Comprehensive Homeschool Resources and Co-Ops in Snohomish County, WA

If you’ve ever searched Homeschool co ops near me or you’re interested in homeschooling in Snohomish County, you’ve come to the right place! I’ve gathered up all the homeschool resources I could get my hands on in Washington state with a focus on homeschool co-ops and homeschool hybrids near Snohomish, WA

If you’re a family considering moving to WA state and you want to homeschool, please call me! My name is Nicole Serviss, Team Leader and Managing Broker of an award winning Real Estate team based out of Snohomish County in WA state. I am also a homeschool mom of 5! Contact me anytime with questions.

Facebook Groups to join

Snohomish County Homeschoolers - This one is mine! We are a free, homeschool mom run group that put together classes for you and your homeschooled kids. We bring in experts to teach our kids topics like how to be money wise, how to start a business, how to fill out a job application, etc. Classes are hosted monthly and usually last 1 hour and they are always FREE thanks to the generosity of the instructors we bring in who are true professionals in their field.

Homeschooling Snohomish County - A place for homeschool families living in or near Snohomish County to support each other, share information and plan events.

Washington Homeschool Organization - not a group, but a MUST follow for fantastic information about homeschooling in WA state. The Washington Homeschool Organization (WHO) is a statewide, non-profit membership organization.

Co-ops

If you find any wrong or missing information, please tell me in the form at the bottom of the page.

HCCE (Homeschool Christian Community of Everett) - We are a Christian parent-run homeschool co-op that meets on Monday mornings.

Arlington Community Co-op, Arlington.

Classical Conversations of Lake Stevens meets Wednesdays from 8-3.

Classical Conversations of Snohomish meets Fridays at 9am.

Christian Homeschoolers of Marysville – Christian homeschool co-op made up of families who come together to support one another through the joys and challenges of homeschooling.

Connections Homeschool Co-op -Everett. Connections is a non-profit organization that seeks to empower homeschooling families to educate their children. Our mission is to partner with parents to educate and equip students by providing arts and academic classes from preschool through high school in a supportive, Christ-centered community. Classes on Monday and Wednesdays.

Freedom Homeschool Co-op – Snohomish. Brings families together to build lasting friendships, while we explore God’s creation and enjoy learning together. Classes Meet Thursdays in Snohomish, WA 10am - 1pm.

H.O.M.E – Mill Creek. Home Oriented Meaningful Education (H.O.M.E.) is a Christian support group of over 100 homeschooling families living primarily in the North King and South Snohomish county area of Washington State.

Homeschool Christian Community of Everett – Everett. The purpose of HCCE is to aid and support the families of homeschooled children. A la cart style classes available. Meets on Mondays.

Lake Country Homeschool – Lake Stevens. A bible-centered community with the desire to support families in home based instruction. Read their family guide here.

LEAF – Snohomish. A homeschool group with enriching projects and a supportive community. LEAF meets for co-op classes on Fridays in Snohomish, Washington from 9:30 a.m. – 2:30 p.m.

SOAR Homeschool Community – Snohomish/Lake Stevens. A core social group for local homeschoolers that provides elective classes, enrichment activities and adventures. We hope these activities give our kids a sense of belonging, a sense of purpose and a sense of fulfillment. SOAR meets every Tuesday 9am for class and Thursdays at 10am for adventure club!

Wild + Free Forest Explorers -Snohomish. An outdoor homeschool community seeking connection, friendships, and space for children to discover the natural world. Meets Tuesdays and Thursdays

Northshore Family Partnership - Located at the Bear Creek Campus, Northshore Family Partnership is the parent partnership program for the Northshore School District. Our program serves families opting to educate their children at home under the guidance of a certificated teacher.

Classical Conversations - Watch their intro video here to learn more about this program. There are locations ALL over Washington and most likely is available in your town. Classical Conversations is a proven Christian homeschool program created by parents for parents. We do this through a Christ-centered and family-friendly approach to homeschooling that makes everything biblical and hospitable, focused on three simple key areas: Classical, Christian and Community.

PPP Parent Partnership Program Snohomish School District - Our program is designed to serve the needs of homeschoolers and their families. The heart or core of what we do, will be service oriented. The educational needs and desires of our students and their parents will be the priority in the choices school leaders make. The classes and services we offer will be characterized by excellence. It is our expectation that this partnership program will be a model to other alternative schools in its quality and diversity of programs offered. About 100 area students participate in our program. We offer one, two and three days per week per age group of core academic classes and electives, ranging from math, language arts, history, science, and more. We have an active and fun PTO (parent teacher organization) as well. Look into our program - you'll be glad you did!

Sky Valley Education Center in Monroe - Sky Valley Education Center (SVEC) is a public school that operates as an alternative school under WAC 392-121-182 Alternative Learning Experience Requirements. Consistent with the state constitution, the center is non-sectarian and enrolls current Washington home-schooled students and others committed to using the community as a key learning resource. As an alternative school, none of our programs are full-time in the traditional sense.

Brave Hearts Academy in Lake Stevens - We are Brave Hearts Academy, a private learning center built by our educators and dedicated volunteers to form an amazing community environment focused on teaching children the essentials of education. Reading, writing, math, arts, science and civics with extracurricular courses in gardening, devotional studies, music and love of country.

Community Homeschool Co-op is just over the King County border, but started in Edmonds. We offer a unique co-op model for independent homeschooling families with the opportunity to engage in workshops and unit studies on Mondays and Wednesdays, to build skills and learn together. On Fridays, we offer a myriad of optional electives for all ages.

Totem Outdoor School In Carnation. Ages 5-10years. Fridays 9:30-3:00pm Fall & Spring sessions and summer camps offered. 34 acres of old growth and managed forestry, urban, sustainable gardens, horticulture, biology study in an 8 acre wetland and lots of hiking, exploring and physical challenges. Totemoutdoorschool@gmail.com

Academy Northwest Home Extension Program - Academy Northwest offers a parent-directed Extension Program that blends the best of Christian private school and home education support and oversight. Learn more here.

Programs geared towards Homeschool families:

Snohomish Aquatic Center Homeschool swim program: This is the place for homeschoolers (students ages 7-12) to engage in aquatic exercise, as well as develop relationships with their peers. Guests will get 45 minutes of open recreation pool time and 45 minutes of swim instruction. Please visit our Welcome Desk or call 360-568-8030 for registration information.

