Sellers • September 27, 2022

7 Tips for Staging Your Home Yourself

by Don Koonce

Nowadays, home staging is an integral part of the home selling process. The impact of home staging is crystal clear, but how you go about it deserves some consideration. Many homeowners will hire a home staging professional, trusting their expertise to make their home as appealing as possible to buyers. However, if hiring a professional isn’t in your budget, taking a DIY approach to home staging can deliver its own benefits.

7 Tips for Staging Your Home Yourself

1. Declutter

The first rule of home staging: make it tidy! A well-staged home should make potential buyers feel comfortable and at ease. To make that happen, it’s important that the spaces in your home are free of clutter. Consider investing in storage bins or a separate storage space temporarily to pare down the items in your home as much as possible.

2. Deep Clean

To really make your home sparkle, it will need more than a cursory cleaning. On top of your usual cleaning routine, get those hard-to-reach and uncommon spots throughout your home that will make it feel spotless. Putting some elbow grease into your bathroom surfaces, underneath and behind furniture, baseboards, and all switches and handles will make a difference when guests enter your home.

3. Fresh Paint

Not only does adding a coat of fresh paint do wonders for the look of your home, it’s a low-cost, high-ROI investment for a DIY project as important as home staging. Going for neutral colors will help to create balance in your interior while appealing to a wide spectrum of buyers’ tastes. It’s the splashes of color on top of a neutral foundation that will help guide visitors’ eyes from room to room.

Wooden bedroom interior with high beamed ceiling, grey carpet floor and large bed with neatly arranged pillows

Image Source: Getty Images – Image Credit: irina88w

4. Curb Appeal

You only get once chance to make a first impression on potential buyers visiting your home and upping your curb appeal will give you the best chance of wowing them. Take a trip to your local hardware store and prepare to spend some time working in the front yard. Projects that improve the look and quality of your lawn, flower beds, walkways, outdoor lighting, windows, and trim will impress buyers and can increase the value of your home.

5. De-Personalize

Once a buyer pulls up to your property, you want to give them every opportunity to imagine themselves in the home. That’s why it’s important to de-personalize your interior and let them fill it with their own imagination. Remove all family photos, notes, personal gifts, and the like from your home. Aim for a décor style that’s not too ornate and not too bland—think calm, simple, and clean.

6. Focus on Accents

Once you’ve applied fresh paint, boosted your curb appeal, and de-personalized your home, you’re ready to add décor accents. Again, the most important thing is that buyers feel comfortable in your home, so your accents should reflect that notion. Add area rugs that are inviting but not too loud, keep freshly folded towels in the bathroom, and consider adding house plants throughout your spaces to make them feel natural.

7. Design Hacks

A few key design hacks will help you round out your DIY home staging project. If you’re struggling with making the smaller spaces in your home feel comfortable, try adding a mirror. Mirrors help to reflect light and can help narrow or cramped spaces feel bigger. Arrange your living room furniture in a way that emphasizes the room’s dimensions. Since you’re designing your home with open houses in mind, the TV no longer needs to be the focal point of the living room.

For more information on preparing to sell your home, helpful tips on working with an agent, moving checklists, and more, visit our Seller Essentials Home Selling Guide.

Featured Image Source: Getty Images – Image Credit: PC Photography

Design • September 22, 2022

What is Row House Architecture?

by Don Koonce

Of all the alternatives to single-family detached homes that remain popular today, row houses may have the longest history. Some of the oldest and largest cities on the East Coast such as New York City, Boston, and Philadelphia still have row houses in great numbers. These iconic structures have served as the backdrop for some of America’s most beloved TV shows, including Full House and Cheers. Given their storied history and prime location, row houses represent the best of the past and the present in home design.

History of Row Houses

Since their beginning in the early 1600s, row houses have presented an economical solution to housing for home builders. They allowed builders to divide a plot of land into different living units that increased the number of tenants on the property. In the 19^th and 20^th century, the easy-to-build and inexpensive nature of the housing style fit the building demands of the era, and they proliferated throughout what are now some of the country’s most popular metropolitan areas.

Difference Between Townhouses and Row Houses

There are slight differences between townhouses and row houses. Row houses share a common façade along a street, whereas townhouses may be grouped throughout a development. Row houses have a consistent roofline and share a common wall, whereas townhouses may not adhere to the same uniformity of height and width.

