Queen Anne Real Estate - August 2017

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AUGUST 9, 2017

After Your Purchase

You found the right home, made your offer and it are unsatisfied mortgages, forged signatures or has been accepted and signed-around. You are now false deed, or a previous owner’s heir now claiming at Mutual Acceptance—congratulations! ownership of the property. A title search usually So what can you expect now that uncovers most issues. But even a you are under contract? If you are thorough search may not uncover all getting a loan, then typically you have issues, hence having title insurance.

30 days before the home closes. There Escrow is opened on the are a number of steps you can expect transaction—Escrow is an impartial between when you make the offer and third party process in which when you get the keys. Here are the documents and funds are deposited main steps taken by the title company, by buyers (down-payment), sellers Escrow Company, your lender, and and lenders to facilitate the closing YOU: Stewart Karstens for a real estate transaction. Escrow Title is opened, Title Insurance is required to follow mutual written and title search—a title insurance instructions from all parties. Escrow WINDERMERE REAL ESTATE policy (paid by Seller) is set-up for will coordinate with you (buyer), the new owner(s). It insures the seller and lenders to obtain required owner or others having an interest in the property signatures on all documents. Escrow works against loss due to encumbrance, defective title or ➧ AFTER YOUR PURCHASE, Page R2 adverse claims against the title. A few examples

Magnolia Residential Address 3222 21st Ave W #B 3022 31st Ave W. #B 4216 27th Ave W. 3417 39th Ave W. 3430 36th Ave W. 4043 34th Ave W. 3425 37th Ave W. 2846 23rd Ave W. 4351 31st Ave W 2605 D 22nd Ave W. 2605 E 22nd Ave W. 2605 A 22nd Ave W. 2310 W. Dravus St. 2605 B 22nd Ave W. 2605 C 22nd Ave W. 2601 W. Blaine St. 4457 Brygger Dr. W. 2828 35th Ave W. 3611 22nd Ave W, #A 2812 35th Ave W. 4437 35th Ave W. 3835 33rd Ave W. 3405 21st Ave W. 2574 27th Ave W. 2608 37th Ave W. 3553 W. Raye St. 2812 23rd Ave W. 3636 41st Ave W. 1956 Edgemont Place W. 2908 26th Ave W. 3412 24th Ave W. 2833 27th Ave W. 3606 Arapahoe Place W. 3424 Arapahoe Place W. 2605 W. Armour St. 2445 Magnolia Blvd W. 2520 42nd Ave W. 4724 W. Ruffner St. 2556 27th Ave W. 4210 Washington Ave W. 4218 Washinigton Ave W. 4520 W. Armour St.

Bed

Bath

3 2 2 3 3 4 2 3 3 3 3 3 3 3 3 3 2 2 3 2 3 3 3 3 3 3 3 4 4 4 4 3 3 5 4 3 5 5 3 4 4 5

2 1 1 2 1 2.5 1 1.75 2 2.5 2.5 2 2.5 2.5 2.5 2 1.75 1.75 2.5 1 2.75 1 2.25 1.75 2.5 1.75 1.75 2 1.75 3.25 2.75 2.25 2.5 2.75 2.5 2.75 3.25 3.5 3.5 3.25 3.5 3

Sq Ft 1165 870 1720 1840 940 2326 1560 1712 1505 1707 1707 1707 1671 1707 1707 1900 1870 1620 1750 1221 2090 1050 1735 1980 2498 2040 2360 3040 4160 2740 1960 2080 2602 2929 3000 3200 4560 3560 4185 4088 4270

Built

Days on Mkt

Asking Price

Sold Price

Sold Price/ Asking Price

2000 1945 1950 1964 1943 1945 1943 1907 1992 2017 2017 2017 2001 2017 2017 1959 1999 1942 2002 1942 1938 1943 2017 1942 1939 1942 1952 1939 1940 1985 1961 1955 1953 1950 1955 1928 1958 2011 2008 1900 1904 1937

17 19 7 10 9 12 5 6 6 27 4 2 7 0 0 95 8 4 6 9 22 15 5 8 6 7 8 11 4 6 12 11 7 19 2 47 7 26 3 79 129 84