Marysville Homeschool Skate - Tuesday 1-3pm $5/skater. Check their website just in case any of the details have changed.

Homeschool Stores:

The Homeschool Supply Co - We are just over the snohomish border (by a few blocks!) in downtown Bothell, and are a homeschool supply store selling new and used curriculum, hosting mini courses for kids as a low commitment alternative to a co-op, offering resources for parents such as guidance on state laws, and support groups/social opportunities for homeschooling parents. We also aim to be experts on the curriculum we carry and help parents choose the right resources to support their homeschooling journey.

Do you have a homeschool resource not listed here? Is any of my information out of date?

Please message me below!

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How Much Does it Cost to Sell a House in Washington State?

How Much Does It Really Cost to Sell a House in Washington State?

Navigating the true costs of selling your house in Washington can be more complex than you think. Let's demystify the process and delve into both the known and the often-unanticipated expenses that come with selling a property.

Let’s do an example based on an $800k sales price.

The Known Costs: A Breakdown

Firstly, if you’re selling in Washington State, the Excise Tax, also known as the Real Estate Excise Tax (REET), is something you can’t ignore. For a property priced at $800,000, the REET would come to about $13,000, calculated on a graduated system as follows:

- Up to $525,000: 1.10%

- $525,000.01 to $1,525,000: 1.28%

- $1,525,000.01 to $3,025,000: 2.75%

- Above $3,025,000: 3%

Realtor Fees: To Hire or Not to Hire?

When it comes to realtor fees, you're looking at a range between 0-8% based on the services provided. You may choose to go the For Sale By Owner (FSBO) route, but be aware, FSBO properties nationwide tend to sell for 37% less.

In the context of our $800k home, that’s potentially a $300k difference. Even if you're more skilled than the average FSBO seller, cutting that discrepancy down significantly, you could still earn $74k less than if you partnered with a realtor. And remember, with an average of 8.5% of the sales price equating to $68,000 in closing costs, you might be saving on commissions but still losing out financially.

Need a recommendation for an agent? Contact us and we’ll interview agents for you!

What About Buyer’s Agent Compensation?

Compensating the buyer's agent is at your discretion. However, based on recent NWMLS data for Snohomish County resale homes, I would encourage a seller to offer compensation.

*Data sourced from the NWMLS

Additional Mandatory Costs:

- Mortgage balance or second mortgage payoffs

- Title Insurance: Around $2,000, protecting against title defects

- Escrow Fees: Roughly $1,200 each (buyer and seller share the cost)

- Recording Fees: Around $300 for county document recording

- Prorated Property Tax: Variable depending on payment status

- Document Preparation: Approximately $100

- Mobile Notary: Close to $125, for remote signing convenience

Potential Extra Costs:

- Seller credits to the buyer

- HOA transfer fees, commonly $300

- Outstanding liens, like child support or construction-related

- Special assessments, if applicable

- Market prep, such as cleaning and landscaping

- Remodeling and repairs as per inspection requests

- Staging costs (Not if you hire The Serviss Group. That’s included in our fee)

Add all that up, you’ve got an estimated total of $68k or 8.5% of the sales price in expenses (assuming you are paying some compensation to real estate agents).

How much will it cost for your home?

Take your estimated value and multiply by .085. Add any additional fees listed above like your mortgage or market preparation costs. There you go! Or if you’d rather have it calculated for you, contact us and we’ll prepare a net sheet for you.

Selling a home is a significant financial decision. Being well-informed about the costs involved will ensure that you’re prepared for a successful sale.

If you need help finding a realtor in your area, please reach out and I’d be happy to connect you with one who can help.

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The Impact of Buyer Broker Compensation on Snohomish County Real Estate Sales

The Impact of Buyer Broker Compensation on Snohomish County Real Estate Sales

Introduction Understanding the nuances of buyer broker compensation can be a game-changer in how quickly you sell your home. In Snohomish County, as in many real estate markets, the percentage of commission offered to the buyer's broker can influence the sale process significantly.

Understanding Buyer Broker Compensation In the world of Snohomish County real estate, buyer broker compensation refers to the percentage of the home's sale price that sellers offers to pay the buyer's broker. This is an important aspect of the listing agreement and one that can affect how appealing your property is to buyers' agents. While in WA state it is not a requirement for a seller to offer any compensation for the buyer's broker, I found this data sourced from the NWMLS for resale homes in Snohomish County very interesting!

The Data on Compensation and Sales Success Recent data sheds light on a fascinating trend within the Snohomish County real estate landscape: homes offering higher compensation to buyer brokers tend to sell faster and more frequently within the first 30 days on the market. Here’s what we’ve found:

• 3% Compensation: Homes in Snohomish County offering this compensation level to the buyer's broker are usually on the market for an average of 33 days, and a significant 78% of these homes are sold within the first month.

• 2.5% Compensation: These homes have a slightly lower average time on the market at 31 days, and about 71% sell within the first 30 days.

• 2% Compensation: Homes with this rate stay on the market longer, averaging 51 days, and only 61% sell within the initial month.

Best Practices for Sellers As a seller in the competitive Snohomish County real estate market, setting your compensation for the buyer's broker is a decision that should be made with careful consideration of the current market conditions, your timeline for selling, and the unique attributes of your property.

While the Snohomish County real estate market is influenced by numerous factors, compensation to buyer brokers is a lever that sellers can control. The recent data suggests that homes with higher offered compensation sell quicker and more often within the first 30 days. However, this is just one piece of the real estate puzzle. Partnering with a knowledgeable agent who understands the intricacies of Snohomish County real estate can provide you with tailored advice for your situation.

*In WA state it is not a requirement for a seller to offer any compensation for the buyer's broker. This data was sourced from the NWMLS on February 24th, 2024 and covers resale homes in Snohomish County that sold in the last 180 days.

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Avoid These Homebuyer Mistakes!

Avoid These Homebuyer Mistakes!

Buying a home, especially in the Snohomish and Seattle areas can be filled with challenges.

If you're setting foot into the housing world for the first time, this guide is tailored to help you sidestep common pitfalls that often trip up new buyers.

