Puget Sound Real Estate and Community Blog

The Maple Hills neighborhood in Renton lives up to the grandeur its name implies, with sweeping views of Mount Rainier, close proximity to Lakes McDonald and Kathleen, numerous hiking and biking trails around the edge of the neighborhood and membership access to the Maple Hills Community Park and Pool.

Maple Hills is located between Renton, Maple Valley and Issaquah. I-405, I-90 and HWY 169 are all easy to get to, so it is a nice central location from which to get around.
The neighborhood consists of about 400 homes. Many residents choose Maple Hills because they have discovered that by moving a little farther south on the Eastside they could get a bigger and newer house for their money.

According to Estately.com, the 133 homes for sale in East Renton Highlands which is home to Maple Hills Estates have an average price of $551,467. The average home is 2,897 square feet, has 3.8 bedrooms, and 2.6 bathrooms. The typical home for sale in East Renton Highlands was built in 1992, which is a little newer than the typical home for sale in Washington.
Located in the center of the vibrant neighborhood, Maple Hills Elementary School’s volunteers include parents, community members, retirees, middle and high school students some of whom are “alumni”. Each year, in classrooms, the library, and throughout the school, 10,000 to 12,000 hours are donated to benefit the students.

The PTA supports the school in a wide variety of ways and with unending dedication and enthusiasm. The PTA has earned the 100% Membership award, the State PTA Standards of Excellence Award and the National Honor Unit Award.

The Maple Hills Park just north of Maple Hills Elementary School is a major asset to the neighborhood and a gathering place for many Maple Hills residents.

With a large play area, two tennis courts, basketball courts, horseshoe pits, barbeque pits, ample parking and a swimming pool, it is a popular destination. Summer at Maple Hills Park is full of activities such as movie nights, social feeds and the 4th of July Neighborhood Parade, 5K Run and Fireworks. The park also hosts sporting events for soccer, football and baseball leagues. The community pool offers swimming lessons and sponsors the Maple Hills Marlins, a competitive swim team.

The homeowners association, which meets monthly, can be found online at http://sites.google.com/site/maplehillsorgsite/.  Association Dues are less than $300 per year.

To learn more about home homes for sale in Maple Hills, visit http://www.davidjedwards.com/34057.asp.

Best Regards,

David J Edwards
Real Estate Agent & REALTOR
The David J Edwards Team
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
Fax: 425-902-1899
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards..com/real-estate-blog.asp
Mobile Site: http://davidjedwards.mofuse.mobi
Community Reports: http://www.topmarketer.net/CSR/CSReport.aspx?CV4GU5KAYOEF
View This Week’s Market Conditions Around Your Home: http://www.homeinsight.com/Widget/default.asp?BFBMVVHW4HZT

The David J Edwards Team specializes in Residential Real Estate for buyers and sellers.

The ability to teach students at current schools and the nearly $2 million in annual operating costs, were cited as reasons for postponement.

June 10, 2009 — Renton School Board members voted at tonight’s meeting to delay the opening of Honey Dew Elementary School for another school year. Board members were presented a plan by the district to continue to house students at existing schools. The presentation also emphasized that the cost to open and manage a new elementary school could be as much as $2 million per year; money the district would have to find in its current operating budget, even as the budget was reduced for next school year by $5.3 million. Board members will again review the use of the school sometime in the coming school year for the 2010-2011 school year.

Honey Dew, located at 800 Union Ave NE, Renton, has not been used as a neighborhood school for the past 10 years as it housed students from other district elementary schools as those schools were rebuilt. Thanks to voter support, all of the district’s 13 elementary schools have been completely rebuilt.

Student enrollment throughout the district remains stable at about 13,700 students. The district welcomes about 100 new students each school year.
Although some neighboring schools are nearing capacity, district numbers show that students who would attend Honey Dew can continue to receive quality instruction at other local elementary schools, located within about a one-and-a-half mile radius of Honey Dew.

Honey Dew Elementary is currently undergoing modernization to meet the needs of a 21st century school. The work is part of a bond measure approved by voters in 2003. The construction project is on time and on budget. Many elements of the existing building will be reused to be environmentally friendly.

Improvements to the fields at Honey Dew also continue. The new fields, which are widely used by neighborhood and community sports teams, will be ready by the summer of 2010, and will include: a new baseball field with dugout and bleachers, 2 softball fields with backstops and 2 soccer fields. The field will also benefit from replacement of the sod and infield dirt mix; raising of the field and improved drainage to keep water from standing on the surface; and, installation of an irrigation system.