$499,950 $509,950 $599,500 $625,000 $530,000 $600,000 $675,000 $725,000 $699,950 $739,950 $729,950 $734,950 $650,000 $749,950 $749,950 $780,000 $685,000 $674,206 $709,000 $675,000 $869,950 $849,500 $859,000 $875,000 $849,757 $879,000 $848,000 $950,206 $889,000 $1,075,000 $949,950 $895,000 $949,000 $1,225,000 $1,395,000 $1,748,000 $1,780,000 $2,050,000 $1,860,000 $1,999,000 $1,999,000 $2,125,000

$495,950 $509,950 $607,500 $625,000 $632,000 $635,000 $675,000 $695,000 $699,950 $725,000 $729,950 $735,000 $748,500 $749,950 $749,950 $750,000 $750,000 $771,000 $780,000 $817,000 $845,000 $850,000 $859,000 $915,000 $925,000 $925,000 $925,000 $950,000 $1,005,000 $1,085,000 $1,100,000 $1,100,000 $1,112,000 $1,185,000 $1,500,000 $1,748,000 $1,780,000 $1,850,000 $1,888,000 $1,950,000 $1,971,000 $2,058,000

98.80% 100.00% 101.33% 100.00% 119.25% 105.83% 100.00% 95.86% 100.00% 97.98% 100.00% 100.01% 115.15% 100.00% 100.00% 95.15% 109.49% 114.36% 110.01% 121.04% 97.13% 100.06% 100.00% 104.57% 108.85% 105.23% 109.08% 99.98% 113.05% 100.93% 115.80% 122.91% 117.18% 96.73% 107.53% 100.00% 100.00% 90.24% 101.51% 97.55% 98.60% 96.85%

Sold Price

Sold Price/ Asking Price

Magnolia Condos Address

Bed

Bath

3045 20th Ave W. #409 2324 W. Newton St. #102 3505 W. Government Way #103 3505 W. Government Way #303 3045 20th Ave W. #410 3406 W. Government Wy #3 3804 25th Ave W. #4F

1 2 2 2 2 2 2

1 1.75 1.75 1.75 1 2 1.5

Sq Ft 584 916 970 708 949 1448

Built

Days on Mkt

Asking Price

1988 1988 1976 1976 1988 1991 1987

7 11 2 10 4 9 3

$295,000 $389,500 $409,000 $440,000 $375,000 $439,900 $475,000

$333,000 $389,500 $409,000 $420,000 $421,000 $439,900 $525,000

112.88% 100.00% 100.00% 95.45% 112.27% 100.00% 110.53%

Information supplied by Northwest Multiple Listing Service

@ qamagnews

VOL. 98, NO. 32

5 ways to create big luxury in a small master bathroom

Small bathrooms can be big on luxury and comfort, with the American Standard bright white Americast tub accented with a high-style Colony PRO shower/tub faucet set and matching bathroom sink faucet, all for an affordable price.

If you're thinking about remodeling your small bathroom, you may know that studies show updating a bathroom of any size can increase the value of a home.

However, there's a statistic from a Houzz survey you might not know: 75 percent of people who renovate a master bathroom don't make it bigger.

Enlarging a small master bathroom is often impractical; you may need to take space from another room, or extend an exterior wall to accomplish an expansion.

Both options have disadvantages and costs. The truth is, you don't need to move walls or spend like a home improvement show host in order to create big luxury in a small master bathroom.

Here are five ways to make a small bathroom space feel lavish and spa-like: 1. Rethink the shower stall versus tub debate.

Many large luxury bathrooms have a separate shower and soaking tub. In a small bathroom, which may be used by multiple members and generations of a household, creating an upscale feeling by separating the tub from the shower might not be a realistic option. Instead, look for ways to boost the appeal of your tub/ shower space, perhaps by choosing a visually appealing, bright-white model for an updated, yet classic, style.

For example, Americast bathtubs from American Standard combine unmatched strength and durability with elegant, traditional design lines that blend perfectly with stylish bathroom decor.

Patented three-layer Americast construction gives the tubs a porcelain enamel finish, sounddampening qualities and superior resistance to damage, all in a lightweight material that makes for easy installation.

2. Step up your shower game.

The shower isn't just where you get clean; it's also a morning wake-up tool or end-of-day relaxation therapy treatment. Deluxe showers often feature multiple jets, rainfall showerheads and hand showers. Replacing an ordinary showerhead with a shower system is a cost-effective and easy way to add a luxurious experience to the shower.