Assessing Your Financial Health:

Before you dive into property listings or fall in love with a Seattle skyline view, it's crucial to assess your financial well-being. Understanding not just your savings but also your credit score and monthly expenses is vital.

The Impact of Credit Scores:

Your credit score is more than a number; it’s a gateway to better mortgage terms. A higher credit score could save you thousands. First-time homebuyers often overlook this, missing the chance to improve their scores before stepping into the mortgage arena.

The True Cost of Homeownership:

Snohomish real estate isn’t just about the purchase price. It's about the total cost of ownership, which includes property taxes, homeowners insurance, HOA dues, and maintenance. Make sure you factor in all your monthly costs when budgeting for your new home.

Location, Location, Location:

When it comes to Snohomish real estate and Seattle housing, location is paramount. Compromising on location for more square footage can be tempting, but the truth is, you can change your home but not its spot on the map. Factors like commute times, school quality, and neighborhood safety are crucial. I would discourage you to compromise on this one.

The Non-Negotiable Home Inspection:

In the heat of a bidding war, waiving a home inspection might seem appealing. Home inspections can uncover hidden issues that could cost you dearly in the long run. This small investment can save you from future financial headaches. There’s never going to be a perfect house. Even new construction has it’s flaws. A home inspection will help uncover any repairs needed so that you can either decide to walk away, ask the seller to fix it, OR accept the costs to repair it after you purchase the home.

Mortgage Shopping: Don’t Settle on Your First Offer

Mortgages come with varied rates and terms. Accepting the first offer might seem convenient, but shopping around could lead to significant savings. Make lenders compete for your business to get the best deal possible. Ask your bank, credit unions, and local small lenders to give you a quote.

The Home Buying Timeline:

Prepare for the long haul. Buying a home in Snohomish or Seattle is a marathon, not a sprint. Starting the process at least 90 days before you want to move is ideal. Anything sooner than that and you might be leaving yourself in a position to find temporary housing.

Emotional Buying:

Falling in love with a Snohomish property is easy, but let your practical needs guide you. Emotional decisions can lead to overpaying or overlooking flaws. A clear list of must-haves and deal-breakers is your best defense against impulsive buying.

Future-Proofing Your Snohomish Home Investment:

Life changes, and so might your needs. The family-friendly streets of Snohomish and the bustling neighborhoods of Seattle are attractive, but consider how well the home will adapt to potential life changes before making your decision.

Leveraging Professionals:

Going it alone in the real estate market can be daunting. Agents, lawyers, and mortgage brokers bring expertise that can navigate you through the complex process. Use their insights for better terms and a clearer path to your dream home.

If you have plans to move, reach out to The Serviss Group. We’re here to provide the guidance you need to make the home buying process seamless and rewarding.

While the Snohomish real estate and Seattle markets can be challenging for first-time homebuyers, being aware of common mistakes and preparing accordingly will pave the way for a more informed decision, ultimately leading you to the right home that meets your current and future needs.

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What's the Snohomish Real Estate Market Doing Right Now - January 2024

What's the Snohomish Real Estate Market Doing Right Now

January 2024

The past year brought some intriguing changes in Snohomish Real Estate, with key trends shaping the market.

Snohomish Real Estate Prices:

We saw shifts downward in both median and average sales prices in Snohomish Real Estate. As we head into this new year, inventory of homes is low, while interest rates are steadily decreasing, making a classic supply and demand game. There aren’t enough homes for sale to fill the demand of the market. Home prices will rise in 2024.

January-March of 2024 will be the best times to buy a home this year.

The chart below shows a slight increase in new listings in December 2023, but a significant decrease for the year-to-date.

The median and average sales prices saw a slight decrease in December 2023 compared to December 2022. The percent of list price received increased, indicating a market where homes sell close to the asking price. Similar to the condo market, the inventory of homes for sale and months supply of inventory decreased markedly.

Condo Segment in Snohomish Real Estate:

Notably, the Snohomish Real Estate market's condo segment saw an increase in median sales prices, reflecting growing interest. Condos have become a more affordable way to enter into the real estate market.

The chart below shows a decrease in new listings by 25.0% in December 2023 compared to December 2022, and a year-to-date drop of 32.1%.

Pending sales and closed sales also decreased both in December and year-to-date. However, the median sales price increased by 16.3% in December 2023 compared to the previous year.

The days on market until sale decreased significantly, indicating a quicker turnover.

Inventory of homes for sale and months supply of inventory both decreased, reflecting a tighter market.

Strategic Insights for Snohomish Real Estate

In this active Snohomish Real Estate market, buyers should be prepared for swift decisions, and sellers must price wisely to attract the right audience.

Understanding the nuances of Snohomish Real Estate is key. Whether you're buying or selling, keeping up with Snohomish Real Estate trends is essential.

The Key Points

Quickening Sales Pace

• Condos: Decrease in days on market until sale.

• Residential: Similar decrease in days on market until sale.

Homes are selling faster, which could suggest an even stronger seller's market is developing, with high demand and buyers needing to act quickly.

Rising Prices for Condos

• Condos: Increase in median and average sales prices.
  -Despite fewer closed sales and new listings.
  -Suggesting growing condo market interest.

The condo market is seeing an increase in median and average sales prices, despite a decrease in closed sales and new listings. This could point towards a growing interest in more affordable housing options, with condos becoming more attractive to buyers, possibly due to a combination of affordability, location, and amenities.

Inventory Tightening

• Both Markets: Significant decrease in inventory and months supply.

• Impact: Potential upward pressure on prices due to limited supply.

Both markets have experienced a significant decrease in the inventory of homes for sale and the months supply of inventory. This tightening of inventory typically leads to upward pressure on prices, especially if the demand remains steady or increases.

Price Adjustments

• Residential: Slight decrease in median and average sales prices.
  -Offset by increase in pending sales.
  -Indicative of aligning prices with buyer expectations.

The residential market shows a slight decrease in median and average sales prices. This adjustment, combined with the increase in pending sales, may indicate that pricing is becoming more aligned with buyer expectations, which can stimulate transaction activity.

High Sale-to-List Price Ratio

• Residential: Increase in percent of list price received.

• Homes selling closer to asking prices.

