Sequim Real Estate in Sunny Sequim, Washington

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Archive for the ‘Sequim Homes Sold’ Category

Sequim homes are selling in what is the hottest market in Sequim’s history going back decades. Sequim homes did sell in larger numbers back in 2005, but the reason this is a hotter market is because our inventory is so low. The short supply and the strong demand has created a seller’s market and the toughest competition among buyers I’ve seen in the Sequim real estate market.

Sequim Homes

Sequim Homes and a Horse Ranch

I recently sold this five acre horse ranch at full listed price. The listing describes this ranch like this, “The finest horse ranch between Sequim and Port Angeles on 5 acres, with 5 horse stalls and 5 horse runs, constructed with ground cover and layered with gravel to keep the horses out of the mud + a barn. The main home is a custom home with granite kitchen countertops, a propane cooktop, ceramic tile floor in kitchen and wood laminate in dining room.” There’s a second home on the property that brings in $700 in rent, and who doesn’t love old barns, especially a 1941 barn in perfectly maintained condition? There’s a lot more to this property, but one thing for sure, it is the perfect little horse ranch for anyone serious about their horses. This property sold for $575,000, and there is no other horse ranch like this in the inventory.

Sequim Homes Selling Fast

The challenge buyers are having lately when it comes to looking at Sequim homes is first finding the ideal home, and second getting an offer submitted before someone else does.

This might sound a little desperate, but a buyer should never feel pressured to make desperate decisions. This is not a time in your life to make anything less than careful and wise decisions. This may be the most challenging time in this market to look at Sequim homes and buy one, and with so much at stake, I would recommend you find a wise real estate broker with experience and integrity. I promise you, you will not be disappointed if you hire me as your buyer’s agent. I am sometimes a little surprised at how some buyers simply hire any Tom, Dick, or Jane to represent them in one of the most important decisions of their life. Why would anyone do that with so much money and so much at stake? If you can find someone better equipped to represent you than me when it comes to Sequim homes, by all means, hire him or her. But do yourself and me a favor, and do your due diligence on agents BEFORE you hire one, including me. Enough said.

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Sequim Home Sold in 5 Days

This Sequim home sold in five days from the date it went into the Sequim MLS (the Olympic Listing Service). If you’ve been looking online and have identified a particular Sequim home you like, it’s important that you know what to do and exactly when to do it. Buyers no longer have the luxury of spending weeks thinking about whether to make an offer on a Sequim home

Sequim Home

Sequim Home Sold in 5 Days

This is 3 bedroom, 2 bath home, 2,000 square foot home with a water view of the Strait of Juan de Fuca and only a five minute drive from downtown Sequim. It sold for full listed price at $323,000. This is the kind of home that so many retirees want. The listing agent did a good job marketing this Sequim home in two MLSs, and with a massive Internet marketing presence for buyers, and what no other Sequim Realtor has–a 3D Virtual Tour of the inside of this home so buyers could walk through the entire house on their computers in what is unquestionably the most accurate virtual reality for real estate that exists today. No wonder the home sold in 5 days. By the way, this online marketing system is mine, developed over the past 10 years and supplemented by 40 years of real estate experience. Buyers love it with all the free accurate information, and sellers who discover it love it too, because it connects with highly qualified buyers moving to Sequim.

Sequim Home

If you’re looking online every day for your notion of the ideal home, I recommend you use my Sequim MLS, which has all the local listings and is 100% accurate. This site includes all Sequim and Port Angeles listings. The site is Sequim-Homes.com. It was designed and programmed specifically the way buyers want their MLS site, and it is powerful and easy to navigate. I created a series of Sequim MLS videos to help buyers find their perfect home in this challenging real estate market.

I’ll help you filter homes, preview homes for you, and share honest answers about individual homes as well as the area and all the issues of concern. I hope you’ll consider hiring me as your Sequim Buyer’s Agent when you are ready to find your Sequim home.

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Sequim Homes Sell All Winter

Sequim homes do sell every month of the year, including every winter month. Some homeowners decide to take their homes off the market during the winter months, and they usually add, “The market slows down in the winter and homes don’t sell, so we’re just taking it off the market until next spring.” Well, don’t tell all the buyers who keep buying homes every week throughout the entire winter.

Sequim Homes

Sequim Homes and Steady Sales

This chart represents the past five years of Sequim homes sold from October through December. This is a small market, so the numbers are small, but they are consistent and it demonstrates that between 40 and 56 homes sell every year in the last three months of the year.

Looking at Sequim Homes

If you can come to look at Sequim homes in the final quarter of the year, you may be doing yourself a big favor. First, you get to see Sequim when it is it’s worst–no leaves on the trees, brown grass, and maybe some rain or snow. Second, you are not competing against as many other buyers, because the total number of buyers slows down during the winter months. The misnomer is that homes don’t sell. They certainly do, and if you’re retiring, coming up in October, November, or December makes good sense.

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Sequim Property Sells in 4 Days

This beautiful Sequim property sold in only 4 days! That’s quick for any Sequim property listed for sale, but there are some logical reasons. First, it is in a great location on 4.90 acres and only two miles from downtown Sequim. Second, it is a modern, fairly new custom built home.

Sequim Property

Sequim Property in High Demand

Third, it is a 3 bedroom, 2.5 bath home with all the main rooms on the ground floor and the two spare bedrooms on the second floor. This is the kind of Sequim property that so many retirees are looking for, and so when this one came on the market, I was pleased to be involved in selling it in only 4 days.

Sequim Property in the MLS

How do you search for your perfect Sequim property? I recommend Sequim-Homes.com, because I personally designed and programmed it exactly the way hundreds of Sequim buyers have told me they want an MLS site. It also includes 100% of the local listings, and the information is 100% accurate, because the source data is the listing agents’ listings (unlike many syndicated MLS sites). It has the content and search capabilities buyers want, and it is easy to navigate.

