This is boring but important:
HB 2791 (RCW 61.34) is a new Consumer Protection Law for the state of Washington. It is ffective June 12, and its goal is to keep scam artists from stealing the homes of sellers in dire straits, otherwise known as Distressed Home Sellers. The scam is called Equity Stripping. And it is despicable.
There are some really sleazy predators out there. And this law includes some really strict punishments.
But... Like so many new laws, this has some unforeseen consequences and bugs to work out.

Sellers: According to the definitions, you may be a Distressed Home Seller, and not even realize it. If you discover your are a Distressed Seller, we have to decide whether I should act as a Distressed Property Seller Consultant or simply as your Agent. But if you are not a Distressed Seller, things work just like they always have, plus you will be asked to warrant that you are not "Distressed".
(This law is intended to protect "Owner Occupied" primary residences. one of the glitches I think this law has is that it only includes condo owners when their unit it in a building with 4 or fewer units. What about the bigger complexes? What abot co-ops? )

Buyers: Yes, this impacts you too! You may become a Distressed Home Seller "Consultant", without ever planning on it. There are 9 actions which will make you a consultant, the most common is if you Close on a property within 20 days of a scheduled Foreclosure Auction. We will discuss how this impacts your choices, and if you are even willing to consider these kinds of properties.
The biggest difference for Buyers I have worked with in the past: We need to execute a Buyer's Agency contract to work together. It is very similar to the contracts I use with Sellers, but describes, among other things, which properties you want me to show to you.

Each brokerage must choose to offer "Consultant" services, or Not. My brokerage is saying "Yes, Of course we will." We want to help our clients however we can. So I am taking training to make sure I understand what the new law requires. And my broker is preparing a service contract to streamline this process and make sure you understand exactly the service you are being promised, as well as limitations.

There are some great things about this law. It gives sellers in tough situations protections against creeps who try to steal their homes. And hopefully the "worst" is just a bit more paperwork for you, and a bit more paperwork for me. Keep your fingers crossed! If you know people in this kind of situation, please make sure they are hiring agents who are educated and informed about this law.

NOTE: There are a total of 19 states with these kinds of laws. Washington State is the only one that didn't remember to exempt real estate brokerages and these types of normal services. Of course, they remembered to exempt the services of the attorneys, mortgage professionals, title companies etc. That is the type of fix we are going to work on. OK, minor rant done.

I hope this level of information doesn't make your eyes fall out or make your head spin in circles. I have had some time to absorb how this will impact my clients, and take some classes, and it is starting to feel like just another layer of data. Like any other major change to real estate laws.

You can always call me to ask a question about this issue, or maybe you just want to ask what your neighbor's home sold for. I work with Buyers, Sellers and Investors in the South Sound around Olympia and Shelton. This includes those communities with soldiers from Ft Lewis & McChord AFB like so much. Cal me if you are PCSing or relocating to the area!

We are very lucky to live in a community that sustains such a diversity of businesses. Downtown Olympia is chock full of little shops (culturla treasures really) that have been there for ages, specializing in some very niche items: specialty toys, custom jewelry and clothes, local coffee roasters (two of course!), a pie shop, and on and on.

But have you ever been to Buck's on Fifth Avenue?

Buck's is one of my favorite places in downtown Olympia! It is one of the smallest shop space, and is one of those wonderful places you dream about as a child: filled floor to ceiling with items of wonder from around the globe:

SPICES

That is right- Olympia has its very own spice bazaar! Well, maybe not bazaar, but it has all the right smells. And if you haven't been there, you do need to visit.

Even though it is a fantasy place for my imagination, with hints of the shops in Harry Potter, it is no antiquarian shop, stuck in the past- Buck's has a great web presence, so everyone can order from it Anywhere you live. Take a look at the site, here: Buck's Fifth Avenue.

Not only does she carry the a huge array of spices (over 400), she has the tools to use them: storage containers and grinders and roaster, rice steamers, spice mills, grilling planks, and more kinds of mortars & pestles than I knew existed. Oh- and lots of dried mushrooms- even truffles.

