Lake Forest Park, WA

2011 Condo Market Report for Lake Forest Park Washington

2011 Condo Market Report for Lake Forest Park Washington

Lake Forest Park condos were hard to sell this last year. A lot available, and only a few sold. Now that the year is over we can report activity, averages and trends.

I would characterize Lake Forest Park real estate activity in general as brisk based on the experience of the Phil Leng Team. We have sold 68 properties this past year, with an average market time of 49 days! But the condo market was slow.

The overall statistics for condos in Lake Forest Park are sobering. Which of these two categories do you want to be in? The red category, or the green category? If you use The Phil Leng Team to sell your property this year, we will help you get into the sold category!

The trend of median sold prices in Lake Forest Park seems to have been lower in the second two thirds of the year, yet with an uptick this Fall. We could conclude that prices of condos have hit bottom and are holding steady, but it is too early to declare that yet.

Only a few condos entered in the Lake Forest Park area in 2011. There was the typical surge of newly listed condos for sale in Spring and Summer. I do not see a solid trend.

The average days listed for condo properties on the market in Lake Forest Park was 60 days or less many months. The high for the average days on market for Lake Forest Park in June with 180 days. I think that is rather good news!

If you are a serious seller and need to sell, the next graph is good news. The Months supply of inventory in Lake Forest Park Washington has gone down. The graph shows 100% over the year. I believe this is a real trend as those who do not really need to sell simply defer their plans until a later time. If you really do need to sell your condo in Lake Forest Park, call the Phil Leng Team!

My pitch? If you are a serious seller and need to sell this next year in Lake Forest Park, hire the Phil Leng Team. We have the experience and the track record to help you reach your real estate goals this year.

All data for this 2011 Condo Market Report for Lake Forest Park, Washington is from the NWMLS and is their property. Accuracy has not been independently verified.

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2011 Market Report for Lake Forest Park Washington

2011 Market Report for Lake Forest Park Washington

Lake Forest Park real estate was on a lot of peoples minds this last year. Now that the year is over with this 2011 Market Report for Lake Forest Park Washington we can report activity, averages and trends.

Lake Forest Park real estate activity is brisk and picking up based on the experience of the Phil Leng Team. We sold 68 homes this past year, with an average market time of 49 days.

However the overall statistics for Lake Forest Park are sobering.

The trend of median sold prices in Lake Forest Park is displayed below.

The good news in Lake Forest Park is that the number of new properties offered for sale every month has been dropping over the last nine months. The trend of new listings every month is down 14%. If you like your house, and do not need to sell it in the next 5-10 years, why put it up for sale?

The average Days on Market in Lake Forest Park appears to have been going down to a 42% drop in the average days on market is terrific. Hopefully this is a longer term trend!

If you are serious and want to sell, the next graph is good news. The supply of inventory in this 2011 Market Report for Lake Forest Park Washington has declined. The graph shows a 64% decline in the average months supply of inventory. This could be your ideal time to list your property.



If you are serious and want to sell soon in Lake Forest Park the Phil Leng Team has the experience and the track record to help you reach your real estate goals.

All data for this 2011 Market Report for Lake Forest Park is from the NWMLS and is their property. Accuracy has not been independently verified.

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Extremely Low Housing Inventory in Lake Forest Park

Despite a year’s low of available housing for sale in Lake Forest, Wa. home prices have remained relatively flat since a late summer buying rush that helped drive prices  up before the prices started to follow a downward trend from mid-September.

The 4^th quarter market for home selling in the Greater Seattle slows down a bit before picking up in again in the 1^st quarter of the New Year. 

What’s relatively surprising is the inventory level of homes for sale in Lake Forest park has steadily been declining downward since June of 2011, what looked like a price recovery for several months quickly turned downward in late August-September.

The Market Action Index is showing it is extreme buyers’ market with an MAI around 17; a sellers’ market would have over a 32 MAI index.  Another good indicator is the days on market, which has steadily increased from July 2011.

Lake Forest Park (LFP), Washington is located about 20 miles from downtown Seattle. LFP known for its strong community stewardship of its parks, waterways and common areas, borders the northwest shores of Lake Washington.  LFP is amenity rich with its town center, hiking & biking trails and its easy access to Lake Washington. 

