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This is one of the most common seller dilemmas because kitchens are emotional. Sellers know buyers care about kitchens. Sellers also know kitchens are expensive. The fear is understandable: if you don’t update it, will buyers skip your home or offer less? If you do update it, will you ever get that money back? The short answer is: you usually do not need a full kitchen remodel to sell well in Bellingham , and in many cases a remodel right before listing is not the most strategic use of time or money. But there are situations where targeted updates, or a clear credit strategy, can be the better move. The key is understanding what buyers are actually reacting to. What Buyers Really Mean When They Say “The Kitchen Needs Work” Most buyers are not walking into a kitchen with a contractor’s mindset. They are reacting to how it feels. Does it feel clean? Bright? Functional? Cared for? Or does it feel grimy, dark, and like a project? Many kitchens that sellers assume are “too dated” can still perform well if they are clean, decluttered, well-lit, and neutral. On the other hand, a kitchen with newer finishes can still struggle if it feels cramped, dirty, or poorly maintained. In a balanced market, buyers are more cautious, but they still respond strongly to “this feels easy.” Why Full Remodels Often Disappoint Right Before Selling A full kitchen remodel is expensive, time-consuming, and stressful. It also introduces risk, because remodels often uncover surprises. And even if everything goes perfectly, buyers may not value your design choices at full cost. The bigger issue is timing. If a remodel delays your listing by months, you may lose a window that fit your life plan, or you may enter the market at a different seasonal rhythm. That does not automatically mean you should rush. It means timing is a real part of the decision. Most sellers are better served by improving the kitchen’s presentation than rebuilding it. High-Impact Kitchen Improvements That Often Matter More Than You Think There is a middle ground between “do nothing” and “remodel everything.” Many kitchens benefit from improvements that are less expensive and more predictable. Examples include improving lighting, freshening paint, updating hardware, replacing a dated faucet, addressing visible wear, and making the kitchen feel bright and clean in photos. These changes can improve buyer perception without turning your home into a construction zone. When a Credit Makes Sense and When It Doesn’t Offering a credit can be a smart strategy when the kitchen is functional but dated, and you want to give buyers flexibility. But credits are tricky. Buyers often discount them mentally because they know a remodel costs more than the credit, and they know it will take time after closing. Credits also work best when pricing and marketing support them. If the home is priced like it is fully updated, a credit may feel like a band-aid. If the home is priced appropriately for its condition, a credit may feel like a fair way to let the buyer customize. The important part is not the credit itself. It’s the clarity. Buyers need to understand what you are acknowledging and how that is reflected in the strategy. The Planning-Forward Reframe Instead of asking “Should I remodel or offer a credit?” a more helpful question is: What is the simplest, most predictable path to a confident buyer decision? For many sellers, that path is targeted refresh work and realistic pricing. For some, it is acknowledging the kitchen’s dated style and positioning the home accordingly. The goal is not to chase perfection. The goal is to remove the biggest friction points so buyers can focus on the home’s strengths. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re deciding what is worth doing, and what is a waste of money, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer

 Open houses are a great way to explore neighborhoods, get a feel for different homes, and ask questions in a low-pressure setting. They’re part of the fun of house hunting. But there’s one important thing buyers often misunderstand, and it can quietly affect their leverage later. The agent hosting the open house represents the seller. That’s not a criticism. It’s simply how agency works. The listing agent’s legal and professional responsibility is to protect the seller’s best interests: price, terms, and overall outcome. Even when an agent is friendly, helpful, and genuinely kind, their role in that moment is not neutral. Understanding that distinction helps buyers make smarter decisions. Why This Matters More Than You Think Open houses are information-rich environments. Buyers naturally share details without realizing it: How soon they need to move How much they love the home Whether they’re flexible on price or terms If they’re nervous about competition That information doesn’t disappear. It becomes part of the seller’s leverage. A buyer’s own representation acts as a filter. Your agent helps decide what should be shared, what should stay private, and when saying less is actually the strongest strategy. About Compensation (and Why Buyers Should Use It) In most transactions in our market, the seller is already offering compensation