Your 2017 Market Overview for Pierce County

It’s time for your 2017 real estate market recap. How did the Pierce County market do this year?


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It’s time for your market overview. As we wrap up 2017, I want to take a look at where we’ve been in the past, where we are in the present, and projections for the future.

First, let’s look at supply. Zero to five months of inventory represents a seller’s market, when home prices are on the rise. Six to seven months of inventory represents a flat market, which is a healthy place to be. In a flat market, home prices rise according to inflation. Eight months or more of inventory puts us in a buyer’s market, which is when we see values start to decline.

Right now, we only have one month of supply. At this time of year back in 2009, we had 15 months of inventory. That is a phenomenal difference.

Our median sales price at this time of year in 2006 was $279,500. The market then peaked in the summer of 2007. By this time of year in 2011, the median sales price had dropped to $185,000. 

The current median sales price has surpassed the old market peak from 2007.

Now, the median sales price is at $287,725. It’s very nice to see that after the huge collapse of the entire economy, we have surpassed where we were back in the old peak days. It’s a very different market now than it was then. There are no concerns about a bubble bursting.

That said, we do need a healthy correction. That involves you sellers putting their houses on the market. We have a real lack of inventory and we need more homes on the market.

Finally, let’s take a look at the average days on market. In 2015, the average days on market was 58. That number has dropped to 32 days on market in 2017. That is a healthy spot for the average days on market to be.

You may think that since it’s a seller’s market, you should wait to buy a home. That is not the case. Interest rates are still low, which means now is a smart time to buy real estate.

If you have any questions or plan on buying or selling a home in 2018, just give me a call or send me an email. I would be happy to help you!

Get Ahead of the Home Buying Game With These 7 Tips

Are you looking to buy a home in 2018? These seven tips to prepare yourself early can set you up for success.


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If a goal of yours in 2018 is purchasing a home, I want to give you seven helpful tips to help prepare you for the process.

1. Check your credit score. Make sure there isn’t anything on there that will negatively impact your credit score. That way, if there is anything on there, you have time to take the initiative to sort those issues out so you can get the best interest rate possible.
2. Don’t open any new credit cards. Doing so tends to have a negative impact on your credit score.
3. Suggest financial gifts to friends and family, instead of having them buying you presents. Personally, I would rather receive a check than an actual gift, and I’d also rather give a check than try to figure out what they want. Let them know about your home buying goals for 2018 and ask for them to help support you in that way.

Suggest financial gifts to friends and family, instead of having them buying you presents.

4. Interview potential real estate agents. All agents aren’t created equal. Take the time to speak with a few to get an idea of where their strengths are, how they can best help you, as well as if their personality matches yours.
5. Keep an eye on interest rates. Rates have a habit of fluctuating, and they’re on an upward trend right now. Interest rates increasing by 1% is the equivalent of your mortgage payment increasing by 10%.
6. Find a good mortgage lender to walk you through the process and ensure that you get the most competitive rate. I know some dynamite lenders that I would be more than happy to share with you.
7. Take the time to get pre-approved. Sometimes it can be as easy as a phone call and a couple of emails to get through the pre-approval process. Getting this done early can set you up for success and prevent unpleasant surprises from popping up and preventing you from getting the home of your dreams.

If you have any questions about buying a home in 2018, feel free to give me a call. I’m here to be an advocate for you—let’s do this.

Selling in 2018? These 5 Tips Can Help

Have you been thinking of selling your home in 2018? If you have, think about utilizing these five tips.


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If you’re thinking of selling a property in the upcoming year, there are five tips you can use moving forward.

1. Declutter and simplify your house. Doing this is an amazing feeling. Getting rid of all the extra stuff you’ve accumulated is a great first step to selling your home.
2. Interview real estate agents. Before you make any major changes or move too far into the process, you should start talking to professionals. Also, all agents are not created equal. It’s important to find someone who truly knows what they’re doing.
3. Make repairs as suggested by your agent. There are a lot of projects sellers might assume would be a good idea, but some things simply won’t bring a good return. Many of the repairs your agent could suggest might be small details you hadn’t previously noticed.

Set your transaction up for success from the start by getting a pre-appraisal.