Window Replacement Lake Forest Park can be one of your home's most attractive features. Window Replacement Lake Forest Park can provide you with convenient ventilation, ease of use, superior natural light, and cleaning convenience not found in older windows. If you have an older home, or inefficient windows you could be throwing up 30% of your heating and cooling dollars out the window, literally. On average, with Window Replacement Lake Forest Park, the owner could expect to recoup approximately 69% upon the sale of the home when replacing their older windows with Window Replacement Lake Forest Park from Green City Window and Door.

Green City Window and Door http://Greencitywindow.com :

We are a General Contractor with over 45 years of experience in the building trades specializing in replacing residential windows and doors. We offer the best quality, most economical and energy efficient custom replacement windows on the market. With full service to the Western Washington area, our products are professionally install, on-time and on budget from initial inspection to final project completion. Green City Window and Door is committed to providing you and other countless satisfied homeowners with the quality and value that you deserve!

We are A+ RATED accredited members of the Better Business Bureau and Master Builders Association. Rest assured your job is managed and installed by our own project managers and journeyman craftsmen. We are confident that we offer the best value for your window replacement dollar.

We as well as most other companies in this industry are selling great quality products with household names you can trust. One of the biggest differences between Green City Window and Door and our competitors is in how we market ourselves to our customers. Rather than spending tens of thousands of dollars to be seen and heard, our sales come mostly from the internet, word of mouth from customers and contractors. Our overhead costs are therefore much lower and so our prices are too. We encourage you to shop all you want because it will help you to see the secured value in the products we offer and unbeatable prices.

Today there are so many manufacturers of Window Replacement; it can be difficult to choose a quality product. Of course every Window Replacement or window salesperson claims to have the best product. There are several design elements and options to look for when choosing your Window Replacement Lake Forest Park professional. Some of the elements of Window Replacement Lake Forest Park are listed below:

• IG Units - is the number of panes of insulated glass - Window Replacement Lake Forest Park
• Low-E - is "low emittance" coatings, which minimize thermal radiation (damaging rays) - Window Replacement Lake Forest Park
• Low Conductive Gas Filled - Argon or Krypton - Window Replacement Lake Forest Park
• U-Factor- heat loss rating - Window Replacement Lake Forest Park
• SHGC Factor - amount of solar radiation (heat) admitted through a window - Window Replacement Lake Forest Park
• VT - Visible Light Transmission - Window Replacement Lake Forest Park

The following information will take some of the "mystery" out of window terms. Window Replacement Lake Forest Park

IG Units- What is "IG" unit? Window Replacement Lake Forest Park

Today, quality windows are built around what's called an insulated glass (IG) unit. An insulated glass unit starts out as two or three individual panes of glass that are chemically bonded by a sealant to spacer bars. When comparing vinyl replacement windows, always ask about the IG unit. Because not all windows or glass are alike, you should require the highest quality and performance standards. Window Replacement Lake Forest Park

Low-E - is it for me? Window Replacement Lake Forest Park

Low-emittance (Low-E) coatings are thin, metal or metallic oxide layers deposited on a window surface primarily to reduce the U-factor by suppressing the heat flow through the glazed window unit. Coating the inner glass surface with a low-emittance material between the glass layers, blocks a significant amount of this radiant heat transfer, which lowers the heat flow through the window. Low-E coatings are transparent to visible light. Different types of Low-E coatings have been designed to allow for high solar gain, moderate solar gain, or low solar gain. We usually recommend Low-E for any regions in your home that receive a lot of direct sunlight. One thing to remember is the windows have a slightly tinted appearance. Window Replacement Lake Forest Park

Low Conductive Gas Filled Units Window Replacement Lake Forest Park

An improvement that has been made to the insulating performance by the use of argon or krypton gas between the panes of glass. Normally, the space is filled with air or dry nitrogen prior to sealing the window panes together. In a sealed glass insulated window unit, air currents between the two panes of glazing carry heat to the top of the unit and settle into cold pools at the bottom. Filling the space with a less conductive gas minimizes this and the overall transfer of heat between the inside and outside is reduced. Window Replacement Lake Forest Park