Just for kicks, I took a look at all the things I have purchased from the shop in the past little while and had to laugh at the really whimsical list (pictured here):

• Mortar & Pestle
• Whole nutmegs & nutmeg grinder with storage area for the nuts
• Habanero powder
• "Taste the Pain"- a delightful little collection of hot hot hot spices, with a little spoon so your skin doesn't touch it
• A variety of indian curries and spices like garam masala and groud coriander
• Three varieties of smoked salts
• Greek Oregano, Thai basil, garlic flakes, etc

Buck's first caught my attention because it is housed in one of the iconic old buildings in downtown, just across from the old theater. And I do love to look at old buildings as I walk my dog. But she reeled me in because the shop is "dog friendly"- she welcomes Dogs in for a sniff and a cookie. And of course a bowl of water on the sidewalk.

This kind of locally owned business exemplifies what is so great about Downtown and all of Olympia: the celebration of character, diversity and unique ideas.
And it is one of the reasons I love to call Olympia home.

(Yes, you can order the habanero powder and the spice kit on the webite, just like the one pictured.)

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If you would like to live near wonderful shops like this, in a downtown that is walkable and friendly, I would love to show you around and help you find a home! (I didn't even tell you about the sandwich shop or wine bar!)
We are 30 miles south of Tacoma, 60 miles south of Seattle and about 100 miles north of Portland Oregon, so very central, with easy access to 2 airports for easy travel. At only 15 miles from the Main Gate to Ft Lewis, this is a perfect place to call home for families PCS'ing to Ft Lewis or McChord AFB.
Give me a call or email to get started on the search, or take a look at all the homes available in Western Washington at my website.

The news about the housing "bust" is getting stale to my ears. Your too? I bet you want to know what is truly happening around here. Because you & I know that everyone needs a home to live in. And I bet you have seen homes selling too!

Take a look at the areas as divided by zip code.

Here is what you are looking at:

Residential properties that are available or Active (as of May 2008), with the number of homes available, average asking price, and the average Days On Market (DOM).
Sold shows the number of homes sold since May of last year, the average sales price, and how long it took for those to sell on average (DOM).

Months Inventory is a pretty simple calculation: you take the number of homes Sold and divide that by 12 months, then divide that number into how many homes are Available.
The rule of thumb is that 6 months inventory level is a balance point. But really, a balanced market is anything between 5 and 7 months level. The higher the inventory level, the more it is a Buyer's Market, the lower, the more the market is on the side of the Seller.

As you can see, each are is pretty independent of its neighbors!

Here is a list of the communities each of the Zip Codes covers:
98501- Olympia, SE Olympia, Tumwater
98502- Westside Olympia, Summit Lake, Cooper Point, Steamboat Island
98503- Lacey
98506- Boston Harbor, Eastside Olympia, NE Olympia
98512- Tumwater, Black Lake, Black Hills, Mima, Bordeaux, Littlerock, Maytown, South Union
98513- SE Lacey, Horizon Pointe, Lake St Claire, Sunwood Lakes, Nisqually, Hawks Prairie
98516-Hawks Prairie, Johnson Point, South Bay, NE Lacey
98531- Centralia, Fords Prairie, Bucoda, Hannaford
98541- Elma, Satsop, Malone, Porter
98557- McCleary
98576- Rainier
98579- Rochester, Grand Mound
98584- Shelton, Kamilche, Arcadia,
98589- Tenino

As you know, Real Estate is local- what is happening over there may have little impact on what is happening over here. Even this kind of breakdown doesn't give you the nitty gritty details you need to make wise decisions.
I help first time buyers looking for the right place to get started, sellers looking for their 'forever home', investors developing their nest egg, and Military PCS & Relocation clients who have a very limited window to learn what is happening in the area, either before they sell or buy.
Give me a call if you need some information about a specific neighborhood! I would be happy to help.

Pretty boring stuff according to my husband... He refuses to even look at my graphs!
But I am sure that if you are thinking of buying a home in Olympia, Lacey, or Shelton, or any other part of Thurston or Mason County this is pretty important to you!

