Buyers • Sellers • June 6, 2025

Who you gonna call? It better be me.

by Josh Friend

You know I always want you to call me if you or someone you know is ready to make a real estate move, but I really mean it when I tell you that you should call me when you need home repair/remodel help. You’ll have no one to blame but yourself if your ancient AC goes out on the hottest day of the year or your leaky faucet goes full-on waterfall right as your dinner guests are arriving. My network of vendors, cleaners, subcontractors, and handy men have been vetted and waiting to assist you long after (or before!) we have closed a deal, built or remodeled your home.

As far as referrals – I love them but rest assured, I don’t need any guarantees. Unlike so many agents, when you give me a referral, I only ask for you to make the connection – allow me the opportunity to get an interview. The rest is up to me to show them that I’m their guy. And 8 out of 10 times I do because I am backed by Windermere, offer stellar service, and possess knowledge and experience, not only as a Realtor, but with my construction background.

That is why I am equally grateful when you call me when you have any problems or repairs needed on your home. Never hesitate to call me. You are all so dear to me.

New Home Buyers • June 6, 2025

Attention Grads & New Adult-ers. This info is for you!

by Josh Friend

Maybe you just graduated from college. Perhaps you landed your dream job. You might be moving out truly on your own for the first time, or still trying to figure the “adulting thing” out. You’ve made it this far by reaching for a dream but now it’s time to get more serious about a future that is coming up fast.

This stage of life raises a lot of important questions, not the least of which is about where you are going to live. If you grew up hanging around my kids, you have probably heard my speech that renting is a big financial drain—ownership is where it’s at. It might not have sunk in at the time (you might have only been 9…), so here’s a refresher. Unless you’re unsure where life might take you in the nearer future, if you plan to stay put for 3–5 years or more, homeownership is almost always the better long-term move.

Cue the eyeroll. “C’mon Josh…” I already know what you are going to say.

Isn’t home ownership more expensive than renting?
I can’t afford a down payment.

The short answer to the first question is, maybe at the beginning, but definitely not in the longer term – it sets you up to build equity. The absolute answer to the second is, that is why you need to prioritize ownership and start planning now.

You have options.

1) Get help. There are down payment assistance (DPA) programs out there—some requiring zero money down. While helpful, I only recommend these for buyers who are prepared to stay in the home for at least 5 years and who have an emergency savings cushion – 3 months of expenses minimum. (BTW – that 3 months could go a long way towards a down payment…)

2) Go with a group. There are also collective strategies. One of my closest friends bought a home with two other friends right out of college. They owned it together for over 20 years, and it became a smart investment that helped launch all three into financial independence. Of course joint ownership comes with its own risks, but with housing prices in our area, it isn’t necessarily something to rule out.

3) Stay home. While the other strategies can work, I’m still encouraging my daughter to move home first and save before jumping into renting or buying. If you have the option to bank potential rent payments for several months, trust me, living at home a while longer isn’t the end of the world and can allow you to save a ton of money.

However you do it, the key is planning. Saving regularly – and upping the amount when you can. Maintaining a budget. Keeping at least a peripheral eye on the housing market. With discipline, once you have amassed enough to make that down payment and start building equity instead of paying a landlord, you will thank your younger self.

If you have questions or want to talk strategy, call me and I’ll help give you pointers or create a plan. Eyerolls accepted and no strings attached.

Buyers • Housing Market • My View of the Market • Sellers • Tip of the Month • June 6, 2025

My View of the Market, June 2025

by Josh Friend

The media is buzzing! For the first time in years, we’ve officially entered what some are calling a balanced market. While that may be true in other parts of the country, around here it feels more like a buyer’s market – which, given where we’ve been, is also really big news. Nationally, we’re seeing price drops, especially in places like Florida and Austin, TX. Here at home, however, prices that had been climbing steadily since January, after last year’s correction, are starting to taper off.

Why the shift? It doesn’t matter where you live. The answer is: Inventory.

Quite simply, there are currently more sellers than buyers. In fact, there is 34% more listing activity nationally. Anecdotally, my cleaners, stagers, and inspectors are booked solid for June – which tells me we’re about to see even more homes hit the market.