4. Stage your home. Homes that are staged professionally sell more quickly and for more money across the board.
5. Get a pre-appraisal. Rather than waiting to see whether or not the deal might fall through later down the line, get an appraisal done ahead of time so that you know you’re in the clear. Right now, one in four real estate transactions falls through due to appraisal issues. So, set your transaction up for success from the start by getting a pre-appraisal.

As a bonus tip: the presence of the colors red and yellow will subconsciously influence people to buy. Having red and yellow flowers in your yard, for example, can help you promote buyer interest.

If you have any other questions or would like more information, feel free to give me a call or send me an email. I look forward to hearing from you soon.

4 Unexpected Costs First-Time Homebuyers Should Watch out for

There are four costs that tend to sneak up on first-time homebuyers during the home purchase that you need to plan for.


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When buying a home for the first time, there are four unexpected costs you might not be aware of but must be prepared for.

The first is the home inspection cost. Paying for a home inspection is money well spent. The cost of one can depend on the size of the house, but you can expect to pay around $400, give or take. During the inspection, a professional home inspector will check the systems, appliances, and structure of your home thoroughly. This is a great opportunity for you to learn more about the home you will possibly be owning.

The next cost is your earnest money deposit. This doesn’t represent any additional money you have to come up with—it can be credited to your down payment. However, it is due up front, so make sure you have that sum prepared once your offer’s been accepted. The size of your earnest money deposit depends on the value of the home, but $1,500 is a good amount to expect to pay.

Don’t forget about these costs when buying a home.

The third cost is potential moving costs. Depending on how far you’re moving, this cost can add up, especially if you’re using a U-haul vehicle or a moving company.

Finally, you have first-year surprise expenses. Within your first year of homeownership, there’s a very real likelihood you’ll have some surprise expenses pop up. This is why I recommend having an emergency fund in place just in case. Dave Ramsey—whom we’re endorsed by here in the greater Tacoma area—can serve as a great reference for how to set up an emergency fund and create financial stability in your life.

Additionally, while we’re on the topic of expenses, you should know that what’s even more expensive than any of these costs is paying your landlord’s mortgage. Locally, it’s more affordable to own a home than it is to rent one.

If you have any more questions about the unexpected costs of buying a home or you’re interested in buying a home in our area, don’t hesitate to reach out to us. We’d be happy to help set you on the path toward homeownership.

The Latest News and Numbers for Pierce County

The end of the year will be here before you know it. Here’s what we’ve seen so far this year in Pierce County real estate.


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As we inch closer and closer to the end of the year, I wanted to give you a third quarter market update for Pierce County. I took a look at the numbers for the end of the third quarter of 2017 and compared them to the same numbers from the third quarter in 2016. Here are the big changes we’ve been seeing lately:

• The median sale price has risen from $279,000 to $315,000.
• The average days on market has dropped from 12 to 10 days.
• The list-to-sale ratio is right at 100%

We’ve been seeing some phenomenal growth lately.

This is some pretty phenomenal growth that we’ve been seeing. Keep in mind that there are a lot of different areas around Pierce County where these figures fluctuate. If you have any questions about what is going on in your specific area or neighborhood, don’t hesitate to give me a call or send me an email and I can let you know about those. I look forward to hearing from you soon.

The Hauer Group | KW Needs Your Help to Continue to Support the Hurricane Relief Efforts

The Red Relief program by Keller Williams is dedicated to providing disaster relief to those impacted by Hurricane Harvey and Irma. Find out how you can help today.


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Keller Williams is here to help those impacted by Hurricane Harvey and Hurricane Irma.

When it comes to Keller Williams, family is everything.

Our Red Relief program is dedicated to providing disaster relief to every family impacted by these storms.

Hundreds of Keller Williams agents have gone to Texas to help those in Corpus Christi, Houston, Beaumont, and more. More agents are on their way to help families in the path of Hurricane Irma in Florida.

Help us provide disaster relief to those impacted by Irma and Harvey.

So far, we have seen a tremendous outpouring of love from our volunteers and donors. Our goal is to raise $20 million for relief efforts in both Texas and Florida. Rebuilding these areas is going to take more than a couple of weeks, so it’s important that we keep the energy going in the coming months as we help people get back to their normal lives.

