Evidence and honest questions for Washington owners. No predictions, no pressure: numbers with sources, and the questions only you can answer.
Where are you in your real estate journey?
The market has a cycle. So do you. Only one of them is knowable. Five stages of ownership, the one number that matters at each, and what to read next.
July 2026 · 4 min readHave You Captured the Premium You Hoped For?
King County's median home is $889,000. The honest math on a decade of gains, equity, estimated selling costs, and what a win already banked is worth.
July 2026 · 5 min readWhat 51 Days on Market Actually Means
NWMLS June 2026 numbers for King County, 51 average days on market, inventory up 16.9 percent, and what a negotiating market changes for sellers.
July 2026 · 5 min readThe 18-Year Cycle Says 2026. Here Is What the Data Says.
Hoyt traced 18-year land peaks to 1836. Harrison called 1990 and 2008, and now names 2026. The theory, the skeptics, and June's Puget Sound numbers.
July 2026 · 5 min readRent it out or sell it: the number most landlords never calculate
Return on equity is the number most landlords never run. We analyzed 580 King County rentals and the median answer surprised us.
July 2026 · 5 min readWho Is Your Buyer in 2027?
16,600 Seattle-metro tech workers affected in Q1 2026, while $725B pours into AI. Both columns of the tech employment story, and the questions they raise.
July 2026 · 5 min readTen Questions Puget Sound Owners Should Be Able to Answer in 2026
A checklist for owners in a negotiating market. Ten questions, why each matters, and the tool or reading that helps you answer it with your own numbers.
July 2026 · 5 min readWhat Would You Actually Walk Away With?
A $900,000 sale and a $530,925 check can be the same transaction. Every line of net proceeds, from negotiated commission to Washington's graduated excise tax.
July 2026 · 5 min readSelling a rental with tenants in place in Washington
Tenant in place or vacant first? How each path changes who buys, how they price it, and what Washington notice rules require of the timeline.
July 2026 · 5 min readThe 1031 clock starts before you sell
The 45-day and 180-day exchange windows, what deferral actually covers, and why owners plan the sale and the replacement purchase together.
July 2026 · 5 min readAs-Is, Selective Repairs, or a Full Launch?
Three ways to sell the same house, which repair projects pay you back and which do not, and what each path trades for its price.
July 2026 · 5 min readThe Un-Inversion: The Quiet Part of the Yield Curve Story
The yield curve has un-inverted after 24 months. Recession gauges read low. Why the re-steepening phase is the part historians watch, and what owners control.
July 2026 · 5 min readUncertainty Is Not a Forecast
Rising construction costs, a softer tech labor market, sentiment near record lows. Nobody knows the net, which is the case for knowing your own numbers.
July 2026 · 5 min read