And there’s a bonus for buyers who use this Sequim-Homes.com MLS site. If you find a home on this site you want to know more about, you can ask Chuck Marunde by email or cell phone or text at 360-775-5424. I will even preview the property for you, send you more photos, and answer all your questions about the property, the area, and help you collect the information you need to make wise decisions about your future Sequim property.

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Another Sequim Home Sold

Another Sequim home just sold. This home was only on the market for 22 days before it sold. It sits on a beautiful little one acre parcel with an old but small barn. With 2,082 square feet, three small bedrooms, and a kitchen that could use remodeling, it sold for $200,000. It isn’t the home that most retirees are looking for, but it was an ideal starter home for a younger couple. It was listed at $209,000. Homes in this price range seem to be flying off the shelf lately.

Sequim Home

Sequim Home for Sale

There’s another Sequim home available that has been completely remodeled, and while it isn’t large in square footage (1,400), it is on almost an acre and totally updated like new. The three bedrooms are larger than the other home, and the kitchen is a brand new modern kitchen. In fact, the entire interior of the home is brand new, new everything, including new appliances (stove/oven, dishwasher, refrigerator, and washer and dryer). You can see this home online at Sequim Home for Sale with acreage.

Sequim Home Search

When you do your Sequim home search, be sure to use an accurate MLS site that includes all the local Sequim listings. Yes my friend, there are syndicated MLS sites with terribly inaccurate information. Sequim-Homes.com includes all the Olympic Listing Service homes for sale, and you’ll notice at the bottom of Sequim-Homes.com there is a second MLS site that you can use, which includes any Northwest MLS listings in the Sequim area. All local Realtors uses the OLS, and while it is rare that an outside Realtor will list a Sequim property, if they do, it would be in the NWMLS system.

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Sequim Home Sales 2005 to 2015

Sequim home sales for the first six months of the year from 2005 to 2015 have a very revealing pattern. There’s a cliche that goes like this, “We often come full circle, back to where we started.” In economic theory, such patterns are called cycles. We go from economic expansion to crisis to recession, and eventually back to recovery and expansion. Look at the pattern of Sequim home sales in Sequim and Port Angeles from 2005 to 2015.

Sequim Home Sales

Sequim Home Sales Recovery

In 2005 in Sequim 294 homes sold above the price of $150,000 in the first 6 months of the year. That number dropped for the next four years to only 106 homes sold, started to recover, but then stumbled until 2013 when Sequim home sales increased to prior levels. For the first 6 months of 2015, we are nearly at 2005 levels again with 270 homes sold. What accounts for this improvement?

Sequim Home Sales Explanation

Real estate sales have increased in many key areas of the U.S., and since buyers in the Sequim and Port Angeles market are almost entirely from other states, you can expect Sequim home sales to follow trends in the national market, even if the response is delayed. But there’s another reason Sequim home sales are showing us a pattern of long term recovery. Baby boomers are retiring all over the U.S., and they are doing diligent research about where they want to live the rest of their lives. With droughts becoming a serious lifestyle issue on the west coast, the northwest is becoming very attractive, but that’s not the only reason. Low crime, non-existent traffic jams, pristine natural resources, recreation galore, fresh air, pure water, organic vegetables, and very friendly people are just some of the reasons Sequim has become so popular. In other words, Sequim home sales are recovering in part because retirees from all over the country are choosing the northwest over the west coast or southern states.

Sequim home sales have been stronger in 2015 than they have been in 10 years, going all the way back to the all-time peak of sales in 2005. I don’t know anyone who predicted the recession would last so long, but this chart of Sequim home sales makes a strong argument that the Sequim real estate market is recovering.

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How much per square foot are Sequim homes selling for? This was a question I got from a client today. I have two examples of homes sold in different price ranges, high and low, and I’ve pulled together all of the selling comps for those two homes to examine how much homes are selling for per square foot in the Sequim real estate market. Here are the results, and then I will share my interpretation.

Per Square Foot

Selling Price Per Square Foot

The home that I sold for $231,000 in the top chart sold for $167 per square foot, and the more expensive home that I also sold for $660,000, sold for $231 per square foot. As you can see the selling prices per square foot for the comps are all over the map, from as little as $114 to $491 (and even one for $926) per square foot. So how does one understand these numbers? Can you use these to evaluate a home you want to make an offer on?

Per Square Foot Comparisons

In a metropolitan area, or in a rural area that has thousands of homes selling and plenty of comps to examine, you will have what is called “sufficient statistical data for analysis.” In Tacoma, for example, you could find out fairly accurately how much 3 bedroom, 2 bath homes on one level with 1840 square feet are selling for per square foot. That would be a relevant number when you find your ideal home that is a good comparable. But in small rural areas like Sequim, Washington, there is insufficient data to draw useful conclusions on the value per square foot of a home. It will take much more careful analysis to determine fair market value of a unique home in a small market like ours. The bottom line is the selling price per square foot in Sequim is interesting, but not definitive.

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Sequim Housing Shortage Strikes

We are now in a Sequim housing shortage. Why would I suggest that? Consider these basic stats. In years past our local MLS (multiple listing service) typically showed that we had a total of about 800 residential listings in Clallam County on any day of the year. Today we only have 561 houses for sale in the entire county in all price ranges. But the real numbers are much smaller. There are only 127 houses for sale in the county in the price range from $200,000 to $300,000. In the Sequim area there are only 73. Limit that to homes with at least 3 bedrooms, and there are only 49 homes for sale in the entire Sequim area from $200,000 to $300,000. By the time you filter through those 49 homes and eliminate the ones that you don’t like, you’re lucky to have a half a dozen to look at. This is the definition of a Sequim housing shortage.