As we work to rebuild these areas, we could use your help.

Please consider donating to our Red Relief program. Your contributions will help us supply food, water, clothing, and building supplies to these communities.

If you have any questions about KW Cares, the Red Relief program, and our ongoing disaster relief efforts, please don’t hesitate to reach out to us. We appreciate your support as we work to help others through this difficult time.

How We Blow Away the Competition in Our Market

We have some statistics to show you today that prove how much we outperform the market.


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How well does our team outperform the market? Let’s dig into the details and take a cumulative look at some statistics from the MLS.

The list-to-sale price ratio of the average Realtor is 99.6%. That’s pretty good, but our list-to-sale price ratio is 106%. You might think that we’re just selling our homes for less, but that’s not the case. The median sale price of the average Realtor is $279,000. Our median sale price is $329,000.

Put us to work for you today.

It gets better. Over the last year, the average agent’s house has spent 23 days on the market. Our homes spend an average of 12 days on the market.

If you’re considering putting your home on the market as “For Sale By Owner,” remember that the above-mentioned stats of the average agent will still likely be better than the results you produce by selling your home on your own.

If you have any questions about our team’s performance of you’re thinking of selling your home, don’t hesitate to reach out to us. We look forward to hearing from you!

Have You Heard of Our Signature Client Care Program?

Today I wanted to talk a little bit about what our signature client care program can do for you.


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Today I wanted to remind you about our signature client care program. What our program is all about is that we are your concierge for any maintenance needs around your home. 

If you’re in need of a good carpet cleaner, maintenance crew, furnace servicer, roofer, or even dentist, we have a great list of quality professionals who we’ve worked with over the last several years. These professionals have provided a wonderful service for us, and you know that you can count on them. 

Lean on us, and let us know what you need.

Lean on us, let us know what you need, and we can help you find someone that you can trust. If you have any questions about our signature client care program or you’re looking to buy or sell a home, give us a call. We’d be happy to help!

Let Us Teach You About Investing in Real Estate

Today I wanted to talk to you about investing in real estate and invite you to join us for a free class we offer.

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I have a free class that we put on called Investing in Real Estate 101. We do this on a regular basis and if you’re interested, you can shoot me an email or give me a call and we can keep you posted on when our next one is going to be.

A key thing we teach in our class is that there’s more than one way to invest in real estate. Just some of the strategies are buying more affordable for cash flow, or buying at a higher price for appreciation, doing short-term rentals, a purchase and flip, or long-term hold. We’ll be able to sit down with you and discuss your options and what you’re hoping to accomplish when you invest in real estate.

If you’re interested in signing up for our next class or you have any other questions, please don’t hesitate to reach out. We’d be happy to help you.

How to Win a Multiple Offer Situation

How should you deal with a multiple offer situation? For starters, don’t just focus on the offer price.

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In our area, we’ve only got about 1.5 months worth of housing inventory. That means that if no other homes were to come on the market, we would be out of homes to sell in just a month and a half. 

This is an extremely low number and has led to an increase in multiple offer situations. I’ve got some tips for you on how to determine which offer is the best one to take in this situation.

The first thing you want to be aware of is that the highest offer isn’t always necessarily the best one. We want you to get the highest number of offers possible, but we also want your home to get through the escrow process and close. One way we bulletproof your transaction is by looking at appraisal contingencies, which cause one in four deals to fall apart.

Appraisal contingencies can come back to bite you.

Let’s say you have a $300,000 house and receive multiple offers on it once it’s listed. Let’s say one of those offers is for $1 million. If it’s a cash offer, that’s a no brainer. However, if the buyer has financing, the offer means little. Most of the time, the appraisal contingency protects the buyer. Whatever the appraisal value comes in at, that’s where they will make their counteroffer. Most of the time, they have no intention of paying that high price. They just use it to catch your attention and get you to accept their offer. An offer slightly above asking price with no appraisal contingency is usually a better option.

We approach each person who makes an offer in these situations and ask them if they are willing to waive their appraisal contingency or if they would be able to bring additional money to closing in case of a low appraisal to cover the difference.

