Sellers • Uncategorized • March 12, 2026

Selling in Western Washington Right Now? Let’s Talk About What’s Actually Happening.

by Kari Schertzinger

I’m going to say something that might surprise you:

This is not a bad market for sellers.

Homes are still going pending every day across King and Snohomish County. In many price ranges, months of inventory is still hovering around 1.5 to 2.5 months. For context, anything under 4 – 5 months is typically considered seller-leaning.

Median prices are also still up modestly year over year in many areas, often in that 3%-6% range depending on the neighborhood.

So if you’re hearing that the market has “collapsed,” that’s simply not what NWMLS data shows.

But here’s what is true. The sellers who are making their moves happen all have one thing in common: they’ve adjusted their strategy to match today’s market. They’re realizing inventory has grown. Homebuyers are more selective. And buyer expectations are higher.

This is no longer the 2021 market. And sellers who approach it like it is are the ones getting frustrated. Let’s walk through where I see things go sideways.

“But my neighbor got more.”

They probably did if they sold in the peak frenzy years. That was a historically unusual moment in real estate. We saw single-digit days on market. Escalation clauses everywhere. Buyers waiving inspections and appraisals just to win.

That isn’t today’s environment.

Right now, we’re seeing days on market normalize. Instead of 5 days, many homes are taking 15-30 days depending on price point and condition. That’s not a slow market, that’s a stable one.

We’re also seeing more price reductions than we did during the frenzy. Not because values are collapsing, but because buyers have more choices. When inventory increases, even slightly, buyers compare more carefully.

If there are two similar homes in a neighborhood and one feels stretched on price, buyers simply wait. And when a home sits, the leverage shifts.

Pricing today isn’t about undercutting. It’s about positioning. It’s about understanding the last 30 to 60 days of sold data, not the headline number from two years ago.

That nuance matters.

“Inventory is still low. Why should I do anything to the house?”

Fair question.

Yes, inventory is still relatively tight compared to long-term historical averages. But buyers today are financially cautious. Affordability is real. And when people are stretching to purchase, they are less excited about projects.

I’m seeing this especially with attached homes and townhomes across parts of King and Snohomish County. Buyers are scrutinizing HOA dues, condition, and layout. Homes that feel dated or neglected are sitting noticeably longer than refreshed ones.

This doesn’t mean you need a full remodel.

It does mean that presentation matters again. Clean, fresh, neutral, well-maintained homes are getting attention. Homes that feel like a to-do list are getting hesitation.

And hesitation is expensive. Better to put some elbow grease into it before listing than dropping the price as it sits on the market.

“If it’s still technically a seller’s market, why would I negotiate?”

Because negotiation is normal again.

Inspection contingencies are back. Appraisals matter. Buyers are protecting themselves more than they were during the peak years.

I’m seeing more transactions fall apart over inspection issues than I did in 2021. Not because buyers are unreasonable, but because they have options now.

When a seller refuses to flex at all, the buyer walks. The home goes back on market. Momentum disappears. The next buyer enters more cautious.

Strategic flexibility protects your net. It doesn’t weaken it.

The strongest sellers right now are not the ones digging in at every turn. They’re the ones who understand where to hold firm and where to move things forward.

So what’s actually true right now?

Prices are not crashing.

Inventory is higher than the frenzy years, but still relatively constrained.

Buyers are active, especially at certain price points, but they are discerning.

Days on market has normalized and homes that miss the mark on price or presentation are feeling it quickly.

This is what I call a balanced market. Balanced markets reward strategy. They don’t reward nostalgia.

If you’re thinking about selling, the question isn’t whether homes are moving. They are. The question is whether your home will be positioned to move efficiently and with strength.

That comes down to real data from the last 30 to 60 days in your neighborhood. It comes down to understanding how your home compares to what’s currently active. And it comes down to anticipating buyer behavior instead of reacting to it.

The sellers who are winning right now aren’t doing anything dramatic.

They’re just aligned with how buyers are actually behaving in Western Washington today.

If you want to look at what that means specifically for your home and your timing, I’d be happy to walk through the numbers with you.