Sequim Housing Shortage

Sequim Housing Shortage

Today, I showed homes to a buyer after we filtered through the Sequim MLS to find her ideal home, and we only found four homes to look at today based on her search parameters. One was old and needed too much work. The second one was near a very noisy highway. The third shared a driveway adjacent to a funky house and had a very chaotic floor plan. The fourth one was better, but still not “the one.” Tomorrow we go back to the drawing board. There are only three homes left to see that even come close to what she wants. She asked me, “aren’t there more homes to look at?,” and I had to tell her there are no more for sale here that fit her basic parameters. We are in a Sequim housing shortage.

This is all part of a longer trend that I first recognized in July of 2007. I wrote on this real estate blog on July 4 of 2007:

The Sequim real estate market is bifurcated.  In other words, there are homes that are selling within a reasonable period of time at reasonable prices (consisting of maybe 5% of the market), and then there is the rest of the market (consisting of roughly 95% of the listings).  Retirees are still moving to Sequim and Port Angeles and buying houses, not in the large numbers of 2005, but they are still buying.  But they are cherry picking the best houses in the best areas at the best prices.  The rest of the houses sit on the market for a long time. [Read the original article at Sequim Real Estate Market.]

That precise trend has continued for the past seven and a half years. What has been happening slowly but surely is that the best houses have been selling throughout this past 7+ years, and builders have not been building homes at all. So the best homes in the best areas have been disappearing as retirees slowly buy them, and those homes have not been replaced in the MLS with similar homes. We now have a Sequim housing shortage with many buyers unable to find the home they want.

What Does a Sequim Housing Shortage Mean?

What does this mean for buyers like you? It means you are going to have to work hard to find that ideal home, use the email alerts for brand new listings that do fit your parameters, work closely with a buyer’s agent who can give you sage advice, and don’t dilly dally when you do find the right home. Get an offer in and start negotiating on the price. Get that process wrapped up in a few days, and complete your inspections, but don’t make unnecessary demands on sellers. Sellers now have the upper hand, but only because there is very little inventory left. I believe we are in a Sequim housing shortage.

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The Real Estate Market

The Sequim real estate market has picked up this spring much more aggressively than in the past six years. This chart shows what has happened in the first three months of this year compared to the prior two years. January and February were not unusual, but March and April took off for Sequim homes selling above $100,000.

Real Estate Market

The Sequim Real Estate Market

In March of 2012 only 18 homes sold, and that increased to 29 homes in 2013 and again to 40 this year. And in April of 2012 only 21 homes sold, but that increased to 28 in 2013 and to 38 this year. Those are huge leaps in volume, especially in a small real estate market like Sequim’s.

Recently I had clients email me their list of six homes they would like to see when they arrive, and three of those homes just sold before they could see them. I have another couple coming who had a dozen homes to view, and four of those homes just sold. Last week I sold a home for full listed price, and the week before I sold a home for $10,000 above listed price. What does all this mean?

What This Real Estate Market Means for Buyers

It just means that the market is improving, and homes are selling once again. From a buyer perspective, it means when you find the ideal home, and you’re sure it is the home you would love to own in your retirement years, write the offer, or someone else may buy it. Wisdom does not get in a hurry, so patience and due diligence are the rule, but when you do make that decision to make an offer on a home, I don’t recommend procrastinating in this real estate market.

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Diamond Point Real Estate

Diamond Point is near Sequim, and since the homes in Diamond Point are perched on Miller Peninsula overlooking Discovery Bay, hundreds of homes have water views, and some have stunning panoramic water views.

Diamond Point Real Estate

Diamond Point History

Diamond Point started in 1858 as a quarantine station to care for merchant seamen. In 1898 it officially became the U.S. government quarantine station for all ships entering Puget Sound. Ships from tropical ports often brought smallpox, plague, yellow fever, typhus fever, cholera, and leprosy. In 1936 Diamond Point was declared surplus property and sold to private parties. Eventually in the 1960’s it began to develop as a residential destination. Today it is a favorite retirement haven for people who love the water and water views. There’s also a Diamond Point airport, which is a magnet for retired pilots.

Diamond Point Real Estate

Is Diamond Point real estate a good deal? What are the pros and cons of buying a home in Diamond Point? The big positive is that there are many water views, and the price of a water view is less than in Sequim. The other big positive is the little airport, if you love to fly. There is a boat launch for local residents, and of course, it is quiet and very peaceful. There really is only one negative for some people, and that is the distance from Sequim, which is 15 to 20 minutes. For some buyers, that is nothing, but for others it is simply too far. I should also mention that there is a mix of homes, from old to new, and from mobile home to glorious mansion.

As you can see in the graph above, out of a total of 145 homes that sold in the Sequim area so far this year, only 5 sold in Diamond Point. That means that only 3.4% of the homes sold in the Sequim area have sold in Diamond Point, and only 1.3% of the currently pending transactions are represented by Diamond Point. So the demand is less, which also means prices tend to be discounted a little from Sequim. If the distance doesn’t concern you, you might want to consider Diamond Point.

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Sequim Homes Sold by Square Footage

Have you ever wondered how Sequim homes sold by square footage? What size homes are in the highest demand, and which Sequim homes are not selling as much based only upon square footage. Before looking at this graph, what would you guess? That most Sequim homes that sell are 2,000 to 2,500 square feet?  More?  Less? Let’s find out. 

Sequim Homes Sold

Sequim Homes Sold

This graphic shows Sequim homes sold from Jan 1 through Oct 31 of 2013, and includes all site built homes that sold for over $200,000. This is very revealing, because it shows without any question that the majority of homes that sell in Sequim are 1,500 square feet to 2,000 square feet. In fact, 102 Sequim homes sold in that range of square footage. The next closest range is 2,000 to 2,500 square feet, and 57 homes sold in that range. As you add square feet to a home, you can see the demand and sales numbers dramatically drop off, so that by the time you get to above 4,500 square feet, only 2 Sequim homes have sold so far this calendar year. On the other end, only 10 homes have sold that are less than 1,500 square feet.