Both types of housing may be governed by a Homeowners Association (HOA), which lays out guidelines for property upkeep and maintenance, enforces restrictions on making addition/remodels, and charges monthly fees that go toward the community’s shared spaces, property maintenance, and amenities.

One well known variety of row houses is the “brownstone.” As the name suggests, brownstones’ signature exterior is a mixture of sandstone that produces a dark brown color. Brownstones are commonly found in historic districts throughout New York City, such as Brooklyn, Manhattan, and Harlem.

A street-level view of Brownstone row houses in Brooklyn, New York

Image Source: Getty Images – Image Credit: Terraxplorer

Row Houses and the “Missing Middle”

Row houses, along with duplexes, courtyard apartments, and other similar housing types, were constructed in great numbers prior to World War II but are now far less commonly built. The term “Missing Middle” was first coined by Opticos, a team of urban designers and strategists who realized that this type of housing was largely missing in today’s market. In an episode of Monday with Matthew, Windermere Chief Economist Matthew Gardner explained how these “missing middle” housing types can improve housing affordability:

“And the key function of this type of housing is to meet the rising demand for walkable neighborhoods, respond to changing demographics, and provide housing at different price points. You see, rather than focusing on the number of units in a structure—think high rise apartments or condominiums—this type of housing emphasizes scale and heights that are appropriate for and sympathetic to single-family or transitional neighborhoods.”

For more information on the various architectural housing styles, visit our Architectural Styles page.

Featured Image Source: Getty Images – Image Credit: benedek

Buyers • September 20, 2022

Making a Down Payment on a Home

by Don Koonce

Imagine the process of financing a home purchase as a relay race. From start to finish, the baton must be passed several times between interconnected transactions. The down payment plays an important role in the relay race and will help you cross the finish line, but how much money do you put down? And when do you make the down payment? Understanding its characteristics will help you see where it fits in the home buying process.

What is a down payment?

The down payment is a large payment made upfront to help fund a home purchase. Unlike the financing obtained through a mortgage loan, the down payment comes out of the buyer’s pocket, not from a lender.

For example, let’s say the house you want to buy is priced at $500,000. If you put $25,000 down, or five percent of the purchase price, that would leave $475,000 you’d need to pay for with a mortgage. If you put down $100,000, or 20 percent, that would leave a $400,000 mortgage principal. In general, a higher down payment equates to a lower interest rate since that financial structure is viewed as less risky by lenders. It also means your monthly payments will be lower since your loan balance is smaller.

However, making a large down payment isn’t feasible for everyone. In fact, according to the National Association of REALTORS® Profile of Home Buyers and Sellers¹, the typical down payment was seven percent for first-time home buyers and 17 percent for repeat buyers in 2021. If you’re not able to put down 20 percent of the home’s purchase price, your lender will typically require that you obtain Private Mortgage Insurance (PMI), which protects them against the possibility of a mortgage default. The benefit of PMI is that it creates a pathway to homeownership by allowing you to move in and start building equity right away.

Different loan products have different down payment requirements. Conventional loans have a minimum down payment requirement of three percent, while government-backed loan products like VA loans or USDA loans may allow you to purchase a home with no money down if you qualify.

Down Payment: Home Monthly Payment Calculator

As you prepare to buy a house, it’s helpful to see what you can afford. Your down payment will have a direct impact on your loan terms and your monthly mortgage payment. Use our Home Monthly Payment Calculator to experiment with different down payments, principal amounts, interest rates, taxes, and more for any listing price.

A man and a woman shake hands with their real estate agent at their kitchen table

Image Source: Getty Images – Image Credit: Paperkites

How to Save for a Down Payment

Though your lender will need to verify that you have the funds available to make your down payment early on in the mortgage approval process, the down payment is officially due at closing. Saving up for such a payment may seem like a daunting task, but with the right planning, you’ll make steady progress. Having a strategy in place for compiling your down payment is a telltale sign that you’re ready to buy a home. Here are some methods of generating savings to consider:

Consider downsizing to reduce your living expenses and increase your savings over time.
Reduce your debt before applying for a mortgage to give yourself a better shot at favorable mortgage terms—i.e., a lower down payment requirement and reduced interest rates.
Explore down payment assistant programs to see if you qualify.
Ask family members for support.

