renting could tie up your capital, making it harder to qualify for a mortgage on your next property.
✔️ You need the proceeds from your home sale to fund your next purchase
✔️ You don’t want to manage two mortgages
2. Being a Landlord Isn’t for You
Managing a rental property comes with responsibilities—screening tenants, handling maintenance, and dealing with potential vacancies or late payments. Hiring a property manager can help, but it cuts into your profits.
✔️ You don’t want to deal with tenant issues or repairs
✔️ You prefer a simple, stress-free exit from the home
3. The Rental Market Isn’t Strong in Your Area
Not all markets are ideal for renting. If demand for rentals is low or your expected rental income won’t cover expenses, selling might be the better option.
✔️ Your rental market is slow, with high vacancy rates
✔️ You’d be operating at a loss each month
4. You Want to Move On Emotionally
While holding onto your home may feel comforting, it can also keep you tied to the past. If you’re ready for a fresh start, selling can provide closure and allow you to fully embrace your next chapter.
✔️ You want a clean break and a new beginning
✔️ The thought of renting your home to strangers feels unsettling
Resources to Help You Rent Your Home
If you decide to rent your home, here are some tools and resources to help you get started:
1. Rental Listing & Management Platforms
- Zillow Rental Manager – List your rental, screen tenants, collect rent, and manage leases.
- Apartments.com Rental Tools – Market your rental and find qualified tenants.
- Avail – Helps independent landlords with lease agreements, rent collection, and maintenance tracking.
2. Lease Agreements & Legal Forms
- Rocket Lawyer – Create a state-specific lease agreement.
- LegalTemplates – Download customizable lease forms.
- Nolo – Find landlord-tenant laws and lease templates for your state.
3. Property Management & Maintenance
- Buildium – A full-service property management software.
- TurboTenant – Free rental applications, tenant screening, and lease management.
- HomeAdvisor – Find contractors and repair services for rental property maintenance.
4. Tenant Screening & Background Checks
- TransUnion SmartMove – Run credit and background checks on potential tenants.
- RentPrep – Provides tenant screening reports, including eviction history and credit checks.
Key Questions to Ask Yourself
- Can you charge enough rent to cover your mortgage, taxes, and maintenance?
- Do you have the financial cushion to cover vacancies or unexpected repairs?
- Are you emotionally prepared to see someone else living in your home?
- Would selling now give you a financial or emotional advantage over renting long-term?
Final Thoughts: Should You Rent or Sell?
Both renting and selling have advantages. Renting can provide long-term income and wealth-building opportunities, but it also requires ongoing management and emotional detachment. Selling offers a clean break and immediate financial flexibility, which can be the right choice if you’re ready to move on.
If you’re unsure which option is right for you, let’s talk! I can help you analyze your home’s market value, rental potential, and the best strategy for your goals—both financial and emotional.
Thinking about renting or selling your home in Seattle? Let’s connect!
The Benefits of Staging Your Home Before Selling: A Seattle Market Guide
Selling a home in Seattle’s competitive real estate market requires a strong first impression. One of the most effective ways to make your home stand out is professional staging—a strategy that helps homes sell faster and often at a higher price.
In this guide, we’ll cover:
âś” Why staging matters
âś” Seattle market data on staged homes
âś” Who typically pays for staging
âś” Average staging costs in Washington
âś” Women-owned staging companies in Seattle
Why Staging Matters
Professional home staging transforms a property into a welcoming, visually appealing space that helps buyers connect emotionally. The benefits include:
🔹 Faster Sales – Staged homes typically sell faster than non-staged ones.
🔹 Higher Offers – Buyers are often willing to pay more for a move-in-ready home.
🔹 Better Online Presence – Over 95% of home buyers start their search online, and well-staged homes stand out in photos.
🔹 Increased Buyer Interest – Staging helps buyers visualize living in the space, making them more likely to make an offer.
Seattle Market Data on Home Staging
According to the National Association of REALTORS® (NAR):
🏡 81% of buyers’ agents say staging helps their clients visualize the home as their own.
🏡 39% of real estate agents say staging the living room is the most important, followed by the primary bedroom (36%) and kitchen (30%).
🏡 Staged homes sell 3–30% faster than non-staged homes.
In Seattle, where home prices are high, staging is a worthwhile investment that can lead to higher sale prices and a faster close.
Who Pays for Home Staging in Washington?
