If you’ve ever found yourself Googling real estate questions at 10pm, you’re in good company. Seattle’s market has its own quirks, timelines, and rules, so I’ve put together answers to the questions I get asked the most. Think of this as your starting point before we dive deeper together.
1. Down payment – The amount you put down upfront depends on the type of mortgage you choose. Conventional loans can be as low as 3 % down, FHA loans typically start at 3.5 %, and many first-time buyers in Seattle put down around 6 % on average. Putting down 20 % isn’t required, but it helps you avoid private mortgage insurance (PMI) and can improve your loan terms. On an $800,000 home (near Seattle median), that means:
• 3 % down ≈ $24,000
• 6 % down (typical) ≈ $48,000
• 20 % down ≈ $160,000
2. Earnest money deposit (EMD) – This is your “good faith” money when you make an offer. In the Seattle market it’s often about 1 % to 3 % of the purchase price and is credited toward your total cash-to-close at settlement. In competitive offers, buyers sometimes go 2 % or more to strengthen their bid. For an $800,000 home, that’s roughly $8,000 – $24,000.
3. Closing costs – These are fees due at the closing table separate from your down payment. In Washington they typically run about 2 % to 5 % of the purchase price depending on lender fees, title/escrow charges, prepaid taxes, and insurance. On an $800,000 home, that can be ~$16,000 – $40,000.
4. Reserves and prepaids – Lenders often ask buyers to have a cash buffer (reserves) of 2-6 months of principal, interest, taxes, and insurance (PITI) remaining after closing. Plus prepaid items like property tax and homeowners insurance can add another few thousand dollars.
Bottom line: On a typical Seattle home today, a conservative estimate of cash you’ll need ready early in the process might look like:
• Earnest Money: $8,000 – $24,000
• Down Payment: $24,000 – $160,000 (depending on loan type)
• Closing Costs: $16,000 – $40,000
• Reserves/Prepaids: Several thousand more
So even with a low down payment program, having $50,000 – $100,000+ ready (and more if you’re putting 20 % down) is common in this market. The exact number varies based on price, loan program, and lender requirements — so getting a Loan Estimate early from a lender will give you a clear picture for your exact situation.
A: From start to finish, most Seattle-area home purchases take 30–60 days, depending on where you are in the process.
Here’s how it usually breaks down:
1. Pre-approval:
1–7 days. A good lender can turn this around quickly.
2. Home search:
This varies wildly. Some buyers find a home in a weekend. Others take 2–3 months. In competitive neighborhoods like Beacon Hill or Seward Park, timing can move fast once the right home hits.
3. Offer to closing:
In Washington (NWMLS forms), a typical closing timeline is 30 days from mutual acceptance. Sometimes 21 days is possible. Occasionally 45 days if needed.
Inspection period:
Usually 5–10 days after mutual acceptance.
Appraisal + loan underwriting:
Happens during escrow and must be completed before closing.
If you’re well prepared and decisive, you can realistically go from “just thinking about it” to keys in hand in about 45 days. If you’re still exploring and refining your criteria, plan for 2–3 months.
A: Earnest money is a “good faith” deposit you submit when you make an offer on a home. In Washington, it’s typically 1%–3% of the purchase price, though it can be higher in competitive situations.
For example, on an $800,000 home, earnest money might be:
1% = $8,000
2% = $16,000
3% = $24,000
In most Seattle-area transactions, the earnest money is due within 1–3 days after mutual acceptance (when both buyer and seller sign the contract). It’s held by escrow or the listing brokerage, not the seller directly. It needs to be readily available and as good as cash. If it's caught up in stocks or other places, you'll want to get the transfer started asap.
The good news: earnest money is credited toward your down payment and closing costs at closing. It’s not extra money — it’s part of your total cash to close.
Is it refundable?
It depends on your contingencies.
In Washington, buyers commonly include:
If you terminate the contract within the timelines allowed by those contingencies, your earnest money is typically refundable. If you back out without a valid contractual reason, you risk losing it.
Bottom line: earnest money shows you’re serious — but it should always be structured carefully.
A: Technically, no. Practically, it’s risky.
Washington is a highly structured, contract-heavy state. The NWMLS forms are detailed and time-sensitive, and deadlines matter. Missing a contingency timeline can cost you your earnest money.
A buyer’s agent typically helps with:
Market analysis and pricing strategy
Writing and structuring competitive offers
Managing inspection negotiations
Navigating appraisal issues
Tracking contingency deadlines
Coordinating escrow and lender communication
In competitive Seattle markets, strategy matters. How you structure earnest money, timelines, and contingencies can make or break your offer.
Also important: in most transactions, buyer representation is built into the listing agreement compensation structure — though post-2024 changes, it’s essential to clarify how your agent is compensated upfront.