As you can see, there are fewer homes selling each month than in previous years, but not dramatically so. The drama comes into play when you compare the numbers that have sold versus the number that are Available. The most active part of Thurston County is central Lacey- lots of homes for sale, and lots of homes selling, with a relatively low market time.

The numbers on each graph show the rate at each January and April since the beginning of 2006.

One of the more dramatic shifts the different communities are experincing: how long it will take to sell a home. But compare this to the average over the past 30 Years: 170 days on the Market. It makes the 88 days in Thurston County and the 115 days in Mason County seem pretty quick!

Here is a look at the average sales price, by month. As you can see, Thurston County is relatively stable. Mason County has had a little bit more of a roller coaster. This is in part because of two issues: Thurston County has more homes selling on a regular basis for a broader average than in Mason County. Issue #2 is that Mason County has had a large "inventory" of homes for a much longer period than Thurston County. The city of Shelton has had a 10+ month inventory level for over a year, whereas the city of Olympia only passed the 6 month supply mark a few months ago.

Why do I argue with my husband and tell him that these graphs are so important to buyers and sellers and anyone thinking of relocating here?
You, the buyer & seller, need to know what the competition is doing! How many sellers are putting their homes on the market? How much time should you expect to have your home on the market, realistically? Is it really a seller's market for homes in your price range? What is really happening with prices- the actual neighborhood & region specific statistics instead of the national hype.

Of course, the "Averages" only paint an "average picture".
If you want detailed information about a specific neighborhood, we need to drill a little deeper. For example, there is a very big difference in market demand for homes under $250,000 than for homes over $500,000. If you are being PCS'd to Ft Lewis or McChord AFB, you probably need to know what is happening in the various part of Lacey or Dupont, and we can narrow it down to the performance based on your price range too!
Give me a call or email! I would be happy to help you.

Olympia is in the throes of our annual springtime Artswalk & Procession of the Species Parade!

The Procession of the Species Parade happens each Spring and is a flamboyant celebration of whatever you want to express!
Of the few rules, the most important seems to be No Written Words- so no political statements, nothing religious, no politics. Nothing to mess up a fun day. Just friends and neighbors getting together to pull around floats of giants slugs & rats, dress up like trees and elephants, and play some music on "Found Item instruments" in the Samba OlyWa dressed as the wind! The crowds are HUGE for this parade- take look!
And the website for the parade is here.

Artswalk occurs in both the spring and the fall each year. It gives local artists a chance to showcase their works, show new pieces and maybe even sell a few pieces. Their works are displayed inside the local businesses throughout downtown.
And during the parade, while the city streets are closed, chalks suddenly appears and chalk artwork appears. So the streets are a bit chalky after, but very colorful!

Throughout downtown Olympia, you will find sculpture, fine art, crafts and music. It all started on Friday night, and many of the displays will be in place for a week or a month.
Have you been looking for a reason to explore one of the shops you have never been inside before? Just look for the ArtsWalk sign in the store window.

I volunteered to host the quilts hung by my quilt guild, Washington Stars, and answer questions today as part of the ArtWalk. The quilts are hung at the well-loved Olympia institution Browsers Books (featuring new & used books of all interests!) The quilts will be on display through next Friday, so go take a look at this sampling of work. We are also selling $1 raffle tickets, so Buy One.

There are more pictures on my Other non-work Blog.

Western Washington is full of fine old traditions- Who hasn't heard of of the Festival of lutefisk in Ballard? Or the naked bicyclists during Fremont's Solstice Parade?
But one of the fine traditions that is often overlooked is that of the Carved Wood.

As you drive along the gorgeous scenic byways, one side a drop off to muddy shored salt water, the other a steep wall covered in madrona and blackberry, you will often come across the Northwest's version of the Local Artisan. You will marvel in the likenesses of bears and eagles, often in patriotic stance. Sometimes a toilet paper roll holder.

As you near your destination, you will see the more common fruits of the Carvers labors: Name Signs.