1. Seller Pays (Most Common)
- The homeowner typically covers staging costs as part of their home preparation and marketing strategy.
- The cost is out-of-pocket and not included in closing costs.
2. Real Estate Agent Pays (In Some Cases)
- Some agents offer staging as part of their services, especially for high-value homes.
- The agent may front the cost and get reimbursed at closing (this varies by agent and brokerage).
3. Brokerage Concierge Programs Cover Staging Costs
- Some brokerages, like Windermere Ready, offer programs that cover staging upfront and get reimbursed at closing.
- This helps sellers avoid paying staging costs out-of-pocket before the sale.
4. Virtual Staging as a Low-Cost Alternative
- Virtual staging costs $50–$200 per room and is a good option for empty homes that need enhanced online photos.
Average Home Staging Costs in Washington State
Home staging costs depend on home size, level of staging, and length of rental. Here’s a general breakdown for Washington State:
| Service Type | Price Range |
|---|---|
| Initial Consultation | $200–$600 (one-time fee) |
| Occupied Home Staging (Using Existing Furniture) | $800–$2,500 |
| Vacant Home Staging (Full Furniture Rental) | $3,000–$8,000+ |
| Luxury Home Staging | $6,000–$15,000+ |
| Monthly Furniture Rental Fees (for Vacant Homes) | $500–$1,500 per month |
💡 Pro Tip: Many staging companies offer packages that include the first 30–60 days of furniture rental, with additional monthly fees after that.
Top Women-Owned Home Staging Companies in Seattle
Supporting women-owned businesses not only helps your home sale but also contributes to Seattle’s local economy. Here are some highly-rated women-owned staging companies:
1. Seattle Staged to Sell & Design
đź“Ť Seattle, WA
Founded in 2005, this award-winning company offers luxury staging and interior design services.
2. First Impressions Staging + Design NW
đź“Ť Seattle, WA
A boutique staging company specializing in modern and transitional home styles.
3. Experience Design Project
đź“Ť Renton, WA
This woman-owned business offers both home staging and interior design services for residential properties.
4. Seattle Swank
đź“Ť Seattle, WA
Founded by Shannon Campbell, this staging company specializes in modern, stylish, and market-ready home staging.
5. VGN Luxury Home Staging
đź“Ť Seattle, WA
With over 10 years of experience, this company provides high-end staging for luxury homes.
Is Staging Worth the Cost?
Yes! While home staging requires an upfront investment, the return on investment (ROI) is often substantial.
🔹 Homes that are staged sell for 1–5% more than non-staged homes.
🔹 Most staged homes sell within 10–30 days compared to longer market times for unstaged homes.
🔹 Staging helps reduce price reductions, keeping your listing competitive.
Final Thoughts
Staging is one of the best strategies to maximize your home’s value before selling. Whether you choose professional staging, virtual staging, or DIY staging, the goal is to create an inviting space that buyers can fall in love with.
If you’re selling in Seattle or King County, partnering with a local, women-owned staging company ensures expert design while also supporting the local community.
Need Help Selling Your Seattle Home?
If you’d like staging recommendations or Seattle market insights, let’s chat! 🏡💬
Understanding Washington State Excise Tax
If you’re buying or selling property in Washington State, you’ve likely heard of Real Estate Excise Tax (REET). This tax is an important—but often misunderstood—part of real estate transactions.
In this guide, we’ll break down what excise tax is, when and why you have to pay it, and strategies to minimize it legally.
What Is Excise Tax in Washington State?
Excise tax is a state-imposed tax on the sale or transfer of real estate. In Washington, the Real Estate Excise Tax (REET) is calculated based on the sale price of the property. It is paid by the seller at closing.
How Much Is Real Estate Excise Tax in Washington?
Washington uses a tiered system to calculate REET:
| Sale Price of Property | State REET Rate |
|---|---|
| $0 – $525,000 | 1.1% |
| $525,000 – $1,525,000 | 1.28% |
| $1,525,000 – $3,025,000 | 2.75% |
| $3,025,000+ | 3% |
🔹 Example Calculation:
- If you sell a home for $700,000, the tax is:
- 1.1% on the first $525,000 = $5,775
- 1.28% on the remaining $175,000 = $2,240
- Total REET = $8,015
📍 Local REET:
In addition to the state REET, most cities and counties charge an additional excise tax, typically around 0.25% to 0.50%.
Who Pays Excise Tax?
💰 Sellers are responsible for paying REET at the time of closing. The excise tax must be paid before the deed is recorded with the county.