so buyers can have their own representation. That structure exists whether a buyer uses it or not. Choosing not to have your own agent usually doesn’t reduce the purchase price. What it often does is remove the person whose sole job is to protect you, explain your options, and negotiate on your behalf. This is one of the rare situations where expert guidance is already built into the transaction. Taking advantage of it is simply smart. Negotiation Is About More Than Price Price gets the attention, but it’s rarely the only thing that matters. A buyer’s agent negotiates many terms that directly affect risk, cost, and peace of mind, including: Inspection strategy and repair credits Appraisal protections Financing and contingency timelines Possession dates and rent-back terms Escalation strategies in competitive situations Two offers with the same price can have very different outcomes. Strong terms often make the difference between a smooth closing and months of stress. The “Using the Listing Agent Gives Me an Edge” Myth Some buyers believe working directly with the listing agent gives them an advantage. In reality, this usually results in limited advocacy. When one agent is involved with both sides, they cannot fully advise either party. That means no clear strategy, no coaching on leverage, and no guidance tailored specifically to the buyer’s goals. Efficiency isn’t the same as representation. And in a transaction this complex, clarity matters. This Isn’t About Distrust. It’s About Protection. Real estate contracts are detailed. Deadlines are strict. Small mistakes can be expensive. A buyer’s agent helps spot issues early, explain consequences before decisions are final, and keep emotions from driving costly choices. Think of it as having a professional buffer between you and avoidable risk. Enjoy Open Houses. Just Go In Informed. Open houses are still valuable. Walk through. Ask questions. Get a feel for the home and the neighborhood. Just remember who the agent is working for, and make sure you also have someone whose only responsibility is to advocate for you. Being informed doesn’t complicate the process. It protects it. I understand what matters most — comfort, connection, and confidence. My approach is personal and patient, guiding you through every decision with care. Let’s talk about your Whatcom dreams. Andi 📞 Call: 360.734.6479 🌐 Schedule: AndiDyer.com/schedule We Are the Keys to Your New Home. Andi Dyer, REALTOR® REMAX Whatcom County Expert Guidance to Buy, Invest, and Sell in Bellingham and Whatcom County

Capital gains tax is one of the most misunderstood parts of selling a home, and it often creates unnecessary anxiety. Some sellers assume they will owe a large tax bill. Others assume it will never apply to them. Both assumptions can be wrong depending on the property and how it has been used. The short answer is: many primary residence sellers may not owe federal capital gains tax due to the homeowner exclusion, but the rules depend on ownership, use, and the property’s history. Rental properties, inherited homes, and second homes can be different. Why This Topic Feels Confusing The rules are not intuitive, and most homeowners do not deal with them often enough to remember the details. Add in headlines, social media advice, and well-meaning friends, and it becomes easy to feel unsure. The goal is not to memorize tax law. The goal is to know what questions to ask early so you do not guess. The Primary Residence Exclusion and Why It Matters For many homeowners, the primary residence exclusion is the reason capital gains tax never becomes an issue. Generally, it may apply when the homeowner meets ownership and use requirements. Timing and life changes matter here, so it is not something to assume. It is something to confirm. When Capital Gains Tax Is More Likely to Matter The story changes when a property has been a rental, a second home, or an inherited property, or when there have been long periods where the home was not used as a primary residence. Depreciation recapture can also become relevant for rentals. This is the part that catches people off guard. Not because they did something wrong, but because the property’s history affects the outcome. Washington State Versus Federal Rules Washington does not currently impose a state capital gains tax on the sale of primary residences. Federal rules are still the main driver for most homeowners, and that is where planning decisions typically live. Why Planning Before You List Preserves Options Tax-related planning, when it applies, is most effective before you list. Once you accept an offer, your choices narrow quickly. The most empowering approach is to understand whether capital gains is even part of your situation. If it is not, you can set the worry down. If it is, you can plan with eyes open. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If tax uncertainty is part of what is holding you back from planning your next step, you can start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer For longtime homeowners: Understanding tax exposure before you list can expand your options and reduce surprises later. A brief conversation with a qualified tax professional is often enough to clarify what applies to you.