Our landscape is blessed with much rugged beauty- rugged, like where an untamed driveway (muddy & unpaved) leads through the mysterious (overgrown) trees & shrubs, to a home near the banks of a delightful saltwater estuary (called mudflats here'bouts) or perhaps a small lake (glorified mud-puddle).

And if you have ever had the delight of trying to discern between said driveways on a late afternoon in February, as the rain is blowing sideways and your windshield is fogged from the cold, you are very thankful to the signs announcing whose home you are approaching!

Our western Washington forest-scapes are dotted with these signs.
They announce everything from the cost of the lot, the ancestry of the inhabitants to the humor found within. And they range in complexity from the simple "surname-on-a-plank-of-cedar" to those carved in the shape of favorite forest denizen, up to 5 foot x 5 foot carving naming 5 generations of the family found therein and sculpted with bas-relief and painted on both sides.

I am not sure whether this is a phenomenon found only in the Pacific NW, but I am sure it is a treasure to the cold and weary traveller, struggling to find that one home on a shore of thousands of similar driveways!

Are you looking for a home or a vacation spot in Western Washington? Somewhere to hang your own shingle?
I work in Thurston County & Mason County and can help you find homes anywhere around Eld Inlet or Harstene Island, from Olympia to Shelton, and all the little and big lakes around the area, including Mason Lake, where these photos were take, or Timberlakes or Benson Lake or Lake Limerick or along the shores of the Skookumchuck River or just about anywhere in the area! These areas are about 2 hours from Portland, Oregon, and about 1 1/2 hours from the Seattle & Bellevue areas- so perfect for a vacation spot.
Give me a call if you have questions about the South Sound, I live here and I love it!
Sarah Nopp, RE/MAX Four Season, 360-789-7898
Search for homes at my website: http://www.sarahnopp.com/.

Olympia has some very beautiful parks scattered throughout. Sometimes they are hidden from both visitor and local!
The Yashiro Japanese Garden in downtown is one of the hidden gems. Named in honor of the Sister City relationship with Kato (formerly Yashiro) in Hyogo Prefecture on Honshu, this park is next to the City Hall and Police Station.

I first discovered this park while dropping off a parking ticket. Incidentally, you can also drop off your city of Olympia water/sewer/garbage bill at the same location!

The Garden includes the classic features one expects in a Japanese garden: a pond to reflect the sky and trees, places to sit and quietly enjoy, bamboo shrouded paths, staturary and lanterns, beautiful greenery and blooming plants.

In the spring, you will enjoy the cherry blossoms, the rhododendron & azalea blooms, trillium, camellia and so much more.

I think one of the reasons this peaceful place has remained so hidden from all the people who visit, is that it is just off the freeway. Most people zip right past, without a moment's glance!
To reach this little slice of peace and quite:
From I-5 take Exit 105 towards the Port of Olympia (Plum Street). The first intersection is Union, and directly after the (requisite) gas station, is the park on your right. Parking is available next to the park.

And if you have a tiny bit more time after enjoying all beautiful plants in the Japanese Garden, just cross the parking lot to the gardens surrounding Olympia's City Hall and Police Station. Including this stunning magnolia, which is currently covered in huge blooms, and surrounded by cheerful spring color.
(All photos were taken April 10, 2008.)

If you are not familiar with the Green built lingo, you will have no idea why LEED Platinum is so important. So go ahead and take a look here, at the website from the US Green Building Council and catch up.

No time? Well, here is the super abbreviated explanation- LEED (The Leadership in Energy and Environmental Design) has a checklist to rate the sustainability and green-ness of any building. It is a points based system, where buildings earn points by demonstrating energy conservation, wise water use, recycled materials, etc. The goal is to create a uniform standard for green building practices.

The ranking system goes Certified, Silver, Gold, Platinum. Platinum is the most difficult to attain. So it is a very big deal for a building owner to make the commitment. And the WPUDA did!

The WPUDA is the Washington Public Utility Districts Association and they recently decided they needed to have their headquarters in Olympia, near the Capitol. And then they took a very big step and decided to shoot for the stars and design it for Platinum standard.