Can you buy without an agent? Yes.
Should you, especially in a fast-moving, high-price market like Seattle? In my opinion, that’s a lot of legal and financial exposure to take on alone.
A: Yes. In many cases, winter is one of the most strategic times to buy in Seattle.
Here’s why:
1. Less competition
Spring is peak frenzy. Winter typically brings fewer buyers actively shopping, which can mean fewer multiple-offer situations.
2. More negotiating power
Sellers listing in December–February are often motivated. They may be relocating, managing an estate, or ready to move on. That can translate into stronger negotiation leverage.
3. Serious sellers only
Homes on the market during winter aren’t “testing the waters.” They’re ready to transact.
4. You see the house at its worst
Seattle rain, gray skies, and shorter days reveal how the home handles drainage, natural light, and heating. If it feels good in January, it’ll feel great in July.
Inventory is typically lower in winter, yes. But so is competition. For decisive buyers, winter can be quieter and more strategic than spring.
A: Timing interest rates perfectly is nearly impossible.
As of 2026, rates remain higher than the ultra-low pandemic years but below historic long-term averages from the 1980s and 1990s. What matters more than chasing the perfect rate is your overall strategy.
Here’s the reality:
If rates drop significantly:
Buyer demand increases
Competition increases
Prices often rise
Lower rates can mean paying more for the same home.
If you buy now at a higher rate:
You face less competition
You may negotiate better terms
You can refinance later if rates improve
This is often called “marry the house, date the rate.”
The real question isn’t “Where are rates going?”
It’s “Are you financially ready, and does buying align with your life timeline?”
If the payment works comfortably for you today, you can control your purchase price. You can’t control the market.
A: Preparing your home for sale in Seattle is about two things: presentation and risk reduction.
Here’s what typically moves the needle:
1. Declutter and depersonalize
Buyers need to picture themselves in the space. Remove excess furniture, clear countertops, thin out closets (yes, buyers open them), and store personal photos.
2. Pre-inspection (in many cases)
In competitive Seattle neighborhoods, sellers often provide a pre-inspection report. It reduces buyer uncertainty and can lead to stronger, cleaner offers. It also gives you a chance to address issues before they become negotiation leverage.
3. Strategic staging
Seattle buyers are visual and design-aware. Staging helps define spaces, improve flow, and elevate photography. Online presentation is everything.
4. Landscaping and curb appeal
Fresh mulch, trimmed hedges, pressure washing, and a tidy entry go a long way. First impressions happen in 8 seconds.
5. Hire an excellent Listing Agent like me!
I'll guide you through the process, help you prep your home along with a ton of other services. See my Sellers Guide for a complete list of services and processes!
The goal isn’t perfection. It’s making the home feel well cared for, move-in ready, and emotionally appealing from the first click.
A: In most cases, yes — especially in mid-range and luxury price points.
Seattle buyers shop online first. Professional photography + staging dramatically improve how your home shows in search results and on social media.
Staged homes typically:
Photograph better
Feel larger and brighter
Define awkward spaces
Sell faster
Often command stronger offers
Vacant homes can feel cold and smaller than they are. Over-furnished homes feel cramped.
In my experience, staging is less about “decorating” and more about positioning. It’s marketing. And in a competitive market, marketing drives price.
Are there exceptions?
Yes. If the home is beautifully designed and lightly furnished already, partial staging may be enough.
But skipping staging to “save money” can cost far more in reduced buyer interest.
A: Focus on repairs that remove buyer objections and improve perceived condition.
High ROI improvements:
Interior paint (neutral, fresh)
Minor drywall repair
Replacing or stretching worn carpet
Updating dated light fixtures
Servicing HVAC
Fixing leaky faucets or visible deferred maintenance
Cleaning moss from roof (Seattle classic)
These signal that the home is well maintained.
Lower ROI upgrades (usually not worth it before selling):
Full kitchen remodel
Full bathroom remodel
Major custom upgrades
High-end landscaping overhaul
You rarely recoup full remodel costs when selling unless the home truly requires it to compete.
The rule of thumb:
Fix what’s broken. Refresh what’s tired. Don’t over-improve for the neighborhood.
A: It depends on price point, condition, and neighborhood — but here’s a realistic framework.
Prep phase:
2–4 weeks (cleaning, repairs, staging, photography, marketing setup)
On market:
In strong neighborhoods and properly priced homes, offers often come within the first 7–10 days.
In slower price tiers or unique properties, it may take 2–4 weeks or longer.
Escrow (after mutual acceptance):
Typically 21–30 days in Washington.
From decision to list to closing, most Seattle sellers should plan for 45–75 days total.
Luxury homes or highly specific properties can take longer. Homes priced strategically and presented well often move quickly.
Pricing and preparation are what control timeline more than market headlines.
