November is the month when guests gather, meals are shared, and cozy details make all the difference. Here are some easy updates to prepare your home:

Create a Cozy Entryway – Welcome visitors with a fall wreath, seasonal doormat, and lantern lighting. Add a small bench for shoes and coats to keep things tidy.

Lighting that Glows – Candles, fairy lights, and warm-toned bulbs make spaces feel soft and inviting. Use dimmers in dining areas for perfect ambiance.

Kitchen Comfort – A simmer pot of orange slices, cloves, and cinnamon sticks fills the house with a festive scent. Keep cookies or spiced nuts out for guests to enjoy.

Dining Table Details – Try a burlap table runner with mini pumpkins, or gather greenery with candles for a simple but elegant centerpiece.

Comfort Corners – Add baskets of throw blankets in the living room. Guests will love curling up with them during holiday movie marathons.

Guest Room Touches – If you have family staying over, stock the nightstand with water, books, and an extra blanket to make them feel right at home!

These thoughtful touches not only make gatherings more memorable but also highlight the cozy lifestyle of your home.

🧊 How to Protect Your Home from Frozen Pipes This PNW Winter

From frosted windows to the quiet sparkle of snow on evergreens, winter in the Pacific Northwest has a magic all its own. But while you’re cozying up with a hot drink, your home’s plumbing might be feeling the chill — and frozen pipes are a hidden danger that can quickly turn into a costly headache.

When temperatures drop, the water inside your pipes can slow down and eventually freeze. As it turns to ice, it expands — building pressure that can crack or burst your pipes. A single break can release gallons of water in minutes, damaging floors, walls, and personal belongings. Fortunately, with a little knowledge and preparation, you can keep your home safe all winter long.

💧 Why (and How Fast) Pipes Freeze

There’s no one-size-fits-all timeline for when pipes freeze — it depends on several factors:

• Pipe material and size: Thin copper pipes freeze faster than thicker plastic ones.

• Location: Pipes in uninsulated exterior walls, basements, crawl spaces, or attics are most vulnerable.

• Temperature and wind: Rapid temperature drops or cold winds against exterior walls can speed up freezing dramatically.

In the PNW, where temperatures often hover near freezing before dipping lower overnight, pipes in exposed areas can freeze in as little as 4 to 6 hours during moderate cold (10–20°F). When the thermometer falls below 10°F — especially with wind chill — ice can form in as little as 2 hours.

🔧 Simple Steps to Prevent Frozen Pipes

Even mild freezes can cause problems, but a few easy precautions go a long way:

• Let faucets drip: Running water keeps pipes moving and prevents freezing.

• Open cabinet doors: Let warm air circulate around under-sink plumbing.

• Add insulation: Foam pipe sleeves or heat tape provide affordable, effective protection.

• Seal drafts: Check around doors, windows, and foundation vents to block cold air.

• Keep the heat on: Even if you’re away, maintain your home at least 55°F.

During severe cold snaps, it’s smart to leave faucets running with a steady trickle of warm water and use space heaters (safely) near pipes in vulnerable spots.

🚰 What to Do If Your Pipes Freeze

If you turn on a faucet and nothing comes out, don’t panic — but act fast.

1. Shut off your main water valve to prevent flooding.

2. Check for frost or bulging pipes under sinks, in basements, or along exterior walls.

3. Open faucets to relieve pressure.

4. Thaw gently using a hair dryer or space heater (never an open flame).

5. If you spot leaks or burst pipes, call a licensed plumber immediately.

🌲 A Little Prevention Goes a Long Way

PNW winters may not bring Arctic temperatures every year, but our damp, fluctuating weather makes pipes particularly vulnerable. Taking simple preventive steps now — before that next cold front moves in — can save you thousands in repairs and keep your home warm, dry, and worry-free.

25 Free Family-Friendly Things to Do Around Seattle This September

School may be back in session, but that doesn’t mean the fun has to end! September is one of the best months in the Pacific Northwest to get outside, explore, and make memories as a family. From salmon runs and cultural festivals to science fairs, parades, and touch-a-truck events, there’s no shortage of budget-friendly fun.

Here’s my county-by-county roundup of 25 free things to do around Seattle this September.

Tip: Some activities require pre-registration and can fill up quickly—be sure to check ahead.

King County

Seattle & Nearby

• Meet Me at Waterfront Park: A Grand Celebration – Sat, Sept. 6, 11 a.m.–9 p.m.
  Celebrate Seattle’s new 20-acre Waterfront Park with parades, live music, art, and family activities at Pier 58 & 62.