PRO TIPS

For Buyers:
Get pre-qualified! The right home will come on the market, and you want to be ready. I recently had a client lose out on a great home simply because their financing wasn’t in place yet. Don’t be that buyer!

For Sellers:
Make your home move-in ready. I know many sellers hesitate to invest in updates, but the truth is updated homes sell faster and often for above asking price. Homes that need work tend to sit—and that’s one reason inventory is growing. I always recommend updates that will yield a strong return. Not sure where to start? I specialize in affordable, smart improvements that boost value. Call me before you spend a dime.

Feature of the Month • Uncategorized • May 2, 2025

Don’t you want to vacation on Lake Chelan? Every year?

by Josh Friend

Still available! This is your chance to build your dream home! Best Value in Beebe Ranch! Yes. Chelan can be CRAZY in the summer, but this lot gives you the best of all worlds! Escape the hustle of Chelan and retreat to your 100′ of waterfront property on this near one-acre lot on the Columbia River. Bonus! The septic system has already been installed for up to a 4 bedroom home!

It comes with plans to build a 3 bedroom, 3 bathroom, 3 car garage home that were previously approved by the building department. This is your chance to come in and design away or use the current building plans. Contact me for a copy!

Get ready to enjoy life on the lake. The community dock allows for moorage on a first come first serve basis or install your own buoy right off your bank. Even better? The property is short-term-rental approved! You can make money when you aren’t even home!

Beebe Ranch Park and boat launch are only minutes away. The town of Chelan is 10 minutes away. Check it out and call me. 23 N Shore Drive, Orondo, WA 98843. MLS# 2232365

Tip of the Month • Uncategorized • May 2, 2025

WA New Housing Mandates: What it means to you…

by Josh Friend

Here is something even some of my realtor colleagues don’t know about – or if they know about it, they don’t understand the impact we all will see in some form or fashion. I’m talking about the new middle housing mandates – two bills that Governor Inslee signed into law way back in July, 2023.

In short, these bills require many local governments to revise their building regulations to allow for a greater number of units and increased types of housing in areas traditionally zoned for single-family homes.

Each city has until June 30, 2025 to implement these new mandates. Now, certain cities may be impacted more than others, as the mandates don’t require uniformity across the state – but everyone will feel it. Depending on where you live, the impacts could provide opportunities or headaches. Here’s how I see it:

The headaches:

Many neighborhoods are going to get more crowded.
Some jurisdictions allow 3-4 homes per one residential parcel. Do we really want that much density?

The opportunities:

Homes with larger lots have instantly become more valuable.
It will be possible to build a Detached ADU (DADU) on your property for your parents, children or even as a rental property. The structure would have its own tax id.
You could now use your own land to build a home on it and sell it as a separate residence.

I’m happy to answer any questions you have about how these mandates could impact you and your neighborhood. If you are interested in exploring the possibilities of a DADU, we really should sit down and map it out to see if it makes sense for you.

Housing Market • My View of the Market • Uncategorized • May 2, 2025

My View of the Market – April, 2025

by Josh Friend

I know what you are thinking. My commentary is going to all be about all the things the news is covering – gloom and doom – tariffs, interest rates, unemployment and how they will affect our market. But I’m not. Instead, I want to compare what is happening right now in our market, how it compares to what has happened in the past and what it could foretell for the future.

It may surprise you to know that, this spring, our local market acted the same as it has the last two years. It’s becoming a predictable story. Home prices soar at some point early in the year – typically referred to as the Spring market. In 2025, this Spring market began in January and lasted through the third week of February. As was true in 2023 and 2024, it was hot and frenzied, with multiple offers and over-asking prices (escalation addendums). Homes sold quickly if they were updated, clean, and move-in ready. Those that were not, stayed on the market longer with many not selling until they reduced the price one or more times.

So what now? My prediction is that the rest of this year will continue to behave the same as it did the last two years. If I’m right, home prices will slowly drop throughout the rest of the year. The key takeaway from this is that the spring price escalations continue to drive home values up. And, even though they fall later in the year, they don’t fall enough to see prices go down year-over-year. And thus, equity continues to increase.