Demand for Sequim Homes

Sequim homes from 1,500 to 2,500 square feet account for 65% of homes sold. Homes with 3,000 to 3,500 square feet account for 10% of homes sales, and only about 3% of homes sold are from 3,500 to 4,000 square feet. Fascinating, isn’t it? This is a side of Sequim homes sold that you probably had never seen.

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Of all Sequim homes sold in Sequim, Washington, which price category has the most overpriced listings?  Very few people would know the answer to this question, and I would bet that very few Realtors know the answer.  The issues I address about Sequim homes are questions that clients regularly ask, and which homes are priced the best and which ones are priced too high is very relevant if you are a buyer.  This kind of knowledge can give you a substantial edge when it comes to negotiating to get the best possible price on your retirement home.

Sequim Homes Sold by Price

Sequim Homes

Sequim Homes Sold and Surprising Price Pattern

I love to put together charts like this one, because a visual aide can clearly present an entire story instantly, and with a little analysis, this information can be very helpful.  This chart shows Sequim homes sold during the calendar year 2011 starting at $200,000.  There were 97 homes sold for less than $200,000, and there were 99 homes sold from $200,000 to $300,000.  Above $300,000 is where sales drop off dramatically.  But it is in the price category of $400,000 to $500,000 where I saw a surprising pattern that was not found in any other price category.

Sequim Homes Sold Most Overpriced

We all know some Sequim homes are overpriced.  That’s not front page news.  (Of course, there are many Sequim homes in the MLS that are listed at incredibly reasonable prices, too.)  If I do a search for Sequim homes that have been on the market for 270 plus days, I get a long list.  Believe it or not, there are homes on the market as of today that have been on the market for 2,103 days, 1,178 days, 1,115 days, 1,092 days, 1,079 days, 1,009 days, 1,001, and over 100 that have been on the market for more than 270 days.  It is a no-brainer that these homes with such long DOMs (Days on Market) are most likely overpriced. 

I show homes in every price category, although the vast majority of my retired clients are looking at homes above $200,000.  For several weeks I’ve been showing a lot of homes in the $400,000 to $500,000 price category, and I have been very surprised to find so many of these homes substantially overpriced.  Nearly 50% of these homes have been overpriced, and several by as much as $75,000 to $150,000.   Why?  How could this price category be so dramatically overpriced?

I discussed this with my clients (Bert and Sally) while looking at these homes this week, and I think Bert hit the nail on the head.  He suggested that homeowners who built or purchased their homes in the early 2000’s (or before) had homes with high assessed tax values, perhaps $600,000 or $675,000.  These are people who built their dream homes with all the features they loved, and for years they would say things like, “It’s worth $600,000.  You bet.”  They had planned their homes for years, and they were proud of their homes, and they certainly were entitled to be proud.  Now in this recession, they want to sell it for what they may have in it, or a little less, and that price may be $450,000.  The problem is, it may only be worth $375,000 in this market, but they cannot mentally comprehend that.  They are stuck at $600,000, so in their minds, they think they have reduced the price already by 25% or 30% to $450,000.  That kind of thinking is getting them in trouble.  It is the wrong way to think about selling a home in this market.  (It is extremely difficult for a listing agent to be able to break through this mental barrier and help their clients, and in many cases it is simply impossible.)

Buyers are looking at Sequim homes and comparing floor plans, features, and the views.  Then they compare the prices, and the single price category most outrageously overpriced is from $400,000 to $500,000.  Unfortunately, the sellers don’t know this.  They don’t realize their homes are grossly overpriced, and they haven’t seen this chart or the reasoning.  Buyers are the ones doing all the due diligence on sites like this one.  Sellers do not seem to be doing their due diligence on listing prices, marketing, and the reasons their homes have not sold.  Far be it from me to try to educate all the owners of Sequim homes out there.  That’s not my job.  My job as a buyer’s agent is to help my clients, not other agents’ sellers.

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Sequim Listings vs. Sequim Homes Sold in 2011

In this article I compare Sequim listings (active listings) in the current inventory to the homes sold in that same price range.  This is important for sellers to know.  Here’s why.  If there have only been a small number of Sequim listings sold in a particular price range, it makes a big difference if there are a large number or a small number of active listings in that same price range.  A large number of active listings with a small number of sales means many DOM (days on market).  And a buyer’s market like this plays against the sellers getting the price they would have expected in a better market.  Click your mouse on this chart below to see an enlarged version.

Sequim Listings vs. Sequim Homes Sold in 2011

Sequim Listings

Sequim Listings in Active Inventory

In a prior article I included this chart with Sequim listings sold, but in this chart I added the active listings in the inventory.  It’s a busy chart, but I think sellers and buyers will find this information very helpful.  Here’s how to read this chart.  In the price $500,000 to $600,000, there have only been four sales in Sequim in all of 2011 (the first 9 months), and there are 12 Sequim listings actively for sale right now.  This translates into a three year inventory based on sales this year.

Sequim Listings in Higher Price Ranges

You can see that in the higher price ranges this difference between hard sales and the inventory is more pronounced.  Above $900,000, only two have sold and there are currently 12 homes for sale above $900,000.

What does all this mean?  It is proof of something we already intuitively know–that luxury homes are more difficult to sell in a small real estate market like Sequim’s.  I would add that selling luxury homes is also different than selling homes in the lower price ranges.  Marketing to buyers of foreclosures or short sales or affordable manufactured homes is a different marketing system and reaches to a different segment of the buyer market than buyers of luxury homes.

These are challenging times.  Sequim listings are selling, but it takes much more to sell a home in this recession than it in 2005.