Bellingham, Washington has a way of sneaking up on people. What starts as a weekend visit to the bay or a hike near Mount Baker often turns into daydreams about calling this Pacific Northwest city home. As a REALTOR® who’s helped many seniors find their next chapter here, I’ve seen that moment of realization again and again, when a visitor looks around and says, “I could live here.” Before you start packing, let’s take a clear-eyed look at what makes Bellingham special for those seeking a vibrant, active retirement or lifestyle change, and a few honest realities to keep expectations grounded. 1. The Scenery is Straight-Up Gorgeous Framed by the Salish Sea and the rugged peaks of the North Cascades, Bellingham sits in one of the most breathtaking corners of the country. On clear mornings, Mount Baker rises like a snowy sentinel at 10,781 feet. On misty ones, the bay softens into watercolor.'' Why it matters for you: After decades of seeing the same view, Bellingham offers new inspiration every day. I’ve had clients tell me they still pause each morning with coffee in hand just to watch the light shift on the water. Here, the view doesn’t fade, it becomes part of your life’s rhythm. 2. Outdoor Recreation is Practically a Civic Duty In Bellingham, the outdoors isn’t something you “go to.” It’s part of daily life. The culture here revolves around staying active at every age. You can hike the Chuckanut Ridge Trail before breakfast, kayak the calm waters of Lake Whatcom at lunch, or take a scenic drive up Mount Baker Highway by afternoon. The outdoors isn’t a backdrop, it’s the heartbeat of the city. Why it matters for you: Bellingham is built for the lifestyle you’ve been promising yourself. With more than 50 parks and a network of trails, there’s something for everyone, from gentle bird-watching walks to challenging alpine hikes. Boulevard Park’s paved paths are perfect for walkers and cyclists, while Fairhaven’s waterfront boardwalk lets you enjoy salt air without rugged terrain. 3. You Actually Know Your Neighbors With under 100,000 residents, Bellingham keeps the best parts of small-town living while offering modern convenience. Neighborhoods like Fairhaven and Columbia are full of historic homes, front porches, and friendly waves from people who genuinely seem happy to see you. Why it matters for you: If you’re relocating from a big metro area, you’ll feel the difference immediately. The Saturday Farmers Market doubles as a social calendar. Coffee shops remember your order. I’ve watched clients build stronger friendships here in two years than they had in decades elsewhere. 4. Big-City Access, Small-Town Pace Bellingham sits roughly 90 minutes from both Seattle and Vancouver, BC, close enough for day trips, but far enough to avoid the stress and traffic that come with big-city life. Why it matters for you: You can visit world-class museums, see a Broadway show, or catch an international flight without living in the middle of chaos. It’s the best of both worlds, access when you need it, serenity when you don’t. 5. A Creative, Artsy Pulse This is a town that values expression over pretense. From live theater at the historic Mount Baker Theatre to the monthly Art Walk, Bellingham celebrates creativity in its most human form. Murals turn alleys into galleries, potters and painters share their work in open studios, and live music spills from intimate venues. Why it matters for you: Retirement doesn’t mean slowing down, it means rediscovering your spark. Whether it’s taking an art class, joining a choir, or exploring the local film festival, the creative energy here keeps life full and engaging. 6. A University That Keeps Things Fresh Western Washington University adds 16,000 students’ worth of energy and curiosity to the city. The result? A culture that never feels stagnant. Why it matters for you: The university enriches the community with affordable performances, public lectures, and events open to all. Many of my clients audit classes or attend talks on everything from marine biology to literature. It’s a wonderful way to stay sharp and connected. 7. Environmental Stewardship Isn’t Just Talk Bellingham was one of Washington’s first cities to adopt a comprehensive climate action plan, and it shows. Solar panels, EV charging stations, and curbside composting are part of everyday life. Why it matters for you: If you care about living sustainably and leaving a positive legacy, you’ll fit right in. The city makes green living effortless, from easy bike commuting to eco-friendly building codes. 8. Cleaner Air, Calmer Summers, and That Mild Climate You’ve Been Seeking Thanks to coastal breezes and its marine influence, Bellingham stays comfortable year-round. Summers average in the 70s, winters in the 40s. The air is fresh, the humidity low, and extreme weather rare. Why it matters for you: You can be active outdoors almost every day of the year. No brutal heat, no shoveling snow, and no icy driveways. My clients from California and the East Coast often tell me the mild climate alone was worth the move. And about that rain, yes, it drizzles from October through April. But locals know the secret: invest in a great rain jacket and keep moving. That gentle mist is the reason everything stays lush and green. Once you embrace it, you’ll find it oddly peaceful. 9. A Tight-Knit, Generous Community People here show up, for beach cleanups, fundraisers, food banks, and each other. Volunteering feels like a local pastime. Why it matters for you: Moving later in life can feel isolating, but in Bellingham, it’s surprisingly easy to plug in. Whether you’re joining a local garden group or helping maintain a trail, the friendships that form here tend to stick. 