The Amazon “Effect”, Seattle Growth

C VWLU The Amazon Effect, Seattle Growth

I came across an article this morning that sums up the Seattle growth story and the impact that companies like Amazon are having on our local economy. It is a lengthy piece, but well worth the read. We often talk about the Amazon impact on South Lake Union and Seattle as a whole. This particular piece really delves into the growth story and shares the intimate details. I’ve included a few excerpts, but I highly encourage you to read this article. Bottom line is, as a condo owner in Seattle or someone looking to buy, this kind information is priceless:

Even with increased competition for talent, Amazon is growing at a remarkable rate. Last year, the company’s employment base grew 67 percent to 56,200 employees worldwide. Just 90 days later, Amazon’s head count had jumped again, to 65,600—a hiring rate of more than 100 people per day.

Head to South Lake Union any weekday morning, and you can see it in the flesh. On sidewalks where hardly anybody walked five years ago, Amazon employees are everywhere. They come from every direction—pouring out of buses, crowding the street corners, and streaming down the sidewalks, wearing the telltale light-blue ID badges. They tend to move quickly, and don’t spend a lot of time chit-chatting. Amid the most significant corporate expansion this city has seen in years, there’s work to be done.

For me, articles like this just validate my bullish outlook on owning real estate near South Lake Union in the downtown core.  It will be exciting to see how new developments that are underway will continue to shape the future of Seattle.

Art Stable SLUT e1336554797289 The Amazon Effect, Seattle Growth

Curt Woodward of Xconomy Seattle, posted “Amazon Takes Over: How A Flood of People Could Remake Seattle”

Bank Owned Loft, Once Listed At $2.45 Million, Now Selling At $1,549,000

Banner Building 403404 web Bank Owned Loft, Once Listed At $2.45 Million, Now Selling At $1,549,000

Do you remember this unit?  We wrote about it back in October of 2011 just before it went to the public foreclosure auction. It is a 3,798 square foot loft in the Banner Building in Belltown.  It was once listed as high as $2,450,000 and now is selling it for $1,549,000.

This unit is insane. Although the pictures don’t reveal much, I can promise you that the unit itself would blow away your expectations. It is truly one of a kind and now at a price of $1,549,000 (407psf) it should attract plenty of interest. This type of unit in San Francisco or New York would sell for well over 1,400 per square foot (depending on the neighborhood my guess would be $4,000,000-$6,000,000).

GetMedia 4 Bank Owned Loft, Once Listed At $2.45 Million, Now Selling At $1,549,000
(picture c/o windermere)

UNIT FEATURES BUILDING FACTS
3,798sf (2 story plan)7 Floors
3 bedrooms, 2.75 baths28 units
Private DecksConcrete and Steel
Subzero,Gaggenau,Elan,& Miele Award Winning Construction
Spiral StaircaseCorner Location
Massive Windows 95 on Walkscore

Although the Banner Building doesn’t offer too much in terms of amenities, this unit certainly looks like a good deal when you look at a few other sales in the 3,000 sf category. There have only been 4 sales of properties that offer over 3,000 square feet in the last year:

Building Square Footage Selling PricePrice Per Square Foot Date Sold
Waterfront Place3,711$1,250,000$33611/09/2011
Escala 3,562$2,200,000$61711/04/2011
Millennium Tower 4,589$2,690,000$58609/14/2011
1521 Second Ave 3,600$4,250,000$1,18003/14/2011

A different perspective on the building:


View Larger Map

South Lake Union and Amazon’s Urban Campus

South Lake Union South Lake Union and Amazons Urban Campus

In my daily reading today, I came across a post from the folks at South Lake Union on Facebook.  I was thrilled to have taken the time to read it. Kaid Benfield of The Atlantic wrote an incredible piece on Amazon’s Urban Campus located in the South Lake Union neighborhood of Seattle. It talks about how Amazon, Vulcan and South Lake Union designed a thoughtful, walkable and attractive campus right in the heart of the city.

I was blown away at how quickly and effectively Benfield described the neighborhood and the benefits behind a well designed corporate/urban model. He touched on Apple’s campus in Cupertino and how it simply falls short when comparing its campus to Amazon’s new design. I particularly like his emphasis on transit and the pedestrian friendly footprint.

As many of you know, I’ve been a big fan of South Lake Union and the impact its having on Seattle. As it continues to develop, the residents of our city stand to benefit the most. From a Seattle condo perspective, I would love to see more opportunities to own in new buildings. Unfortunately, I just don’t see that happening – at least for 2-3 years.

For now, I would encourage anyone interested in living in South Lake Union to check re-sale opportunities (2200 Westlake, Enso, Veer), rental units or find something that is close enough to walk or use transit (Eastlake, Westlake, Downtown, Capitol Hill etc…).

Interested in learning more about how to invest in SLU – Feel free to contact us.