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Sequim Homes Sold by Price Range

How many Sequim homes sold by price range during 2011 (January through September)?  So glad you asked.  I’ve pulled together the numbers from the Olympic Listing Service, and this chart shows the total number of Sequim homes sold by price range starting from $100,000 and up.  It’s no surprise that the majority of homes (including mobile homes) have sold below $200,000, but the primary price range for retirees is the next price range from $200,000 to $300,000.  It’s more than just interesting that above $300,000, the sales drop off dramatically.

Sequim Homes Sold by Price

Sequim Homes Sold by Price

Sequim Homes Sold by Price v. Port Angeles

More homes sold in Port Angeles than Sequim in the lowest price range.  In the upper price ranges, almost all the homes purchased were in Sequim.  No homes sold in Port Angeles above $600,000.  Ten Sequim homes sold above $600,000.  Clearly retirees who are buying luxury homes have chosen Sequim rather than Port Angeles in 2011.  This is very significant.

The average price of  homes sold in Port Angeles is $197,689, and the average days on market (DOM) is 104 days.  The average price of homes sold in Sequim is $256,829, and the average DOM is 144 days.  Sequim homes sold are an average of almost $60,000 more than Port Angeles homes sold.

Sequim Homes Sold by Price Implications

When you look at Sequim homes sold by price, and you examine this chart, it becomes apparent that there are a very small number of buyers for homes priced above $500,000.  Port Angeles is not even in the game.  Not only does this tell homeowners with luxury homes that there are very few buyers for their homes, but it also tells me that to market and connect with qualified buyers of luxury homes, there must be a marketing system in place that will reach those select buyers.  Homeowners cannot rely on the MLS, the newspapers, listing agents, or luck.  They will need much more to successfully reach qualified buyers and close a sale.  Buyers of luxury homes are few and far between.

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Another Port Angeles Home Sold

Chuck Marunde is pleased to announce that he acted as a Buyer’s Agent in the sale of another home in Port Angeles.  This home is a four bedroom, two bath,  two story home with 2,600 square feet on a Port Angeles city lot.  It’s a nice neighborhood.  This home is a Bank of America foreclosure and was listed at $177,000 and sold for $128,000.  Don’t expect to find many deals like this.  This was one of the best prices I’ve seen in this area.

Port Angeles Home

Port Angeles Home

You can search for both Port Angeles homes and Sequim homes for sale with one of the best online MLS search sites, and it requires no personal information or registration from you:  Sequim Homes for Sale (includes Port Angeles).

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Another Sequim Home Sold

Chuck Marunde is pleased to announce another Sequim home sold.  Today a beautiful Sequim home sold after being on the market for a long time.  Some homeowners have taken their homes off the market during the winter months, but my argument is that buyers are arriving and asking me to help them find a home.  Sometimes the timing for a buyer means they are looking and ready to buy in November, December, or January.  The y may have retired or sold their home, but I am representing many buyers looking for and qualified to buy nice homes in Sequim.  Homeowners who want to sell their homes should not take them off the market.  They might miss the one buyer that comes to town during this time.

Sequim Home Sold

Sequim Home Sold

Sequim Home Sold in Winter

This Sequim home has a nice panoramic view of the Olympic Mountains looking across the Sequim valley to the mountains on the south side of Sequim.  This photo was take earlier, because believe it or not, Sunny Sequim is raining today.

Sequim Home Sold in Great Neighborhood

One of the great attractions to Sequim for retirees are the great neighborhoods.  We have traditional neighborhoods like Sunland or Bell Hill, and we have many developments with larger sized lots, from a half acre to 20 acres and more.  One comment I get from clients  all the time is that people in Sequim are so friendly.  While looking at homes my clients often meet neighbors, and it is true that people in Sequim are friendly and the kind of people you would love to have as neighbors.

“I love representing buyers and helping them find the ideal home and negotiate the best possible price, and that’s what we did with this home,” says Chuck Marunde.  Another Sequim home sold by Sequim & Port Angeles Real Estate, a branch office of eXp Realty.

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Sequim Homes Sold

What is the price range of Sequim homes sold (and Port Angeles homes) sold in 2010?  This is an important question, because it shows us the probability of homes selling based on price.  If you have a home for sale  now or  one that you want to sell that is in the upper price brackets, you can see how many have sold in this chart and, therefore, the probability that you will sell your home.  There is much more to statistical analysis and probabilities, but most homeowners don’t know how many homes have sold in their home’s price range, so this chart will be helpful to gauge the likelihood that you will get your home sold, or perhaps a better way to say that is the “reality check that homes in your price range are not necessarily selling every month” (or this year).   Armed with this information, you can put together a plan to market your home and get it sold, considering the realities of this data.

Site built Homes sold are represented in this chart, showing homes sold monthly from January 1 to August 31 in 2010 by price category.  Starting with $200,000 to $300,000, this chart shows how many homes have sold in each $100,000 price range.  [Click on the chart once and then after a few seconds again to enlarge it.]

Sequim Homes Sold

Sequim Homes

Sequim Homes by Price

Clearly the most Sequim homes sold are in the price range from $200,000 to $300,000.  This has been the biggest market for buyers from out of state who have found an opportunity buying Sequim homes at the lowest interest rates of their lives, and with the price reductions, a large inventory of homes fit in this price bracket.

Sequim Homes by Price Brackets

Sequim homes in the $300,000 to $400,000 price bracket represent some of the best values for buyers in this market.  Beautiful custom homes are being sold in this bracket that were as much as $450,000 to $500,000 in 2005.

Above $400,000 it gets interesting.  Only 23 homes have sold above $400,000 this entire calendar year in 2010.  And only 3 homes have sold above $600,000.  Of all the Sequim homes sold, only one has sold above $700,000, and zero Sequim homes have sold above $800,000.   This means that less than one-half of one percent of homes sold this year are above $700,000.

For buyers who can afford a home in the upper price brackets ($500,000 plus), there are some extraordinary buys right now in this market.  A home in 2005 that might have sold for $900,000 may be listed on the market now for $580,000.  While this segment of the market speaks to a very small percentage of buyers right now, it may be the greatest opportunity for buyers who want an extraordinary custom built home at a bargain price.