Options like the GROHE Retro-Fit Shower System offer a drenching rain showerhead, along with an integrated hand shower for ultimate convenience. Since the main showerhead is mounted on a movable arm, you can position the spray overhead (to function as a rainfall shower) or at an angle for additional comfort, all with the choice of spray patterns. Even better, the system works with existing plumbing, eliminating any need to open the wall to change piping. For added indulgence, consider a shower system with an elegant brushed nickel finish to elevate the look of your overall shower and bathroom decor.

3. Splurge on luxury materials.

Yes, materials like travertine tile or granite countertops can be costly, but when you're renovating a small bathroom, you need less of those materials. Adding marble tile above a small tub/shower area will cost far less than outfitting a large walk-in shower. Replacing a modestly sized vanity with a new cabinet and granite countertop won't be nearly as expensive as redoing a large, double-sink vanity.

When you have less real estate to refurbish, high-end materials can be a cost-effective choice. For a reasonable price, you can use quality materials to significantly boost the upscale feeling of your small bathroom. ➧ LUXURY BATHROOM, Page R2

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Queen Anne & Magnolia News: Home & Real Estate Section

After Your Purchase ➧ AFTER YOUR PURCHASE, from Page R1 closely with the title officer to clear liens against the property and record the documents with the county.

Escrow will send you a package—the escrow company will send you a package (via email) containing documents critical to closing your home. These documents include…asking for your contact information and disclosures and liabilities concerning duties of escrow. Get these documents back as soon as possible to keep the transaction moving forward.

Lender orders appraisal—As soon as your lender receives the Purchase and Sale documents, he or she will order an appraisal for your new home.

The appraisal consist of an appraiser going to the home, looking at the condition of the home, taking photos, and then giving a value based on homes that have sold nearby. As long as the home “appraises” for the sales price or higher, the transaction continues to move forward towards closing. If your home appraises for less than the sales price, then you and your broker will want to discuss your options based on your terms in the Purchase and Sale Agreement.

Lender requests more information from you— Undoubtedly you will be asked to supply more tax information, employment history, and salary information from you lender while the

554 Highland Dr. 3248 14th Ave W. #B 216 Boston St. #B 1311 W. Newton St. 2912 1st Ave W. 2819 14th Ave W. #B 308 Valley St. #B 3202 11th Ave W. 823 W. Armour St. 3246 14th Ave W. #B 2640 13th Ave W. 1203 W. Bothwell St. 3246 14th Ave W #A 2118 10th Ave W. 2631 Mayfiar Ave N 2535 11th Ave W. 2110 Warren Ave N #B 2420 1st Ave N. 2506 12th Ave W. 20 Smith St. 67 W. Eturia St. 3228 Conkling Place W 15 W. McGraw St. 305 W. Crockett St. 2546 1st Ave N. 510 A Prospect St. 510 B Prospect St. 1411 10th Ave W. 459 Lynn St. 1953 9th Ave W.

Tips for Remodeling Your Small Bathroom

The GROHE Retro-Fit Shower System – which works with existing plumbing – allows homeowners to add the luxury of a drenching rainfall showerhead and convenient hand shower, without opening walls to change piping.

Queen Anne Residential Address

August 9, 2017 | www.QueenAnneNews.com

Bed

Bath

Sq Ft

Built

Days on Mkt

Asking Price

Sold Price

Sold Price/ Asking Price

2 3 3 1 3 4 3 3 4 3 5 3 3 3 3 3 3 3 3 4 3 2 3 4 3 3 3 4 3 4

2 2.25 1.75 1 2.25 4.25 1.75 1.75 1.5 2.25 2 2 2.25 2.25 2.25 2.25 3.5 1.75 2.25 1.75 2.75 2.25 1.75 2.5 2.25 2.5 2.5 3.5 1.75 2.5

1710 1610 1424 540 1780 2155 1540 2060 1590 1850 2820 2000 1850 1858 2160 2310 1840 1980 2410 2380 2200 2100 1860 2090 2850 2121 2235 2850 2710 3540

2007 2017 2008 1909 1950 2005 2004 1954 1907 2017 1947 1947 2017 2017 1918 1909 2007 1925 1949 1908 1900 1930 1908 1913 1923 2017 2017 1905 1923 1988