SouthLUT South Lake Union and Amazons Urban Campus

Increased Parking Hours and Fees During The Recession Has Hurt Seattle Business…..Duh.

Parking Meters Increased Parking Hours and Fees During The Recession Has Hurt Seattle Business.....Duh.

Mayor Mcginn and the Seattle City Council - I’d hate to tell you that “I told you so”, but…………… I TOLD YOU SO!

Raising parking rates and extending parking hours in certain parts of Downtown Seattle was not just ill-timed, but idiotic. Everyone realizes that the city has budget issues, but during the recession, when the city decided to raise parking rates and extend the “paid” parking hours to generate revenue, many residents of our city were scratching their heads like me. Now the repercussions of that decision are starting to surface.

I don’t know specifically who broke the story, but both the Seattle Times and Komo News Radio covered it today. There are 7 community groups and over 70 restaurants that have written the Mayors office to beg for a retraction of the increased hours/fees. To be honest, I don’t blame them.  According to the Seattle Times, some business owners are citing as much as a 50% decline in business. I can’t imagine that much of an impact, but lets be honest, does the increase in revenue for the city outweigh the health and stability of Seattle’s restaurant community?  Even Tom Douglas, a famous Seattle restaurateur is at odds with the city over the parking change.

Speaking from a condo perspective, as I said before, I think this has hurt our community. Higher rates and longer hours were a bad idea. You may recall a post I wrote last year that highlighted the differences between Downtown Bellevue and Downtown Seattle.  Seattle is headed in the wrong direction, while Downtown Bellevue is laughing all the way to the bank.  Healthy business = Healthy tax revenue.  Do the math.

 

The Next Housing Bubble In Seattle – Apartments?

 

elliott bay and puget sound e1326924277475 The Next Housing Bubble In Seattle   Apartments?

I just read a great article today about apartment developers who face a potential supply bubble.  It highlighted some very important points that are worth considering as we examine the next 5-7 years in the Seattle market. We are in massive cycle of apartment development.  Just this last year, we’ve seen an incredible amount of new projects get underway. Developers, builders and investors are trying to take advantage of the rise in rental rates and the current demand for rental units in Seattle.

The question for our market is, with all the new apartments projected, when will we begin to see an over-supply? With an improving housing market, investors and banks have to be worried about finishing their projects right when the housing market has picked up steam. It seems logical that if the employment conditions continue to improve in Seattle, then the increase in income per household will follow. Seattle has a healthy job market right now. We have a young educated workforce who are taking advantage of high paying jobs. In my opinion, it is only a matter of time before we see more demand for purchases fuled by a limited-supply of condos. So the real question is – Are we creating a new kind of housing bubble? Will an over-supply of apartments be the next cycle that banks, developers and builders wish they could forget?

My opinion:

As rental rates continue to rise, a natural condition in the housing market begins to take shape. High rent influences home purchase demand when leasing begins to exceed the cost of owning a home. As rents rise and developers continue to take advantage of the situation, it will encourage buyers to give home ownership a try.  Inversely, if apartment supply comes quickly then rents have a likely hood of decreasing due to excess supply and competing projects. In my opinion there will be a steady cycle of home ownership demand due to high rents. This will come before we reach an over-supply of apartments.  What do you think?

If you want to participate in our recent survey, tell us where you think the next Seattle condo project will come from – What Will Be Seattle’s Next Condo Project?

Prices Down, Inventory Down, Sales Up For Condos

Seattle Heights Views  Prices Down, Inventory Down, Sales Up For Condos

I’m currently in NYC. Yep. I’m touching base from my hotel room. Not playing at the moment, just working – go figure!  I had some important news to share with you guys.

I caught word yesterday that November condo sales were up BIG.  As I was investigating this morning I ran across an article citing the listing service statistics published yesterday and titled “Home sales outpace number of new listings for first time in five years”.  According to Eric Pryne of the Seattle Times King County condo sales this month were up 70% in comparison to November of last year. Prices have continued to slide but so has inventory levels. The article also added that  units for sale were down 25% from a year earlier.  If you read the entire piece, you’ll also notice a few other interesting facts. For one, the number of bank owned listings in our market is now 20% of our total inventory.  In my opinion that number could go up as banks continue to purge their bad assets. In doing so, it will continue to put some pressure on pricing.  I wouldn’t expect prices to fall for an extended period of time. Seattle has strong employment and pent-up demand for home buying.  As sales continue to increase and inventory falls, simple economics will prevail. As supply shrinks and demand increases, pricing will increase. I’m already noticing a huge impact in the Downtown Seattle market.  Inventor is really starting to move and units that are new and priced well are selling quickly.  I’ll provide some examples towards the end of the week.  I’m off to grab a cup coffee.  Cheers!  