The district held true to its promise not to increase tax rates with the approval of the bond and levy measures to renovate Honey Dew, add a classroom wing at Hazen High School, and many other classroom and field improvements throughout the district. The district’s tax rate remains among the lowest in the region.

David J Edwards
Real Estate Agent & REALTOR
The David J Edwards Team
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
Fax: 425-902-1899
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/real-estate-blog.asp
Mobile Site: http://davidjedwards.mofuse.mobi
Community Reports: http://www.topmarketer.net/CSR/CSReport.aspx?CV4GU5KAYOEF
View This Week’s Market Conditions Around Your Home: http://www.homeinsight.com/Widget/default.asp?BFBMVVHW4HZT

The David J Edwards Team specializes in Residential Real Estate for buyers and sellers.

Open House Sunday January 25th from 1:00 PM to 4:00 PM
19117 SE 43rd St Issaquah, WA 98027

Price: 674,950
Bedrooms: 4
Bathrooms: 2.5
Square Feet: 2,440
Lot Size: 8784 Square Feet
Year Built: 1982
MLS: 28183038

Boasting waterfront beach rights & 4 large bedrooms; this home has it all! This
elegant property sits on a quiet street in an established neighborhood. It’s
been upgraded with custom paint, a wine refrigerator & a barbecue gas line on a
patio overlooking a large fully landscaped private yard. There is a
gas-ignited-wood-burning fireplace in the family room & a steam shower in the
master suite. You’ll love the new carpet, granite counter, surround sound,
access to freeways & Issaquah schools.

Property Website: http://www.davidjedwards.com/30163.asp
Virtual Tour: http://www.flyinside.com/tour.php?id=30163

Directions: From I-90, Take Exit 13, Take the ramp toward W. Lake Sammamish PKWY
SE, Turn RIGHT on W LK Sammamish, Left on 188th Ave, Right on SE 42nd PL, 42nd
PL becomes 191st, 191st becomes SE 43rd St.

If you can’t make it to the open house but would still like to preview this
home, please contact me to arrange for a private showing.

Best Regards!

David Edwards
REALTOR®
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/real-estate-blog.asp
David J Edwards is a full time real estate agent and REALTOR® with Keller
Williams Realty specializing in Residential Real Estate for buyers and sellers
in King County Washington.

20623 SE 198th Street, Renton, WA, 98058

Price: $789,000
Bedrooms: 4
Bathrooms: 3.25
Year Built: 1985
Square Feet: 4,330
MLS: 29002082

This beautiful four bedroom home sits on five acres of fenced land complete with mature landscaping, a large stand alone shop and a separate stable. The home has undergone $50,000 in renovations and benefits from a new roof as well as fresh paint and new flooring throughout. Boasting a kitchen with double ovens as well as a formal living room, family room, loft, den, recreation room and billiards room, this home provides functional space for every need.

For More Information Visit: http://www.davidjedwards.com/31406.asp
Virtual Tour: http://www.flyinside.com/tour.php?id=31406

Driving Directions: SE Renton Maple Valley Rd/WA 169. Turn Right onto 196th Ave SE. Turn Left onto SE 192nd St. Turn Right onto 208th Ave SE. Turn Right onto SE 198th St. End at 20623.

If you would like to preview this home, please contact me to arrange for a private showing.

Best Regards!

David Edwards
REALTOR®
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp
David J Edwards is a full time real estate agent and REALTOR® with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers.

These numbers are based on a three month historical analysis that compares this week with last week.

MLS Area 500 (Newcastle, Bellevue South of I-90 & Issaquah South of I-90)
Single Family Homes
Average Days on Market: 103 Days (No change from 103 last period)
Inventory of Active Listings: 576 (Down from 579 last period)
Inventory of Sold & Pending Listings: 219 (Down from 223 last period)
73 listings are absorbed by demand each month on average. (Down from 74 last period)
12% of active listings are selling each month on average.
7.9 Months Worth of Supply (Up from 7.8 last period)
Average List Price: $896,502 (Up from $891,592 last period)
Average Sale Price: $644,644 (Down from $676,382 last period)
Median Sale Price: $570,000 (Down from $590,000 last period) (1/2 sell for more & 1/2 sell for less)

Analysis of MLS Area 500 for Single Family Homes: This area favors buyers over sellers based on the fact that there is a 7.9 month supply of homes. This means that if no additional homes were listed, it would take 7.9 months to absorb the current inventory. A market is considered balanced when the supply of homes is close to a six month supply. A supply of five months or less would favor sellers. A supply of seven months or more would favor buyers.