Pro Tip: Looking to sell this year? Update your home to see a greater return on investment via escalated home prices and fewer days on the market. Worried about laying out cash? Windermere has programs that allow you to borrow money to update your home or do repairs that gets repaid at closing. I also work with a contractor who will update your home for no money upfront. Again, he’ll get his money at closing. When times are uncertain, sometimes we need to think outside the box. Call me and let’s get creative.

Feature of the Month • Uncategorized • March 25, 2025

Using Expertise to Give Back – DAHLIA Living

by Josh Friend

You know how it goes when you have kids. When they are young you are just hoping to survive. When they are older you are shuttling them between activities and have no time of your own. And then they are out on their own and you think, “now what?”

I have always been one to give back. I coached basketball and volunteered on my kids’ team’s sports boards. But after they left the nest, I felt compelled to find another organization that could utilize my expertise and talents, and I could make a difference. I have a dear friend who (full disclosure, she helps me write my newsletters) has for decades volunteered with a spectacular organization that operates residential homes for developmentally disabled adults on the Eastside. She is currently the president of the board of directors for DAHLIA Living.

Around her table last fall, where I have spent countless hours, she persuaded me to join her on DAHLIA’s board. Their mission isn’t new to me. I have attended auctions and donated my services as a “handy man” for several years, but her plea for me to do more resonated at this time in my life.

This is a special organization – which I always knew but became truly real for me when I toured all 4 homes earlier this year after officially joining the board. What blew me away? Each home has between 4 – 8 residents – 25 in total. Four of these residents have lived in one of DAHLIA’s homes for 50 years! (DAHLIA opened their first program 50 years ago this May!). Given that the average life expectancy for a developmentally disabled adult is 46 years and these residents moved in in their 20s, well…you do the math.

I loved how each resident had their own room, decorated to suit their personalities. I was able to chat with a couple of residents and was invited to see their rooms in their home because that is what it is – their home – not a facility. They have a dining room and a living room. They eat together and watch tv together. They go shopping and go on outings. Some even volunteer their own time!

The staff at each home was incredibly welcoming and answered my questions as I probed about structural and construction-related things – because that is what I know and do.

I was thrilled to contribute my talent when the admin office was recently in the midst of a “must move” situation. I negotiated terms with the landlord and found a mover within 2 weeks of the unplanned move.

If you are interested in learning more about this wonderful organization, this video will give you some history and a sense of how amazing this agency truly is. If you’d like to join me at the annual auction in September (save the date for 9/27 in Bellevue), donate to their GiveBig campaign in May celebrating their 50 years of service or if, like me, you are wanting to volunteer and make a difference, reach out and I’ll hook you up.

Buyers • Client Story • March 20, 2025

Not Buying or Selling Local – I’m Still Your Guy

by Josh Friend

Ugh. Thankfully, we are just coming out of our “big dark”. If you are getting old like me, the dreary days and dampness of our beautiful PNW starts to take a toll. And while our thoughts drift to sun and warmth, we might not be ready (or maybe you are) to make the “big move”. Such is the case for some long-time clients/friends – empty nesters – who aren’t ready to pack up their Bellevue house and trek permanently south but want to find a winter respite from the rain.

These two have toyed with a second home for several years and late last month decided to get serious about South Carolina. They reached out to me before their upcoming trip, not only to get advice about buying, but asked for my help in finding a Realtor in Charleston who was knowledgeable about the area and could facilitate viewing properties.

I’ll be honest. Even as a realtor, finding an agent in unfamiliar territory who meets my strict criteria for local expertise and has high ethical standards is not a particularly easy task. But taking on that challenge is something I’ll happily do for my clients. And in this case, my due diligence saved them big time. Here’s the recap.

Their goal was a property they could escape to for several weeks and use the home as a short-term rental (STR – i.e. Airbnb) the rest of the year to cover their mortgage and expenses. As in many metropolitan or tourist areas, STR licenses are getting more restrictive. In the greater Charleston area, there are only pockets of homes where an STR license is easily viable anymore.