There are a number of things you can do to strengthen the likelihood of getting a good, strong offer. If you have any questions for me or you’re thinking about buying or selling anytime soon, give me a call or send me an email. I look forward to hearing from you soon.

How Our Team Helped Amy Through the Sale of Her Home

“I didn’t work with Chad directly, I worked with another member of his team. She really sat down with us during the time when she was giving us comps for the area and size of our home. She really sat down with us and taught us and she had the heart of a teacher and went above and beyond details that other realtors that we interviewed did not give us. I would definitely refer someone to the team and let them know that they really work one-on-one, are very personable, and they’re on top of all the details.”

We Made Frankie Feel Like Family When We Sold His Home

“His organization does a lot of charity. I was working at the rescue mission at the time and his group, they usually go there a couple of times a year to help out, feed the homeless population, and support. So, we met there. I asked for his card, you know, maybe interested in the future. Once I found out that my family, we decided that we wanted to sell the home and move to another location we called him up and he was very happy to help me out. He gave me a lot of help, I mean, in less than a couple of days one of his associates called me up and we were just moving at lightening speed. They’re very courteous, always calling, they make you feel like a family.”

Why You Should Always Get Pre-Approved for a Home Loan

When searching for a home, you can get pre-approved or pre-qualified for a home loan. They sound similar, but there are some important differences between these two options.

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When you seek a home loan, there are some significant differences between being pre-qualified and being pre-approved.

The Pierce County market is on fire and you have to move quickly to buy a property due to all the bidding wars. That's why I can't stress the importance of getting pre-approved at the highest level enough. It will allow you to come to a seller with a stronger offer.

Being pre-qualified basically constitutes calling a lender to tell them your general income, what you think your credit score is, and what your debts are. They'll give you a rough idea of what they'll loan you, but in my opinion, it's not really worth anything. 

Offering to close in just 21 days can really give your offer an edge.

Being pre-approved is a different story. It constitutes providing your bank statements, a real credit check, and the lender making sure that there won't be any roadblocks for you in the lending process.

There are even some lenders out there who can take the pre-approval process all the way up to only having to wait on an appraisal. That process can typically be a 21-day process. If you can offer to close within 21 days, it will give your offer an edge and give the seller comfort in knowing you've taken the extra step to get pre-approved.

If you need a recommendation for a great local lender, we'd be more than happy to provide that for you. Unfortunately, there are far too many lenders out there who aren't reliable and don't do the things they say they'll do.

If you have any other questions about real estate here in Pierce County, you can always give me a call or send me an email. I'm here to help.

How We Helped Bethany Buy a Home and Sell It 7 Years Later

“He was a referral from a friend of a friend and he helped me purchase my first home about seven years ago. I was so impressed with his customer service and his attention to detail, so when I decided to sell my home I decided to stick with him. He is a passionate and driven person who is service minded. He will hold your hand through the whole process and make sure that you make the best decision for you.”

1st Quarter Pierce County Market Update

What's going on in our market right now? A good way to get a feel is by comparing the stats from the first quarter of 2017 to those from 2016.

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The Pierce County market is still doing great right now, and a good way to show it is by comparing some stats from the first quarter of this year to the first quarter of 2016. 

Last year in the first quarter, 2,848 homes sold for an average price of $255,000 in an average of 33 days. The average house sold had three bedrooms, 2.5 bathrooms, and about 1,900 square feet. Sales ranged from $35,000 to $1.75 million.

It's a great time to sell a house but a challenging time to buy one.

In the first quarter of 2017, 3,205 homes sold for an average price of $284,000 in an average of 23 days. That's actually a 12% increase in sales, which is pretty amazing considering the low inventory. Prices ranged from $27,000 to $1.54 million.

One of the best figures we can use to project the future is absorption rate, which is really just a fancy way of saying supply and demand. Over the last three months, about 1,400 homes have sold per month, and as of April, there are 1,387 homes currently for sale. That's only 1.29 months worth of supply at the current rate homes are selling, making it an extreme seller's market. 

That means that if no new homes came on the market starting now, it would only take 1.29 months for all the available homes in Pierce County to sell. It's a great time to sell a house but a challenging time to buy one. However, interest rates are still low enough for it to be a great time to buy a home for a great cost.