However, in some cases, buyers and sellers can negotiate who covers this tax in the purchase agreement.
When Do You Have to Pay Excise Tax?
Excise tax is due whenever real estate is sold or transferred. This includes:
✔ Selling a home
✔ Transferring property to a new owner (except in some exempt cases)
✔ Selling commercial property
🚨 Failure to pay REET on time can result in penalties and interest charges.
Ways to Reduce or Avoid Excise Tax in Washington State
While excise tax is mandatory in most real estate transactions, there are legal exemptions and strategies that can reduce or eliminate this tax.
1. Gift or Inheritance Transfers (Exempt)
🏡 Gifting a home to a family member does not trigger REET if there is no compensation exchanged. Similarly, inheriting property is excise tax-exempt.
💡 Tip: If planning to transfer property within the family, consider a gift deed instead of a sale.
2. Divorce or Legal Separation Transfers (Exempt)
🏛️ Property transfers due to divorce or legal separation are exempt from excise tax.
💡 Tip: If you or your spouse are dividing assets, ensure the property transfer is part of the legal divorce decree.
3. Business Transfers (Potentially Exempt)
If a property transfer is part of a corporate reorganization or ownership restructuring, it may qualify for an exemption.
Example:
✅ If you transfer property between two LLCs that you own, REET may not apply.
💡 Tip: Consult a real estate attorney or tax professional before restructuring property ownership.
4. Selling Below Market Value (Partial Tax Savings)
Selling a property for less than fair market value can reduce the excise tax burden. However, if any money is exchanged, some excise tax may still apply.
💡 Tip: If selling to a family member or friend, consider a lower sales price to minimize REET.
5. Using a 1031 Exchange (Tax-Deferred, Not Exempt)
A 1031 exchange allows real estate investors to defer excise tax by reinvesting the proceeds from a sale into another property.
Rules for a 1031 Exchange:
✔ The new property must be of equal or greater value
✔ The transaction must be structured correctly
✔ The new purchase must occur within 180 days
💡 Tip: Work with a qualified 1031 exchange intermediary to ensure compliance.
6. Selling a Property with a Lease-to-Own Agreement
In some cases, structuring a sale as a lease-to-own agreement instead of a direct sale can delay or reduce excise tax obligations.
💡 Tip: This strategy is complex—consult a real estate attorney to explore this option.
Final Thoughts: Plan for Excise Tax Before Selling
Excise tax is an unavoidable cost for most property sales in Washington State. However, understanding the tax rates, exemptions, and planning strategies can help you reduce or defer the tax burden legally.
✅ Before selling property, consult a:
✔ Real estate agent to understand your net proceeds
✔ Tax professional to explore possible exemptions
✔ Real estate attorney if considering creative tax strategies
💡 Are you thinking about selling a home in Washington? Contact me for expert guidance on maximizing your home’s value while minimizing unnecessary costs! 📩🏡
10 Common Mistakes to Avoid When Buying a Home in Seattle
Buying a home is a huge investment, and the Seattle real estate market can be competitive and fast-paced. Whether you’re a first-time buyer or an experienced homeowner, avoiding these common mistakes will help you navigate the process with confidence.
In this guide, you’ll also find Seattle-area homebuyer resources and mortgage assistance programs to help you make informed decisions.
1. Not Getting Pre-Approved for a Mortgage
One of the biggest mistakes buyers make is house hunting before getting pre-approved. A pre-approval gives you a clear idea of how much you can afford and strengthens your offer when competing with other buyers.
💡 Seattle Resource: The Washington State Housing Finance Commission (WSHFC) offers homebuyer education classes and down payment assistance programs. Learn more here.
2. Focusing Only on the Listing Price
Many buyers look at the purchase price but forget about additional costs, such as:
✔ Property taxes (Seattle’s median is ~1% of assessed home value)
✔ Homeowners insurance
✔ HOA fees (if applicable)
✔ Maintenance and repairs
💡 Tip: Use a mortgage calculator to estimate your true monthly payment, including taxes and insurance.
3. Waiving a Home Inspection
In a competitive market, some buyers waive inspections to make their offers more attractive. However, skipping this step can lead to costly repairs after closing.
💡 Tip: Always get a professional home inspection to uncover hidden issues like structural damage, plumbing leaks, or electrical problems.
