Jeff Reynolds | Seattle

Seattle real estate + the city around it. Condo authority. Seattle + Eastside. 20+ years. 500+ sales. Compass.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

For years, this account was @Seattle_Condos.

The condo work is not going anywhere.

I still track 200+ Seattle buildings and spend an unreasonable amount of time studying HOAs, reserves, assessments, stacks and what actually trades.

But my business has grown beyond one property type.

I work across Seattle and the Eastside, from downtown towers to West Bellevue estates and waterfront homes.

So the handle is changing to @JeffReynoldsSEA.

Same expertise. Wider aperture.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

This is another reminder that Bellevue is competing aggressively for high-value jobs and investment.

Goldman Sachs just opened a Bellevue engineering hub for 125+ AI and cloud employees, while maintaining its existing Seattle presence.

Seattle should pay attention.

The region wins when both cities are strong, but Seattle cannot take major employers, talent or investment for granted. Tax policy, permitting, public safety and the cost of doing business all matter.

Bellevue keeps giving companies reasons to look east.

[GeekWire @geekwire]

Goldman Sachs plants flag in Bellevue, opening hub for 125+ AI and cloud engineers https://t.co/dpz4Dfz6Di

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

Bellevue’s story right now is not one project. It is the layering of employment, retail, residential and transit in the same few square miles. That is why I’m watching downtown Bellevue differently than I did five years ago.

The Bellevue Collection alone spans more than 5.5 million square feet, while the Bellevue Downtown Association currently tracks new residential projects and 1.6 million square feet of office space under construction downtown.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

“The most expensive residential listing in Washington” is the headline. The interesting market question is the buyer pool. Hunts Point waterfront is not really competing with a Seattle condo or even most Bellevue luxury homes. At this level, the competition becomes regional and global.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

Here is the listing: https://t.co/UA1ehhMSqB

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

There is now a $71 million listing in Hunts Point.

That is not just a luxury-home headline.

It is a reminder that the Seattle-area market contains several completely different markets at once.

A downtown condo buyer can be negotiating against inventory and carrying costs while a Lake Washington estate is competing for global wealth.

Same region. Different economics.

The Hunts Point estate at 3600 Hunts Point Road was listed at $71 million, currently the highest-priced residential listing in Washington. The property spans about 2.3 acres on Lake Washington and includes two residences.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

Seattle leadership should read the comments on this post.

It is about Mayor Wilson’s gun plan and the future of Downtown.

People who live, work, and own businesses here are saying the quiet part out loud.

https://t.co/4P5Ssd5acl

@MayorofSeattle @GovBobFerguson @SeattleCouncil

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@JayInslee @grok show the major benchmarks for the state of Washington when @JayInslee was elected and when he left office and fled the state after his failed policies. Focus on the following:

1. Crime
2. Education
3. State budget
4. Economic status

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@CityOfRedmond "Our favorite fish have returned to Redmond” is also a good relocation lesson. People reduce Redmond to employers, schools and housing. The Sammamish River and trail network are part of the actual day-to-day experience of living there.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

"First Seattle location” is the headline. The real-estate story to me is roughly 145,000 square feet that has been vacant since Sam’s Club closed in 2018 finally getting a new use. Reuse at that scale can change the day-to-day utility of a neighborhood faster than another rendering.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@seattletimes 359 Washington jobs is worth watching. I would not turn one layoff notice into a housing thesis, though. The signal I want next is whether SLU and Denny Triangle condo pending sales, price reductions and days on market start moving with it.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@Mynorthwest 9.2 million visits in August” is the number that jumps out. The other one is office foot traffic at just 62% of 2019. Downtown is recovering with a different mix of users than it had before 2020. That matters for street retail, restaurants and residential demand.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

Just published: "Fall is when you live here". Check it out and subscribe to get everything I'm making.
https://t.co/iLAD4xnRg6 via @kit

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@rexsalisbury Have you seen the tee sheet? How do you know they get less than 50 tee times a day?

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@SteveOnSpeed Mindset

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@seattletimes Violence interrupters? Tell me more

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@colejaczko Honest answer: go to Europe.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

@RampCapitalLLC Seahawks beg to differ

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

In Washington the resale certificate arrives after mutual.

That is too late to discover a thin reserve, a pending special, or a rental rule you cannot live with.

I want the reserve study, budget, insurance dec page, and last 24 months of minutes in the listing packet. If the agent cannot produce them before you write, you are buying a surprise.

[Jeff Reynolds | Seattle @JeffReynoldsSEA]

Someone asked about Spire.

2510 6th Ave. Denny Triangle. 2021. 343 units. 41 stories.

Buyers compare it to Insignia on the skyline. Wrong first filter.

Spire is newer and smaller. No rental cap on my file. The question is whether a five-year-old tower’s reserve study and master insurance already match the amenity load.

HOA runs roughly $700–$2,000+/month.

Reply SPIRE if you want the 5-question list.