If you have any questions about our market or you're thinking of buying or selling a home, give us a call or send us an email. We're here to help.

How We Were Always There With a Solution for Lynette

“Great! Most of what he did was above and beyond. Some of the things that happened were quite frustrating and he was there with a solution every time.”

Is Waiting to Buy Costing You Money?

If you’re waiting for inventory to pick back up before buying, are you really making the best decision? Waiting to buy could end up costing you.

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Is waiting to buy a home costing you money? There are really two things to consider when it comes to the long-term impact of waiting: home appreciation over time and the cost to borrow money (interest rates).

The Federal Reserve has signaled that they are planning on increasing the interest rates in 2017 at a much more rapid rate than they have in the past. We have already seen interest rates go up over the last six months, and we anticipate that they are going to continue to do so, probably at a quicker rate.

If you’re a buyer, you might be tempted to wait until more inventory comes on the market, but think about this.

If rates go up even 1%, home affordability will drop by 10%.

As interest rates go up, even just a 1% increase will affect home affordability by 10%. This means that there would need to be a 10% drop in home prices to give you the same monthly payment you could get at today’s rates. We don’t see that happening anytime soon.

Home prices are really dictated by supply and demand. When we look at those numbers locally, it’s pretty ridiculous how low our supply is right now. In the last 13 years, I’ve never seen the inventory in our market as low as it is right now.

If you’re looking at a certain price point, let me know. We can discuss the interest rate projections and what it would cost you to wait. If you have any other questions, don’t hesitate to reach out by phone or email. We would love to hear from you soon.

5 Home Selling Mistakes to Avoid

There are a lot of different mistakes to be made in a home sale. Here are five that you need to make sure you avoid.


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Selling a home is a complicated process. There are a lot of different dos and don'ts, but we’re going to focus on the don'ts today. Here are five things that you should NOT do when preparing your home for the market:

1. Remodeling your kitchen or bathrooms. Although this goes against conventional thinking, there is evidence to back up our claim. The National Association of Realtors has consistently determined that those are some of the worst areas for return on investment. The place where you get the most bang for your buck is actually the deck.

2. Keep wallpaper. I do not recommend installing or even keeping outdated wallpaper, unless you have a luxury home that was designed by a professional. Most buyers don’t like wallpaper.

Replace bold colors with neutral, natural tones.

3. Bold colors. You want your home to be as appealing as possible to buyers. Tone down those bold colors to appeal to a wider audience. You want more natural, neutral colors in your home when selling.

4. Replace carpet with carpet. Most of the time, you can add more value for the same price by replacing carpet with a nice looking hardwood laminate. That’s a pretty good upgrade to do.

5. Gaudy light fixtures. Replace old brass fixtures and modernize them. Above all else, keep them simple.

If you have any questions for us about preparing your home for sale or any other questions about buying or selling, give me a call or send me an email. I would love to hear from you.

How to Avoid Paying Capital Gains Tax

Today I want to talk to you about the “Two of Five Rule,” the best way to avoid paying capital gains taxes.


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How can you negate capital gains taxes during the sale of your home? I’ll answer that and draw out an example for you in the video above today.

Let’s say you are going to sell your house for $600,000, but you originally paid $300,000 for it. Your tax will be based on how much profit there is between that spread. The closing costs will be about $50,000 and you can write off any capital improvements you’ve made. As an example, I used $20,000 in capital improvements, which puts your new base at $530,000 after you subtract the closing costs and capital improvements.

From the $300,000 purchase price to the new base of $530,000, that’s a $230,000 spread. That is the amount the IRS will tax. The good news is something we call the “Two of Five Rule.” If you are a single person and you have lived in the house for two out of the last five years, the IRS will allow you to be exempt for up to $250,000 worth of capital gains. So, with our example, you won’t owe a penny of capital gains tax.

Make sure you’ve lived in the home for two out of the last five years.

If you’re a married couple, you get to double that exemption to up to $500,000 as long as you have lived in the house two out of the last five years.

This means if you have lived in your house for a year and 10 months, it’s best not to close until after you have hit that two-year mark. Otherwise, you’ll lose out on the exemption. On the flip side, if you moved out of the house a couple years back and have been renting it, you want to make sure you sell it when you can still say you lived there for two of the last five years.