9 41 8 9 17 16 5 7 4 47 12 20 19 37 7 33 9 7 140 7 16 7 7 6 7 13 5 7 7 70

$750,000 $785,000 $750,000 $595,000 $850,000 $879,000 $888,888 $875,000 $899,950 $915,000 $925,000 $995,000 $950,000 $959,950 $969,000 $995,000 $999,950 $975,000 $999,950 $899,000 $1,149,000 $1,100,000 $898,000 $1,225,000 $1,250,000 $1,395,000 $1,395,000 $1,600,000 $1,595,000 $2,089,950

$750,000 $785,000 $810,000 $813,000 $850,000 $879,000 $888,888 $900,000 $900,000 $910,000 $925,000 $945,000 $950,000 $959,950 $975,000 $1,000,000 $1,000,000 $1,000,000 $1,017,500 $1,050,000 $1,099,000 $1,100,000 $1,158,000 $1,230,000 $1,250,000 $1,395,000 $1,398,000 $1,600,000 $1,615,000 $2,050,000

100.00% 100.00% 108.00% 136.64% 100.00% 100.00% 100.00% 102.86% 100.01% 99.45% 100.00% 94.97% 100.00% 100.00% 100.62% 100.50% 100.01% 102.56% 101.76% 116.80% 95.65% 100.00% 128.95% 100.41% 100.00% 100.00% 100.25% 100.00% 101.25% 98.09%

Queen Anne Condos Address

Bed

Bath

Sq Ft

Built

Days on Mkt

Asking Price

1017 W. Nickerson St. #117 2219 14th Ave W. #201 519 W. Roy St. #410 1504 Aurora Ave N #206 530 W. Olympic Place #314 501 Roy St. #F231 133 Queen Anne Ave N #403 500 5th Ave W. #506 2253 Gilman Dr. W #409 920 5th Ave N #B9 1902 Bigelow Ave N #203 415 W. Mercer St. #504 3003 14th Ave W #102 415 W. Mercer St. #801 621 5th Ave N #302 521 5th Ave W #502 507 W. Mercer St. #502 2410 Aurora Ave N #102 1216 1st Ave W #303 601 W. Mercer Place #201 2400 Aurora Ave N #202 200 W. Highland Dr #106 15 W. McGraw St. 305 W. Crockett St. 2546 1st Ave N. 510 A Prospect St. 510 B Prospect St. 1411 10th Ave W. 459 Lynn St. 1953 9th Ave W.

2 1 1 1 1 1 1

1 1 1 1 1 1 1

977 600 476 600 650 526 635

1965 1978 1930 1991 1949 2007 2001

7 34 8 9 10 11 5

$329,950 $324,950 $297,000 $319,950 $385,000 $410,000 $395,000

$310,000 $317,000 $350,000 $370,000 $385,000 $410,000 $430,000

93.95% 97.55% 117.85% 115.64% 100.00% 100.00% 108.86%

1 2 2 1 2 2 2 2 1 2 2 2 2 2 2 3 4 3 3 3 4 3 4

1 1.75 1.5 1 1.5 2 1.75 1.75 1 1.75 2.25 1.75 2 2.5 2.25 1.75 2.5 2.25 2.5 2.5 3.5 1.75 2.5

657 1046 1047 945 1188 1129 1188 845 907 926 1638 1103 1513 1865 1713 1860 2090 2850 2121 2235 2850 2710 3540

1968 1980 1979 1930 1963 1988 1963 1999 1963 1963 1987 1916 1995 1987 2009 1908 1913 1923 2017 2017 1905 1923 1988

6 8 7 8 9 7 9 8 6 6 14 11 17 17 96 7 6 7 13 5 7 7 70

$375,000 $495,000 $515,000 $599,000 $625,000 $549,950 $540,000 $550,000 $635,000 $629,000 $699,950 $745,000 $785,000 $799,000 $1,695,000 $898,000 $1,225,000 $1,250,000 $1,395,000 $1,395,000 $1,600,000 $1,595,000 $2,089,950

$452,500 $532,000 $561,250 $587,000 $600,000 $612,500 $627,000 $630,000 $635,000 $679,000 $699,950 $745,000 $750,000 $770,000 $1,689,000 $1,158,000 $1,230,000 $1,250,000 $1,395,000 $1,398,000 $1,600,000 $1,615,000 $2,050,000

120.67% 107.47% 108.98% 98.00% 96.00% 111.37% 116.11% 114.55% 100.00% 107.95% 100.00% 100.00% 95.54% 96.37% 99.65% 128.95% 100.41% 100.00% 100.00% 100.25% 100.00% 101.25% 98.09%

Sold Price

Sold Price/ Asking Price

Information supplied by Northwest Multiple Listing Service

Visit us at www.queenannenews.com

➧ LUXURY BATHROOM, from Page R1 4. Add pizzazz to functional elements.