A: Washington State does not legally require sellers to complete inspections before listing. However, in the Seattle market, pre-inspections are very common.
Buyers typically conduct:
General home inspection
Covers roof, foundation, systems, structure, and overall condition.
Sewer scope (very common in Seattle)
Especially for older homes. Sewer repairs can be costly, and buyers want clarity.
Oil tank scan
If the home was built before the mid-1960s, underground oil tanks are a concern. A scan can confirm whether one exists.
Some sellers choose to complete these inspections before listing and provide reports to buyers. This can:
Reduce uncertainty
Strengthen offers
Shorten contingency timelines
Prevent renegotiation surprises
While not required, proactive inspections often create smoother transactions.
A: Washington State building codes generally define a legal bedroom based on safety and habitability standards. I'm not an expert in this you'll want to verify with local building code or a qualified professional.
While specific city codes may vary slightly (for example, Renton has clear criteria), most jurisdictions require:
1. Minimum size
Typically at least 70 square feet, with minimum width requirements.
2. Egress
A window or door large enough for emergency escape and rescue. The window must meet specific size and height requirements.
3. Ceiling height
Usually at least 7 feet for most of the room.
4. Heat source
Permanent heating system (not just a space heater).
Closets are commonly expected but are not always legally required under building code — though appraisers and buyers may expect one.
Why this matters:
Mislabeling rooms can create appraisal issues, buyer confusion, or even legal exposure. Especially in daylight basements or converted spaces, confirming legal egress is important.
When in doubt, verify with local building code or a qualified professional.
A: It depends on lifestyle, budget, and long-term goals.
Condos typically offer lower purchase prices and less maintenance. HOA dues cover exterior maintenance and shared amenities, which can simplify ownership.
Single-family homes offer more privacy, no HOA in many cases, land ownership, and greater control over renovations.
If you value low maintenance and walkability, a condo may make sense. If you want space, a yard, or long-term flexibility, single-family is often the better fit.
A: Condos can be a great option for first-time buyers or downsizers — but reviewing the HOA financials and reserve study is critical before buying.
Pros:
Lower entry price in many Seattle neighborhoods
Exterior maintenance handled by HOA
Amenities (gyms, rooftop decks, parking)
Often located in walkable areas
Cons:
Monthly HOA dues
HOA rules and restrictions
Less privacy
Shared walls
A: In Seattle, lot value is often a significant part of overall appreciation.
Single-family homes offer:
Land ownership
No shared walls
More renovation flexibility
Greater privacy
Potential for long-term appreciation tied to land value
They also typically come with more maintenance responsibility — roof, yard, systems — which should be factored into budgeting.
A: Not necessarily better — just different.
New construction pros:
Modern layouts and finishes
Energy efficiency
Builder warranties
Lower maintenance initially
Resale pros:
Established neighborhoods and landscaping
Often larger lot sizes
Potentially more character
Sometimes more room to negotiate price
New homes may carry a premium upfront. Resale homes sometimes offer stronger value depending on condition and location.
A: Yes, and they’re often overlooked.
With new construction, buyers may pay for:
Upgrades and finish packages
Landscaping
Window coverings
HOA startup dues
Construction phase delays
Base price is rarely the final price. It’s important to understand what’s included versus optional before committing.
A: Historically, single-family homes tend to appreciate strongly because of land value and limited supply. However, appreciation depends heavily on:
Location
Market cycle
Condition
School district
Transit access
Condos can appreciate well in high-demand, walkable neighborhoods. New construction may see slower short-term appreciation if purchased at peak pricing, but can perform well long-term depending on area growth.
There isn’t one “best” choice — the right move is the one that aligns with your financial strategy and lifestyle needs.
A: For many retirees, yes — especially if being near children and grandchildren is the priority.
Seattle offers:
Excellent healthcare systems
Walkable neighborhoods
Access to parks and water
Strong public transit options
Active senior communities
The bigger question is lifestyle fit. Some retirees want urban energy. Others prefer quieter pockets like West Seattle, Seward Park, or parts of Northeast Seattle. The right neighborhood makes all the difference.
A: It depends on whether they want walkability, views, or quieter streets.
Common favorites include:
West Seattle for a relaxed, coastal feel
Seward Park for residential calm and lake access
Beacon Hill for proximity to downtown and light rail
Columbia City for walkable restaurants and community vibe
If grandkids live nearby, being within 10–15 minutes often matters more than being in the “trendiest” zip code.
A: Many retirees choose condos for simplicity.
Condos offer:
Exterior maintenance handled by HOA
Elevator access (important long-term)
Less yard work
Lock-and-leave flexibility for travel
Single-family homes offer:
More privacy
Space for visiting grandkids
No HOA restrictions
If aging in place is a goal, look carefully at stairs, bathroom layout, and long-term accessibility.