There are a number of conclusions that one may draw from this data, but one rational conclusion or deduction one can draw from this data is this:  Sequim homes in the upper price brackets must be marketed very effectively to connect with the potential buyers who are few and far between.

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Sequim Homes Selling

Sequim homes are selling despite the real estate recession.  I’ve been very busy working with buyers from outside the Sequim area during these spring months.  Sequim has been written about in many magazines as one of the 10 best places to retire in America, and it sometimes surprises me that so many people from around the country know about Sequim.  What are people buying?  Here are properties I’ve sold in the first few months of this year.  These are homes and land purchased by retirees who chose this area as their retirement home.

A three bedroom, two bath, 2,100 square foot custom built home on three acres in a quiet area north of Woodcock and east of Sequim-Dungeness Avenue.  This home has hardwood floors, custom built kitchen cabinets, vaulted ceilings, a large two-car attached garage, a guest house with 600 square feet, a large fenced dog area separate from the yard and an asphalt driveway.  This gorgeous home sold for $387,500.  I wish I had more homes like this one to sell in this market.  I acted as a buyer’s agent.

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Sequim Homes Sell Fast

What if some Sequim homes are listed and sell very quickly, even in this real estate recession?  Does that mean they were listed too low?  This is an interesting question, because in the majority of cases a house that hasn’t sold for a long time is over priced, but is the corollary true?  If some Sequim homes sell quickly, does that mean they were under priced?  Of course, there are variables other than price that can cause a house to be on the market for a long time without selling.  Houses that may take longer to sell than normal would include:

  1. A house in an unattractive location (on a very busy highway, with a junk yard next door, adjacent to a logged field with 40 acres of stumps and slash)
  2. An old house with a poor or inefficient floor plan (functional obsolescence)
  3. A house in serious disrepair
  4. An odd house

Even at or below fair market value (FMV), Sequim homes in these categories may simply not sell or not sell for a long time until the price just keeps getting lower and lower, and eventually that unique buyer stumbles along.  But what about a house that is not hindered with any negative characteristics, but is just unique and not in the Bell curve of houses that the majority of retirees want?  What if it sells quickly?  Was it priced too low?

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Another Sequim Home Sold by Chuck Marunde

Sequim and Port Angeles Real Estate, LLC has uploaded gigabytes of real estate information for you all at absolutely no cost and no registration requirements.   Another Sequim video courtesy of Realtor Chuck Marunde.

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Chuck E. Marunde, J.D.

Sequim Buyer's Agent (Atty Ret.)
Founder and Broker of
Sequim & Port Angeles Real Estate dba iRealty Virtual Brokers
435 W. Bell St. Suite A, Sequim, WA
(360) 775-5424
ChuckMarunde@gmail.com

From Los Angeles

It's rare, but once in awhile life provides the perfect collaborator for an important endeavor such as buying your new home. For me that person was Chuck Marunde. His two decade background as a Real Estate Attorney, his prolific career as an author of articles and books on Real Estate and his forthright and moral character made choosing Chuck a no-brainer. Chuck is dedicated, thorough, incredible at the negotiating table, knowledgeable about all local laws & regs but, most importantly, Chuck loves what he does. And what he does is find his client the perfect property. Chuck isn't about making the sale, he's about making the sale that is OPTIMUM for his CLIENT and this makes Chuck a rare bird indeed. I love my new home in Sequim and I am indebted to Chuck for making it happen. Kevin E.

From Seattle

I’ve had the pleasure of working with Chuck over the past three years in selling my parent's estate. It was a tough time to sell during the housing recession, but Chuck always kept things on the positive side. With his real estate law background, he offers sound, practical advice. He helps you along with the process using discussions and reason, rather than opinions and speculations. If Chuck doesn’t know the answers, he will get them for you. In several instances, Chuck took the initiative to meet with county officials to get up-to-date facts about zoning and regulations. I was always impressed with his company’s tech savvy communi-cations and internet presence: weekly email updates, blogs, videos, links, Linked-in networking, etc. He is truly pioneering the future of buying & selling real estate. Brian M.

From Florida

We do our homework for the task at hand and we look for and expect to enlist partners that do the same. It was our good fortune to select Chuck Marunde of Sequim and Port Angeles Real Estate to represent us as a buyer's broker in our search for a home in the Sequim/Port Angeles area. Chuck's site is all encompassing and super fast compared to many others, he knows the market at every conceivable level and his guidance through the process of selecting and purchasing a home is priceless - above and beyond that of anyone with whom we have ever worked. Add to all this his 20 year background in real estate law and you have discovered a superb asset in the adventure of purchasing a home. Greg and Marilyn

From Gilroy California

As an out of state buyer unfamiliar with the area, it was important to me not only to have a real estate agent who knew the area well, but also one who knew the value of the properties. I chose Chuck because he is also a real estate lawyer and it is reassuring to have that extra degree working for you. I selected the houses I was interested in on line before taking a two day trip to Sequim to look at them in person. I sent my list to Chuck, who gave me feedback, then organized our tour so we could see 16 properties in a short time. He was very accommodating, driving me all over Sequim, and rescheduling appointments when we fell behind on our time. On day two, I found my home and we drafted an offer on it that evening. By the time I arrived back home on the plane the next evening, my offer had been accepted. Chuck was honest about what it would take to get me into my new home, while having my back the entire transaction. Since I was unable to relocate immediately after closing, he and his assistant Ade, have been taking care of many additional responsibilities for me. He was a pleasure to work with. Chris D.