The percent of list price received in the residential market has increased, suggesting that homes are selling closer to their asking prices. This trend may continue, especially in a market with decreasing supply.

Market Attractiveness

• Suggesting growing market attractiveness.

The increase in pending sales in December for residential properties suggests a growing attractiveness of the market, potentially due to seasonal adjustments or improving economic conditions.

Given these factors, the market in Snohomish County is healthy, with a trend towards a strong seller's market, particularly for condos. However, as inventory tightens and prices adjust, both buyers and sellers will need to stay informed and act strategically.

Sellers could capitalize on the faster sales pace and closer-to-list sale prices, while buyers might face more competition but could benefit from the slight price adjustments in the residential market. It's a complex market that requires nuanced understanding and quick action, whether buying or selling.

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Buying vs. Renting in Snohomish County Real Estate: What's Best for You?

Buying vs. Renting in Snohomish County Real Estate

What's Best for You?

In the heart of Washington, the decision to buy or rent within Snohomish County real estate is pivotal. This region, nestled close to Seattle, is not only a haven for its natural beauty but also a hub of economic growth. The big question for many is: in the realm of Snohomish County real estate, should you buy or rent? Let's delve into the essential considerations to guide you in this significant life choice.

The Case for Buying in Snohomish County Real Estate:

• Long-term Investment: Investing in Snohomish County real estate means tapping into a market where property values have consistently risen, thanks in part to a robust economy and an influx of newcomers. If you're planning a stay of over two years, buying in Snohomish County real estate could be a wise financial move.

• Stability and Ownership Pride: Homeownership in Snohomish County real estate offers the freedom to personalize your living space, a luxury rarely found in rental agreements.

• Tax Benefits: Snohomish County real estate buyers can enjoy tax perks like mortgage interest deductions, a benefit not extended to renters.

• Predictable Costs: Unlike the unpredictability of rent, the Snohomish County real estate market offers the stability of fixed mortgage payments, crucial for long-term financial planning.

The Case for Renting in Snohomish County Real Estate:

• Flexibility and Mobility: Renting within Snohomish County real estate suits those seeking short-term living arrangements or a more nomadic lifestyle.

• Lower Initial Costs: The entry barrier to the Snohomish County real estate rental market is typically lower than buying a home, especially for those saving to buy in the future.

• No Maintenance Hassles: Renters in Snohomish County real estate enjoy freedom from the burdens of property maintenance and repairs.

• Testing the Waters: Renting offers a non-committal way to explore different areas within Snohomish County real estate, helping you make an informed decision before buying.

Factors to Consider in Snohomish County Real Estate:

• Financial Readiness: Evaluate your readiness for the financial commitments of Snohomish County real estate, including down payments and ongoing homeownership costs.

• Market Conditions: Monitor the Snohomish County real estate market. The current moderate demand and low supply could shift, impacting prices and availability.

• Lifestyle Needs: Your lifestyle will heavily influence your decision in the Snohomish County real estate market – whether you need flexibility or seek a permanent residence.

• Long-term Goals: Align your long-term ambitions with your real estate decisions. Whether you aim for a 'forever home' or see your first purchase in Snohomish County real estate as a stepping stone, let your future plans guide you.

Choosing between buying and renting in Snohomish County real estate hinges on multiple personal factors. Both options offer distinct benefits, from the investment potential and stability of buying to the flexibility and reduced initial costs of renting. As you navigate this choice in the diverse and vibrant Snohomish County real estate market, remember that it offers a quality of life and community spirit second to none. Whether you buy or rent, you're sure to find your perfect home in Snohomish County.

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Debunking Myths in Home Buying: A Snohomish Real Estate Perspective

Debunking Myths in Home Buying: A Snohomish Real Estate Perspective

Whether you're a first-time buyer or a seasoned investor in the property market, this article is designed to provide valuable insights and factual information, ensuring your journey in the Snohomish real estate landscape is grounded in reality, not swayed by common myths.

Myth 1: You Need a 20% Down Payment

Reality: The traditional notion of needing a 20% down payment is not a one-size-fits-all, especially in the dynamic Snohomish real estate market. Many buyers are surprised to find that several programs offer lower down payment options. In Snohomish, for example, there are first-time homebuyer programs and loans like FHA that require as little as 3.5% down. Understanding these options can open doors to homeownership much sooner than many anticipate.

Myth 2: The Best Homes Are Found Offline

Reality: While there's charm in the traditional method of house hunting, the Snohomish real estate market, like many others, is heavily influenced by online listings. These online platforms offer comprehensive details, photos, and even virtual tours, providing a more efficient and broader view of what’s available. Moreover, many listings hit online sites before they make it to print, giving digital-savvy buyers an edge.

Myth 3: Spring Is the Best Time to Buy

Reality: The Snohomish real estate market, like any other, fluctuates throughout the year. While spring brings more listings, it also brings more competition, potentially driving up prices. Buying in off-peak seasons, like fall or winter, might offer better deals with less competition. It's essential to monitor the local Snohomish market trends to identify the best time to make a purchase.

Myth 4: You Don't Need a Real Estate Agent

Reality: Navigating the Snohomish real estate market without a professional can be challenging. A local real estate agent brings valuable insights about the area, understands market trends, and possesses negotiation skills that are crucial in getting the best deal. Their expertise in handling the complexities of contracts and closing processes also ensures a smoother transaction.

Myth 5: Home Inspections Are Optional

Reality: Skipping a home inspection in the Snohomish real estate market can be a costly mistake. Inspections can reveal hidden issues like structural problems, outdated electrical systems, or roofing issues, common in some older Snohomish properties. Addressing these issues early can save buyers from significant expenses and headaches down the road.

Myth 6: Bigger Is Always Better

Reality: In the world of Snohomish real estate, finding a home that suits your lifestyle and needs is more important than its size. A larger home not only costs more upfront but also involves higher maintenance, utility costs, and property taxes. It’s crucial to consider your long-term lifestyle needs and choose a size that’s a comfortable fit.

Myth 7: The Asking Price Is Non-Negotiable

Reality: In the Snohomish real estate market, there’s always room for negotiation. A well-informed buyer can negotiate the price based on factors like market conditions, the property's condition, and how long it's been on the market. Working with a skilled local agent can significantly enhance your negotiation strategy.