If you’re in the process of selling your current home while looking for a new one, know that you can use the proceeds of the home sale to help finance your new home purchase.

For more information on financing a home purchase, helpful tips on the buying process from start to finish, and more, visit our Home Buying Guide.

Buyers • September 15, 2022

Making a Contingent Offer: Common Real Estate Contingencies

by Don Koonce

Imagine a home-buying scenario where you make an offer, the seller immediately accepts, and the two of you move through closing without any hiccups until you have keys in hand. It’s possible, but a more likely home buying experience is marked by negotiation, counteroffers, and a back-and-forth dialogue between both parties to reach a deal. And in some cases, the deal can fall through.

Contingencies protect buyers and sellers against these natural characteristics of the home buying process and any problems that may arise before a home sale is finalized. They help to shape a buyer’s offer and can be used strategically to make it more appealing. Whether you’re a first-time home buyer or you’ve bought before, you should be aware of common real estate contingencies and the role they play in making an offer on a home.

Making a Contingent Offer on a Home

After you and the seller agree on the price of a home, both parties have certain duties to finalize the transaction. Buyers are responsible for securing financing, having the home inspected, and getting the property appraised. Sellers are responsible for prioritizing the offer on the table and opening their doors to the home inspector when the time comes. The agreed-upon contingencies included in the contract protect the buyer and seller against any issues that may arise during this time.

Contingencies present a spectrum of options to home buyers, allowing them to walk away from a real estate transaction with their earnest money intact or renegotiate the contract. While their inclusion offers protection and negotiating leverage, sometimes their exclusion can be just as effective.

In a seller’s market, competition amongst buyers is high. Escalation clauses, bidding wars, and all-cash offers become commonplace as potential home buyers compete for a limited number of listings. To sweeten their offers in such market conditions, buyers will typically waive their contingencies. This presents added risk due to a lack of protection, but with so much competition around them, buyers are left with no choice but to maximize their offer’s appeal.

Man and a woman shaking hands with their real estate agent in the kitchen of their new home as they sign paperwork

Image Source: Getty Images – Image Credit: andresr

Common Real Estate Contingencies

Home Inspection Contingency

After you’ve made an offer, you’ll have a home inspector thoroughly examine the home before the deal is final. If they discover issues with the property, this contingency allows you and your agent to present the seller with a new offer that accounts for the home’s lessened condition, or to cancel the contract entirely.

Financing Contingency

Also known as a “mortgage contingency,” a financing contingency gives the buyer a specified period of time to secure adequate financing to purchase the home. Even if you are pre-approved for your mortgage, you may not be able to obtain the right loan for the home. If you are unable to finance the purchase, this contingency allows you to back out of the contract and recover your earnest money, and the seller can re-list the home.

Appraisal Contingency

An appraisal contingency states that the home must appraise for, at minimum, the sales price. It allows you to walk away from the deal if the property’s appraised value is lower than the sales price, and typically guarantees that your earnest money will be returned.

Home Sale Contingency

If you’re buying a new home while selling your current one, you may want to include a home sale contingency in your offer. This contingency specifies the date by which you’ll need to sell your current home in order to move forward with your offer. If you don’t sell your home by the specified date, the contract is terminated. Home sale contingencies are financially appealing in that they allow buyers to use the proceeds from their home sale to fund their new home purchase. However, these contingencies force sellers to wait until the buyer’s current home sells, which means they likely won’t accept such offers in competitive markets.

Title Contingency

Before the sale of a home goes final, a search will be performed to ensure that any liens or judgements made against the property have been resolved. A title contingency allows you to raise any issues you may have with the title status of the property and stipulates that the seller must clear these issues up before the transfer of title can be complete. If an unpaid lien or unpaid taxes turn up in the home’s title search, this contingency also allows you to back out of the deal and look for another home.

To learn more about preparing a winning offer, connect with a local, experienced Windermere Real Estate agent.

Featured Image Source: Getty Images – Image Credit: SolisImages

Buyers • September 13, 2022

What Is a Homeowners Association & How Much Are HOA Fees?

by Don Koonce

Becoming a homeowner comes with many responsibilities, but if the home you’re purchasing requires you to be part of a Homeowners Association (HOA), you’ll have to follow additional guidelines and pay additional fees. As you’re looking for homes, talk to your agent about whether purchasing a home that’s part of an HOA is right for you.