Because in this market, strategy is everything.

Buyers • Sellers • February 3, 2026

Mortgage Rates Hit a 3-Year Low. Here’s Why That’s Still a Big Deal

by Kari Schertzinger

If you’re one of the many buyers in King or Snohomish County who’s been waiting for mortgage rates to fall, it’s worth knowing: that shift has already started.

Recently, rates briefly dipped into the high 5% range, something we haven’t seen in nearly three years. While they’ve moved back into the low 6s for now, most expert forecasts expect rates to hover in this general range throughout the year.

And for buyers in our local market, that matters. Here’s why.

Why Today’s Rates Are a Big Deal for Buyers Locally
Mortgage rates don’t just impact how much interest you pay over time, they shape what’s realistic when you’re shopping in competitive markets like ours.

When rates were closer to 7% last year, many buyers here felt stuck. Monthly payments jumped, affordability tightened, and buyers who were comfortable at a certain price point suddenly had to recalibrate or pause altogether.

Now that rates have eased, the math is starting to look different.

Borrowing costs are currently at their lowest levels in almost three years, and even a modest shift in rates can meaningfully affect purchasing power in our price ranges.

At around 6%, buyers purchasing a $700,000 home are seeing:

Lower monthly payments
Compared to a 7% rate, the monthly payment, with typical financing, is roughly $400–$450 lower per month.
More flexibility in competitive neighborhoods
That difference can help buyers feel more comfortable competing in popular areas, adjusting offer terms, or choosing a home that better fits their needs instead of settling.

In a market where small changes can make a big difference, this shift is meaningful, especially compared to where we were just a year ago.

Why This Matters Beyond One Buyer
According to the National Association of Realtors, when mortgage rates sit at or below this range:

5.5 million more households nationwide can afford the median-priced home
Roughly 550,000 of those households are likely to buy within the next 12–18 months

Locally, that translates into more buyers slowly re-entering the market, not all at once, but steadily.

In King and Snohomish Counties, we’re already seeing this play out in certain price points and neighborhoods: more showings, more second looks, and buyers who had stepped back last year starting to re-engage.

This is why timing matters. Buyers who revisit their numbers early often have more options and less competition than those who wait until activity visibly ramps up.

And while many buyers are focused on waiting for rates to dip back into the high 5s, the financial difference between a low 6% and a high 5% rate on a $700,000 purchase is often smaller than expected. The much larger shift already happened when rates moved down from the 7s.

What More Buyers in the Market Could Mean
As rates ease, more buyers are likely to re-enter the market. In King and Snohomish Counties, that often means increased competition first — not an immediate jump in inventory.

For buyers, this can mean:

More multiple-offer situations in popular neighborhoods
Less negotiating power as activity increases
Fewer “quiet” opportunities

This is why some buyers choose to act while competition is still relatively manageable, rather than waiting for the crowd.

What If Rates Drop After You Buy?
Many buyers worry about locking in today’s rate and missing out if rates fall further. The reality is, you’re not locked in forever.

If rates drop meaningfully in the future, refinancing may be an option. While it’s never guaranteed and depends on your financial situation at the time, refinancing gives buyers flexibility, especially compared to waiting indefinitely and missing out on a home that fits their needs now.

The key is buying a home you’re comfortable with at today’s payment, not trying to predict the perfect rate.

An Important Call-Out
Mortgage rates don’t operate in a vacuum, especially here.

Home prices, neighborhood-level inventory, property taxes, insurance costs, and your personal financial picture all matter. A lower rate doesn’t mean every home suddenly works for every buyer, and it doesn’t replace the need for a thoughtful strategy.

That’s why getting pre-approved and reviewing real numbers with a trusted local lender is so important. The goal isn’t just to qualify, it’s to understand what feels comfortable and sustainable for you.

That said, this rate environment is opening doors for buyers who felt priced out in 2023 and early 2024. If buying didn’t make sense for you before, it may be worth taking another look now.