You can increase a small bathroom's feeling of extravagance by adding some flare to functional items like faucets, mirrors and cabinet hardware. For a modest investment, you can turn everyday, often-overlooked elements into items that underscore the overall beauty of the room.

For example, replacing an ordinary or outdated faucet with a modern-style option from the Colony PRO bath collection is an affordable way to improve aesthetics and functionality. Sleek styling translates well into modern bathroom design. Plus, singleor double-handle design means that faucets are user-friendly for children and adults of all ages and mobility levels.

Replacing a typical bathroom medicine cabinet or mirror with a luxury model is another way to elevate a small bathroom to premium status. Today's medicine cabinets come with an array of leading-edge features, such as

defogging functions, built-in electrical outlets, night lights, USB outlets, interior lights and set-in magnifying mirrors.

5. Lighten up the space.

Finally, adding more natural light into a small master bathroom can make the space seem larger and more appealing. If your small bathroom already has a window, forgo blinds or shades in favor of easy-to-apply privacy film. Readily available in home improvement stores or online, in a breadth of simple or fancy patterns, this opaque film allows light to enter the room while providing the necessary privacy.

If your budget allows, consider adding a skylight for natural lighting and passive ventilation. Even if your small master bathroom is on the ground floor, it may be possible to use a tube skylight to bring more natural light into the space.

Achieving ultimate comfort and luxury in your small-space bathroom is at your fingertips, easily and affordably.

Souce: BPT

5 ways to tame the back-to-school madness It seems like you just adjusted to managing your children's summer schedules, juggling camps and making sure all that free time doesn't get them in trouble. Now it's time to switch gears. Summer is nearly over and school is about to begin.

Back-to-school time might mean new outfits, reconnecting with old friends and fun new classes for your kids, but it is not uncommon to feel like your brain is in a bit of a scramble.

Despite the impending chaos, with a little planning you can glide right into back-to-school mode and be on top of your game. Here are some tips to make the transition seamless.

1. Start early. You've probably heard that it's never too early to get your back-to-school shopping done. This is true - in fact, the number one rule for back-to-school success is: Don't procrastinate! Before summer is over, start getting

the kids back on a normal sleep schedule and make sure they know where the bus stop is or what route to take to get to school. The earlier you start, the easier their first day will be!

2. Prepare lunches ahead of time. Who wants to go through the mad dash of packing a lunch in the morning when you're already pressed for time? Take 15 or 20 minutes on Sunday to make sandwiches (for freshness, keep the bread separate from meat or other toppings) and divide snack items like Snack Factory(R) Original Pretzel Crisps(R) into small bags. You'll be amazed at how much easier it will be to get your kids out the door!

3. Digitize and post schedules. There have probably been times that you thought you might need a personal assistant to keep track of everyone's activities and schedules. In ➧ BACK-TO-SCHOOL, Page R7

Queen Anne & Magnolia News: Home & Real Estate Section

www.QueenAnneNews.com | August 9, 2017

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LOCAL AGENTS with a Queen Anne + Magnolia Focus KRISTINE E. HENDRICKS

Ellen Gillette BROKER l ABR

MANAGING BROKER ACCREDITED LUXURY HOME SPECIALIST

Exceptional Service with your Goals in Mind

19 years of experience helping buyers and sellers successfully navigate through one of the most stressful times in their lives.

WINDERMERE REAL ESTATE/ WALL STREET, INC.

STEWART KARSTENS 206-601-3421 www.stewartkarstens.com

Office Cell Fax

(206) 755-5757

DIRECT

khendri@windermere.com

(206) 283-8080 (206) 478-0941 (206) 283-5650

egillette@windermere.com MakeSeattleYourHome.com

We support schools and communities!

