Pierce County Housing ReportsTacoma May 8, 2015

Stunning Mid Century Modern Home With Puget Sound View and Inground Pool

7611 Terrace Dr, Tacoma

The Essentials: 

2,430 Sq. Ft. 

18,900 Sq. Ft. Lot 

4 Bedrooms / 2 Bathrooms 

Heated In-ground Pool 

Built in 1962 by Robert Price 

Puget Sound View 

Offered for $535,000

click here to view the listing


Imagine the stunning presence of this mid century modern home as it was completed in 1962 while the World Fair came to Seattle. Designed by Robert Price, a Tacoma native, it is an island of tranquility rarely found in the city. 

Enter into the light filled foyer. Up stairs you will find fabulous living spaces with breathtaking views of the Tacoma Narrows waterway, vine maple and the evergreen forest beyond. 

"The sense of being out in the great northwest, surrounded by trees, Puget Sound, mountains and nature, while sitting in the warmth and comfort of a great house … there is nothing better than spending time in a spectacular example of northwest modernism." – R. Johnston

Gaze out to the Tacoma Narrows waterway and watch the weather roll in.  Enjoy breathtaking sunsets from the large Western exposure deck. Feel as though you are in the trees from this secluded perch. 

Continue into the dining room with a period built in buffet still intact. Open the sliding doors and let the outdoors in. 

The large kitchen is bathed in natural light and offers more stunning views. If you're taking a night off as chef you can easily drop down to Steamers  for some of their famous fish & chips, Boathouse 19 to take in a great view of the Tacoma Narrows Bridge, or head over to Narrows Brewing Company to enjoy one of their craft brews! 

The spacious master suite is open to the foyer, but could easily be enclosed to have a seperate den / office where the beam is shown, and a fully enclosed master bedroom. The possibilities are endless in this spectacular home. 

The lower level has 3 additional bedrooms and a full bathroom, perfect for your guests to cleanup after taking a dip in the heated in-ground pool. Take your vacation at home! 

The lower level family room also has a wood burning fireplace to keep you cozy. Enjoy a crackling fire during the sometimes dreary winter days. No matter the weather this home is a wonderful place to relax and enjoy nature. 

Attached carport to keep the collectable out of the rain; neatly tuck waste bins and yard equipment away in the closets. 

Ready to claim this unique property steeped in Tacoma's history as yours?


Click here to schedule a showing




Listing BlogsPierce County Housing ReportsTacoma April 14, 2015

Secluded Tacoma Narrows View Condo



3016 N Narrows Dr #213, Tacoma 

The Essentials:

1,860 sq. ft. 

Open to large, private terrace

2 Bedrooms / 1.75 Bathrooms

1 Car Garage with Storage 

Offered for $425,000

click here to view the listing


Beautiful unobstructed views of the Puget Sound, Tacoma Narrows Bridge, Gig Harbor, and Salmon Beach greet you in this spacious 1,860 sq. ft. 2 bedroom Gold Creek Condominium located in the West Slope / Narrows neighborhood of Tacoma. Minutes away from ammenities such as Starbucks, Antique Sandwich Co., Point Defiance Park, and Proctor District


The generous living room has sweeping views and a wood burning fireplace. Continue through the glass slider out onto the patio which is perfect for dining alfresco. This unit is unique in that it is open to a private terrace. 



"The condominium has the spaciousness of a house surrounded by lovely landscaping without the responsibility of mowing and pruning. It's a daily wonder to live with beautiful light and spectacular view that seems all your own."

Current Homeowner 


The kitchen has been updated with stainless steel appliances, and solid surface countertops. Enjoy views of Gig Harbor from the breakfast nook. Watch the sunset over the Narrows in the evening.


The master suite is tranquil and has an attached full bathroom.



The second bedroom has impressive built ins and is currently being used as a media room. 


The Gold Creek Condominiums have a variety of amenities to suit your needs. There is a landscaped, fenced pet area, no need to leave home to let your pets play! 


The clubhouse is an excellent place to entertain guests and for larger gatherings. 

The gorgeous pool and pool deck are ready to be enjoyed all summer! There is even a sauna. 

Who needs a gym membership with a well equipped gym on site! 

Be at ease when you are away with a 24 hour onsite security guard. 



Ready to make Gold Creek Condominiums your home? 


Click here to schedule a showing

Listing BlogsPierce County Housing ReportsTacoma April 9, 2015

Ruston Commencement Bay View Home


5220 N 49th St, Ruston

The Essentials: 

1,930 Sq. Ft. 

9,675 Sq. Ft. Lot 

​Built in 1995

3 Bedrooms / 2.5 Bathrooms

2 Car Detached Garage 

Offered for $429,900

click here to view the listing 

Nested in charming Ruston this 3 bedroom, 2.5 bathroom home was built in 1995 and has all of the modern conveniences without the worries of an older home. 

The light and bright living room is a wonderful gathering space with a gas fireplace to keep you cozy. 

Continue into the remodeled kitchen with gleaming hardwood floors, slab granite countertops, and stainless steel appliances. 