10. Innovation in Sustainable Living Bellingham is quietly becoming a model for sustainable development. The waterfront redevelopment is turning old industrial space into a vibrant, eco-conscious mixed-use district. Why it matters for you: Buying or building a home here means access to energy-efficient designs, walkable neighborhoods, and a forward-thinking community that’s planning for the next generation. 11. A Food Scene with Real Roots Here, “farm-to-table” isn’t marketing—it’s Tuesday. The fertile farmland in Whatcom and Skagit valleys supplies local restaurants, co-ops, and weekly markets with an ever-changing seasonal bounty. Why it matters for you: You’ll eat better and feel better. Whether it’s the Community Food Co-op or a chef-owned bistro, fresh, local food connects you to the rhythms of the land and the people who grow it. 12. A Culture of Health and Movement Bellingham’s wellness mindset is contagious. Cyclists, runners, and yoga enthusiasts fill the parks and trails year-round. Why it matters for you: When your neighbors are hiking into their 70s and biking into their 80s, it changes your idea of aging. Many of my clients tell me they’ve become more active here than they were decades ago, the city practically invites you to move. 13. Learning at Every Age Between Western Washington University, Whatcom Community College, and Bellingham Technical College, education is everywhere. Why it matters for you: Retirement can expand your world instead of shrinking it. Whether it’s a pottery class, history seminar, or photography workshop, lifelong learning is built into the culture. 14. Events with Personality From the legendary Ski-to-Sea relay (seven sports, one wild day) to the maritime mayhem of SeaFeast and the cozy glow of Fairhaven Winterfest, Bellingham knows how to celebrate. Why it matters for you: These aren’t corporate festivals; they’re true community events. Whether you’re cheering on racers or browsing local art, you’ll feel part of something authentic. 15. A Foundation for Long-Term Stability Unlike boom-and-bust cities, Bellingham grows at a sustainable pace. Education, healthcare, small business, and tourism form a solid base. Why it matters for you: If you’re planning your retirement for the long haul, you’ll appreciate the steadiness here. The real estate market is strong but not frantic, and the sense of security is real. Real-World Truths: What to Know Before You Move Yes, gray days are real. From October to April, the drizzle is steady but mild. Locals adapt with good gear and warm coffee shops. Find an activity that makes you go outside no matter what, yes you will get Vitamin D through the cloud cover. The payoff is a year-round green landscape and comfortable temperatures. Housing costs run higher than average. Desirability keeps prices above national norms, though still far below Seattle or Vancouver. Working with a REALTOR® who understands senior transitions can make all the difference in finding the right home. The job market leans local. Bellingham’s economy is anchored by education, healthcare, and small businesses. For retirees, this creates stability, and a community focused more on quality of life than corporate competition. The Bottom Line: Is Bellingham Right for You? Bellingham isn’t perfect, but it’s genuine. It blends natural beauty, environmental consciousness, and community warmth in a way few places do. If you’re looking for mild weather, outdoor living, creativity, and connection, this could be home. Whether you’re downsizing, moving closer to family, or ready for a slower pace, Bellingham and Whatcom County offer an ideal balance between energy and ease. Ready to Explore Bellingham for Yourself? As a REALTOR® specializing in senior transitions and relocations, I understand what matters most — comfort, connection, and confidence. My approach is personal and patient, guiding you through every decision with care. Let’s talk about your Bellingham dreams. Andi 📞 Call: 360.734.6479 🌐 Schedule: AndiDyer.com/schedule We Are the Keys to Your New Home. Andi Dyer, REALTOR® REMAX Whatcom County Expert Guidance to Buy, Invest, and Sell in Bellingham and Whatcom County

This question is one of the most practical questions a homeowner can ask, and also one of the hardest to answer with a quick online estimate. Zestimate-style numbers can tell you what a home might sell for, but they do not tell you what lands in your account after the dust settles. The short answer is this: what you walk away with depends on your mortgage payoff, your selling costs, and the specific terms you negotiate, not just the headline sale price. The deeper truth is that net proceeds are often influenced as much by planning and strategy as they are by market conditions. If you’re thinking about selling in Bellingham or anywhere in Whatcom County, here’s how to understand the real math in a way that actually helps you plan. Sale Price Is Only the Starting Line Most sellers begin with the question “What can I sell for?” because that’s the number people talk about. But the sale price is only the first step in the chain. Your net proceeds typically come from: the sale price you agree to minus the mortgage or lien payoff(s) minus transaction costs and fees minus any credits or concessions that reduce what you receive plus or minus proration items handled at closing The