What is a Homeowners Association (HOA)?

A Homeowners Association is an organization that governs a community of homes. Homeowners within the governed community must follow certain guidelines for property upkeep and maintenance and will face restrictions on their ability to make additions and/or changes to the property. These rules exist to maintain a standard level of quality amongst the community to maximize property value.

Different HOAs may have different stipulations based on the type of housing they govern. For example, an HOA may oversee a community of detached single-family homes, but they are commonly found in communities of condo or townhome housing styles where there is a shared, communal living style. Each HOA has a Board of Directors in charge of enforcing rules, collecting fees, and managing the funds, and certain associations may hire a third-party management company to help the Board of Directors carry out their operations. The members of an HOA are the residents who live in that community. Here are some examples of typical HOA property restrictions:

Exterior paint color choices must be submitted for approval
Grass must be mowed regularly
Flower beds must be kept weed-free
Noise regulations and/or noise curfew
Pet restrictions (type of animal and/or number of pets per household)

Homeowners Association (HOA) Pros and Cons

Living in an HOA community means your property will maintain its curb appeal and you can live with the knowledge that systems are in place to protect property values. However, the benefits come with additional restrictions on your freedoms as a homeowner while increasing your monthly payments.

Overhead view of a miniature model house sitting on tax paperwork next to a calculator

Image Source: Getty Images – Image Credit: mphillips007

How much are HOA fees?

If you buy in a development governed by a Homeowners Association, you will be required to pay HOA fees on top of your monthly mortgage payment. Typically paid monthly, HOA fees go toward the neighborhood’s shared spaces, property maintenance, and amenities. Homeowners Association fees vary greatly depending on the particulars of that community’s agreement. These fees often cover landscaping costs, parking, community security, garbage pickup, maintenance and repair, insurance, and other amenities, such as a shared pool or gym. If the home is your primary residence, your HOA fees are not tax-deductible.

HOA fees are an additional expense you’ll have to budget for when buying a home. To get an idea of what you can afford, use our free Home Monthly Payment Calculator by clicking the button below. With current rates based on national averages and customizable mortgage terms, you can experiment with different values to get an estimate of your monthly payment for any listing price, accounting for any HOA fees you may incur.

Featured Image Source: Getty Images – Image Credit: RichVintage

Real Estate News & Information • September 8, 2022

The Continued Decline of the Housing Market Index

by Don Koonce

This video is the latest in our Monday with Matthew series with Windermere Chief Economist Matthew Gardner. Each month, he analyzes the most up-to-date U.S. housing data to keep you well-informed about what’s going on in the real estate market.

Hello there, I’m Windermere’s Chief Economist Matthew Gardner and welcome to this month’s episode of Monday with Matthew. Today we are going to take a look at the new home market where headwinds are certainly growing. And the reason this particular subject piqued my interest was that the National Association of Home Builders just released their Housing Market Index for August, and the numbers were certainly eye-opening.

Now, for those of you who may not be particularly familiar with this index, it is based on a survey of home builders which asks them to give their opinions on the single-family home market and asks them to rate current market conditions for the sale of homes today as well as in six months’ time. It also asks their opinion regarding foot traffic of prospective buyers to their new home communities.

NAHB Housing Market Index

And as you can see, the headline index level fell six points to 49. The drop in August marked the eighth consecutive monthly decline for the Housing Market Index. It was also notable because it was the first time since May of 2020 that the index has dropped below the key 50 breakeven level. This is significant, as it tells us that today more home builders currently rate sales conditions as poor than good.

Now, while the August number was certainly lower than some economists had forecast, I was actually not too surprised as builders have been reporting a spike in cancelled contracts recently. In fact, a report I just read that was put out by John Burns Consulting suggested that the cancellations have more than doubled since April with 17.6% of buyers pulling out of their purchases in July. That compares to 8% in April and 7 ½% a year ago.

Housing Market Index Components

This chart shows a breakdown of three components of the Housing Market Index which are all at their lowest levels since May of 2020, which was just before housing activity rebounded following the lockdown due to COVID-19.