My clients did their research. They had narrowed down communities where STRs were still allowed. I found and connected them to a local realtor, John Fragola of the Fragola Group, who they both loved (I say this lovingly, but they would agree, it’s a trick to find someone they both would love). Together they spent several days touring properties. By day 3, they had settled on a home that checked most of their boxes. It was updated to the point they could buy and live/rent “as is” but had the potential to “be more”, adding an ADU, pool, etc. By the address, it was in an “Airbnb-able” zone. They were very excited and ready to make an offer, until a seemingly minor question sparked a larger zoning issue specific to the ability to use the property as an STR.

Long story short, after John made many calls to the listing agent (who had no information), county and city zoning offices, he determined that, had my clients relied on the listing data and purchased the property, they would have been screwed. They would not have been granted an STR license because the property was an anomaly, literally split between 2 counties and 2 municipalities and the tax jurisdiction lied with the county/municipality that didn’t allow STRs, even though the physical address was listed as in the permissible county/municipality. Truly bizarre, but only uncovered because of a tenacious, knowledgeable, local realtor.

Friends, this is why having someone who knows the local market and knows real estate and what to question truly matters. Whether it is me, whether it is in the Seattle area, wherever…you need a smart, savvy realtor. Because if you don’t, it could cost you dearly.

So, even if you aren’t planning to list your house here, but want to buy elsewhere in the country, call me. I will do my best to find you someone (IMHO like me) who will be your best advocate wherever you are looking to buy.

My View of the Market • Uncategorized • March 16, 2025

My View of the Market – March, 2025

by Josh Friend

Our real estate market has still not resolved to be either a buyer or seller market given the low inventory and high interest rates. That said, it has been harder on some than others. A few facts to put things into perspective. January proved to be the lowest number of pending sales in the last twenty years. Considering the actual ‘market crash’ of 2008, that is saying a lot. But it is a real conundrum as average days on the market are up from last year, but the number of listings continues to grow. So, while buyer’s choices are up, they are apparently not happy with the choices they have. Unlike a couple of years ago, buyers are finding reasons not to buy as opposed to back then when they found any reason to buy a home.

For current homeowners, there is some good news. The lack of inventory has effectively protected our investments. Despite the persistently high interest rates, home values in our area have held steady or increased. Other parts of the country are seeing depreciation, like our “big sister” San Francisco, facing the worst depreciation in the country at 10% year-over-year. Unlike our neighbor to the south, our tech industry continues to carry our market for home sales up to $1.4M on the Seattle/Eastside market.

Are you looking to sell this spring? For sellers, as is true with any investment, timing is everything. Get your home ready to sell now if you are planning to list this spring/summer. The perfect time will be within a couple of weeks when we are crossing our fingers for a potential, meaningful rate drop – hopefully in May.

Buyers? Get pre-approved now. Know what you can qualify for before you start the hunt and be ready to go when rates drop. You will have a weekend or two before the media has blown your cover and everyone knows that “now is the time to buy”. Best opportunity, your “sweet spot,” is the first weekend of the drop to avoid the frenzy of multiple offers and escalation addendums that many have been scarred by in the past.

Bottom line, whether you are looking to sell or buy, call me ASAP so we can put a strategy in place to help you get the best value for your move.

Buyers • Housing Market • Interest Rates • Sellers • Uncategorized • September 25, 2024

But Josh. What Now?

by Josh Friend

OK. Let’s recap 2024. From January – April things were ho-hum. Status quo. Then from May to September we saw an uptick in activity but nothing earth-shattering. Yes. The Fed rate cut gave us a change noteworthy enough to speak about. Prime rates dropped from a high of 8.5% to 8%. This will directly affect your credit cards, car loans, and HELOC’s. Wait. What about the mortgage rates Josh? Can I now afford more house? Yes, of course, but mortgage rates were dropping well before the rate cut. What the press fails to mention is that mortgage rates are not tied directly to the Fed’s rate. They are tied to 10-year treasury bonds, which in anticipation of the Fed’s rate cuts, had been dropping for weeks. Yes, a rate cut is a good thing, but mortgage rates reflected the change weeks ago – and now that we are past the summer buying season…well, you do the math. So what now? Read my view of the market: buyer’s buy. Sellers hold until spring.