reason this is important is that two sellers can sell for a similar price and still walk away with very different results , depending on what they owed, what they agreed to, and how the negotiation unfolded. The Costs Sellers Commonly Forget to Plan For Most homeowners know there will be costs. The surprise is usually how many categories exist, and how those categories stack together. In Washington State, common seller costs can include agent compensation, the Washington State real estate excise tax, escrow and title fees, and any negotiated credits or concessions. Some of these are relatively predictable. Others depend heavily on strategy. A home that attracts clean offers early tends to preserve leverage. A home that sits longer often ends up accepting more concessions, not because the seller “did something wrong,” but because buyer psychology changes once a listing feels stale. That difference can show up in net proceeds even if the final sale price does not look dramatically different. Why Pricing Strategy Is Really a Net Proceeds Strategy A lot of sellers think pricing is purely about maximizing the sale price. In reality, pricing is about maximizing the outcome . That includes timeline, terms, and net proceeds. When a home is priced accurately for the current market, it typically generates better early traction. That early traction gives you options. Options give you leverage. Leverage often means fewer concessions. When a home is priced above where the market is actually responding, it may still sell eventually, but it often does so after price reductions, longer market time, and more negotiation. Net proceeds can be quietly reduced in that process. This is why “What will I walk away with?” is not a math problem you do at the end. It’s a planning question you answer at the beginning. Taxes: Sometimes Relevant, Sometimes Not, Always Worth Understanding Early Some sellers worry about capital gains tax, and that worry can either be unnecessary or very justified depending on the specifics. Many primary residence sellers qualify for federal exclusions if they meet ownership and use requirements, but the details matter, and rentals or second homes are a different conversation. Washington does not currently impose a state capital gains tax on the sale of primary residences, but federal rules still apply. Planning options, when they exist, tend to be more available before you list, not after you accept an offer. The goal here is not to turn you into a tax expert. It’s to make sure taxes are either taken off your worry list, or addressed early enough that they don’t surprise you later. When This Answer Changes There are a few scenarios where “walk away with” looks meaningfully different: If you’ve owned the home a long time, you may have significant equity but also more questions about timing, taxes, and the next step. If the home has been a rental at any point, tax treatment can change. If you’re coordinating a purchase, your net proceeds are also tied to your next housing plan and how you want to structure the transition. None of these scenarios are problems. They simply mean you want clarity sooner. A Better Way to Use This Question Here’s the best use of this question: as a planning tool. If you know your approximate net range, you can make decisions with more confidence. You can decide if downsizing works, if staying put makes more sense, or if you want to wait and revisit in six months. You can plan repairs realistically instead of guessing. You can approach selling as a strategy, not a leap. If you’re not ready to list, that’s fine. This question is still worth answering. In fact, that’s often when it helps most. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re trying to make a plan and want a clearer estimate of your potential net proceeds, this is a good place to start: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer

A Year of Re-Engagement, Not a Boom Housing forecasts tend to carry emotional weight, especially for longtime homeowners who have lived through whiplash conditions over the past several years. After the urgency of 2020–2021 and the sudden stall that followed, many sellers are understandably cautious about trusting another set of predictions. Beneath the headlines sits a quieter concern: Is this finally the moment the market breaks loose again, or is another disruption waiting just ahead? What makes 2026 different is not optimism, but alignment. For the first time in several years, most major forecasts are describing the same general shape of the market—not overheated, not collapsing, but functioning. That kind of consensus matters because it points to normalization rather than a temporary swing in sentiment. Across nearly every major outlook—from the National Association of Realtors, Realtor.com, Redfin, and regional economists such as Windermere’s chief economist Jeff Tucker—the expectations are strikingly consistent. More listings are expected to come to market. Mortgage rates are projected to ease modestly. Sales activity should rise slightly. Prices are forecast to remain flat or gently higher. This is why 2026 is not best understood as a comeback year. It is a reset year, one where movement returns not because of excitement, but because the system starts working again. National Outlook: The Market Starts Working Again Nationally, existing-home sales are expected to rise modestly in 2026, generally in the low single digits. Even with that improvement, sales volumes will remain well below pre-pandemic norms. This is not a