Bottom Line
Rates may go down, stay flat, or rise again. Prices may soften in some areas and climb in others. What is predictable is that competition tends to increase as affordability improves. Mortgage rates reaching a three-year low isn’t just a headline for many buyers it’s the difference between waiting and moving forward.

If you’ve been on the fence, this is a good moment to re-run the numbers and see what’s changed. You may find the monthly picture looks very different than it did not long ago.

The question isn’t “Is now perfect?” It’s “Does buying now support my goals and timeline?”

I’m always happy to help walk through what today’s rates mean for your budget, your options, and your timing.

Sellers • January 20, 2026

Should You Set an Offer Review Date? How to decide in Today’s Market

by Kari Schertzinger

One of the most common questions I’m hearing from sellers right now is:

“Should we set an offer review date?”

A few years ago, the answer felt simple. Nearly every listing had one, buyers expected it, and competition was intense. Today, the market is more nuanced. Some homes have review dates, others don’t and that inconsistency can make the decision feel less straightforward.

So let’s break it down.

What Is an Offer Review Date?
An offer review date is a specific day and time the seller plans to look at offers, rather than responding as they come in. It’s often used to create urgency and give buyers time to see the home, line up financing, and submit their best offer.

The Pros of Setting an Offer Review Date
When a home is well-priced, well-presented, and demand is clearly there, a review date can:

Create urgency and focus buyer attention
Buyers know they have a limited window and tend to act decisively instead of waiting.
Encourage stronger initial offers
In competitive situations, buyers often submit their best terms upfront rather than negotiating slowly. There will be fewer contingencies, better pricing, or more favorable timelines.
Give more buyers a fair chance to participate
A review date allows buyers time to tour the home, review disclosures, and prepare financing. This is especially important for buyers who can’t drop everything midweek.
Concentrate activity into a shorter timeframe
When momentum builds, it can feel energetic rather than rushed, which benefits sellers emotionally and financially.

The Cons of Setting an Offer Review Date
In today’s more balanced market, review dates also carry risks that sellers don’t always expect.

Some buyers won’t even tour homes with a review date
Many well-qualified buyers simply skip listings where they feel they’ll be competing blindly or waiting unnecessarily. These are often strong, serious buyers — not casual ones.
You may miss your best early offer
The most prepared buyers tend to act first. A review date can push them toward another home that allows immediate consideration.
Once a review date passes, momentum can shift
Even though sellers can remove or adjust a review date, buyers notice when a strategy changes. A passed review date can create hesitation, even if nothing is “wrong” with the home.
It limits flexibility in real time
Without a review date, sellers can evaluate strong offers immediately. With one, sellers may feel stuck waiting, even when a great opportunity presents itself.
It can signal overconfidence if demand doesn’t materialize
Inconsistent buyer activity means a review date doesn’t guarantee competition — and unmet expectations can quietly work against the listing.

Questions Sellers Are Asking (and Should Be Asking)
Sellers often ask thoughtful questions like:

“If we don’t set a review date, are we leaving money on the table?”
“If a strong offer comes in early do we have to wait?”
“Will buyers think something is wrong if we change strategies?”

The answers depend on the home, the neighborhood, the price point, and what is important to the Seller.

Why This Decision Is Harder Right Now
The challenge today is inconsistency.

Buyers are seeing listings with review dates and without them, sometimes side by side. That means expectations vary, and strategy matters more than ever. What works in one pocket of the market may fall flat in another.

That’s why copying what someone else is doing isn’t enough.

So… Which Way Should a Seller Go?
The right decision depends on several factors, including:

Current inventory in your specific area
Buyer activity at your price point
How quickly homes like yours are going pending
The condition and presentation of your home
Your goals around timing, certainty, and terms

In some cases, a review date makes sense. In others, staying open to offers immediately can be the smarter move.

What matters most is that the strategy is intentional, not just following what someone else is doing.

Bottom Line
An offer review date can be a powerful tool, but only when it’s used for the right reasons and in the right market conditions. Used thoughtfully, it can create energy and competition. Used blindly, it can limit exposure and momentum. The goal isn’t urgency for urgency’s sake, it’s confidence, clarity, and alignment with your goals.