Understanding these myths and realities is crucial for anyone navigating the Snohomish real estate market. We encourage all potential buyers to approach the process with an informed and realistic perspective, and not hesitate to seek professional advice for a successful home buying experience.

If you’re looking to dive into the Snohomish real estate market or need more guidance on navigating these myths and realities, don't hesitate to contact us. We're here to help you find your dream home in Snohomish with the right information and expert support.

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3 Essential Things Every Buyer Should Know About Snohomish Real Estate

3 Essential Things Every Buyer Should Know About Snohomish Real Estate

When it comes to purchasing a home, the journey can be both exhilarating and daunting, especially in the vibrant market of Snohomish real estate. Nestled in the heart of the Pacific Northwest, Snohomish, Washington, offers a unique blend of small-town charm and modern amenities, making it an attractive destination for homebuyers. However, before diving into this market, there are three critical things every potential buyer should know to navigate the Snohomish real estate landscape effectively.

1. Understanding the Local Market Trends

The Dynamics of Snohomish Real Estate

The real estate market in Snohomish is dynamic and can vary significantly from neighborhood to neighborhood. It's crucial for buyers to understand these local trends to make informed decisions. Currently, Snohomish real estate is experiencing a trend towards a seller's market, with high demand and relatively low inventory. This scenario often leads to competitive bidding wars and properties selling above the asking price.

Importance of Research

Prospective buyers should conduct thorough research or work with a knowledgeable real estate agent familiar with Snohomish real estate. This research should include understanding the average price of homes in your preferred area, the rate at which property values are appreciating, and the average time homes stay on the market.

Neighborhood Guide

2. Financial Preparation is Key

Getting Pre-Approved for a Mortgage

In the competitive Snohomish real estate market, being financially prepared is non-negotiable. One of the first steps is to get pre-approved for a mortgage. This process will give you a clear idea of your budget and shows sellers that you are a serious and prepared buyer.

Budgeting Beyond the Purchase Price

When budgeting for a home in the Snohomish real estate market, it's essential to consider additional costs such as property taxes, homeowners insurance, potential homeowners association (HOA) fees, and maintenance costs. These can add up and should be factored into your overall budget to avoid any surprises down the line.

3. The Importance of Professional Guidance

Partnering with a Local Real Estate Agent

Navigating the Snohomish real estate market can be complex, and having a professional by your side can make a significant difference. A local real estate agent who specializes in Snohomish real estate will have a deep understanding of the market dynamics, negotiation skills, and the ability to provide insights that you might not find on your own.

Legal and Inspection Considerations

Purchasing a home involves various legal processes, including contracts, title searches, and potential zoning issues. A real estate professional can guide you through these complexities. Additionally, a crucial step in the home-buying process is the home inspection. In the Snohomish real estate market, understanding the common issues in local properties, such as weather-related wear and tear, can be vital.

Buying a home in Snohomish is an exciting venture. The Snohomish real estate market offers a range of opportunities for potential homeowners, from charming historic homes to modern new constructions. By understanding the local market trends, preparing financially, and seeking professional guidance, buyers can navigate this market with confidence and ease. Remember, purchasing a home is not just a financial investment but also an investment in your lifestyle and future. Happy house hunting in the beautiful region of Snohomish!

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Unlocking Homeownership: Down Payment Resources in Snohomish and King County

Down Payment Resources to Help Buy a Home in Washington State

Buying a home is a significant milestone in anyone's life. In the picturesque landscapes of Washington State, particularly in Snohomish and King County, the dream of homeownership can seem just within reach. However, one of the most significant barriers to this dream is the down payment. Fortunately, there are numerous down payment resources available to prospective homeowners in these counties. This blog post will explore these resources, ensuring that your dream home in Snohomish or King County becomes a reality.

There are programs out there!

CHECK YOUR ELIGIBILITY NOW

1. Washington State Housing Finance Commission (WSHFC)

Home Advantage Program: http://www.wshfc.org/buyers/HomeAdvantage.htm

The WSHFC offers several programs to assist homebuyers with their down payments. One of the most popular is the Home Advantage program. This program provides a second mortgage at 0% interest, which can be used for down payments and closing costs. The funds are deferred, meaning you don't have to make any payments until you sell or refinance your home.

2. Local City and County Programs

ARCH East King County Downpayment Assistance Loan Program: http://www.archhousing.org

Both Snohomish and King County have local programs aimed at assisting homebuyers. For instance, the ARCH East King County Downpayment Assistance Loan Program offers interest-free loans to eligible first-time homebuyers. Similarly, Snohomish County has its Down Payment Assistance Program, providing funds to qualified buyers.

3. FHA Loans

Official FHA Loan Information: https://www.hud.gov/buying/loans

The Federal Housing Administration (FHA) offers loans with a low down payment requirement, often as low as 3.5%. While this isn't a down payment assistance program per se, the reduced requirement can make homeownership more accessible. Many buyers in Snohomish and King County have successfully used FHA loans to purchase their homes.

4. VA Loans

Official VA Loan Information: https://www.va.gov/housing-assistance/home-loans/

For veterans and active-duty military members, VA loans can be a godsend. These loans, backed by the Department of Veterans Affairs, often require no down payment at all. Plus, they come with competitive interest rates, making them an excellent option for those who have served our country.

5. USDA Loans

Official USDA Loan Information: https://www.usda.gov/topics/rural/housing-assistance

While Snohomish and King County are largely urban, there are rural areas where the USDA loan can be applicable. This loan, backed by the United States Department of Agriculture, is designed for rural homebuyers and often requires no down payment.

6. Non-Profit Organizations

HomeSight Program: https://homesightwa.org

Several non-profit organizations offer down payment assistance to homebuyers in Washington State. For instance, the HomeSight program provides financial assistance to qualified buyers in specific areas, including parts of King County.

7. Crowdfunding

HomeFundMe: https://www.homefundme.com

While not a traditional method, many modern homebuyers are turning to crowdfunding platforms like HomeFundMe to gather down payment funds. Friends, family, and even strangers can contribute to your homeownership dream.

8. Family Gifts

Many lenders allow for a portion, if not all, of the down payment to come from gifts from family members. If you have a generous family member willing to help, this can be a viable way to cover your down payment costs.