demand problem so much as a turnover problem. Roughly four out of five homeowners with mortgages still hold rates below 6%, which continues to discourage discretionary moves. As a result, transactions in 2026 are expected to be driven primarily by life events—retirement, family changes, job transitions, downsizing—rather than speculation or fear of missing out. Markets shaped by necessity behave very differently from markets driven by urgency, and this distinction is central to understanding the year ahead. Mortgage Rates: Why 6% to 6.3% Is Meaningful Relief Most forecasts place average 30-year mortgage rates in the 6% to 6.3% range in 2026. For homeowners who remember rates starting with a three, that may not sound transformative. But context matters. In 2024 and 2025, rates hovered closer to 6.6% to 7%, with extended periods above 7%. That rapid rise—nearly doubling from early 2022—was the fastest increase in more than 50 years, and it didn’t just slow buyers down. It broke affordability math entirely for many households. A move from the high sixes into the low sixes does not make housing cheap. What it does do is reopen doors that were fully closed. In practical terms, it materially changes monthly payments and purchasing power without requiring prices to fall. In Whatcom County, where a typical home price sits in the mid-$600,000 range, the difference is tangible. At roughly 6.9%, a standard principal-and-interest payment lands around $4,100 per month. At closer to 6.1%, that payment falls nearer to $3,700. That $400 difference does not erase affordability challenges, but it often makes the difference between qualifying and not qualifying, or between stretching uncomfortably and feeling stable. As Andi Dyer notes, “Lower rates won’t bring back the frenzy—but they do make the math workable again, and that’s what allows movement to return.” Over the past 30 years, the average 30-year fixed mortgage rate has hovered around 6.5% to 7%. Seen through that lens, projected 2026 rates are not historically high. The sub-4% years were the anomaly, driven by emergency policy rather than long-term norms. Home Prices: Nominal Stability, Real Improvement Price forecasts for 2026 are among the calmest in recent memory. Nationally, expectations cluster around 1% to 3% appreciation. Locally, forecasts for the broader Puget Sound region lean even flatter. The more important story is real affordability rather than nominal pricing. Inflation and income growth are expected to outpace home price gains, meaning the share of income required for housing is projected to ease. Nationally, that ratio is expected to dip below 30% for the first time since 2022. This shift does not generate dramatic headlines, but it changes behavior. When affordability improves gradually, buyers become more deliberate and sellers must be more precise. Volatility gives way to negotiation, and decision-making becomes less reactive. Inventory: The Quiet Catalyst of 2026 Inventory growth remains one of the most consequential—and least flashy—drivers of change. Across much of Washington, active listings have been rebuilding toward pre-pandemic norms. Homes are taking longer to sell. Buyers have more choices. Sellers face real competition. This is not a distressed market. It is a market where pricing accuracy, preparation, and strategy matter more than timing. Homes aligned with market reality continue to sell. Homes that are not tend to linger until expectations adjust. How Life-Event Selling Shapes the Local Market One reason national forecasts translate more cleanly to Whatcom County than many regions is the nature of local sellers themselves. Most homeowners here are not reacting to financial pressure. They are making planned transitions tied to retirement timing, family needs, lifestyle changes, or long-held intentions to relocate. Life-event sellers behave differently. They tend to prioritize certainty and outcome quality over chasing peak pricing. As a result, price corrections tend to be shallower, inventory builds more gradually, and negotiation replaces volatility rather than panic. As Andi Dyer explains, “This isn’t a market driven by urgency or fear. Most sellers here are moving because their lives are changing, not because the market is forcing them.” That underlying stability is a key reason the 2026 outlook points toward re-engagement rather than disruption. Local Risk Factors: Flood-Affected Sellers Re-Entering the Market While the broader Whatcom County market remains structurally stable, 2026 will likely see a number of homeowners impacted by past flooding in Sumas and Everson choosing to put their homes on the market. For many of these households, the decision is less about current pricing conditions and more about long-term certainty. Flood exposure has introduced ongoing questions around insurance availability, future premiums, and disclosure complexity. Even when properties have been repaired or mitigated, uncertainty around insurability and future risk can weigh heavily on planning decisions. As a result, some homeowners are opting to act sooner, while conditions remain orderly, rather than waiting for insurance rules or buyer sentiment to shift further. This does not represent distress, nor does it signal broader market weakness. Instead, it reflects a practical reassessment of risk by a specific group of sellers—one that may modestly increase inventory in those areas without materially affecting the countywide outlook. Common Misconceptions to Watch For One of the most persistent