• Salmon Viewing at the Ballard Locks – All month long
  Watch Chinook, coho, sockeye, and king salmon make their upstream journey.

• Yoga on Pier 62 – Wed, Sept. 3, 10 & 24, 6–7 p.m.
  Free outdoor yoga for all ages and levels with stunning waterfront views.

• Bat Night at Rainier Beach Urban Farm & Wetlands – Fri, Sept. 12, 6–8 p.m.
  Learn about Washington’s bats with help from local experts.

• Seattle Fiestas Patrias (Seattle Center) – Sat–Sun, Sept. 13–14
  Celebrate Latin American culture with food, music, kids’ activities, and folkloric performances.

• The Happiest Hour at The Royal Room (Columbia City) – Fri, Sept. 12 & 26, 4–6 p.m.
  A family-friendly happy hour featuring live music and local bites.

• Georgetown Steam Plant Science Fair – Sat–Sun, Sept. 20–21, noon–10 p.m.
  Explore science projects, art, and interactive demos inside a historic steam plant.

• Community Coloring Night (Pacific Place, Downtown) – Fri, Sept. 26, 5–7 p.m.
  Join a relaxing, all-ages coloring session with supplies and refreshments provided.

Eastside & North Bend

• Issaquah Culture Fest – Fri, Sept. 5, 5:30–7:30 p.m.
  A vibrant community festival with music, dance, art, and food at Issaquah Community Center.

• Si View Summer Concert Series (North Bend) – Thu, Sept. 4 & 11, 5:30–7 p.m.
  Family evening fun with live music and farmers market eats.

• Beats Beyond Boundaries (Kirkland Library) – Wed, Sept. 17 & 24, 5:30–6:15 p.m.
  An inclusive music and movement workshop for kids of all abilities.

South King County

• Free Community Play Day (Tukwila) – Sun, Sept. 7, noon–3 p.m.
  Sports, games, and nature activities for the whole family.

• Marine Mammal Stewards Program (Des Moines Beach) – Fri, 5–7 p.m. & Sat, 10 a.m.–2 p.m., Sept. 5–27
  Spot seals and maybe whales while learning about marine life.

Pierce County

• Bingo Night (Puyallup) – Wed, Sept. 3, 7–8:30 p.m.
  A family game night with snacks, prizes, and plenty of fun.

• Garden Stories & Art in the Garden (Puyallup) – Thu, Sept. 4, 11 a.m.–noon
  Story time among the plants followed by apple print art at Watson’s Greenhouse.

• Tacoma Moon Festival – Sat, Sept. 13, 1–6 p.m.
  Celebrate the Mid-Autumn Festival with cultural performances and crafts at Chinese Reconciliation Park.

• Apple-A-Day at Tacoma’s Broadway Farmers Market – Thursdays, Sept. 4–25, 10 a.m.–2 p.m.
  Kids (ages 3–16) receive a $1 token for fresh produce.

• Slime Time (Lakewood Library) – Wed, Sept. 17, 3–5 p.m.
  Kids make slime at the library—no mess at home, supplies included!

• Indonesia Day (Asia Pacific Cultural Center, Tacoma) – Sat, Sept. 20, 11 a.m.–4 p.m.
  Experience Indonesian culture through food, dance, karaoke, and crafts.

• Autumnal Equinox Park Pop-Up (Cross Park, Tacoma) – Tue, Sept. 23, 11 a.m.–2 p.m.
  Fall-themed crafts, bubbles, and games to welcome autumn.

Snohomish County

• Touch-A-Truck Events (Stanwood & Marysville) – Sat, Sept. 6, 13 & 20
  Kids climb aboard trucks, fire engines, and more at these hands-on events.

• Sustainamania (Bothell, City Hall Plaza) – Sat, Sept. 20, 10 a.m.–2 p.m.
  A sustainability festival with live music, crafts, touch-a-truck, and eco-friendly activities.

Thurston County

• Riverwalk Tours at Tumwater Falls – Tue, Sept. 2 & 16, 5–6 p.m.
  Enjoy waterfalls, boulders, and salmon sightings on this guided walk.

Kitsap County

• Kitsap Live Steamers Mini Train Ride (Port Orchard) – Mon, Sept. 1, 10 a.m.–4 p.m. + 2nd & 4th Saturdays through Oct. 11
  Ride a 12-minute steam train through South Kitsap Regional Park.

Regional / Multi-County

• Touch-A-Truck Events (Tacoma, Stanwood, Marysville, Bothell & Kirkland) – Sat, Sept. 6, 13 & 20
  A September tradition for big-rig-loving kids all around the region.