 

Facebook To Move Seattle Office, Near South Lake Union

 

FB View Facebook To Move Seattle Office, Near South Lake Union

Facebook's New Digs In Seattle

Do you need another reason to buy in South Lake Union?  Ok……well, here you go.

According to Brian Dudley of Seattle Times, Facebook is moving their Pioneer Square office to 1730 Minor Avenue (near SLU/Denny Triangle). Why is this significant?  For starters, the Seattle office is already the biggest engineering office outside of their headquarters in Pal Alto.  Secondly, the 27,000 sq. ft. space helps Facebook make their mark in the popular South Lake Union neighborhood. In a nutshell, Facebook wants the same thing that Microsoft, Amazon, Boeing and Google are looking for; Seattle’s best and brightest engineers. As this company grows its Seattle office, the impact it will make on Seattle condos will be tremendous.  Stay tuned.

Try to find their space on the map.  It’s like “Where’s Waldo”, just way easier:


View Seattle Condo Map in a larger map

3 Tips If You Are Buying A Condo In 2012

Bellora 1001 e1320255592744 3 Tips If You Are Buying A Condo In 2012

Buying a condo is a daunting experience.

At times fun, but often, frustrating, stressful and time consuming.  To help you get started, I thought I would provide a few tips that will make your buying experience a successful one.

NEIGHBORHOOD FIRST- One of the biggest mistakes that condo buyers make is choosing the unit before they choose the neighborhood. It is easy to get caught up in the romanticism of buying a new place.  In doing so, buyers have a tendency to shop for the right home, before shopping for the right hood.  In my mind, the latter is always where you start and the former will come with time.  There are great units in every neighborhood. So, its important to get to know your neighborhood first. Spend an entire day walking around. Check out the grocery stores, the movie theaters and the coffee shops.  Make sure you vibe with your neighborhood and imagine yourself living there; not just now, but 5 years from now.  It is easy to act quickly when you find “the place of your dreams”.  With that being said, acting with emotion instead of reason can lead to poor decisions. Shop the neighborhood first and you’ll find specific attributes that make the neighborhood unique.  These can include, proximity to dining, entertaining, employment, public transit and future development.  Shop the neighborhood first; you’ll benefit immensely.  Trust me.

FOCUS ON QUALITY- One of the biggest advantages you have in a depressed real estate market is the ability to buy quality.  Many of you have heard me say this before.  In a down market everyone is selling at a discount and often a loss.  TAKE ADVANTAGE.  One of my favorite quotes is from the legendary investor Warren Buffett, he says when investing, we should “Be fearful when others are greedy, and be greedy when others are fearful”. We have to be aware of the discounts sellers are providing as they re-balance their portfolios and fix their balance sheets from the recession. In order to really take advantage, I think its a “must” to recognize what makes a opportunity/building great. I like concrete and steel buildings.  There is a quality of construction, noise reduction and minimized risk of construction deficiencies.  For those reasons, there is a better re-sale value. Get an expert opinion, focus on quality and take advantage of the times.

UNIT FOR NOW, UNIT FOR LATER – Do not get caught up in the emotion of condo buying.  Think and act like a shrewd investor.  Focus on the functionality of the unit.  Does it work for most people?  Will you be able to sell it to others when you move out?  How does it fair compared to neighboring properties?  Do I have the best floor plan in the building?  What are the “it factors” (view, upgrades, location in the building, unit size etc…).  These are all important elements when choosing the right unit.  If you think about your ability to sell the unit just as much as your ability to live and enjoy the unit you’ll be better off.  At a time like this, when units are still on sale, it is your opportunity to focus like a seasoned investor.  If you do, you will reap the rewards.

Buying a condo can be challenging.  There are so many factors that go into buying a great unit.  Focus on these 3 tips as you start your search.  You’ll be thankful that you did.

Need more advice?  Contact us.  

 

Downtown Seattle Rental Market Update

 

For Rent Seattle Downtown Seattle Rental Market Update

I’ve been getting emails from readers about the lack of condo inventory for rent. So I thought it might be interesting to see whats actually on the market. I don’t always track the inventory on Craigslist, but I do watch the available properties on the MLS.  I was surprised to see that there are only 28 total units in downtown Seattle for rent. I know most of you prefer visuals, so I decided to put the inventory into a pie chart (see below).  Pretty interesting to see how few properties there are under $2,500 per month.

Are you in the market for a rental?  Is the inventory stale or limited?
Want to see the 28 units?
Click Here

Downtown Seattle Rental Inventory  Downtown Seattle Rental Market Update

Check Out This Seattle Home On Alki. Trust Me.

ImageStore 17 Check Out This Seattle Home On Alki. Trust Me.

This house is SICK.  Before you see the pictures (below) and drool all over your keyboard like I did, let me tell you how I found it.