From Corona California

The best decision I made, once I settled on Sequim as the ideal place to spend the rest of my days, was to hook up with Chuck Marunde as my broker/go-to guy. He happily took on the entire complicated merry-go-round associated with a long distance move that involved selling in Southern California (with a different agent) and buying in Sequim – all in the span of just over a month. The unexpectedly quick sale of my previous home was already a week into a 30 day escrow when I got to Sequim for my house hunt. We had two days to find my slice of heaven. And day one was less than stellar, each home having at least one major issue. The killer was the dream home that turned out to be an unmitigated disaster once we got inside. I was crushed. Chuck had his work cut out for him that night. And he worked his magic. On day two there was one beautiful possibility, but not quite right. Suffice to say, in the early afternoon we pulled into a driveway and the first words out of my mouth were “That’s my house.” 29 days later I took possession of my new home. Every sale has its issues, but throwing in the complications of a short escrow on top of 1200 miles of separation from all documentation, etc. gives new meaning to “challenging”. Thanks to his encyclopedic knowledge coupled with a great sense of humor, Chuck was able to keep me on an even keel when things got dicey. He knows when to step in and when to let it evolve. I cannot imagine making this move without him. Rebecca B.
Sequim Real Estate

From Bakersfield California

"During the months of February and March 2012, Chuck showed my wife and I over two dozen homes from Port Angeles to Port Townsend. We found Chuck to be very helpful, friendly and courteous. With Chuck there is no pressure; It is all about finding the best home for the buyer. As a Buyer's Agent, Chuck will give you his honest opinion of a property, including a fair market price. In one instance Chuck wrote up an offer for us which was accepted. Chuck was very helpful arranging for home and well inspections which involved multiple trips to the property. Unfortunately, escrow failed to close when, during the home inspection process, it was determined that a septic system repair was needed which the seller was unwilling/unable to make. We will continue to work with Chuck as there is no better Buyer's Agent on the North Olympic" Bert and Sally
Sequim Real Estate Q&A

From Los Alamos New Mexico

"Over a year ago, during a visit to the Olympic Game Farm, we developed what we eventually called the “Sequim Syndrome.” We live in New Mexico and decided Sequim was where we wanted to live in retirement. On our second visit to Sequim, we met with Chuck and asked him to help us. Chuck's web site provides such amazing search capabilities. Chuck's site also contains a 1000 blog postings and a real estate video series detailing buying real estate in Sequim. We bought Chuck's book about Sequim real estate and set out to follow his advice carrying on an ongoing email and phone conversation with Chuck. Doing our due diligence “Marunde style” and using his MLS search site, we came up with about 50 homes that met our needs. We narrowed the list down to 15 properties that best met our needs. We came back to Sequim a third time with our list in hand, and Chuck spent two days with us showing us all the homes on our list. Not only did Chuck help us find that dream home, he spent time to educate us about the quality of construction, fair market values of various properties, home layouts, and the joys of Sequim living. We had a great time as we traveled from house to house. By mid afternoon of the second day, my wife said we had found “the house.” Chuck helped us draft our offer and sent our offer to the seller's agent. It turned out there was a second offer made on the property at the same time. Chuck's help to make a clean offer paid off. At breakfast two days later, we got a call from Chuck saying our offer had been accepted by the sellers. We are now back home in New Mexico. Chuck attends every inspection on our behalf, updating us at every turn by email and phone. Our dream home is becoming a reality because of Chuck and because we were smart enough to follow his advice. We absolutely would NOT have been able to do this without Chuck Marunde's expertise and enthusiasm. We recommend Chuck to everyone planning a move to Sequim, Port Angeles, or anywhere on the Olympic Peninsula. Chuck is a gold mine of information and expertise for home buyers everywhere, not just on the Olympic" Larry and Shirley
Sequim Real Estate Bookstore

From Sun Lakes Arizona

"We are ex-Washington residents who currently live in Arizona. We had been searching the Puget Sound area four years for a waterfront property to build a retirement home when we first contacted Chuck Marunde through his website. We had made multiple trips to various areas but most of the Realtors we contacted simply sent us an email, provided no follow up and did next to nothing to help us locate a property. On our first trip to Port Angeles, after connecting with Chuck, we purchased our dream property. We now own a high bank waterfront lot overlooking the Straight of Jaun de Fuca, and are excited to become part of the Peninsula community." Paul and Linda

From California

"Andy Romano is a successful motion picture character actor with over 40 years in 'the Biz.' Mr. Romano has a home in beautiful Santa Barbara, California, but he chooses to live most of the time in Sequim, Washington on the Olympic Peninsula in the great Pacific Northwest. Why? In his own words, 'Because it's even more beautiful and surrounded by more beauty in this incredibly peaceful and quiet place. With respect to real estate agents or brokers, well my friend Chuck Marunde, owner of Sequim and Port Angeles Real Estate, is hands down the best there" Andy R.

From Sequim

I’ve known Chuck Marunde for several years. My wife and I bought and sold one house through his services, and now have another listed through him for sale. Whether Chuck was representing us as the buyer or seller, I am confident he always had our best interests at heart. He helped us set or negotiate a reasonable price, and made sure there was a clear and open line of communication. He responded rapidly to email and phone calls and always knew the best person to contact for the various services involved in a transaction. I have worked with quite a few real estate agents and Chuck is right at the top of my list of good ones. Actually, Chuck is first and foremost just a good person, and he carries his personal honesty and integrity over into his profession. He has the greatest depth of experience in real estate of any agent or broker I have known. His years of practicing real estate law prior to becoming a broker are evident in the meticulous care he takes with the process and documentation. I am impressed by the way Chuck has integrated internet services into his real estate business. He probably knows more about this process than any other realtor in the country. In this tight market it is important to use every possible means to spread the word about available properties…to reach the few people who might be interested in a particular property. Steve L.