• World Parrot Expo (Emerald Downs, Auburn) – Sat–Sun, Sept. 27–28
  Meet parrots, play games, and learn about these fascinating birds.

Wrapping Up

Whether your family loves music, wildlife, art, or just climbing on trucks, there are plenty of ways to enjoy September without spending a dime. From the shores of Des Moines to the mountains of North Bend, these events showcase the unique communities that make the Puget Sound such a special place to live.

👉 Thinking about buying or selling a home in Snohomish County? September is also a great time to talk real estate—before the busy holiday season. Reach out anytime, I’d love to help.

Is an ADU the Right Move for You?

A Flexible, Future-Friendly Housing Option in Snohomish County

Let’s be real—finding affordable, flexible housing in Snohomish County (or anywhere in the greater Puget Sound) isn’t exactly easy these days. Between rising home prices, high interest rates, and limited inventory, many buyers are looking for smart ways to make the most out of their investment—and homeowners are exploring creative ways to generate income or house loved ones.

Enter the ADU: Accessory Dwelling Unit. It’s more than just a backyard cottage—it could be your path to passive income, multigenerational living, or both. So, is it the right move for you? Let’s dive in.

First Off, What Is an ADU?

An Accessory Dwelling Unit (ADU) is a self-contained living space located on the same lot as a single-family home. Think of it as a second home—just smaller and often more charming. To qualify as an ADU, it must have its own:

• Sleeping area

• Kitchen

• Bathroom

• Separate entrance (usually)

ADUs come in three flavors:

• Detached ADU: A standalone unit, like a backyard cottage or tiny home.

• Attached ADU: An addition to the main house, such as a converted garage or new wing.

• Interior ADU: A reimagined basement, attic, or other space inside the primary residence.

What’s New With ADUs in Washington?

Washington State has made big moves recently to encourage ADU construction. In July 2023, House Bill 1337 went into effect—loosening up zoning restrictions across many cities and counties. Here’s what changed:

• Most lots zoned for single-family use can now have at least two ADUs (one attached and one detached).

• Parking requirements have been relaxed or removed in many areas.

• Local governments can no longer impose overly strict owner-occupancy rules in many cases.

• ADU permits are now streamlined and, in some places, fee-reduced or expedited.

In cities like Seattle, Everett, and even Lake Stevens, this means it’s easier—and more affordable—than ever to build or buy a property with an ADU.

Why Are ADUs So Popular Right Now?

You’re not imagining it—ADUs are everywhere in conversations about smart housing solutions. According to a 2024 report by the National Association of Realtors, more than 1 in 5 buyers say an ADU is a top feature they’re seeking. Why? Because they offer:

💰 Big Financial Upside

Renting out your ADU can help offset that monthly mortgage. In Snohomish County, long-term ADUs can generate anywhere from $1,500 to $2,500+ per month, depending on location and amenities. Some homeowners even furnish them as short-term rentals (where allowed), tapping into the growing demand for flexible travel lodging.

🧡 Multigenerational Living Made Easy

Have aging parents who want independence but need to be close? ADUs are a perfect alternative to expensive assisted living. Likewise, college-age kids (or returning adult children) can enjoy their own space while staying connected to family.

👶 Built-in Childcare (and Peace of Mind)

An onsite grandparent or family member living in your ADU could mean built-in childcare—a huge cost saver. With daycare prices often topping $1,200+ per month per child in the region, that’s a serious perk for young families.

🛠️ Future-Proof Flexibility

Today it’s a rental. Tomorrow, it’s your home office, art studio, guest suite, or a cozy spot for a live-in caregiver. ADUs add flexibility and value—something every buyer and investor should be thinking about.

But Before You Build or Buy…

A few things to keep in mind:

• ADUs typically can’t be sold separately. They’re considered part of the primary residence.

• Zoning and permitting still matter. Rules vary by city, so always double-check local codes or work with someone who knows them (hi 👋).

• Costs vary. Building an ADU from scratch can run $100K–$300K+ depending on size, finishes, and utility hookups—but the long-term ROI can be significant.

So, Is an ADU Right for You?

If you’re a homeowner looking to increase your property’s value, generate income, or house someone you love—an ADU could be your golden ticket.

If you’re a buyer, purchasing a home with an existing ADU means built-in potential from day one.

Let’s Chat!

Whether you’re thinking of building or buying with an ADU in mind, I’d love to walk you through local regulations, return-on-investment projections, and current listings in Snohomish County. ADUs aren’t just trendy—they’re practical, future-forward, and financially savvy.