4. Not Researching the Neighborhood
You’re not just buying a house—you’re investing in a community. Some buyers fall in love with a home but later realize they dislike the:
🚗 Commute time
📚 School district
🚨 Crime rates
🏪 Proximity to essential amenities
💡 Seattle Resource: Use King County’s property and crime maps to research neighborhoods before making an offer.
5. Making a Lowball Offer in a Seller’s Market
Seattle is a high-demand market, and offering too low can cause you to lose the home to other buyers. While negotiating is important, making an unrealistic offer can put you at a disadvantage.
💡 Tip: Work with a local real estate agent to understand market conditions and craft a strong, competitive offer.
6. Draining Your Savings on the Down Payment
Many buyers put all their savings toward the down payment, leaving little room for emergencies or moving expenses.
💡 Seattle Resource: The Home Advantage Down Payment Assistance Program offers up to 4% of the loan amount in down payment help. Check it out here.
7. Making Major Financial Changes Before Closing
Lenders closely monitor your finances from pre-approval to closing. Avoid these common mistakes:
❌ Opening new credit cards
❌ Making large purchases (like a new car)
❌ Changing jobs
💡 Tip: Keep your finances stable until you officially close on your home.
8. Overlooking First-Time Homebuyer Programs
Many buyers don’t realize that local and state programs offer down payment assistance, tax credits, and lower interest rates.
💡 Seattle Resource:
- Seattle’s Office of Housing provides homebuyer assistance programs for low- and moderate-income buyers. Explore programs here.
- HomeChoice Down Payment Assistance is available for buyers with disabilities or who have a household member with disabilities.
9. Not Factoring in Future Needs
Think about where you’ll be in 5–10 years. Some buyers purchase a home too small or with features that won’t suit their lifestyle long-term.
💡 Tip: Consider your future family size, career changes, and resale value before making a decision.
10. Trying to Buy a Home Without an Agent
Some buyers think they can save money by skipping a real estate agent, but this can lead to costly mistakes. A professional negotiates on your behalf, understands contracts, and protects your interests.
💡 Seattle Resource: Need a Seattle real estate expert? Working with a local agent who understands the market can help you find off-market deals, negotiate effectively, and guide you through the process.
Seattle-Area Homebuyer Assistance Programs
Here are some great resources to help Seattle homebuyers save money and navigate the process:
🔹 Home Advantage Program – Offers down payment assistance and lower interest rates for qualified buyers.
🔹 Seattle Office of Housing Homebuyer Assistance – Provides financial help to eligible homebuyers.
🔹 Washington State Housing Finance Commission (WSHFC) – Offers first-time buyer programs, down payment assistance, and homebuyer education classes.
🔹 HUD-Approved Homebuyer Counseling Agencies – Help with credit repair, budgeting, and understanding mortgage options.
💡 Find more details on homebuyer programs in Washington here: https://www.wshfc.org
Final Thoughts
Buying a home in Seattle can be overwhelming, but avoiding these common mistakes can save you time, money, and stress. The key is to plan ahead, work with professionals, and take advantage of local homebuyer resources.
📢 Thinking about buying a home in Seattle? I’d love to help! Reach out for expert advice, market insights, and personalized guidance. 🏡💙
Best Dinner & Bar Spots Around Pike Place Market
Whether you’re a visitor or a local, Pike Place Market is not just a daytime destination—it’s also a fantastic place for dinner and drinks. Whether you’re looking for fresh seafood, a romantic date night spot, or a lively cocktail bar, the area around the market has something for every taste. Here’s your ultimate guide to the best dinner and bar spots near Pike Place Market!
Best Dinner Spots Near Pike Place Market
1. The Pink Door 🍷✨ (Romantic & Iconic)
📍 1919 Post Alley
💰 Price: $$$
🔥 Must-Try: Lasagna Pink Door, Cioppino (Seafood Stew)
The Pink Door is a hidden gem in Post Alley, known for its cozy ambiance, Italian-inspired dishes, and burlesque performances on select nights. If you’re looking for a romantic dinner or a fun night out, this is a must-visit. Reservations recommended!
2. Canlis 🍽️🥂 (Fine Dining at Its Best)
📍 2576 Aurora Ave N (5-min drive from Pike Place)
💰 Price: $$$$
🔥 Must-Try: Multi-course tasting menu
For a truly special dining experience, Canlis is one of Seattle’s most renowned fine dining restaurants. While it’s slightly outside the market, it’s worth the short trip for impeccable service, award-winning dishes, and a stunning city view.