Condominiums
Average Days on Market: 90 Days (Up from 89 last period)
Inventory of Active Listings: 160 (Up from 159 Active Listings last period)
Inventory of Sold & Pending Listings: 55 (Down from 66 last period)
18 listings are absorbed by demand each month on average. (Down from 22 last period)
11% of active listings are selling each month on average.
8.8 Months Worth of Supply (Up from 7.2 last period)
Average List Price: $329,526 (Down from $331,097 last period)
Average Sale Price: $293,035 (Down from $297,633 last period)
Median Sale Price: $263,500 (Down from $268,000 last period) (1/2 sell for more & 1/2 sell for less)

Analysis of MLS Area 500 for Condominiums: This area favors buyers over sellers based on the fact that there is a 8.8 month supply of homes. This means that if no additional homes were listed, it would take 8.8 months to absorb the current inventory. A market is considered balanced when the supply of homes is close to a six month supply. A supply of five months or less would favor sellers. A supply of seven months or more would favor buyers.

http://www.nwmls.com/discover/library/maps/areamaps/King/500-East%20Side-South_all.pdf

MLS Area 350 (Northeast Renton / Renton Highlands, East Highlands, Briarwood) 
Single Family Homes
Average Days on Market: 108 Days (Up from 107 last period)
Inventory of Active Listings: 441 (Down from 446 last period)
Inventory of Sold & Pending Listings: 209 (Down from 215 last period)
70 listings are absorbed by demand each month on average. (Down from 72 last period)
15% of active listings are selling each month on average.
6.3 Months Worth of Supply (Up from 6.2 months last period)
Average List Price: $536,379 (Down from $540,690 last period)
Average Sale Price: $431,642 (Down from $436,419 last period)
Median Sale Price: $389,950 (Down from $390,000 last period) (1/2 sell for more & 1/2 sell for less)

Analysis of MLS Area 350 for Single Family Homes: This area is balanced between buyers and sellers based on the fact that there is a 6.3 month supply of homes. This means that if no additional homes were listed, it would take 6.3 months to absorb the current inventory. A market is considered balanced when the supply of homes is close to a six month supply. A supply of five months or less would favor sellers. A supply of seven months or more would favor buyers.

Condominiums
Average Days on Market: 97 Days (Up from 93 last period)
Inventory of Active Listings: 85 Active Listings (Down from 90 last period)
Inventory of Sold & Pending Listings: 40 (Down from 41 last period)
13 listings are absorbed by demand each month on average. (Down from 14 last period)
16% of active listings are selling each month on average.
6.5 Months Worth of Supply  (Up from 6.4 months last period)
Average List Price: $246,638 (Down from $247,992 last period)
Average Sale Price: $235,835 (Up from $228,890 last period)
Median Sale Price: $225,650 (Up from $218,900 last period) (1/2 sell for more & 1/2 sell for less)

Analysis of MLS Area 350 for Condominiums: This area is balanced between buyers and sellers based on the fact that there is a 6.5 month supply of homes. This means that if no additional homes were listed, it would take 6.5 months to absorb the current inventory. A market is considered balanced when the supply of homes is close to a six month supply. A supply of five months or less would favor sellers. A supply of seven months or more would favor buyers.

http://www.nwmls.com/discover/library/maps/areamaps/King/350-Renton%20Highlands.pdf

MLS Area 340 (Southeast Renton / Cascade, Tiffany Park, Talbot Hill, Benson Hill, Fairwood)
Single Family Homes
Average Days on Market: 110 Days (No change from 110 last period)
Inventory of Active Listings: 388 (Up from 387 last period)
Inventory of Sold & Pending Listings: 185 (Down from 188 last period)
62 listings are absorbed by demand each month on average. (Down from 63 last period)
16% of active listings are selling each month on average.
6.2 Months Worth of Supply (Up from 6.1 months worth of supply last period)
Average List Price: $426,631 (Down from $427,342 last period)
Average Sale Price: $378,189 (Down from $379,687 last period)
Median Sale Price: $356,000 (Down from $358,000 last period) (1/2 sell for more & 1/2 sell for less)

Analysis of MLS Area 340 for Single Family Homes: This area is balanced between buyers and sellers based on the fact that there is a 6.2 month supply of homes. This means that if no additional homes were listed, it would take 6.2 months to absorb the current inventory. A market is considered balanced when the supply of homes is close to a six month supply. A supply of five months or less would favor sellers. A supply of seven months or more would favor buyers.