📲 Curious about ADUs near you? Let’s talk strategy!

 Summer Market Snapshot: June into Post–4th of July

1. Does the market slow down after July 4?

Not significantly—yet. In Snohomish County:

• June 2025 saw 1,766 new listings, with 911 homes sold and 1,071 pending—showing vigorous summer activity
• Inventory stood at around 1.6 months, clearly in seller’s market territory
• Sales Activity Intensity remained high at 57.2% (the percentage of homes under contract within 30 days)—just slightly down from May, but still “surge” level

Data from local realtors confirms June as the peak before inventory typically peaks in June/July/August, bringing a modest cooldown—but it doesn’t stall

2. Sellers—Key Takeaways

• Demand remains strong: With low inventory (1–2 months) and most homes pending quickly, well-priced homes are still selling fast. June showed avg. Days on Market = 20, strong showings-to-pending ratio, and multiple-offer scenarios persisting
• Timing tip: Listing in June–early July keeps you in the sweet spot—buyers are active, not yet distracted by summer vacations or fireworks. If you miss this window, be prepared for slightly longer time on market and modest price negotiations.
• Pricing matters: With slight cooling signs (e.g., list-to-sell ratio dipping from 102% to ~99.6% YoY), accurate pricing and staging remain crucial

3. Buyers—Here’s Your Edge

• Still competitive, but gaining leverage: Inventory is inching up, giving you more options. However, demand is still high enough that 35%+ of homes sell over asking
• Act swiftly: In May, 79% of homes sold within 30 days, though average days on market rose from 13 to 20 YoY—so new inventory is being snapped up fast .
• Put your best foot forward: Get pre‑approved, consider waiving contingencies, and be prepared with escalation clauses—about 30% of listings received multiple offers .

 Market Stats at a Glance (June–Early July 2025)

 Advice for Sellers

1. List early June–first week of July to capture peak buyer attention.
2. Price with precision—overpricing now may lead to price cuts later.
3. Optimize your listing: consider staging, professional photos, and potentially an offer review date strategy to maintain urgency.

 Advice for Buyers

1. Get mortgage pre-approval today—6.9% rates are manageable but not dropping overnight.
2. Stay alert: new listings disappear fast; be ready to view and offer immediately.
3. Offer confidently: strong offers that waive common contingencies and include escalation clauses improve your odds in multiple-offer situations.

 Bottom Line

Yes, Snohomish County real estate typically tapers a bit after the 4th, as inventory climbs and buyer focus shifts—but demand remains strong in June–early July. Right now is prime time:

• Sellers: capitalize on peak activity by listing now—with smart pricing and presentation.
• Buyers: stay prepared, act fast, and lean into competitive offers.

If you’re thinking of jumping in, I’d love to help interpret your options and build a strategy that fits your goals. Drop me a message anytime!

🏡 Want Top Dollar for Your Home? Stage It Like a Pro (Without Breaking the Bank)

Buyers in the PNW have more homes to choose from this season, which means your home needs to shine. One of the easiest ways to do that? ✨ Staging.

But don’t worry—it’s not about turning your house into a showroom. It’s about making it feel move-in ready so buyers can picture themselves living there.

🔍 What Is Staging?

Think of it as a refresh—not a remodel. Whether it’s decluttering, rearranging furniture, or adding a few cozy touches, staging helps buyers emotionally connect to your space.

And here’s the thing: staged homes sell faster and for more money than unstaged ones. In fact, according to the National Association of Realtors:

🛋️ Living rooms, primary bedrooms, and kitchens are the most impactful rooms to stage.

🎯 In Our Local Market…

In Snohomish County, we’re still seeing multiple offers—but buyers are becoming pickier. With more inventory hitting the market, a staged home instantly stands out in online photos and open houses.

💡 You Don’t Have To Do It Alone

As your local real estate expert, I’ll walk through your home with you and offer easy, budget-friendly suggestions:
✔️ Remove personal photos
✔️ Rework furniture layouts
✔️ Add greenery or neutral artwork
✔️ Let in natural light (yes, even in the PNW 🌦️)

And if your home needs a bigger transformation? I’ve got trusted stagers who can help, and I’ll guide you on whether it’s worth the investment. (Hint: it often is.)

💰 Real Talk About Cost:

• DIY or agent-staged: ~$500

• Pro stager: ~$2,500
  But even a small investment can pay off big in the final sale price.

🏡 Ready to make your home shine?
Let’s walk through it together and create a plan that gets your home noticed—and sold.

📲 Message me to book a quick prep consultation.
Let’s make your home the one buyers can’t stop thinking about.