The present sales index fell seven points to 57 but is still above the breakeven point
The future sales series fell two points to 47
Prospective buyer traffic fell five points to 32 which, if we exclude the pandemic, represents the lowest index level since April of 2014

I find this index has a very strong correlation with new home sales, but I also use it as a pretty reliable leading indicator when it comes to single-family housing starts. I’ll get to that shortly. The survey also stated that one in five builders had reduced prices in August. That might help to explain the 10-point spread between builders’ perception of current versus future sales. But there are limits on home builders’ ability to keep cutting prices in order to support sales. This has become a significant issue because many of them are currently holding a large stock of inventory.

New Homes for Sale

Here is what current inventory levels look like. Although you might think that it’s not that bad given that only 9% of available homes are finished are ready to move into, I would tell you that builders incur costs every day that a home is not sold, even if that home has yet to be built. And with inventory at a level not seen since 2008, I’m sure there are a lot of builders not sleeping too well right now.

I would add that by the time the above video is released, the July new home sales report will have been published. I can almost guarantee that the number of homes for sale will have grown further.

New Home Sales

A bar graph titled "New Home Sales." When taken in context of the "New Homes for Sale" chart mentioned earlier in this month's episode, Matthew Gardner is showing a decline in the pace of sales activity. Sales fell by over 8% month over month in June 2022, and are 17.4% lower than a year ago. On an adjusted basis, monthly sales were the lowest seen since before the pandemic.

Higher inventory levels are due to slower sales activity, which is continuing to decline. Sales are 17% lower than a year ago. With more homes for sale and lower transactions, it would now take more than nine months to absorb all available homes using the current sales pace. I would also tell you that the last time months of supply broke above nine was all the way back in 2010.

It’s my forecast that sales in July will have dropped from the annualized rate of 590,000 shown in the chart above to somewhere between 570,000 and 580,000.

U.S. Single-Family Housing Starts

A chart titled "U.S. Single Family Housing Starts." It shows the number of new home starts from January 2019 to July 2022. The most recent figures show starts have fallen 18.5% year over year. As Matthew Gardner explains, "With fewer buyers and rising inventory levels, builders have pulled back significantly. The number of building permits issues is 11.7% lower than a year ago."

With high supply levels and lower sales, it’s not at all surprising to see builders hitting the brakes, with new home starts falling by 10.1% between June and July of this year. Starts are down by 18 ½% from a year ago. Starts have dropped on a sequential basis for five consecutive months now, and I am afraid that they will drop further before finding a bottom.

So, what’s the bottom line here? Well, there are several issues I see, the first of which is affordability. Home prices have been spiraling upward since the start of the pandemic not only because mortgage rates dropped, but construction costs started jumping and builders had to charge more for a home.

Builders saw prices rise by almost 18% last year. This had already taken a significant toll on affordability even before the mortgage rates spike we saw earlier this year. The upshot, as I see it, is that tighter monetary policy from the Fed, in concert with construction costs that remain well above normal levels, has hit builders and hit them hard. Of course, they are doing their best to address the situation by slowing construction activity significantly, but I think that they are going to have a pretty rough time for the next several months.

Ultimately, I see little option for home builders other than lowering prices further, especially now that they are competing with rising inventories in the resale market. I also believe that there are buyers out there waiting patiently on the sidelines for prices to drop in the coming months as they know that builders at some point have to solve the current supply demand imbalance and lowering prices is the easiest way of doing this. Last month the average price drop was 5%, but this is very likely to increase as we move toward the fall.

Will builders get through the situation they find themselves in? I believe that they will. And there are some glimmers of light out there with inflation appearing to be peaking, interest rates are, if not dropping, then certainly stabilizing, and this will help.

Builders also understand that the country has a significant housing shortage. In fact, a recent report published by “Up For Growth” suggested that we have a housing shortage today of around 3.8 million homes. Although this includes rental and ownership housing, some basic math tells me that there is a need today for around 2.5 million new owner-occupied homes. So, light is definitely at the end of the tunnel, but there is a way to go before they get out of it.

And there you have it. I hope that you’ve found my thoughts on this topic of interest. As always, if you have any questions or comments about the current new home environment, please do reach out to me. In the meantime, stay safe out there and I look forward to visiting with you all again next month.

Bye now.