If you’re thinking about selling and wondering which approach makes sense for your home, I’m always happy to talk it through. The right strategy should feel calm and informed, not rushed or reactive.

Uncategorized • December 4, 2025

Party talk: 3 Questions Everyone is Asking

by Kari Schertzinger

Whether it’s at a family gathering, a company party, or catching up with friends over the holidays, the housing market always finds its way into the conversation (or is that just around me?).

Here are the top three questions on a lot of people’s minds this season, and straightforward answers to help you feel more educated about the market.

1. “Will I even be able to find a home if I want to move?”

In short yes, more than you could a year or two ago.

The number of homes for sale has been rising over the past few years. According to data from Realtor.com, there have been more than one million homes on the market for six straight months, something that hasn’t happened since 2019 (see graph below):

Here at home, both King and Snohomish Counties have seen steady inventory growth compared to last year. Looking at Year-over-year data King County has 31.2% more homes for sale while Snohomish county is slightly higher at 33.7%. This means homes are staying on the market long enough for people to actually make an informed decision. Buyers get some breathing room with more options available and Sellers can feel confident that there will be some place for them to move to next.

If you paused your search last year because nothing checked your boxes, it may be worth taking another look. Many homeowners who held off are realizing the shelves aren’t bare anymore. With more homes on the market now, you’re not competing for the same handful of listings like you were a couple of years ago.

2. “Will I ever be able to afford a house?”

Affordability is starting to improve. Finally.

It’s no secret that the last few years have been tough for buyers, but we’ve started to see some meaningful changes:

Mortgage rates have trending down for their peak.
Locally price growth has flattened in many neighborhoods, especially compared to the steep jumps we saw in ’20-’21

That adds up to a monthly mortgage payment that’s hundreds of dollars lower than it would have been just a few months ago (see graph below):

Buying still isn’t easy, but the numbers are starting to improve. For a lot of people, that means buying a home is becoming a more realistic goal again.

3. “Should I wait for prices to come down?”

This is the big question and the honest answer is there is no strong data pointing to a price drop or crash in our area. Yes, the number of homes for sale has been rising, but it’s still nowhere near the level needed for prices to fall significantly in our counties. On top of that, homeowners today have a lot of equity and are in a much stronger financial position than they were back in 2008. Well priced homes, especially updated, move-in ready ones, are still selling quickly and in some areas, receiving multiple offers.

Nationally, experts forecast continued price growth, just at a slower more “normal” pace: experts surveyed by Fannie Mae (see graph below):

Locally the pattern is similar: some mico-markets are leveling off and others are still climbing, but none are showing the signs of a dramatic drop. That’s why waiting for a major price drop to get a deal isn’t a very strategic plan. History shows the same thing over and over: people who spend time in the market tend to build the most long-term wealth, not the people who try to time the market perfectly.

Bottom Line

Housing conversations can feel loud and confusing, especially at a gathering when everyone suddenly becomes a market expert. So if you want to understand what these trends mean for your goals, your budget, and your timing let’s connect. I’m always happy to walk through your options and help you feel confident about your nest steps.

Buyers • November 18, 2025

Will $80 a Month Hold You Back from Buying a Home?

by Kari Schertzinger

So many buyers are stuck in the “wait and see” mode right now. With rates hover a little above 6% and the promise of lower rates to come they are watching closely and thinking, I’ll buy once they hit the 5s. However, here’s the thing: that 5.99% number might not save you as much as you think.

It’s no secret that affordability is a challenge where we are, but the market has given savvy buyers a head start. Mortgage rates have already come down over the past few months. And the drop we’ve seen saves you more than you’d think. Looking at real data rates peaked for the year in May when they inched above 7%. But since then, they’ve been slowly declining. Now, they’re sitting in the low 6s. And while that may not sound like a big deal, that change translates to real dollars.

According to data coming out of Redfin, the typical monthly payment on a $400,000 home is already down almost $400 since May. Yes, that stat feels like it isn’t for us in WA but since we are talking percentages that means more savings for a higher priced home. So, if you’re buying a home now, you’re saving hundreds of dollars every month compared to what you would have been able to get earlier this spring. That’s real money that makes a real difference for buyers who paused their plans because they thought homeownership was out of reach.

