Active Listings - Current Competition
Click Here > https://portal.onehome.com/en-US/share/1304278H19305

2201 192nd St SE Unit #M2 - Newest Competition

• Listed at $635,000

• 4 Days on the Market

• New flooring throughout - no carpet

• More open but smaller kitchen

• Brighter but less “homey”

• Cheap bathroom refresh

• Lesser location on the property

• Special Assessment is paid off

21616 9th Ave SE Unit #C-105

• Listed at $639,950 (Price Drop from $674K)

• 20 Days on the Market

• Dues are much less at $418/month

• Lesser quality building

• Vacant – 1,345 sqft, 3 bed, 2.5 bath

• Attached + detached garages (3 parking spaces)

• Vaulted ceilings, private patio/yard, greenbelt views

• New paint and flooring, 90% owner-occupied community

• Original bathrooms

• Below Rental Cap – Pet Friendly

• Well-maintained and appealing, but may be a stretch at this price due to rental cap limit

Pending Listings - Current Market Indicators
Click Here > https://portal.onehome.com/en-US/share/1304280y00574

13277 NE 183rd St, Woodinville - Most similar pending property

• Pending at $725,000 (Listed at $749,950) Will likely close at lower price

• 80 Days on the Market

• 1,479 sqft, 3 bed, 2.5 bath, vaulted ceilings

• Dues at $625

• Original bathrooms

• Newer siding and roof; well-funded HOA – no upcoming assessments

• Rental Cap Met – Waitlist Only

• Sat longer but upgraded and well located near Woodinville town center and wineries

Sold Listings - Actual Sales Prices
Click Here > https://portal.onehome.com/en-US/share/1330139g69049

2201 192nd St SE #B1, Bothell - Most similar Sold property

• Sold at $665,000 (Listed at $697,500)

• 11 Days on the Market

• 1,603 sqft, 3 bed, 2.25 bath, 2-car garage

• New flooring

• New bathroom counters/flooring/faucets

• Low maintenance deck and greenbelt setting

Preparation Recommendations

Focus updates where they matter most.
Paint, updated lighting, and thoughtful staging will have the biggest visual impact. These elements improve brightness and create emotional appeal that photos and buyers respond to—especially in a home with limited natural light or carpet. This will also help reserve funds for any inspection items discovered.

Bathroom updates should be targeted and efficient.
Recent comps show that even fully remodeled bathrooms aren’t earning higher sale prices. I researched various developments in the area to see how fully remodeled bathrooms performed comparatively and didn’t see a sizable impact. Instead of a full remodel, I recommend:

• New counters and faucets

• Resurfacing or replacing the surround with a clean, modern material

• Keeping flooring as-is, unless there’s visible damage, or there are extra funds leftover

• This keeps the space fresh without overspending where it won’t translate into ROI.

Highlight your outdoor appeal.
Your landscaping, yard, and covered porch are rare features in this price point and area. We’ll want to make those focal points in marketing to attract lifestyle-focused buyers.

Staging costs add up—time matters.
Staging is a monthly rental, so the longer we’re on market, the more it costs. Proper pricing not only drives faster interest but keeps your total carrying costs down.

Pricing Strategy & Terms

We’re fortunate to have a nearly identical home actively listed—this gives us valuable market insight.
This listing is the closest comparable and will be a key indicator of buyer behavior. If it sells quickly and close to list, it validates a price in the low $600Ks. If it sits or reduces, that confirms buyers are sensitive to pricing and we need to take the higher monthly dues into consideration.

Recommended list price based on the market: $630,000–$650,000.

• $640,000 strikes a balance: it aligns with recent comps and allows room for standard negotiation.

• $630,000 may generate faster interest, but again, offers will likely come in at or below list—not above. Even well-presented and well-priced comparables are not receiving multiple offers.

• $665,000 is not supported by current market data and risks extended days on market, which weakens your position and increases holding costs.

Time-on-market trends are telling.

• Sold comps: median 7 days on market

• Active listings: median 25 days

Homes priced to meet buyer expectations are moving. Those that test the market or aim high are being passed over—even if they show well. And the longer a home sits, the more negotiating power shifts to the buyer.

Offer a competitive buyer broker compensation.
All but two of the comparable listings offered 2.5% buyer agent commission. To remain competitive in today’s climate, I strongly recommend offering the same.

Pre-inspection helps keep negotiations clean.
Buyers in this price range appreciate confidence and transparency. Having a pre-inspection gives you the best chance to avoid back-and-forth inspection negotiations after an offer and support a smoother closing.

Final pricing should reflect timing and competition.
We’ll monitor:

1. How the active comparable performs

2. What other listings are live when we go to market

This will help us fine-tune your price and position strategically in real time.

PREPARATION SUGGESTIONS

Focus updates where they matter most.
Paint, updated lighting, and thoughtful staging will have the biggest visual impact. These elements improve brightness and create emotional appeal that photos and buyers respond to—especially in a home with limited natural light or carpet. This will also help reserve funds for any inspection items discovered.

Bathroom updates should be targeted and efficient.
Recent comps show that even fully remodeled bathrooms aren’t earning higher sale prices. I researched various developments in the area to see how fully remodeled bathrooms performed comparatively and didn’t see a sizable impact. Instead of a full remodel, I recommend:

• New counters and faucets

• Resurfacing or replacing the surround with a clean, modern material

• Keeping flooring as-is, unless there’s visible damage, or there are extra funds leftover

• This keeps the space fresh without overspending where it won’t translate into ROI.

Highlight your outdoor appeal.
Your landscaping, yard, and covered porch are rare features in this price point and area. We’ll want to make those focal points in marketing to attract lifestyle-focused buyers.

Staging costs add up—time matters.
Staging is a monthly rental, so the longer we’re on market, the more it costs. Proper pricing not only drives faster interest but keeps your total carrying costs down.

SERVICE PROVIDERS

Please verify if the contractors are licensed and bonded. I can help with as much or as little as you need.

Painters
Santiago 425-465-8232
Great guy, best in person or texting…ESL
Also can do drywall, clean carpets, and is a general handyperson and light contractor. I don’t know if I would give him difficult carpentry jobs or things that require troubleshooting.

Lieu’s painting 206-227-723
Best with texting as he is ESL

Vince, Foreverlast Painting 206-661-3024
Super easy to work and communicate with.

Counters
Both vendors are used to working with contractors and brokers, so they aren’t the easiest to deal with. Both will need a plumber to install all the plumbing. I am happy to take the lead.

G&S cabinets https://gskitchenandbath.com
You have to measure and then take the measurements to them in Sodo. They have sinks too

Victor 425-330-7623
He just did a double vanity for $1500. You need to go pick out the stone from the options he gives and tell him what sinks you have and the measurement of the sinks so he can cut the holes.

Bath Surround
Hire out or try doing it yourself with Rust-Oleum Tub & Tile Refinishing Kit

Jon, Seattle Bathtub Guy 206-498-6147 jon@seattlebathtubguy.com

TubCove 206-522-1711

Window Cleaning

AllPro Cleaning https://allproservicesran.com
(425) 746-4829

Mitchell Brasch, Glass Masters Window Cleaning
(206) 629-6118

Interior Cleaners

Yusbi 206-387-7118 (I need to make sure she will travel that far)

Asiah 425-327-7793 (works in the north end)

Plumbers Coming Shortly

Stagers, I will work on