Sammamish, WA

The trend of Median Sold Prices in Sammamish had significant movement in 2011. The median prices in this 2011 Market Report Condos for Sammamish, Washington have gone up 22% through 2011.

The number of New Properties going for Sale every month in Sammamish trended down. The number of new listings every month in this 2011 Market Report Condos for Sammamish, Washington is down 25% year-over-year. 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 Sammamish

If you are a serious seller and need to sell, the next graph is good news. The Months Supply of Inventory in Sammamish, Washington has gone down. The graph shows 78% over the year. But I believe this is a real trend from this 2011 Market Report Condos for Sammamish, Washington as those who do not really need to sell simply defer their plans until a later time.

Conclusion? If you are a serious seller and need to sell this next year in Sammamish, 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 Market Report Condos for Sammamish, Washington is from the NWMLS and is their property. Accuracy has not been independently verified.

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2011 Market Report for Sammamish, Washington

2011 Market Report for Sammamish, Washington

Real estate was on a lot of peoples minds this last year. Now that the year is over we can report activity, averages and trends.

Sammamish real estate activity was brisk and picking up based on the observations of the Phil Leng Team. We have sold many homes this past year, with an average market time of 49 days.

The overall statistics for Sammamish are sobering. Which of these two categories do you want to be in, the red category or the green category? The Phil Leng Team will get you into the sold category!


The trend of median sold prices in Sammamish is in this next graph.

Good news in Sammamish: the number of new properties going on market every month has been dropping over the last year. It looks like the trend of new listings every month is down 38%. 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 Sammamish appears to have been going down slightly, but this next graph would not convince me there is a trend.



If you are a serious seller and need to sell, the next graph is good news. The Months supply of inventory in Sammamish, Washington has gone down. The graph shows 35% over the year, however it will not actually be by that much once the properties come on the market this spring. But 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 are a serious seller and need to sell this next year in Sammamish, hire the Phil Leng Team. We have the experience and the track record to help you reach your real estate goals this year.

This 2011 Market Report for Sammamish, Washington is from the NWMLS and is their property. Accuracy has not been independently verified.

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Window Replacement Sammamish can be one of your home's most attractive features. Window Replacement Sammamish 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 Sammamish, the owner could expect to recoup approximately 69% upon the sale of the home when replacing their older windows with Window Replacement Sammamish 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 Sammamish professional. Some of the elements of Window Replacement Sammamish are listed below:

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

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

IG Units- What is "IG" unit? Window Replacement Sammamish

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 Sammamish

Low-E - is it for me? Window Replacement Sammamish

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 Sammamish

Low Conductive Gas Filled Units Window Replacement Sammamish

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 Sammamish

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 Sammamish

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 Sammamish

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

U-Factor - What exactly is it? Window Replacement Sammamish

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 Sammamish

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 Sammamish

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 Sammamish

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 Sammamish

SHGC Factor - What is it? Window Replacement Sammamish

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 Sammamish

VT- Visible Light Transmission Window Replacement Sammamish

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 Sammamish

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 Sammamish

For Window Replacement Sammamish call us at

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

Three Lake Sammamish waterfront homes were sold in the past two weeks, heating up the real estate market as we head into the fall. Circling the lake, the Bellevue, Issaquah, and Sammamish waterfront homes included two sales that had less than two weeks of time on the market.

The least-expensive sale was a Sammamish home with a private beach shared by three other homes. The 3 bed, 3 bath home was on the market for just 12 days, listed at $625,000 and closing at $600,000. Shared waterfront can be a great way for a buyer to enter the waterfront market at a discounted price, and still have moorage for a boat and beach recreational space.

A Bellevue waterfront home sold for $1.27 million after having been on the market for 6 months and starting at $1.399 million. This home had a typical lot for the south end of W Lk Sammamish Pkwy, a long dock (this part of the lake has a very shallow slope), and the house situated near the street and a nice long backyard leading to the lake.

The top sale was an Issaquah waterfront home with a 90 foot shoreline. After just 10 days on the market, the home sold for just under $1.7 million after being listed for $1.75 million. The nearly-3500 square foot home has 3 beds and 2.25 baths on a 13,500 square foot lot.

Recently Sold Lake Sammamish Waterfront Homes