And while it may be tempting to wait even longer to see even bigger savings, that’s a gamble could actually cost you. Here’s why.

Where Experts Say Rates Are Headed

For starters, most experts say mortgage rates are likely to stay pretty much where we are today throughout 2026. So, there’s no guarantee we’ll see a rate much lower than what we have now. Only one expert forecaster is saying rates could fall into the upper 5s next year (see graph below):

And even if rates do dip below 6%, the extra savings you’re holding out for won’t move the needle as much as you might expect.

The Real Math Behind a 5.99% Rate

Let’s break it down. If rates come down to 5.99% from where they’ve been lately that’s a difference of only about $80 a month on an average priced home – give or take a bit based on your price point and the rate your lender quotes you (see chart below):

Eighty dollars. That’s it. And for the typical family, that’s about one dinner out (or one dinner in, if you have it delivered). That’s not enough to change the game for most buyers. But the savings of nearly $400 we already have compared to when you paused your search in the spring? That might be.

Is an extra $80 savings worth the wait?

While you’re holding out for that small dip, the bigger opportunity might be slipping away as when rate fall, competition follows.

Right now, you have more homes to choose from, sellers who are ready to negotiate to get a deal done, and fewer buyers to compete with. But once rates fall below 6%, buyer mindsets will shift and all of that will change.

The National Association of Realtors (NAR) reports that if rates hit 6%, about 5.5 million more households will be able to afford the median-priced home. Even if only a small fraction of them decide to buy, that could mean hundreds of thousands of buyers getting back into the market.

That creates more competition for you, which would push home prices even higher – maybe high enough to cancel out the extra savings you waited for.

So, if you’re waiting for rates below 6%, just keep in mind… that extra $80 may not be worth it in the grand scheme of things, especially as many lenders are offering programs that allow you to adjust your rate for a year after you purchase your home.

Bottom Line

You don’t have to wait for 5.99%. You have the chance to move (and save) right now. So, ask yourself: Would you let $80 hold you back from buying your new home?

If you are wanting to move and the math makes sense, getting ahead may be the best strategy. Let’s run your numbers so you can see what you’re working with in our market. You just might be able to get exactly what you need now without any competition.

Uncategorized • April 15, 2025

Does a Recession Mean a Housing Crisis?

by Kari Schertzinger

What Happens to the Housing Market During a Recession? Here’s What the Data Says

Lately, there’s been a lot of talk about a potential recession and what it might mean for the economy, especially the housing market. If you’re a homeowner, a buyer, or just real estate-curious, it’s completely normal to have questions right now. Will home prices fall? Will mortgage rates skyrocket? Is this a good time to buy or sell?

Let’s cut through the noise and look at what the data actually tells us. You might be surprised by what we find.

Recession Doesn’t Mean Housing Crash

First off, not all recessions are created equal—and not all of them lead to a housing market crash. In fact, the housing market tends to behave differently than the stock market during economic downturns. According to CoreLogic, during most recent recessions, home prices have either stayed steady or continued to rise.

Why? A few reasons:
1. Housing is a basic need—people still need places to live.
2. Inventory is usually tight during recessions, which helps support prices.
3. Long-term buyers tend to stay the course, especially with low fixed rates.

Mortgage Rates Often Go Down

Here’s something else that might surprise you: mortgage rates tend to fall during a recession. According to historical data from Freddie Mac, interest rates often drop as the Federal Reserve tries to stimulate the economy. Lower rates can make buying a home more affordable—even if economic conditions are uncertain.

That means recessions can actually be a window of opportunity for homebuyers looking to lock in a great rate. And for sellers, it means more motivated buyers might still be in the market.

Looking at the Numbers

Let’s take a look at the big picture. According to CoreLogic, during the last six recessions, home prices appreciated in four and only declined during the Great Recession and the one in the early ’90s. Even in those cases, declines were more moderate compared to other financial indicators.