The open floor plan is ideal for entertaining. Dine alfresco on the patio which is easily accessed from the sliding glass door. If you're taking the night off as chef there is a plethora of restaurants within minutes such as Don's Ruston Market and Deli, Antique Sandwich Co., and Tatanka Take-Out. Venture a bit further to the waterfront, which is easily within walking distance, and enjoy some of Tacoma's finest dining and outstanding views of Mt. Rainier, the Olympic Mountains, the Port of Tacoma, and Browns Point.  

Upstairs you will find 3 spacious bedrooms and 2 full bathrooms. The master suite tranquil and offers a view of Commencement Bay from the window seat. There is also an attached 5 piece bathroom and walk in closet. 

Serenity await there is even a view from the soaking tub! 

The backyard is fully landscaped with a patio and cabana! 

Bring your tiki torches and pull up a stool, the cabana currently houses toys, but the possibilities are endless … 

There is also a detached 2 car garage which is great for storing cars, bikes, a boat … With Point Defiance Park just down the road you can cruise around the 5 Mile Drive on foot or bike, or drop anchor in Commencement Bay after launching your boat at the Point Defiance Marina

The current homeowner sums it up perfectly; 

"We will miss the warm, inviting feeling of the living space as well as the access we have to the waterfront and Point Defiance. It has also been a great home and neighborhood with great neighbors". 


Ready to make the move to Ruston? 


Click here to schedule a showing


Listing BlogsPierce County Housing Reportsuniversity place March 13, 2015

Turnkey 3 Bedroom Rambler in University Place School District!

7617 33rd St W, University Place

The Essentials: 

1,388 Sq. Ft. 

7,015 Sq. Ft. Lot

3 Bedrooms, 1 Bathroom

Fully Fenced Private Yard 

Offered for $220,000

click here to view the listing


"We take a lot of pride in this home and we made so many wonderful memories. We hope the next owners fall in love with it the way we did." Andy P., current homeowner 

Warm mid tone hardwood floors greet you upon entering the open concept University Place home within the University Place School District. The large front window bathes the dining room in soft natural light. 

The dining room flows effortlessly into the living room. The certified woodstove has a beautiful slate tile surround and will keep you cozy all year round. Head South on Bridgeport to the University Place Library to pick up the latest from the New York Times Best Seller list to curl up with in front of the fireplace. You could even walk there; it's less than a 1/2 mile away. 

Through the French doors you will find a spacious bonus room. This flex space could be the perfect media room, playroom, study, or…? The possibilities are endless. 

Crisp white cabinets keep the kitchen light and bright. Gorgeous granite tile counters add elegance. Peer out the kitchen window while cleaning up to see what's happening in the private backyard, or keep an eye on the living and dining room activities through the pass through while preparing meals. One of the things the current homeowner will miss most about this updated home is, "The open layout of the home allowed for growing a family and hosting gatherings."

With it's ultra convenient location grocery shopping is a breeze. Trader Joes, Safeway, and Albertsons are all less than a mile away. If you're looking for a specialty grocer Harbor Greens Market is a few blocks away and the highly anticipated construction of Whole Foods is underway! Or, take a night off as chef and enjoy a margarita and street tacos at El Toro, a local favorite. Head towards the water on South 19th St and sit on the deck of Boathouse 19 overlooking the Tacoma Narrows Bridge and watch the sunset into the Puget Sound. 

The large laundry room provides ample additional storage and a utility sink that is great for cleaning up after working in the garden!  

The level, fully fenced, and private, backyard with mature landscaping provides a lovely retreat while never leaving your backyard. BBQ under the covered patio no matter the weather! Spill out into the yard and enjoy a game of bocce ball or yard bowling. 

The landscaped backyard awaits your green thumb! Storage shed for your garden tools and raised beds to grow your own fresh fruit and vegetables. Willow Tree Garden and Interiors has endless options for adding new plants to the landscaping or finding that perfect gift you have been searching for. 


This Turnkey University Place home won't last long with it's open layout, landscaped fully fenced yard, and convenient location. 


Click here to schedule a showing


Learn more about University Place by watching the video below 



Pierce County Housing ReportsTacoma January 15, 2015

U.S. Foreclosure Filings Down 18% from 2013 level

In 2014 the U.S. foreclosure filings dropped to 1 out of 118 housing units. This is the lowest it has been since 2006. Read more here. Curious how this affects Pierce County Housing? Call or email me to find out! 

Listing BlogsPierce County Housing Reports September 18, 2014

Post Summer 2014 Pierce County Housing Report





Evidence of Slowing Appreciation and Reversion to Normalcy.
Also, how King County's trending may soon affect our local market.


Markets Continually Seek Balance  The Pierce County Housing market as measured by August 2014 numbers gives us a clear indication it is efficiently balancing and allowing home buyers and sellers to participate with predictable results.