9. Employer Assistance Programs

Some employers, especially larger ones or those in specific industries, offer down payment assistance as part of their benefits package. It's worth checking with your HR department to see if this is an option for you.

10. Save, Save, Save

While this might seem obvious, the best resource for a down payment is often your savings. Even small contributions to a dedicated savings account over time can add up. Consider automating your savings or using apps that round up your purchases, putting the spare change towards your down payment.

Conclusion

The dream of homeownership in Snohomish and King County is attainable, thanks to the myriad of down payment resources available. From government programs to non-traditional methods like crowdfunding, there's likely a solution that fits your needs. As a realtor, I'm committed to helping you navigate these options, ensuring you find the perfect home in Washington State.

Need a realtor?

See if The Serviss Group can help!

Decoding the Down Payment: Should You Stick to the 20% Rule?

The Great Debate: Making a 20% Down Payment on Your House or Not?

Buying a house is one of the most significant decisions you'll ever make. It involves a lot of planning, saving, and a big question that looms large: "How much should my initial down payment be?" Traditionally, a 20% down payment has been the golden standard, but is it the right choice for you? Let's delve into the intricacies of making a 20% down payment versus opting for a smaller amount.

The 20% Down Payment

Historically, putting down 20% of the home's purchase price has been seen as a norm. Let's explore the pros and cons of sticking to this tradition.

Advantages:

• Lower Monthly Payments: A substantial down payment reduces your monthly mortgage payments, making your household budget more breathable.

• Better Mortgage Rates: Lenders often offer more favorable mortgage rates to buyers who can afford a 20% down payment, potentially saving you thousands over the life of the loan.

• Building Equity: A higher down payment means you start off with more equity in your home, providing a financial cushion for the future.

Disadvantages:

• Higher Upfront Cost: Accumulating 20% of the home's value can be a steep hill to climb, delaying your home ownership dreams.

• Less Liquidity: A hefty down payment can tie up a significant portion of your savings, leaving less room for other investments or emergencies.

Less Than 20% Down Payment

In recent years, many have chosen to put down less than 20%. Let's weigh the benefits and drawbacks of this approach.

Advantages:

• Getting into a Home Sooner: A smaller down payment means you can become a homeowner sooner rather than later.

• Preserving Cash: By not tying up a large sum in your home, you retain cash for other investments or emergencies.

Disadvantages:

• Higher Monthly Payments: A smaller down payment results in higher monthly mortgage payments.

• Potential for Higher Interest Rates: Lenders might charge higher interest rates if your down payment is less than 20%.

• Private Mortgage Insurance (PMI): With a down payment of less than 20%, you'll likely be required to pay PMI, adding to your monthly expenses.

Case Studies/Examples

To better illustrate the implications of your down payment choice, let's delve into two different scenarios with detailed calculations:

• Scenario 1: John opts for a 20% down payment

  Home Price: $700,000
  Down Payment (20%): $140,000
  Loan Amount: $560,000
  Interest Rate: 6.0%
  Loan Term: 30 years
  Monthly Payment: $3,358.35 (excluding property taxes and homeowners insurance)
  Total Interest Paid over 30 years: $606,005.60
  PMI: None

  Advantages:

  • Lower monthly payments, saving on interest over time.

  • No PMI, which can potentially save hundreds of dollars each month.

• Scenario 2: Sarah opts for a 10% down payment

  Home Price: $700,000
  Down Payment (10%): $70,000
  Loan Amount: $630,000
  Interest Rate: 6.0%
  Loan Term: 30 years
  Monthly Payment: $3,778.83 (excluding property taxes and homeowners insurance)
  Total Interest Paid over 30 years: $680,176.80
  PMI: Approximately $200 per month for the first several years (until 20% equity is reached)

  Advantages:

  • Sarah can become a homeowner sooner, with a lower initial down payment.

  • She retains more of her savings for other investments or emergencies.

Financial Implications Over Time:

• Interest Savings: By opting for a 20% down payment, John saves $74,171.20 in interest over the life of the loan compared to Sarah.

• PMI Costs: Sarah incurs additional costs due to PMI, which can add up significantly over time until she reaches 20% equity in her home.

• Equity Building: John starts with a higher equity in his home, providing a financial cushion and the ability to potentially access this equity through loans or lines of credit in the future.

Both scenarios have their own set of advantages and trade-offs. John enjoys lower monthly payments and saves on interest and PMI costs over time, but he also ties up a larger sum of money upfront. On the other hand, Sarah is able to enter the housing market sooner, albeit with higher monthly payments and additional PMI costs.

Helpful Resources

To aid you in making an informed decision, here are some resources you might find useful:

• Mortgage Calculators - to help you crunch the numbers.

• Down Payment Articles - for a deeper understanding of down payments.

Choosing the right down payment amount is a highly personal decision influenced by your financial circumstances, market conditions, and long-term goals. Whether you opt for a 20% down payment or a smaller amount, the most important factor is choosing a path that aligns with your financial stability and home ownership dreams.

We'd love to hear from you! Share your thoughts or experiences in the comments section below. If you're grappling with the down payment dilemma, feel free to reach out for personalized advice.

Need a realtor?

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How to Buy Land Like a Pro - A Checklist to Buy Land to Build a House

How To Buy Land Like a Pro

When researching to purchase land, you’ll want to get all the information you can upfront and during the escrow process. For one, it will help eliminate properties that won’t work for you, and two, it will help reduce unexpected costs or unexpected failed plans.

Simple enough, right? Once you start, you soon realize there is a LOT more to buying land than you might think. This guide should give you a good head start on what to learn before you go the land route. 

If you have questions or get overwhelmed by the process and need a REALTOR to help guide you through the process, The Serviss Group is here to help.

We have a 13 page document to share with you that outlines in detail all the steps you need to take to make sure a piece of land is right for you.

Get the 13-page “How To Buy Land Like a Pro” guide below

Here’s teaser…

• What’s is GIS?

• How to find parcel owner names and addresses

• How to discover land conditions like mortgages, liens, title issues, unpaid taxes, tax rates, roll-back taxes, foreclosures, deed restrictions, easements, and access.