If you have any more questions or are looking to sell your home, please don’t hesitate to give us a call or send us an email. We look forward to hearing from you!

How We Were Always There With a Solution for Lynette

“Great! Most of what he did was above and beyond. Some of the things that happened were quite frustrating and he was there with a solution every time.”

How We Sold Yvonne's Home in One Day

“Chad sold my house in one day! He also helped me with the process, he gave me advice on how to best sell my house on whether or not to do that by owner, what type of financing to request, he put me in contact with a real estate attorney. He sold my house in one day and helped me do all of this stuff, so I think he did pretty darn good!”

What Should Be on Our 2017 Curriculum?

In 2017, we will offer a free curriculum to our clients to educate them on the real estate industry. What do you want to learn more about?

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In 2017, we will offer a free, educational curriculum for our clients. Today, I’m reaching out to you to see what topics would be the most helpful.

What do you want to learn more about?

So far, people have expressed interest in learning more about:

• Investing in real estate. What strategies are available? Should you flip homes or invest in long-term holds? What are the tax consequences?
• Vacation rentals.
• Getting ready to sell your home. What improvements do you need to make? Which improvements should you avoid?
• What is the home building process like?
• What should first-time buyers expect? What loan programs are available? When should you start looking at homes?

We want these free classes to give you valuable information, so please reach out to us and let us know what other questions you have.

In the meantime, if you need any help reaching your real estate goals, just give us a call or send us an email. We would be happy to help you!

Join Us to Learn All About Real Estate Investing

We want to invite you to our first educational series, Real Estate Investing 101!

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One of the topics we’ve found our clients are most curious about is real estate investing. So, we’ve decided to put on our first educational series called Real Estate Investing 101.

Our first Real Estate Investing 101 course will be taking place on Wednesday, February 22nd from 5:30 p.m. to 7 p.m. at our Keller Williams office located in University Place.

Join us for our educational series, Real Estate Investing 101!

We will be providing dinner for you from 5:30 p.m. to 6 p.m. and will get into the content from 6 p.m. to 7 p.m, which we refer as the Hauer Power Hour!

If you or anyone you know would be interested in this event, you can RSVP here. I hope you can join us for our event!

If you have any other real estate questions, that’s what we’re here for, so don’t hesitate to reach out with a quick phone call or email. We look forward to connecting with you soon!

What’s Happening in the Pierce County Real Estate Market?

As you will see by the numbers, most of the price ranges within the Pierce County real estate market favor sellers.

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What’s happening in the Pierce County real estate market? To give you a comprehensive look, I’ll break it down by price range.

First, let’s jump into the zero to $300,000 bracket. Here, the average days on market is 13 days, meaning it’s taking an average of 13 days for an offer to be exchanged between buyer and seller. The list-to-sales price ratio is 99.8%, meaning if we ask $300,000 for the house, it would sell at 99.8% of that asking price. The supply of inventory is sitting at just one month, which qualifies this price range as a seller’s market.

To give you some context, a seller’s market represents anywhere from zero to five months’ worth of inventory. If we have six months’ worth of inventory, it’s considered more of a balanced market. If there is a supply of seven months or more, it’s considered a buyer’s market.

Data can vary based on your specific location.

Moving up to the $300,000 to $500,000 price bracket, the average days on market increased to 17 days. The list-to-sales price ratio dropped slightly to 99.6%. The level of inventory has increased to 1.4 months. Just as in the previous price range, this bracket is very much a seller’s market.

If we look at the $500,000 to $700,000 price bracket, the average days on market increased significantly to 43 days. The list-to-sales price ratio dropped again to 99.2%. The level of inventory increased again to 2.9 months. As you can see, the supply has gone up, but we’re still in a seller’s market.

In the $750,000 and above price bracket, or the high-end luxury market, the average days on market increased further to 61 days. The list-to-sales price ratio dropped again to 97.8%. The level of inventory jumped up to 6.5 months. As evidenced by the numbers, this range is far more balanced than the lower price ranges.

Obviously, this data can change based on your specific location within Pierce County, so if you’re curious what the market looks like around your particular area, feel free to reach out to us. We’re here to serve, and we look forward to helping you in any way we can!