I was doing my typical afternoon review of local and national housing stories and ran into a really cool piece on CNBC. It features some of the worlds “skinny” homes and designs. As a part of that piece, it featured this place on Alki. Um, wow. My jaw dropped the minute that I saw it.  I mean, come on.  It is an architectural gem, it has incredible street appeal and it features some the best views in all of Alki. I love the interiors, the location and would probably cut off my right arm to have the rooftop deck (not really, but you get the point).

Listed at $1,850,000 it features 4 bedrooms, 3 bathrooms and over 3,500 sq. ft.  It has cork, tile, slate , concrete and bamboo flooring. Custom lighting, gas fireplace and walls of windows. The rooftop deck features indoor and outdoor space with a gas fireplace, BBQ and stunning views. If you are already concerned about its verticality, fear not; you can always take the elevator to the floor of your choosing. This type of home is the reason that I am in this business. The blog is where I get to share it with all of you. I hope you enjoy looking through the pictures. I know I did.
[c/o R. Stone]

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Seattle Job Market Beats National Average. Its Growing.

Seattle Skyline e1313619803695 1024x382 Seattle Job Market Beats National Average. Its Growing.

Is there job growth in Seattle?

I ran into this piece on annual job growth this afternoon and thought I would share it.  Ultimately, jobs and income growth are going to be the catalyst to a recovery in our local housing market.  According to the article, Seattle ranks as one of the best percentage bumps in the entire country.

You may also be interested in this article written about Seattle technology driving demand for office space.  As written in the article, Seattle has a growth rate in jobs (tech industry) that is 4 times better than the national average.

As a condo owner in Seattle, this should be music to your ears.  More jobs, more tech, more money = better housing market.

Built Green In Greenwood

 

GetMedia e1316012481620 Built Green In Greenwood

Check out this 3 star built green home in Greenwood. I love the modern exterior, the kitchen and the steel staircase connecting the main level to the 2nd floor.  It is 1,620 sq ft with 2 bedrooms and 2 baths.  Pretty good size yard and great concept in a cantilevered master bedroom to create a carport.

[Courtesy of nwmls icon Built Green In Greenwood NWMLS / Coldwell Banker Danforth]

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Check out the listing here:

Greenwood Built Green Built Green In Greenwood

 

 

 

Before and After Pictures of A Super Cool Modern

 

Comes to life e1314816746244 Before and After Pictures of A Super Cool Modern Exterior e1314816793965 Before and After Pictures of A Super Cool Modern

Our friends at PB Elemental have delivered again.  Check out this gem in West Seattle.  As you can see above in the before and after pictures, a property can change significantly in just 1 year.  This modern build now stands at 2,512sf.  It has 3 bedrooms and 3.25 baths.  The kitchen comes equipped with custom cabinetry, high-end stainless appliances and a center island with storage and room for 4 (I kind of dig the barstools). It has bamboo floors, floor to ceiling windows and lots of recessed lighting.  Some of my favorite design features are the steel and cable railings the 2 sided gas fireplace and the large out-door deck.  The oversized master has a custom bath and walk-in shower. The property comes with its own 2 car garage as well.  Check out the pictures below.  It was just listed yesterday for $619,000.

See the listing here: West Seattle Modern

There is an open house tonight from 4-6pm.  [Ken Arkills]

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Yes, Please. 2,000sf Rooftop Deck, Big Views and Outdoor Pool.

 Yes, Please. 2,000sf Rooftop Deck, Big Views and Outdoor Pool.

Big views a massive rooftop deck (2000sf) and an outdoor pool are just some of the highlights at 2480 Crestmont Place in Magnolia.  As soon as I saw this place, I started this post. This contemporary home is quickly moving up the “I WANT IT” list.  At 5,700sf this 2007 build is a masterpiece. It has 5 bedrooms, 4.75 bathrooms and a 4 car garage. With city views like these who couldn’t imagine living in this Seattle super-pad.  I love the big windows, the contemporary kitchen and most importantly the enormous roof-top deck with wet bar.  If you looking for a view of Mt Rainier, The Cascades, Mt. Baker, West Seattle, The Sound and the Olympics, then this home might be the one. Just bring a cool $3,300,000.  [picture courtesy of Carol Ard]

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Click Here For A Look At The Listing:

2480 Crestmont Yes, Please. 2,000sf Rooftop Deck, Big Views and Outdoor Pool.

NEW POLL, What Will Be Seattle’s Next Condo Project?

WHATS NEXT  NEW POLL, What Will Be Seattles Next Condo Project?

Is anyone else curious about what the next Seattle condo project will be?  Now with less then 300 new construction units availble for sale, one has to wonder where the next project will come from.  I created a poll to see what you guys think.


Windermere Real Estate/East, Inc.
3933 Lake Washington Blvd NE #100 Kirkland Wa 98033
www.UrbanCondoSpaces.com
Seek. Live. Urban.