• Have any mineral or air rights been sold or leased?

• How to learn more about the topography, impervious services, flood zones + FEMA

• Understanding the types of deeds

• Why surveys are important and all the different types

• The importance of soil testing

• Understanding land zoning and density zoning

• Minerals, oils, and gas

• Water and sewer or is will it be septic and well?

• How to understand CC&Rs and where to find them

• And I’m not joking… so much more!

Fill out the form below and you get a link to the document. You can download the file by going to file>download. I will also email you a copy.

Need a realtor?

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Everything You Need to Sell Your House - A (FREE) Seminar for Homeowners

Everything You Need to Sell Your House - A (FREE) Seminar for Homeowners

Panelist of top industry experts here to answer all your home selling questions. We help you avoid the most common mistakes sellers make!

Come join us for an open Q & A with top industry experts.

This seminar is 100% free. We want to help educate the WA state homeowner so you can avoid the mistakes other sellers make.

Guests that pre-register get a gift card to Arena Sports (where the event is held) to either play some games afterwards, or bring your kids and let them have some fun while you attend the 60 minute seminar.

The panelists will be guided by Managing Broker/Realtor, Nicole Serviss. She leads a Platinum Award Level team in the Snohomish County area and works with buyers, sellers, and investors. Ask questions like:

• What to fix to get your home ready to sell?

• What are the top mistakes sellers make?

• Is it a good time to sell?

• What is the market doing right now?

Hear from a financial advisor.

• Why invest your money?

• How to use your home equity to your advantage?

• What is capital gains tax?

• What is excise tax?

Ask a title officer questions about taking title to a property.

• What is a POA?

• How is my home deeded?

• How do I find out if I have any judgement liens?

• What if I own multiple parcels?

• What if there are legal issues that need to be addressed?

We'll have a mortgage broker. Ask about your budget for your move.

• What is a pre-approval vs. a pre-qualification?

• What is the best way to leverage my net proceeds towards the down payment on the next home in a higher rate environment?

• What is a Seller Buydown strategy?

• Is it better to offer a seller credit or price reduction?

About the venue:

Arena Sports Mill Creek has indoor activities for everyone — Ropes Course, Climbing Walls, Classic Bowling, Arcade & Virtual Reality Games, Laser Tag, Mini Bowling, Inflatable FunZone and a restaurant!

Light food provided.

Need a realtor?

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Moving to Snohomish? Don't Go Tour a House Until You Do These 3 Things

Moving to Snohomish? Don't Go Tour a House Until You Do These 3 Things

I've got a list for you guys that I will make the actual home shopping process go much faster.

You don’t want to waste your time (that you could be spending doing much more fun things) on houses that are big NOs!

Look up the house on Google Maps

Start with the satellite view and get a feel for the neighborhood and what’s around you. Sometimes when you're just looking at just the street address you don't realize that behind the the property is a maybe a construction company, or a landscaping company, or school. You can find positive things by looking at the satellite view and also maybe some negative things.

I also want you to try to look at the street view if it's available. Sometimes in more rural areas the street view isn’t available, but if you see that little glowing blue line, drag that little street-view guy there take a look around before you spend the time to get in your car and spend money on gas.

Read the Seller’s Disclosure

The seller disclosure is the seller telling you, to the best of their knowledge, what's wrong with their house along with some of its history. If there is a clear history of maybe flooding in the basement or roof is leaking and maybe that's not within your budget, well don't spend your time driving out to this house to go see it inside if you already know you're taking it off your list.

Take the time to read the seller's disclosure. The public does not have access to this form, so reach out to your real estate agent (if you don't have one, give me a call) and we'll get you a copy of that so you can preview it.

Look at the 3D Tour

If there's a virtual tour recorded of the house, absolutely look through it. If there’s a video, look at that too, but the 3D virtual tours are easier to control and give you a better idea of placement of rooms. Some of them you can actually measure room distances, so if it's really important to you to be able to fit a king-size bed in the master bedroom, you can measure that out and see how big the space is.

It's hard on pictures to see where each room is located and where that mystery door leads to. Is that door leading to a closet? Is that another bedroom? Is that the garage? That virtual tour will give you the lay of the land.

Do a Drive By

Sometimes you pull up to the curb and before you even walk in the front door you look around realize this is not the house for you. Maybe it doesn't really fit what you're needing for your family. If that's something that could have been eliminated before you take time off work and meet your real estate agent down at the house, go do a drive-by to get a feel for what's around there.

If it's really important to you to have walkability and you pull up and you realize this neighborhood has no sidewalks, well then don't waste your time looking at that house.

Your time is valuable. You don't want to spend it on on properties that would already be a no if you did these first steps.

I hope this was helpful, and it makes your house hunting process a little bit easier.

Need a realtor?

See if The Serviss Group can help!

Georgetown Estates, Emerald Forest, Kensington Estates Homes for Sale - Get The List!

Want to move to Emerald Forest, Georgetown Estates, Greenview Farms, or Kensington Estates area?

Nicole Serviss, RE/MAX Elite

Have you always wanted to move to Emerald Forest/Georgetown Estates? I’ve put together a list of every home in that area. Submit the quick and easy form for your copy of the complete list and to register for an updated list to be sent daily.

Do you currently live in this neighborhood and want a (free) home valuation? Click the button below.

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Large Homes for Sale in the Snohomish Area - Get The List!

Every Large Home for Sale in the Snohomish Area

Nicole Serviss, RE/MAX Elite

Have the dream of owning a larger home? I’ve put together a list of every home in the Snohomish area with plenty of space to play. Submit the quick and easy form for your copy of the complete list and to register for an updated list to be sent daily.

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What it's like in the Million Dollar Market

When a neighborhood has never seen a million-dollar sale, it can be scary for a buyer to cross over that threshold. Their agent is probably advising them that there could be issues getting their financing through the appraisal process because there might not be other homes to support this new price jump. Like the old adage, you don't want the best house in the worst neighborhood.

Right now in the Seattle area market, homes are selling for an average of 6-10% over list price. A savvy seller (and Realtor) knows this and will want to price their home to reflect that, so we often see homes underpriced on purpose to reflect buyer'’ expectations. We see many million-dollar homes priced in the $900,000s.