Audrey Manzanares REALTOR® ABR, SRES

Jon Aslin

Cell (206) 779-7325 Office (206) 283-8080 audrey@windermere.com audreymanazanares.com

Chardon Dankers Jeanne Smart

Real Estate Broker p. 206.818.3887 e. jon@jonaslin.com 206.240.4616

Judy Delen

REa

Terry Payseno

Broker

Real Estate Broker

Professional Home Stager Judy@BluePacificRE.com

Staging & Selling in Seattle Let’s work together to get your home ready to sell.

terrypayseno.coldwellbankerbain.com Email: terrypayseno@cbbain.com

Cell | 206.850.0186

JULIA ESPAROLINI

Kevin Bohnert

Sellers and Buyers Agent

MANAGING BROKER RESIDENTIAL/CONDOMINIUMS SPECIALIST

■ Certified Senior

Real Estate Specialist ■ Certified Real Estate Advanced Sales ■ Certified Green Real Estate cell: 206.356.7606 juliae@windermere.com ModernLivingNW.com

206-643-3415

Cell Office Fax

(206) 856-6396 (206) 283-8080 (206) 283-5650

kbohnert@windermere.com www.kevinbohnert.com www.facebook.com/kevinbohnert

Charlotte Crockford Broker

206.954.6428 charlotte@queenannerealestate.com 1823 Queen Anne Ave. N. Seattle, WA 98109

Experience Counts ... Expect the Best!

Whitney & Virginia

Mason

Broker, Realtor CRS, ABR, GRI

T R AC Y A D A M S

GARY McMANN

R E A L E S TAT E B R O K E R 206.409.6076 T R AC Y A D A M S @ C B B A I N . C O M WWW.MYDIGS.COM

R E A L E S TAT E B R O K E R 206.919.4300 GARYMcMANN@HOTMAIL.COM WWW.MYDIGS.COM

206.310.3985

Ken Graff REALTOR ®, Broker and Certified Luxury Specialist 206-498-7818 kengraff@cbbain.com KenGraffHomes.com

Wall Street, Inc.

206.852.6107 hring@windermere.com holleyring.com

Broker, Accredited Buyers Representative, Certified Negotiation Expert Luxury Marketing Specialist What’s important to you is important to me- buying or selling a home, I am your advocate.

Windermere Queen Anne 214 W McGraw Street, Seattle WA 98199

•

www.SoldInSeattle.com

Local Agents runs every week!

Call Kibby to get your name out there!

206-461-1293

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Queen Anne & Magnolia News: Home & Real Estate Section

August 9, 2017 | www.QueenAnneNews.com

Create Family Moments and Memories this Summer Take advantage of slower summer schedules and warmer weather by rounding up the family and heading to the backyard for fun, food and family time.

The opportunities for quality family time during the warmer months are nearly endless, especially with just a little creativity and ingenuity, like these fun summer ideas from Borden Cheese.

Let your inner kid run free Celebrate your favorite summer memories with your kids by breaking out the flashlights to play tag and other fun games in the backyard all night long.

Whether it’s kick the can, ghost in the graveyard, capture the flag or a good, old-fashioned game of hide and seek, backyard games are a great way to get the whole family to unplug and enjoy summer evenings together. Don’t be surprised if the neighbors join in the fun, too.

Fire up your appetite Ditch the kitchen and get the whole family engaged by recreating everyone’s favorite

pizza on the grill. The perfect base for everyone to cook up their own creations, this deliciously easy Cheesy Flatbread Pizza recipe can be enjoyed by adults and kids alike. Keep it simple for kids with Borden Cheese Mild Cheddar Shreds or dress it up with some fresh veggies straight from your garden or local farmer’s market. For added fun and flavor, toss your family’s pizza on the grill for a crispy, authentic crust.

Rethink family movie night Get off the couch and take your family movie outside. All you need is a sheet, a projector and some comfy pillows and throws to turn your backyard into an open-air movie theater. Watch new releases, old favorites or even home movies on the big screen right in your own backyard. To keep the fun going, pitch a tent and spend the night outside sleeping under the stars.

Find more family-friendly recipes for summer at BordenCheese.com.

Source: Borden Cheese Family Features

Cheesy Flatbread Pizza Cook time: 25 minutes Servings: 4 1 piece (12 inches) cracker bread or flatbread 1 tablespoon olive oil, plus additional for brushing 1 package (8 ounces) Borden Cheese Mild Cheddar Shreds, divided 8 strips thick-sliced bacon, cooked crisp and broken into 1-inch pieces 4 whole garlic cloves, sliced 4 plum tomatoes, sliced 1/2 red onion, cut in strips 1/4 cup chopped Italian parsley fresh basil leaves (optional)

Heat oven to 400 F. Brush bread with small amount of olive oil and place on cookie sheet. Spread 1 1/2 cups cheese evenly around bread. Top evenly with bacon pieces.