Condominiums
Average Days on Market: 92 Days (No Change from 92 last period)
Inventory of Active Listings: 105 (Down from 106 active listings last period)
Inventory of Sold & Pending Listings: 60 (Up from 57 last period)
20 listings are absorbed by demand each month on average. (Up from 19 last period)
19% of active listings are selling each month on average.
5.3 Months Worth of Supply (Down from 5.6 last period)
Average List Price: $224,279 (Up from $224,193 last period)
Average Sale Price: $214,888 (Down from $217,493 last period)
Median Sale Price: $211,000 (Down from $213,500 last period) (1/2 sell for more & 1/2 sell for less)

Analysis of MLS Area 340 for Condominiums: This area is balanced between buyers and sellers based on the fact that there is a 5.3 month supply of condos. This means that if no additional condos were listed, it would take 5.3 months to absorb the current inventory. A market is considered balanced when the supply of condos is close to a six month supply. A supply of five months or less would favor sellers. A supply of seven months or more would favor buyers.

http://www.nwmls.com/discover/library/maps/areamaps/King/340-Renton-Benson%20Hill.pdf

If you are interested in statistical information for an MLS area not covered here, please respond to this post to let me know what neighborhood you live in and I will follow up with the statistics specific to your area of interest. You are also welcome to visit my website at www.davidjedwards.com where you can access my Market Snapshot research tool found on the left side of the homepage.

This information is deemed reliable but it is not guaranteed to be 100% accurate. I generated these statistics using the Northwest Multiple Listing Service. These statistics were not compiled or published by the Northwest Multiple Listing Service.  The analysis of each MLS Area is based on the market statistics but is the personal opinion of the author.

David Edwards
REALTOR®
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp

David J Edwards is a full time real estate agent and REALTOR® with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers.

The City of Renton’s employee transportation program has been recognized as a “Pacesetter” by the Commuter Challenge organization for the city’s efforts and programs to reduce drive-alone commute trips by city employees. The city provides a free FlexPass for transit, subsidies towards King County Metro VanPool and VanShare fares, and other incentives for employees who walk, bicycle, or carpool to work, as well as a Guaranteed Ride Home program. Congratulations, Renton.

David Edwards
REALTOR
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp
Mobile Site: http://davidjedwards.mofuse.mobi
Community Reports: http://www.topmarketer.net/CSR/CSReport.aspx?CV4GU5KAYOEF
 
David J Edwards is a full time real estate agent and REALTOR with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers in Renton, Newcastle and South Bellevue Washington.

The Orchards is a subdivision in Renton’s East Highlands neighborhood. It is nestled between Duvall to the East, Union Ave to the West and NE 4th (Cemetary Road) to the South.

The article was written by Jolene Gensheimer as a special to The Seattle Times. It touched upon the fact that The Orchards subdivision is comprised of smaller communities that each have a unique atmosphere of their own with various types of housing that will meet the needs of almost any lifestyle. The Orchards has condos and townhomes as well as small and large single family homes. There is even an apartment community within the geographic confines of The Orchards although it is not officially part of the master association.

The Orchards has very little drive through traffic making this a quiet place to live. The well maintained sidewalks and trails make it a great place to enjoy the outdoors. But this doesn’t mean that residents are so isolated that they have to travel far to access services. As you would expect, there are two Starbucks stores and a Tulley’s withing walking distance. There is also a 24 Hour Fitness, an Albertsons, a Safeway and a QFC within a two minute’s drive. The Landing is straight shot down Sunset Blvd.

The Orchards has drawn residents from surrounding areas such as Seattle, Bellevue and Issaquah who have discovered they can purchase newer homes and get more house for their money. Residents currently have access to three major north/south arterials to get to work each morning, I-405, Coal Creek Parkway and SR 900 (Into Issaquah). Coal Creek Parkway is undergoing a major widening project that will add two more lanes to the two lanes that currently exist. Once the project is complete, there will be two lanes running north and two lanes running south. This project is expected to reduce the time it takes to drive into Bellevue to a level that residents of Newcastle currently enjoy. Newcastle is the East Highlands’ neighbor to the north where the average sale price of a home is 44% higher than it currently is in the East Highlands. The Coal Creek widening project effectively improves the location of the Orhcards by reducing commute times.

If you would like to read the article published by the Seattle Times, please click here: http://seattletimes.nwsource.com/html/realestate/2004159169_realneighborhood03.html

David Edwards
REALTOR
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp
Mobile Site: http://davidjedwards.mofuse.mobi
 
David J Edwards is a full time real estate agent and REALTOR with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers in Renton, Newcastle and South Bellevue Washington.