On the outside, the building is quite simple, and on the inside too. In fact, there is very little to give away the secret. Except for the solar panels on the roof, which provide approximately 50% of the building's electricity needs- including all heating. And the photo-voltaics are tied into the grid so they generate power for the rest of us to use too. Very cool stuff, if you are into solar.

One of the features that is sure to get lots of press is the water feature at the front of the building. If, during the hottest days of summer, you were to walk past the little streambed, you would see no water. And that is how it is designed. It only pulls water from the gutters! And when its storage tank is full enough, on comes the pump and Voila! Water feature. But during the dry moments, it will simply be dormant. Very green!

I was impressed with the openness of the building. Very open and airy. In fact, that is how they were able to get some of the points- views and natural light. You can see from one side of the building to the other for the most part. And the glass is very low E. It doesn't allow a lot of solar gain, but channels light far into the building. Don't ask me how- I thought glass was glass!

Another thing I really liked: the solar panels! There is one hanging right inside the front door. It is all polished aluminum with this blue 'stuff'. But I forgot to snap a picture. But if you happen to be nearby, go inside and take a look. It looks like a nice modern art piece.

If you have a chance to take tour of this building, I recommend it. I learned a lot about the newest evolutions of green building. Especially that much of the new stuff is doable for the smaller buildings. It is not just for the Government publicly funded ones anymore.

Here are a couple links you should take a look at for more info:
WPUDA
Mountain Construction, this is the company that built it, and they have great photos on their site.

April 3rd 2008 dawned bright & beautiful, with lovely blue skies. And lots of FROZEN grass. But we don't let a bit of sparkle get in the way of a nice clear spring morning around here, so off to one of our favorite places we went!

Nestled in the middle of one of the city's older neighborhoods, Lions Park is located between 7th & 9th and Frederick & Wilson (map here). It is about the size of two city blocks- 3.72 acres according the City of Olympia parks website.

If you haven't been to Lions Park, in Olympia's Eastside neighborhood, then you have missed a great part of Olympia. Located in the middle of the city, it has something to offer just about every conceivable user! And since it is just a few blocks from Ralph's Thriftway, it is a perfect place for a picnic. And the city does allow reservation of some of the amenities, like for a birthday party.

Some of the park's amenities:
Tennis court
Outdoor covered kitchen
BBQ stands
Exercise toys
Big Toys
Swings
Horseshoe pits
Softball field
Lots of picnic tables
Open fields to run and play on

And lots & lots of trees & birds & squirrels.

I just got back from a very fun morning walk with my little dog, at Priest Point Park. This is a real favorite of the Olympia locals, as it is just minutes out of downtown Olympia- easy to walk, bike or drive to.

It is set on the muddy tidelands of Budd Bay and there are lots of trails to get down to the water and eel grass and oysters and birds. And because it is a tidelands that reach to some cliffs, every time you visit, you see something new- like big tree trunks scoured by the saltwater and sand!

The Pacific Northwest is, of course, known for the rain- constant dripping moisture that keeps our slugs fat & happy, and the hillsides green. But today was actually pretty dry, just a bit misty. Perfect for a walk.

One of my favorite things to do as a child was to turn over things on the beach and see what was under- usually little crabs scrabbling for cover! So I made a little video: just click here to see it.

This is just one end of the park- there are actually a total of 314 acres it covers and it includes some very pretty gardens, under moss covered trees, cliffsides with places to sit and watch the water, and trails galore. The city of Olympia website has some good information about the park's History, maps of the trails, information about reserving the picnic areas.

As any child of the Puget Sound can tell you, this is not the sandy beaches of the tropics! This is colder. And mucky! So don't forget your rainboots. And a towel.

To get to Priest Point Park, take I-5 to Exit 105 and head northbound on Plum Street, which become Eastbay Drive, and is about 2.5 miles from I-5.
The park is just beyond the waterfront homes to your left, and is located at 2600 Eastbay Drive NE.

This is one of the best parts of helping someone buy a home in Olympia- introducing them to the things I love! Please give me a call if you have any questions about homes near Priest Point Park or downtown Olympia.