From The Netherlands

"We contacted Chuck about six months ago to help find a retirement property in Sequim. We had visited Sequim several weeks before and decided that this was the place for us to retire. We liked the friendly people and the natural beauty of the area. We had been looking for some time in other parts of the country - California, Oregon, North Carolina, and Vermont. In most of these other areas, we found real estate agents that were knowledgeable but did not follow up with us to continue narrowing down real estate possibilities. Once we were out of earshot, communications would stop. That is one of the reasons we were interested in working with Chuck. Besides having great knowledge of both the local real estate market and of law, his testimonials on the internet indicated a willingness to actively communicate with his clients. Chuck demonstrated this immediately. Even before we met, he responded very quickly and helpfully to any email question. After arriving for a second visit to Sequim in September, we finally met Chuck face to face. He was friendly, encouraging, and readily shared good practical information. We worked with him on a number of candidate properties - including an offer on a property while visiting that week. Although we could not come to terms with the owners on the final property price, we look forward to continuing to work closely with Chuck. He is an invaluable resource to help us identify and purchase the retirement property that's right for us." Paul and Virginia

From Fremont California

We can't say enough about working with Chuck Marunde. Luck would have it that we discovered his web site, spoke with him on the phone and had an instant feeling that we had found our realtor. And we were right. With Chucks help and expertise, our longtime dream to retire to the Pacific Northwest came to fruition with Chuck assisting us in finding the perfect home for us. Buying a home is always a big decision and these days can be complex with unexpected delays etc. In fact, our whole experience from offer day to closing, was very smooth. Chuck took all the time we needed to explain processes and made us feel at ease, even though we lived 800 miles away, tying up loose ends and getting ready for the big move to our new home in Sequim. We were impressed with Chuck's ability to listen to our needs and understand our concerns in buying from a distance. Chuck kept us informed all along the way, during the process and was so good at getting right back to us if we had another question. All went so well and Chuck really went above and beyond for us, taking time out from his busy schedule to assist us with some details regarding our beautiful property, even after the closing, because we were not yet arrived there. Without hesitation, our son and his wife will be contacting Chuck this summer, as they plan to follow us to paradise in this lovely town. Thanks again Chuck, for everything! Mary and Jerry

From Fontana California

My husband and I went to Sequim intending to interview several realtors to find one to help us locate and buy a home in Sequim. We knew we wanted someone we could trust and who would have our best interests in mind. Since we would be handling the transaction from S. California this was very important to us. We met Chuck and looked no further. We felt a connection right away and spent some time looking at homes together so Chuck could get a feel for what we wanted. Well, we left Sequim having made an offer on a home which the owner accepted. Chuck has helped us through the purchase process. We are positive it would not have gone so smoothly without his help. We give him 4 thumbs up. Wally & Cathy

From Tacoma

Chuck Marunde’s level of expertise in real estate investment is amazing. His knowledge, experience and legal training have given me a dramatic advantage in real estate investing. He works hard to stay on the cutting edge of real estate marketing, sound advice and value-added service for his clients. Kirk Wald, Financial Planner

From Wendell Idaho

My wife and I moved to Sequim six weeks ago, and prior to our move here I contacted Chuck Marunde and enlisted his help as our buyer's agent. Once we got here, it took us about two weeks looking at houses, and Chuck did a superb job of showing us places and letting us make our own decisions and guide us through the purchase of our home. We now completed our transaction and are very happy. We would recommend Chuck to anybody. Don & Marilyn

From Sequim

"Buying property either commercial or residential can sometimes be a tricky proposition. That’s why I would recommend Chuck to help you with purchasing or selling property. His background as a real-estate lawyer and his no nonsense to the point advice will help you make the right decisions. Experience and Integrity, what you need when you can’t afford to make a mistake. Dail Hurdlow, CEO, Hurdlow Enterprises

From Seattle

I am an experienced real estate buyer, but I am not from the Sequim area. I am somewhat flexible, realistic, but also particular. So the question was, “how do you choose the RIGHT real estate agent?”

I made my appointment with Chuck on a Sunday morning in March, 2013. He showed me 5 houses. Every house he showed me was within my parameters! I was amazed: a real estate who listened, did his research, and didn't waste my time showing me houses I would never buy! I made an offer a few days later. That was the easy part…

Buying a house is always a stressful time in life. Advice to Buyers: choose an agent who is competent, communicates well, and has exceptional follow-up and follow-through! You will spend a lot of time with your agent during the process. Choose someone likable. Go with your gut. I got to know Chuck during the process, and he's a great guy!

You need an agent who is competent to handle and help you negotiate the issues that come up during disclosure, home inspection, appraisal, etc. Chuck's competence is superb! I got truly professional, sound, straightforward advice.

Chuck's communication skills are exceptional: phone, email, fax. He has a wonderful ability to stay "on-point" with what is actually important and doesn't lead you astray on issues that aren't so important.

Chuck's turn-around time on questions, issue resolution, etc. was virtually always within 24 hours. He follows-up, follows-through. He does what he says he will do timely. This relieves a lot of Buyer stress!

Having a difficult time finding the right agent? Simplify your life! Choose Chuck Marunde. I did. [Name withheld by request]

Intro by Chuck Marunde

From Sequim to California

"In our Sequim real estate broker Chuck Marunde we found a Realtor who knew not only how to list a property, but most importantly, he knew how to sell a property. Chuck is very skilled in current technology and uses that skill to advertise your property nationally. We were very pleased with Chuck, his honesty and integrity." Jerry Levitan and Donna "Teva" Tetiva

Who is Chuck Marunde?

Chuck Marunde is the #1 Sequim Buyer's Agent, having sold more homes (by volume) to buyers than any other agent or any "team" of agents for the past seven years. He is the author of thousands of articles for buyers on this real estate blog, and he is the author of several real estate books for buyers and one for sellers. He is the creator of many free tools that buyers use and love every day. He is recognized as a national expert on real estate transactions, marketing, and negotiating. Please schedule your appointment to view homes with Chuck well in advance of arriving in Sequim.
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Chuck Marunde Text or Call 360-775-5424