If you live in the Orchards Subdivision, please mark your calendar now. The Budget Ratification Meeting of the Orchards Master Homeowners Association will be held December 20th, 2007 at 7:00 PM at the Peachtree Lane Clubhouse, 600 Bremerton Place NE in Renton.

Please remember:

1. Parking is not available within Peachtree Lane.

2. An invitation to The Orchards Master Association annual meeting will be sent in January where topics such as neighborhood opportunities and the border fence enhancements and funding will be discussed.

You are strongly encouraged to attend this homeowner’s meeting. A dues increase has been approved by the Board of Directors. The dues increase will take effect January 1st, 2008.

David Edwards
REALTOR®
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp

David J Edwards is a full time real estate agent and REALTOR® with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers in Washington’s Renton Highlands, Newcastle and South Bellevue.

Kitsap County’s City of Port Orchard and the Manchester neighborhood within Port Orchard have been the focus of two recent articles published in the Seattle Times. 

The first article was written by Cindy Jones as a special to The Seattle Times on Saturday, September 29^th 2007. The article was published on the front page of the real estate section and discussed a growing interest among buyers interested in homes with waterfront or water views available in the small community of Manchester.  

Cindy Jones describes the area best… “Just across the Sound — that sparkling stretch of water that blesses the community with spectacular views — lies a city teeming with well-heeled dwellers looking for escape.” 

She’s right. Many waterfront homes in Port Orchard’s Manchester community either sit on the Puget Sound or absorb panoramic views of Bainbridge Island, downtown Seattle and West Seattle from the hills that have come to define the coastline.  

In spite of the growing demand for waterfront property in the area, few owners seem willing to relinquish their homes. The Seattle Times reported that there were fewer than 100 homes on the market at the time they published their article. I ran a report on November 6th using Northwest MLS data and found as few as 53 listings. Only four were waterfront. These statistics were not compiled or published by the Northwest Multiple Listing Service. 

If you would like to read the full story found online at The Seattle Times, feel free to do so by clicking here.

The second article was also written by Cindy Jones as a special to The Seattle Times on Sunday, November 4^th, 2007. It crowned Port Orchard, with its 8,350 residents, as the Seattle Times, Neighborhood of the Week.  

According to Cindy Jones, “…waterfront homes cost from about $700,000 to $1 million.” 

The full story can be found online at The Seattle Times by clicking here.

To view my Port Orchard waterfront listing in Manchester, click here.  

To search for other listings, click here.  

David Edwards

REALTOR®

Keller Williams Realty Southeast Sound

Phone: 425-890-8045

E-Mail: david@davidjedwards.com

Website: http://www.davidjedwards.com

Blogsite: http://www.davidjedwards.com/renton-info-blog.asp 

David J Edwards is a full time real estate agent and REALTOR® with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers in Washington’s Renton Highlands, Newcastle and South Bellevue. 

“The upscale Olympus neighborhood in Newcastle lives up to the grandeur its name implies, with sweeping views of the Olympic Mountains, Lake Washington and Mount Rainier, along with well-kept yards and homes,” writes Jolene Gensheimer in a special to The Seattle Times Real Estate section on Sunday, October 14th, 2007.

The Olympus community was established in 1987, when construction of the development began. The development was built during the mid 90’s and boasts 267 homes. Olympus is served by two school districts: Issaquah and Renton. The neighborhood benefits from an active homeowner’s association that meets on a monthly basis. The association hosts many events that contribute to the sense of intamicy shared by the residents. “Instead of being just a neighborhood of houses, it is a community,” says longtime resident Mark Ledbury in Jolene Gensheimer’s article.

Residents benefit from quick and easy access to Bellevue, Renton and Seattle via Interstates 405 and 90; easy access to Lake Boren Park found at the community’s entrance and wide streets and sidewalks that provide safe, year-round biking, walking, or jogging throughout the neighborhood.

Olympus in Newcastle is just minutes from many great outdoor activities: Go for a day-hike at nearby Coal Creek Canyon Park or Cougar Mountain Regional Wildland Park; golf at The Golf Club At Newcastle; launch your boat on Lake Washington at nearby Gene Coulon Park; or simply enjoy a leisurely walk on the many trails Newcastle has to offer!

Check out this and other neighborhoods at http://www.davidjedwards.com/neighborhoods.asp.

David Edwards
REALTOR®
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp

David J Edwards is a full time real estate agent and REALTOR® with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers in Washington’s Renton Highlands, Newcastle and South Bellevue.