About Matthew Gardner

As Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

Design • September 6, 2022

Contemporary Interior Design

by Don Koonce

Although there are certain fundamental principles to contemporary design, it is constantly evolving. While other interior design styles are often rooted in a specific period, contemporary design is set in the present. What’s popular now is what’s popular in contemporary design. Its ability to remain timeless is what gives contemporary design its greatest quality—it never goes out of style. Learn a bit more about contemporary design to find ways to incorporate it into your home.

What is contemporary interior design?

Contemporary style is characterized by clean lines, state-of-the-art materials, and a preference for openness over ornamentation. These tenets go hand in hand with the philosophies of modernism and minimalism, but contemporary design simply dips its toes in these other design styles without relying on them too heavily.

The aesthetic of modern construction lends itself well to contemporary design. Industrial spaces and open rooms with high ceilings and large windows help to deliver a magazine-quality contemporary look. But even if your home isn’t tailor-made for contemporary design, you can still curate it.

An open living room and kitchen area characterized by a contemporary interior design style. In the forefront of the photo sits a beige couch with grey and brown pillows. The coffee table is wood with black metal legs over a white and beige couch. The living room is separated from the kitchen in the background by large square framed windows. On the other side you can see white cabinets and a dark grey cement tile back splash and wood table and chairs.

Image Source: Getty Images – Image Credit: vicnt

Contemporary Design in Your Home

The simplest way to incorporate contemporary design philosophy into your home is to let the natural architectural elements show. Let your exposed wooden beams and brick walls shine, decluttering the spaces around them to make them the focal point. This can make your spaces feel empty at first but remember; contemporary design is all about opening things up to effectively apply decorative details.

Choose modern furniture with clean lines and solid-colored fabrics. In the kitchen and bathroom, chrome and metallic surfaces will reinforce a contemporary aesthetic. When decorating, start with a neutral foundation (white, grey, and black) and add bold accent colors on top. The timeless appeal of a hardwood floor makes it a fitting choice for achieving contemporary style, while textured textiles in natural fabrics will help to liven up your spaces.

Stone, metal, and glass mix well in contemporary design, often combined in the selection of living room sets, decorative centerpieces, and kitchen/bathroom design. Large pieces of art, accent walls, and bold decorations help to broaden the color palette of contemporary spaces. You are free to choose bold, impactful hues from across the color spectrum in your decoration.

A living room area characterized by a neutral-colored contemporary interior design style. White walls host large neutral art in black frames. An off-white sectional couch with pewter heathered pillows and a grey blanket sit in the corner, with 2 wood and white marble round coffee tables. On the left is an angular seat with matching wood frame and cream-colored cushions. Above is a metal and dark glass light fixture. Open concept is implied with a black metal table in the back on the left against the wall, with metal lamps, glass reed infuser, and metal candle holders.

Image Source: Getty Images – Image Credit: AleksandraZlatkovic

The Differences Between Contemporary and Modern Design

Whereas contemporary design is centered on what is popular during the present, modern design is rooted in a specific time period. Modern design dates back to at least the early twentieth century, which evolved into mid-century modern during the 1950s.

Modern design typically has earthier colors and a general preference for wood, whereas saturated colors and metals/glass are more at home in contemporary design. Choosing modern design means you’re choosing to make decorative variations on a theme, whereas the theme of contemporary design is always changing, so you never know where it might lead.

Visit our Design Styles page to learn more about common interior design styles and how you can incorporate them into your home:

Windermere – Interior Design Styles

Sellers • September 1, 2022

Moving Checklist: A Step-by-Step Guide to the Moving Process

by Don Koonce

Once you and your agent work through the process of selling your home, there comes a point when it’s time to switch gears and get ready to move. It can be difficult to juggle the various steps of the moving process, especially if you’re Buying and Selling a Home at the Same Time. Using a moving checklist will help you stay organized and on schedule throughout your moving timeline.

Moving Checklist: A Step-by-Step Guide to the Moving Process

We’ve included a comprehensive checklist below of all the steps you’ll need to complete to ensure a smooth, successful move. This list is also available as an interactive web page and downloadable PDF here: Moving Checklist

Twelve Weeks Before:

Get estimates from professional movers or truck rental companies if needed.
Once you’ve selected a mover, discuss insurance, packing, loading and delivery, and the claims procedure.