A: Seattle is a high-cost market, so planning matters.
Retired buyers should consider:
Property taxes
HOA dues (if condo)
Long-term maintenance
Healthcare access
Fixed income sustainability
If they’re selling a longtime home in another state, understanding capital gains implications and Washington property taxes is important.
This is where having a financial advisor looped in helps.
A: Seattle proper has limited traditional 55+ communities compared to suburban areas. However, there are senior-focused condo buildings and active adult communities in surrounding areas like Shoreline, Renton, and the Eastside.
Many retirees in Seattle choose mixed-age neighborhoods near their families rather than age-restricted housing.
A: Plan for 60–90 days from decision to move to closing.
If they’re selling a home out of state, coordinating timelines is key. If you'd like recommendations on agents to sell your home, reach out to me. Bridge financing, rent-backs, or temporary housing may help smooth transitions.
Starting early allows time to:
Evaluate neighborhoods
Visit in different seasons
Explore healthcare options
Coordinate movers and estate downsizing
Relocating later in life isn’t just a real estate decision — it’s a lifestyle shift.
A: South Seattle generally refers to the area south of I-90 and south of downtown, including neighborhoods like Columbia City, Mount Baker, Beacon Hill, Rainier Beach, and Brighton. It also ties into the broader Rainier Valley and Seward Park areas. Each has its own character — from historic districts to transit-oriented walkable hubs — so buyers and sellers should explore a few to see what fits their lifestyle.
A: South Seattle blends residential calm with city-adjacent access. You’ll find eclectic dining, local shops, parks like Genesee Park and Jefferson Park, and plenty of cultural diversity. Transit access is strong thanks to Link Light Rail stations in Columbia City and Othello, making commuting and nightlife easy without needing to rely on cars.
A: Generally, yes. South Seattle offers relative value compared to core urban neighborhoods like Capitol Hill, Queen Anne, or Ballard. Because this area includes a mix of mid-century and post-war homes along with newer townhomes, buyers often find more square footage or yard space for the money here while still being minutes from downtown.
A: Absolutely — many people choose South Seattle for its parks, walkability, and community vibe. There are several neighborhood-oriented public schools, plenty of green spaces, and family-friendly amenities. Schools vary block by block, though, so it’s worth diving into specific school ratings and community feedback when you’re evaluating homes.
A: South Seattle benefits from the Link Light Rail, especially at Columbia City and Othello stations, giving residents easy access to downtown, Capitol Hill, and the airport without sitting in traffic. Bus service is also widespread, making it easier to get around town even if you don’t drive.
A: Expect a diverse range of housing types — from traditional single-family homes built mid-20th century, to newer infill townhomes and condos. Architectural styles vary, and lot sizes tend to be larger than in the urban core. Because of this mix, there’s something for a range of budgets and lifestyle preferences, but it’s still smart to compare comps and trends neighborhood-by-neighborhood.
A: West Seattle blends coastal, small-town charm with city accessibility. You get Alki Beach and waterfront parks, lush trails and big views of Puget Sound plus a vibrant local culture with independent shops and restaurants around The Junction. It feels laid-back and community-oriented while still being just a short hop across the West Seattle Bridge from downtown Seattle.
A: West Seattle isn’t one homogeneous place — it’s a collection of distinct areas.
Alki: Beachfront vibes, views and activity.
Admiral & The Junction: Walkable hubs with shops and dining.
Fauntleroy: Residential, calm, close to ferry access.
Delridge & High Point: More mixed in housing styles and growth.
Each has its own character so buyers can match lifestyle priorities (beach, view, transit, single-family feel).
A: Most people drive over the West Seattle Bridge or take RapidRide buses. Commutes can vary with peak traffic, but from many parts of West Seattle you’re roughly 15–30 minutes to downtown by car. There’s also the West Seattle Water Taxi — a scenic alternative — and transit options that help reduce driving stress for some buyers.
A: West Seattle’s housing market is diverse. You’ll find everything from historic bungalows and mid-century homes to newer condos and townhomes. While prices have risen citywide, West Seattle often offers relative value and variety, especially when compared to highly dense core neighborhoods, with options for families and first-time buyers alike.
A: Yes. West Seattle’s parks, beaches, community events and local schools appeal to families. Outdoor access — from Lincoln Park’s trails and beach to Alki’s promenade — means there’s always space for kids to run, play and explore. Plus, neighborhood gathering spots and community markets help foster a supportive feel.
A: Residents often cite the outdoor lifestyle, local culture and relaxed feel as big draws. Favorite highlights include Alki Beach walks, Lincoln Park trails and pools, local cafes and boutiques in The Junction, plus community events and farmers markets. For anyone who values access to nature without giving up neighborhood vibe and amenities, West Seattle hits that sweet spot.