Homes in the Western Region of Washington have seen a 21.1% increase in the median price in just 12 months due to high demand and low supply. A lot of buyers have had to bump up their budget into the million-dollar range to get what they want.

I find that million-dollar buyers have very specific needs in their home search and are in a position to wait to find the right one. They often don't need to move or sell first in order to upsize to their next home. They have the luxury to wait. It's taking these buyers much longer to find a home to purchase because they can afford to be a little pickier.

When the buyer is right at the million-dollar mark, they are still being very accommodating to sellers. We've been offering free rent-backs, no seller-paid closing costs, and waiving appraisals. If a buyer is in a position to have a home inspection, meaning they were not in a multiple offer situation and needed to waive inspection, they're not asking for a lot. They're sticking to the big-ticket items like roofs, crawlspace, etc.

Get my (free) Guide

Where I show you how I help families move up to the home that better fits their needs.

Download here

What is Earnest Money?

My name is Nicole Serviss and I’m a REALTOR® who helps families north of Seattle invest in real estate so that they can upsize to the house of their dreams.

In Washington State, our real estate contracts are designed to protect the buyer's earnest money, as long as the buyer follows the terms of the contract. It's important for a buyer to do their due diligence in all areas before committing 100% to a home.

We have contingencies for reviewing HOA documents, inspections, listing information, title reports, etc. Having a knowledgeable REALTOR® by your side will help the buyer better understand the risks involved with each unique property. As long as you terminate your contract within the agreed timeframe, you'll get your earnest money back.

Many buyers in this competitive market are opting to make their earnest money deposits non-refundable and immediately released to the seller. This makes their offer more desirable, but can be nearly impossible to recover those funds unless the seller defaults on the terms of the contract.

I would encourage any buyer making an offer to make sure you have a skilled REALTOR® who will answer any and all their questions. Read every document sent to you and read it thoroughly. Ask your agent to guide you on where to look for the information you don't currently have, and take the time to understand the information you find. I would also add that I'd never offer more earnest money than I was willing to lose.

Get my (free) Guide

Where I show you how I help families move up to the home that better fits their needs.

Download here

Tips to Stage Your Home for Sale

My name is Nicole Serviss and I’m a REALTOR® who helps families buy and sell real estate so that they can upsize to the house of their dreams. It’s my passion to help you get the most for your home so that you can use that money to help you move onto your next home.

Staging is KEY to that.

The ideal situation would be to move out of your home and have it professionally staged. However, not everyone has that option. Here are my best tips to get you top dollar when you need to continue living in the home while it's listed on the market.

First, think about "hotel style." Keep things generic, simple, and clean. If you have to say to yourself, "that's my personal taste," then you probably need to replace that item with something that most people would love. Remember, it's not about you anymore. Keep the decor to a minimum. It should accent the space, not take it over.

You want to mentally move out of your home before it even hits the market. Your space is no longer your space. Remove all items that are personal to you or your family. Remove anything that has your family name or photo. You don't want that potential buyer walking into your home and feeling like they've invaded your space.

You want that buyer to walk in and imagine themselves living there. That's the power of staging.

Get my (free) Guide

Where I show you how I help families move up to the home that better fits their needs.

Download here

Fun Day Trips Near Seattle, WA

Fun Day Trips Near Seattle, WA

Nicole Serviss, RE/MAX Elite

Sometimes you have a hankering to go on a trip, but you don’t have the time to get on a plane. Here are some fun and local day trip ideas!

If you want to see some city stuff: Pikes Place Market in Seattle. You can watch them throw the fish. Eat some cheese at Beechers and get a cup o' joe at the first Starbucks. Visit the gum wall. It's as cool and as gross as it sounds.

If you want to see more nature stuff: Snoqualmie Falls. It’s an easy place to walk up to. You park across the street and take a pedestrian bridge.

If you want to see some beautiful islands in the Puget Sound: Visit the San Juan Islands. Taking a ferry boat is part of the experience. Or you can do a whale watching tour!

If you like bridges: Deception Pass. It will seriously WOW you. It's the only non-ferry way to get to Whidbey Island, which has some cool historic military bases (as well as an active Navy base). Fort Casey is situated in Coupeville on the west side of the island. Go explore some old decommissioned military bunkers. Bring a flashlight.

If you want to see WA from above: Visit Snohomish! We have hot air balloon rides and skydiving!

If you're into brats and beer: Visit Leavenworth. It's a quaint Bavarian village in the mountains. This is a great town to visit in the summer or the winter. Summer offers river floats and warm weather. The wintertime offers horse-drawn sleigh rides and Christmas lights!

Considering a move soon? Get a free copy of my buyers and sellers checklist.

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Snohomish County Real Estate Market Update

Snohomish County Real Estate Market Update

Snohomish County Housing Market

Updated for Winter/Spring 2022

Nicole Serviss, RE/MAX Elite

December 2021 Data

Home prices had already started to rise before the pandemic, but the pandemic created a rapid acceleration. In 2021, we saw the median home price increase by 22.5%, going from $571k to $700k.

Even Zillow predicted a strong real estate market this year and we got one.

Why the huge increase in prices? LOW INVENTORY.

We don’t have enough homes for sale. This makes for more competition between buyers to WIN the house in a bidding war, driving prices up.

Should we expect the same growth this year?

We still don't have enough homes on the market to cause a big shift. I would expect to continue to see prices rise over the next year.

Should wait for prices to drop before buying a house? No. We probably won’t see prices drop this year.

Interest rates are still very low but they are rising so your buying power is decreasing.

What's My Home Worth?

Love a good visual?

See the graphs below.

Median Sales Price —— Increased over the course of the year.

Homes for Sale —- Trending downward. We need more houses to come on the market for the market to balance out.

Median Price Per Square Foot —- Increased. As a seller, you’re getting more for your house now than ever before.

Curious to see what your house would sell for?

Interest Rates — Why They Play A Big Role

Here are the current national rates.

For now, rates are still low but they’re rising.

FAQS

Why have prices increased?

When you have a low number of homes for sale and a high demand for homes from buyers, you get buyers competing with each other to win. One of the best ways to do that is to offer to pay more money. Every time this happens, this helps the next future house sell for more as well because the overall value of the area increases.

Have a question you want answered?

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