3. Matt’s in the Market 🐟🍷 (Local & Fresh)
📍 94 Pike St #32
💰 Price: $$$
🔥 Must-Try: Halibut, Smoked Black Cod, Market Chowder
Located inside Pike Place Market, Matt’s offers seasonal dishes made with ingredients straight from the market. With a cozy atmosphere and a view of the iconic neon sign, it’s a great place for a true Seattle dining experience.
4. Sushi Kashiba 🍣🍶 (Best Sushi in Seattle)
📍 86 Pine St #1
💰 Price: $$$$
🔥 Must-Try: Omakase (Chef’s Choice Tasting Menu)
Run by legendary sushi chef Shiro Kashiba, this spot serves some of the best omakase sushi in Seattle. Arrive early to snag a seat at the sushi bar for an intimate experience with the chef.
5. The Walrus and the Carpenter 🦪🥂 (For Oyster Lovers)
📍 4743 Ballard Ave NW (10-min drive from Pike Place)
💰 Price: $$$
🔥 Must-Try: Oysters, Steak Tartare, House-Smoked Fish
This tiny oyster bar in Ballard is worth the trip for some of the freshest seafood and creative small plates in town. No reservations—so go early and expect a wait!
6. Radiator Whiskey 🥩🥃 (Hearty & Boozy)
📍 94 Pike St #30
💰 Price: $$
🔥 Must-Try: Smoked Pork Shank, Whiskey Flights
If you love whiskey and meat, this spot is for you. Radiator Whiskey serves house-smoked meats and a deep selection of whiskey-based cocktails, making it a great dinner-and-drinks spot.
Best Bars Near Pike Place Market
1. Zig Zag CafĂ© 🍸 (Classic Cocktail Hideaway)
📍 1501 Western Ave #202
💰 Price: $$
🔥 Must-Try: Classic Negroni, The Trident
Hidden down a staircase near Pike Place, Zig Zag Café is one of Seattle’s best cocktail bars. It has a speakeasy-style vibe and some of the best classic cocktails in town.
2. The Nest 🌇🍾 (Rooftop Vibes & Views)
📍 110 Stewart St (Inside the Thompson Hotel)
💰 Price: $$$
🔥 Must-Try: Espresso Martini, Caviar & Chips
For breathtaking rooftop views of Elliott Bay and the Seattle skyline, The Nest is unbeatable. It’s perfect for sunset drinks or a fancy night out.
3. Bathtub Gin & Co. 🥃🍸 (Hidden Speakeasy)
📍 2205 2nd Ave (Belltown)
💰 Price: $$
🔥 Must-Try: The Bartender’s Choice Gin Cocktail
Tucked away in a small alleyway, this intimate speakeasy specializes in gin-based cocktails and craft drinks.
4. Pennyroyal 🍹🎶 (Laid-Back & Cozy)
📍 2000 2nd Ave (Inside the Palladian Hotel)
💰 Price: $$
🔥 Must-Try: The Blackthorn, Spiced Rum Punch
Pennyroyal has a warm, inviting ambiance with creative cocktails and great music. Perfect for a relaxed evening.
5. Canon 🥃✨ (Award-Winning Cocktails)
📍 928 12th Ave (Capitol Hill, 5-min drive)
💰 Price: $$$
🔥 Must-Try: Campfire in Georgia, Old-Fashioned
Canon is one of Seattle’s most famous cocktail bars, known for its elaborate and artistic drinks. Reservations are highly recommended!
Perfect Dinner & Drinks Pairings
🔹 Romantic Date Night 💕
- Dinner: The Pink Door
- Drinks: The Nest (rooftop views)
🔹 Seafood & Cocktails 🦪🍸
- Dinner: Sushi Kashiba or The Walrus and the Carpenter
- Drinks: Zig Zag Café
🔹 Classic Seattle Night Out 🌊🐟
- Dinner: Matt’s in the Market
- Drinks: Radiator Whiskey
🔹 Trendy & Instagrammable 📸
- Dinner: Canlis
- Drinks: Canon
Final Thoughts
The area around Pike Place Market is packed with amazing food and drink spots, whether you want an elegant dinner, fresh seafood, or a speakeasy cocktail. No matter what you’re craving, there’s a perfect spot for you!