Six to Eight Weeks Before:

Use up things that may be difficult to move, such as frozen food.
Sort through your possessions. Decide what you want to keep, what you want to sell, and what you wish to donate to charity.
Record serial numbers on electronic equipment, take photos (or video) of all your belongings and create an inventory list.
If you are moving yourself, use your inventory list to determine how many boxes you will need. Stock up on the items you’ll need from our “Moving Essentials” list.
Obtain a change of address packet from the post office and send it to creditors, magazine subscription offices, and catalog vendors.
Discuss tax-deductible moving expenses with your accountant and begin keeping accurate records.
If you’re moving to a new community, contact the Chamber of Commerce and school district and request information about services.
Make reservations with airlines, hotels, and car rental agencies, if needed.
Begin packing nonessential items.

Two to Four Weeks Before:

Arrange for storage, if needed.
If you have items you don’t want to pack and move, hold a yard sale.
Update the address listed on your car registration, license, and insurance.
Transfer your bank accounts and safe-deposit box items to new branch locations if needed. Cancel or redirect any direct deposit or automatic payments from your accounts.
Make special arrangements to move your pets and consult your veterinarian about ways to make travel comfortable for them.
Have your car checked and serviced if you’ll need to drive it a long distance.
Change your utilities, including phone, power, and water, from your old address to your new address.

Week of Moving Day:

Defrost your refrigerator and freezer.
Have movers pack your belongings.
Label each box with the contents and the room where you want it to be delivered.
If you’re using a moving company, arrange to pay for their services in full, or the remainder of what you owe, upon delivery.
Set aside legal documents and valuables that you do not want packed.
Pack clothing and toiletries, along with extra clothes in case the moving company is delayed.
Give your travel itinerary to a close friend or relative so they can reach you as needed.
Pack a first-day box with items that you’ll want accessible before other boxes are unpacked. See our list of suggested items on the right and add any others you’ll want to include.

Moving Day:

Old Home

Pick up the truck as early as possible if you are moving yourself.
Make a list of every item and box loaded on the truck.
Let the mover know how to reach you.
Double-check your closets, cupboards, attic, basement, yard, and garage for any left-behind items.

New Home

Be on hand at the new home to answer questions and give instructions to the mover.
Check off boxes and items as they come off the truck.
Install new locks.
Confirm that the utilities have been turned on and are ready for use.
Unpack your first-day box.
Unpack your children’s toys and find a safe place for them to play.
Examine your goods for damage.

Our Moving Checklist page has all the information above, plus helpful lists for Moving Essentials and which items to pack in your First-Day Box available as a downloadable PDF.

For additional information on the selling process from start to finish, tips on working with an agent, and more, visit our Home Selling Guide:

Featured Image Source: Getty Images – Image Credit: JohnnyGreig

SOLD • August 29, 2022

SOLD: traditional, midcentury ranch, private retreat with breathtaking views

by Don Koonce

Pending representing buyer

3036 S Bradford Street
Seattle, WA 98108
$849,000

MLS #1969790
Beds: 6
Baths: 4
2,310 sqft
Days on Market: 5

Excellent location – next door to Lake People Park, close to the Beacon Hill and Columbia City shopping areas, light rail access, neighborhood parks, transit and interstate access (Walk Score 81). Traditional style home, built in 1997, that features a spacious floor plan, upper and lower level kitchens, daylight walk-out lower level and a surprising 6 bedrooms and 4 baths with additional bonus spaces. Good size, partially fenced yard with mature trees. Plenty of off-street parking.

Pending Single-family listing

6059 S Roxbury Street
Seattle, WA 98118
$1,274,950

MLS #1974019
Beds: 4
Baths: 3
3,840 sqft
Days on Market: 4

Just WOW. Tucked away on a nearly- hidden lane above Lk WA is this private retreat with breathtaking 180+ degree views of Lake, sky, mountains & City skylines. Superb MidCentury daylite rambler on street-to-street lot in lush woodland setting with unobstructed views. Expansive rooms, walls of windows/French doors that seamlessly transition to 2 HUGE view decks and outdoor living spaces. Streamlined MCM engineering, built-to-last construction, hardwood flrs, sandstone firpl, period cabinetry & built-ins. Primary ensuite, posh natural stone & tile baths, steam shower, heated floors-top shelf! Updated plumbing/electric/Gas heat. Unparalleled value, all this privacy, personal space and protected views just min. from downtown, airport, & more.