misunderstandings heading into 2026 is the belief that a “better” market automatically rewards every seller. Normal markets are selective markets. They reward realism rather than hope. Another common misread is assuming that slightly lower rates will recreate the dynamics of 2021. They will not. The conditions that produced that period no longer exist, and that is precisely why the current environment is more stable. Flat pricing is also often misinterpreted as failure. In reality, periods of nominal stability often provide the healthiest conditions for thoughtful decision-making, especially for homeowners with equity and long-term plans. Closing Perspective: A Market That Rewards Clarity For Whatcom County homeowners, 2026 is less about predicting the perfect moment and more about understanding the conditions under which good decisions are made. After years of distortion—first by urgency, then by hesitation—the market is settling into something steadier and more transparent. That does not remove complexity, but it does reduce noise. In a market like this, sellers who plan deliberately, understand their risk, and price with realism are no longer competing against extremes. They are simply meeting a market that has started working again. Sources & Methodology This forecast draws from a synthesis of national and regional housing outlooks, including projections from the National Association of Realtors, Realtor.com, Redfin, and regional economic commentary from Windermere’s chief economist, Jeff Tucker. Rather than relying on outlier predictions, this analysis emphasizes areas of agreement across forecasts. National data is interpreted through a local lens, accounting for Whatcom County’s seller demographics, equity profiles, inventory composition, and historically low levels of distressed sales. Localized risks—such as flood exposure in specific submarkets—are considered for their impact on planning and timing rather than assumed price effects. Press Pull Summary (For Media Use) Headline: Whatcom County’s 2026 Housing Market Signals a Return to Normal Functioning Pull Quote: “Lower rates won’t bring back the frenzy—but they do make the math workable again, and that’s what allows movement to return.” — Andi Dyer, Bellingham real estate broker Summary: According to Bellingham-based real estate broker Andi Dyer, 2026 is shaping up to be a year of re-engagement rather than a boom for the Whatcom County housing market. With inventory gradually rebuilding, mortgage rates easing into the low-6% range, and prices remaining stable, Dyer describes a market that is beginning to function normally after years of disruption. Most local sellers, she notes, are making planned, life-event-driven moves rather than reacting to pressure, creating steadier conditions and more deliberate decision-making across the market. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re weighing whether to wait or start planning now, this is a good place to begin: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Real t or.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer

Selling costs can feel confusing because most people only sell a few times in their life, and costs are not discussed in a consistent, clear way. This often leads homeowners to focus on the offer price and ignore the expenses that shape what they actually keep. The short answer is: selling costs in Washington State include agent compensation, the Washington State excise tax, escrow and title fees, and any negotiated credits or concessions, plus practical moving and transition costs. Some are predictable. Others depend on how the sale unfolds. Why This Matters More in a Balanced Market In a fast market, sellers can sometimes ignore costs because offers feel abundant and forgiving. In a balanced market, the details matter more. Terms, concessions, and the psychology of pricing can influence what you keep. That is why cost planning is not just a closing-day detail. It is part of your listing strategy. The Washington State Excise Tax Deserves Special Attention Many sellers are surprised by the real estate excise tax because it is tied to the sale price and calculated at closing. It is not a small rounding error. It can meaningfully impact net proceeds, especially in higher price ranges. Understanding it early allows you to plan with more realism. It is much easier to make good decisions when you are not surprised later. How Negotiations Affect Costs Selling costs are not only fees. They include the outcome of negotiation. Repair credits, buyer concessions, and terms that shift financial responsibility can change net proceeds even if the sale price looks similar. This is another reason why preparation and pricing accuracy matter. Strong early demand often creates leverage, and leverage often reduces concessions. When Costs Look Different Costs can vary if you are selling a condo, selling an investment property, dealing with multiple liens, or coordinating a purchase. This is also where longtime homeowners often benefit from planning and advice well before listing, especially when the sale intersects with retirement or the desire to simplify. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re trying to plan realistically around costs and net proceeds, this is a helpful starting point: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi,dyer For longtime homeowners: Selling a longtime home often intersects with taxes, retirement timing, and lifestyle planning. Getting clarity early tends to preserve options later.