Have you tried any of these places? Drop your favorite Pike Place dinner & bar spots in the comments below! 🍽️🥂✨
How to Get Your Credit Ready to Buy a Home
Buying a home is one of the biggest financial decisions you’ll ever make, and your credit score plays a huge role in determining your mortgage options, interest rate, and overall affordability. Whether you’re a first-time homebuyer or looking to upgrade, taking steps to improve your credit can save you thousands of dollars in the long run. Here’s a step-by-step guide to getting your credit mortgage-ready.
1. Know Your Credit Score and Report
Before you start house hunting, get a clear picture of your credit situation.
- Check Your Credit Score: Mortgage lenders typically look for a minimum score of 620 for conventional loans, while FHA loans may allow lower scores. However, a score of 700+ will get you better interest rates.
- Review Your Credit Report: Request a free report from AnnualCreditReport.com and check for errors, outdated accounts, or fraudulent activity.
If you find any errors, dispute them immediately through the credit bureau’s website.
2. Pay Down Debt and Reduce Credit Utilization
Lenders look at your debt-to-income ratio (DTI) to determine if you can handle a mortgage. A lower DTI and low credit utilization make you a more attractive borrower.
- Keep credit utilization below 30% of your total credit limit. If possible, aim for under 10%.
- Pay down high-interest debts (like credit cards) first.
- Avoid making large purchases on credit before applying for a mortgage.
3. Make Payments on Time – Every Time
Your payment history makes up 35% of your credit score, making it the most influential factor.
- Set up automatic payments or reminders to never miss a due date.
- If you have late payments, bring your accounts current as soon as possible.
- If you have collections, consider negotiating a “pay-for-delete” to remove negative marks.
4. Avoid Opening or Closing Credit Accounts
- Don’t open new lines of credit before applying for a mortgage—it can lower your average account age and result in a hard inquiry.
- Keep old credit accounts open, even if you don’t use them. Closing accounts can reduce your available credit and increase your utilization ratio.
5. Limit Hard Inquiries
Every time you apply for new credit, a lender performs a hard inquiry, which can temporarily lower your score.
- Avoid applying for new loans or credit cards in the 6–12 months before buying a home.
- If you’re shopping for a mortgage, multiple inquiries within a short period (typically 14–45 days) are treated as one inquiry for credit scoring purposes.
6. Build or Establish Credit (If Needed)
If you have a thin credit file or low score:
- Become an authorized user on a family member’s credit card with a good history.
- Use a secured credit card to build credit responsibly.
- Take out a credit-builder loan if necessary.
7. Keep Your Credit Stable Until Closing
Even after you’re pre-approved for a mortgage, lenders will continue to monitor your credit until closing day.
- Avoid big purchases, such as a car or furniture, that could affect your credit and DTI.
- Don’t co-sign loans for anyone, as it can increase your debt obligations.
- Keep paying bills on time and avoid any new credit activity.
8. Credit Repair Resources in Washington State
If your credit needs significant improvement, consider working with a reputable credit counseling or repair service. Here are some resources available in Washington state:
Nonprofit Credit Counseling Services
- American Financial Solutions (myfinancialgoals.org) – A Washington-based nonprofit offering credit counseling and debt management plans.
- Clearpoint Credit Counseling (clearpoint.org) – Provides credit and debt counseling services, including housing and foreclosure prevention assistance.
- Money Management International (moneymanagement.org) – Offers free credit counseling and financial education.
Local Housing and Financial Assistance Programs
- Washington State Housing Finance Commission (WSHFC) (wshfc.org) – Offers first-time homebuyer education, down payment assistance, and credit-building resources.
- United Way of King County (uwkc.org) – Provides financial coaching, credit counseling, and homebuyer assistance programs.
- HomeSight (homesightwa.org) – A nonprofit offering homebuyer education, financial counseling, and credit-building assistance.
Credit Repair Companies
While there are many credit repair services available, be cautious and avoid scams. Look for companies with good reviews and a track record of success. Some reputable options in Washington include:
- Sky Blue Credit Repair (skybluecredit.com) – Nationally recognized for fair pricing and effective dispute resolution.
- Lexington Law (lexingtonlaw.com) – Offers professional credit repair and credit-building advice.
Final Thoughts
Preparing your credit for homeownership takes time, but the effort is well worth it. A strong credit profile can open the door to better mortgage rates, lower monthly payments, and significant savings over the life of your loan.
If you need help navigating the homebuying process in Seattle, I’d love to connect! Let’s work together to find the perfect home while making the process as smooth as possible.