Inventory – UP +11%

Closings – Down -02%

Pending Sales – UP +21%

Months of Inventory – UP last year +3.2 this year + 3.6

Median Price – UP +5%

With inventory at 4,282 units it is the highest it has been all year. In fact it was December 2011 since we had that many homes for sale in Pierce County.  At that time we were steadily coming off the crazy high level of inventory that was the result of the housing crisis which peaked in August of 2007 at 9,022 units for sale. So how much inventory should we have?  To have a balanced market, we need 3-5 months worth of inventory.  In the last 14 years, which includes pre and post bubble markets, Pierce County has sold an average of 11,766 homes per year. Using that average we have 4.4 months inventory. Pendings are up 21% as we close out the summer so we may exceed 12,000 units with a strong finish in 2014. 

The peak of the Pierce County price index was 7 years ago!  It has taken a long time to work through the huge impact of the housing market spinning out of control.  Prices fell consistently for 5 years until reaching bottom in February 2012 and as of this month we are 39% up from that low! We've seen peak inventory levels as mentioned above when we had as much as 12 months worth on inventory and we've seen shortages like in March of 2013 with only 2,800 units for sale.  It is refreshing to be at or near a normal inventory level!

Our recovery experience is comparable to other parts of the country.  This CoreLogic map shows the State of Washington still 10.8% below it's peak market levels compared to other parts of the country that are either fully recovered or, like hard hit Nevada, still down over 37%. Ouch!  It's always a good idea to break the numbers down to more localized evaluation and in this case I can tell you Pierce County is still 18% below the peak.  What's interesting is Pierce County is at the same price level as June of 2005 while King County is at June 2006.  With King County that much closer to the all time high, doesn't it seem logical that more of those buyers will be exploring Pierce County?

The road ahead.  The Home Price Expectation Survey is a nationwide panel of over 100 economists, real estate experts, and investment or market strategists. I like this report because it is not the opinion of just one market expert, but a cumulative average of over 100 experts. Their 3rd quarter report is out and the graph is posted here.  If Pierce County continues to generally follow the pattern of the rest of the country we will see cumulative appreciation of over 18% by the end of year 2018.  This would put the Pierce County median price at about $280,000. 

If you're a buyer in this market you can make your purchase decision with confidence  that you're making a good long term investment.  If you're a seller it is nice to know there is a balanced market with predictable fundamentals  and a pool of buyers you can strike a deal with!

Pierce County Housing Reports May 12, 2014

Pierce County Real Estate continues to lag behind King County

The Pierce County real estate market continues to lag behind King County, but there is light at the end of the tunnel and values are approaching 2004 – 2005 levels. For more details see the full article that was on yesterday's front page of the News Tribune. 

Thousands in Pierce County trapped in underwater mortgages

Read more here: http://www.thenewstribune.com/2014/05/11/3189519/many-in-pierce-county-are-trapped.html#storylink=cpy


Pierce County Housing Reports April 23, 2014

Spring 2014 Pierce County Housing Report


Normalization continues, look who's buying and selling! 
And where are rates headed?


The Pierce County Housing Market as measured by April 2014 numbers looks pretty benign and one might be tempted to believe the national headlines that the market is slowing down.  Not so fast!  Here are the numbers followed by a look inside the data that might surprise you!

Inventory – UP +17%

Closings – Down -7%

Pending Sales – UP +4%

Months of Inventory – UP last year 3 this year 3.7

Median Price – UP 13%

The stats above  are not too impressive, maybe indicating the Pierce County Housing Market is neutral, and in a sideways crawl.  To be honest I thought the same at first, and that is why I didn't check in with my report last month (My apologies to the 4 of you that missed it!  lol!).  Sometimes the real story is inside the numbers.


Normalization of the Pierce County Housing Market is evident. With falling distressed sale transactions and a substantial increase in upper end price ranges. This tells the story of the return of repeat sellers willing to resume participation in the market. Take a look at the breakdown of Pierce County sales by price range and what jumps out is the spike on the $350,000 to $500,000 price range.  

Although the overall numbers are not showing the big year over year gains we watched for most of last year, we can safely observe the market is more balanced and not just fueled by first time buyers and investors. Look below at how the makeup of sales is trending as measured by April numbers.

No Surprise – Rates will be going up – but when? By the end of 2015 Fannie Mae projects mortgage rates will be 5% while Freddie Mac's projection is 5.7% and Mortgage Bankers Association is 5.3%.  The consensus is unanimous as to the direction of rates, the question is when.  If Freddie Mac is correct with their projections the graph below is what we can expect.

You've heard it before – "Even a rate in the 5's is great when compared to historical levels" While this is true, I found the chart below helpful in providing perspective.  It shows that rates affect the "cost" of housing.  Significant shifts in how much a monthly payment costs a homeowner can happen with a swing in rates.

Possibly the greatest buying opportunity of a generation that was created by the Great Recession will be something we all talk about in the future. How soon that day comes is yet to be determined but it is clear we are still in a great window of opportunity. 

Despite recent gains, Pierce County still remains 21% below the peak median price, couple that with rates in the 4's one can say that both the Price and the Cost of a new home are very attractive!