Many homeowners assume that waiting is the conservative choice. If you don’t sell this year, you can always reassess next year. On the surface, that feels cautious and responsible. But for many sellers, “waiting one more year” isn’t a neutral decision. It’s an active choice with trade-offs that are easy to overlook. Why waiting feels comforting Waiting postpones disruption. You don’t have to declutter yet. You don’t have to make decisions about where you’ll go next. You don’t have to engage with the market or expose your home to feedback. In that sense, waiting protects emotional energy. But comfort isn’t the same as clarity. What waiting quietly changes Markets don’t stand still. Neither do personal circumstances. Over time, maintenance costs increase, systems age, and life plans shift. A home that feels manageable this year may feel heavier next year. A move that feels optional now may feel urgent later. Waiting can also compress decision-making. When external factors eventually force action, sellers often have fewer choices and less flexibility. Why this isn’t about predicting the market This isn’t an argument for timing the market. It’s about timing your life. Selling earlier can create options: downsizing on your terms, relocating without urgency, or simplifying before things feel rushed. Waiting can be the right choice too, but it’s best made intentionally rather than by default. Questions that help clarify the decision Instead of asking whether the market will be better next year, it’s often more useful to ask: What would staying another year give me? What would it cost me, financially or emotionally? Would selling sooner make my next chapter easier or harder? These questions tend to surface the real priorities. A planning-forward reframe Waiting isn’t wrong. But waiting without examining the trade-offs can quietly limit options. A steadier approach is to explore scenarios now, even if you decide not to act yet. Information doesn’t force decisions. It usually does the opposite. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re weighing whether to wait or start planning now, this is a good place to begin: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Re a ltor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer

Many homeowners ask this because they are tired, busy, overwhelmed, or simply realistic. Not everyone has the time or desire to do repairs and upgrades before selling. The good news is that homes are sold as is in Bellingham and Whatcom County regularly. The short answer is: yes, you can sell as is, but your price and your strategy must match the reality of the home. An as-is sale can be smooth and successful when it is positioned clearly. It becomes stressful when expectations are misaligned. What “As Is” Really Means in Practice “As is” means the seller is not committing to making repairs. It does not mean inspections go away. Buyers will still inspect. They will still evaluate risk. They will still decide whether the home fits their comfort level. In practice, as-is works best when it is paired with honesty and strong preparation in other areas: clear disclosures, clean presentation, and pricing that reflects condition. Why Buyers React Strongly to Uncertainty Buyers can handle a fixer. What they struggle with is uncertainty. If a home looks like it might have hidden issues, buyers often assume worst-case scenarios. That does not mean you need to repair everything. It means you should think carefully about what the home communicates. A home that is clean, accessible, and straightforward about condition can feel safer than a home that looks half-finished or poorly maintained. When As-Is Is a Smart Strategy As-is can be ideal when the seller wants simplicity, when repairs would be costly or time-consuming, or when the home’s best buyer is someone who wants to renovate anyway. In those cases, the key is to align the listing strategy with the likely buyer pool. That often includes thoughtful pricing, clear marketing, and a plan for handling inspection conversations without surprise or defensiveness. When As-Is Can Backfire As-is tends to backfire when sellers expect top-of-market pricing while also expecting buyers to absorb visible projects. In a balanced market, buyers have choices. If the home feels like extra work and the price does not reflect that, they often move on. The goal is not to “get away with” selling as is. The goal is to sell as is with clarity and confidence. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re considering an as-is sale and want to understand the tradeoffs before you commit to anything, this is a good first step: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer.com