Recently sold listing

29877 8th Avenue SW
Federal Way, WA 98023
$505,000

MLS #1959071
Beds: 3
Baths: 2
1,410 sqft
Days on Market: 19

Crisp and clean midcentury ranch design home on fabulous corner lot in popular Buenna neighbrhd near the shores of Puget Sound. Freshly painted inside & out, attractive floor plan, living/dining/kitchen all connected, alluring fireplaces – 2 of them!, roomy bedrms, pretty outdoor spaces and patios, all fenced and buffered with privacy border of city-owned property. Impressive yard with abundant space for organic gardening, etc. “Built-to-last” by original owner/builder, gas heat & hot water, central A/C, 2car att. garage, new drainfield 2010, fully insulated, professionally prepped attic & crawl space. Area of more expensive homes, dedicated Marine View Beach Rights, close to Dash Point & Redondo waterfronts. Pre-inspected!

Sold off-market representing a buyer

573 SW 100th Street
Seattle, WA 98146
$660,000

MLS #1975917
Beds: 3
Baths: 2
1,400 sqft

Design • August 25, 2022

Windermere Living: Closet Curation

by Don Koonce

This article originally appeared in the Summer/Fall 2022 issue of Windermere Living

By Amanda Zurita | Photography by Victoria Kovios

Closet Curation

Turn your wardrobe into your personal boutique with these professional “editing” tips.

Iris Miyasaki was born an organizer. Growing up in Hawaii in a Japanese American family, minimalism was part of her life. “In school, my binders were always very organized and color coded,” she says. “People found it amusing, but it was just how I functioned.” Today, she puts that passion for order and organization to use as a professional wardrobe curator and stylist under her Seattle-based brand Wardrobe by Saki (wardrobebysaki.com). Here are her tips for curating a captivating closet and finding ease through editing.

How does editing your closet differ from other decluttering trends?

Decluttering is the first step of purging, more of a first run-through to get rid of things you truly don’t need. Editing and curating, however, is where I bring in a styling aspect to organization and understand how my clients are using the pieces in their closets.

For example, perhaps a client has a sweatsuit that they wear all the time. In the decluttering phase, they’re not going to get rid of it. But, when it comes to editing, I ask questions like, “Does this outfit make you happy? Do you want to put this on every day?” If no, then we’ll work to find something better. Oftentimes, once you’ve relived the story of a piece, you’ll realize that the memory is in your heart and not solely attached to an item—so it’s easier to let go of.

What goes into making an “Instagram worthy” closet?

When you can see all your clothes, shoes, and accessories, you’ll want to use them more. I focus on creating a visual palette for my clients, whether that means organizing by color, silhouette, or types of items. The idea is to create a closet they’ll want to “shop” in.

Your closet is your personal store. If you don’t love it, if you wouldn’t shop in that store, you aren’t going to pull things from it. From a technical standpoint, it’s important to be consistent with your storage colors and textures. And you don’t have to fill every single space. In fact, negative space opens up breathing room for your things.

Aside from the visual aspect, what kind of emotional impact can editing a wardrobe have?

You interact with your closet every day, so when you’re able to utilize that space in the most efficient way, it just takes a weight off your shoulders. Rather than combing through clutter, you can have peace of mind knowing, “OK, all my things are right here and I love each one of them.” That kind of foundation helps you to feel at ease going through the rest of the world. A curated closet offers a sense of calm and contentment.

What’s your advice for parting with meaningful items that you may not be using frequently?

I like to ask my clients: Have you used this within the past year or year and a half? Fashion trends change, and what you like changes. Your body changes. So, if you haven’t worn something in the past year, maybe it’s time to part. When it comes to sentimental pieces, I find it helps to talk about the memories associated with them.

Read the full issue here: Windermere Living Summer/Fall 2022

Windermere Living is one of the top real estate magazines on the West Coast, offering carefully curated editorial that reflects our passion for community, connection, and inspired living alongside exceptional homes on the market. Windermere Living is the exclusive listings magazine published by Windermere Real Estate in partnership with SagaCity Media.

Featured Image Credit: Victoria Kovios