Argon is inexpensive, nontoxic, non-reactive, clear, and odorless. The optimal spacing for an argon- filled unit is the same as for air, about 1/2 -1 inch. Window Replacement Lake Forest Park

Krypton has better thermal performance, but is more expensive to produce. Krypton is particularly useful when the space between glazings must be thinner than normally desired, for example, 1/4-inch. A mixture of krypton and argon gases is also used as a compromise between thermal performance and cost. Window Replacement Lake Forest Park

The use of conductive gas filled units has significant insulating benefits but comes at higher initial cost. Window Replacement Lake Forest Park

U-Factor - What exactly is it? Window Replacement Lake Forest Park

The rate of heat loss is indicated in terms of the U-factor (U-value) of a window assembly. The lower the U-value, the greater a window's resistance to heat flow and the better its insulating value. Winter nighttime U-values are calculated using an outdoor air temperature of 0 degrees F and outdoor air velocity of 15 mph, indoor air temperature of 70 degrees F, and air velocity of 0 mph. This is similar to the R-value that you think of when choosing insulation except a low U-factor is better, unlike R- value which the larger the number the better. Window Replacement Lake Forest Park

It is calculated as 1 divided by the R-value = U-factor. If you used this calculation R-13 insulation would have a U-factor of 0.077. Window Replacement Lake Forest Park

To convert U-factor to R-value you take 1 divide by the U-factor. If you used this calculation for the average aluminum framed window with a U-factor of 1.125, your R-value would be 0.89 Window Replacement Lake Forest Park

Good replacement windows depending upon the glazing options and low conductive gas fills range between 0.5 and .1 for the U-factor. Window Replacement Lake Forest Park

SHGC Factor - What is it? Window Replacement Lake Forest Park

Solar Heat Gain indicates the total amount of solar energy that passes through glass relative to a 1/8" (3mm) thick clear glass under the same design conditions. It includes both solar energy transmitted directly plus any absorbed solar energy subsequently re-radiated into the room. Lower values indicate better performance in reducing summer heat gain and, in turn, air conditioning loads. Your average single paned wood framed window has a SHGC of 0.98 whereas a quality replacement window will have ratings from 0.91 - 0.39 depending upon glazing options. Window Replacement Lake Forest Park

VT- Visible Light Transmission Window Replacement Lake Forest Park

The visible transmittance (VT) is an optical property that indicates the amount of visible light transmitted. The VT is a whole window rating and includes the impact of the frame which does not transmit any visible light. While VT theoretically varies between 0 and 1, most values are between 0.3 and 0.8. The higher the VT, the more light is transmitted. A high VT is desirable to maximize daylight. Window Replacement Lake Forest Park

I hope this article helped demystify the terms used when you are contemplating your new vinyl replacement window purchase. Purchasing a quality window is only a part of the equation. The installation is the largest factor of how your windows will perform. Take great care installing and insulating around your existing openings and windows to assure you receive the maximum performance possible from your new windows. Window Replacement Lake Forest Park

For Window Replacement Lake Forest Park call us at

425-200-9191, 800-309-5007, or info@greencitywindow.com

Third Place Commons-the Jewel of Lake Forest Park

Third Place Commons is located in the heart of Lake Forest Park on the northwest corner of Lake Washington. The Commons is built around Third Place Books, the commons has a great indoor public gathering area, five restaurant, wireless internet, a stage for speeches/performances and a community room.

Third Place Books has over 200,000 books both new and used and bargain books. The Commons is intentionally centered around books. The element of books makes it a great place to linger, relax, eat, laugh, and just chill as the world goes by.

Third Place Books serves as the engine that makes the commons go, offering something for everyone with a full calendar of events where you can learn a language, practice your Mah Jongg, attend a writers workshop or you can check in for storytime.

Outside the Commons the parking lot morphs into a Farmers Market every Sunday from May-October. One of the most popular events is the “Author Events” the Commons host hundreds of authors every year to read, discuss and sign their books.

A great place to go to when you just want to get out of the house, read a book, hold an event of get a bite to eat.