You can explore more here:

The Bottom Line

Recession fears can be overwhelming, especially when it comes to big decisions like buying or selling a home. But the data tells a more encouraging story. Historically, home values have held strong, and mortgage rates have often dipped—offering opportunities for savvy buyers and steady footing for sellers.

If you’re considering a move, I’m here to help you navigate the market with clarity and confidence. Let’s talk about your goals and what makes the most sense for you in today’s landscape.

Sellers • March 3, 2025

Top 5 Upgrades to Maximize Your Home’s Value in 2025

by Kari Schertzinger

Maximizing your home’s value doesn’t have to break the bank. As the real estate market evolves, buyers in 2025 are placing a premium on certain features that align with modern lifestyles, sustainability, and technology. Here are five cost-effective upgrades that can help your home stand out and command top dollar.

1. Energy-Efficient Upgrades

Energy efficiency is more than just a buzzword—it’s a priority for today’s environmentally conscious buyers. Simple upgrades can make your home more appealing and save future owners money on utility bills.

Upgrade Windows and Insulation: Replacing old windows with energy-efficient models and adding proper insulation can improve your home’s energy performance and attract buyers seeking lower energy costs.
Install a Smart Thermostat: A relatively inexpensive upgrade, smart thermostats like Nest or Ecobee allow homeowners to control heating and cooling from their phones, adding convenience and efficiency.

2. Kitchen Modernization

The kitchen remains the heart of the home and a top focus for buyers. You don’t need a full-scale renovation to make an impact—strategic updates can go a long way.

Replace Cabinet Hardware and Fixtures: Swapping out outdated handles, knobs, and faucets for modern designs instantly refreshes the space.
Update Appliances: Energy-efficient stainless steel appliances are a big draw for buyers. Even replacing one or two older appliances can enhance the overall appeal.

3. Smart Home Features

Technology continues to play a major role in home-buying decisions. Incorporating smart features can make your home feel more modern and practical.

Smart Lighting: Install programmable or voice-controlled lighting systems that add convenience and energy savings.
Security Systems: A smart doorbell camera or an integrated home security system reassures buyers that the property is safe and secure.

4. Outdoor Enhancements

Curb appeal has always been important, but in 2025, outdoor living spaces are taking center stage as buyers prioritize relaxation and functionality.

Add a Patio or Deck: A modestly priced patio or deck extension can significantly boost your home’s value by creating additional usable space.
Improve Landscaping: Simple improvements like planting native, low-maintenance plants and adding outdoor lighting can make a big impact on first impressions.

5. Bathroom Refresh

Bathrooms are another high-value area where small upgrades can yield significant returns.

Upgrade Fixtures and Lighting: Swap out old faucets, showerheads, and light fixtures for modern, stylish options.
Regrout or Replace Tiles: Fresh tiles or regrouting existing ones can give bathrooms a clean, updated look without requiring a full remodel.

Bonus Tip: Declutter and Stage

While not a permanent upgrade, decluttering and staging your home can make a significant difference when it comes time to sell. Highlight your home’s best features and create a sense of space and functionality that buyers will love.

Investing in these cost-effective upgrades can make your home more attractive to buyers and maximize your return when it’s time to sell. Whether you’re planning to list your property soon or simply want to increase its value, these improvements align with the priorities of today’s market. For more tips or help preparing your home for sale, contact ME!

Selling in Western Washington Right Now? Let’s Talk About What’s Actually Happening.

Mortgage Rates Hit a 3-Year Low. Here’s Why That’s Still a Big Deal

Should You Set an Offer Review Date? How to decide in Today’s Market

Party talk: 3 Questions Everyone is Asking

1. “Will I even be able to find a home if I want to move?”

2. “Will I ever be able to afford a house?”

3. “Should I wait for prices to come down?”

Bottom Line

Will $80 a Month Hold You Back from Buying a Home?

Where Experts Say Rates Are Headed

The Real Math Behind a 5.99% Rate

Bottom Line

Does a Recession Mean a Housing Crisis?

Top 5 Upgrades to Maximize Your Home’s Value in 2025

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