In small skillet over medium heat, heat 1 tablespoon olive oil until hot. Add garlic and saute until lightly browned. Sprinkle onto pizza. Arrange sliced tomatoes and red onions on pizza.

Add parsley to remaining cheese and spread over ingredients.

Bake 10 minutes, or until cheese is melted. Cut into squares and serve immediately. Garnish with fresh basil leaves, if desired.

Tip: For a different flavor profile, try grilling pizza rather than baking. Brush raw side of dough with olive oil and grill until bottom of crust is golden brown.

www.QueenAnneNews.com | August 9, 2017

Queen Anne & Magnolia News: Home & Real Estate Section

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Summer Brunch Fare

(Family Features) When it comes to planning brunch, there really are no rules. It's the perfect opportunity to combine your favorite flavors and foods in one delicious meal.

Warmer weather calls for putting a summer twist on brunch classics. Breakfast Tacos Al Pastor are a fresh, flavorful addition to a festive summer brunch, while this Brunch Bruschetta Bar is a gorgeous way to feed a crowd and highlight your favorite summertime ingredients. These recipes are made and served with

not-from-concentrate Florida's Natural Brand Orange Juice, made entirely from oranges grown, picked and squeezed in Florida, with no water or sugar added.

Both recipes are from the Florida's Natural Brunch Club, a collection of brunch experts creating recipes to celebrate brunch throughout the year.

Brighten up your brunch with more fresh takes on classic recipes at floridasnatural.com.

Pour orange juice into juice glasses for sipping.

Breakfast Tacos Al Pastor

Recipe courtesy of Half Baked Harvest 2 1

Source: Florida’s Natural

Brunch Bruschetta Bar

Recipe courtesy of Half Baked Harvest Prep time: 20 minutes Servings: 8-12

Prep time: 10 minutes Total time: 30 minutes Servings: 4-6

tablespoons olive oil pound ground chicken or pork 1/2 sweet onion, chopped 2 cloves garlic, minced or grated 2 teaspoons chili powder 1 teaspoon paprika 1 teaspoon, plus pinch, kosher salt, divided 2 chipotle peppers in adobo, chopped 1/2 cup not-from-concentrate Florida's Natural Brand Orange Juice 1/4 cup water 2 cups fresh pineapple chunks, divided 1/4 cup fresh cilantro, chopped 1/4 cup fresh basil, chopped 1 jalapeno, seeded and chopped 1 lime, juice only 4-6 fried eggs 6-8 corn or flour tortillas, warmed sliced avocado feta or cheddar cheese

In large skillet, heat olive oil over high heat. When oil shimmers, add ground chicken and onion. Cook, stirring often and breaking up meat as it cooks, until chicken is browned, about 5 minutes.

Add garlic, chili powder, paprika, salt, chipotle peppers, orange juice, water and 1 cup pineapple. Reduce heat to medium and simmer until sauce has thickened slightly around chicken, about 10-15 minutes. Remove from heat and stir in cilantro.

In bowl, combine remaining pineapple, basil, jalapeno, lime juice and pinch of salt.

To serve: Divide fried eggs among tortillas and top with chicken. Add pineapple-basil salsa, avocado and cheese.

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Prep time: 20 minutes Servings: 8-12 1 1 2

6-8 6-8 12

2-3 2 1 2

cup basil pesto cup sun-dried tomato spread cups cherry tomatoes, marinated cherry tomatoes or diced tomatoes soft-boiled or poached eggs scrambled eggs slices grilled or toasted bread olive oil, to taste salt, to taste pepper, to taste varieties of soft cheeses cups fresh fruit sliced avocado cups sauteed veggies, such as spinach and mushrooms

6-8 2-3 1 1 1/2 1

pieces fried bacon varieties of prosciutto, salami or smoked salmon cup fruit jam cup nut butter cup honey carton not-from-concentrate Florida's Natural Brand Orange Juice

On large serving board, arrange sauces and spreads. Add poached eggs, scrambled eggs and bread.

Drizzle poached eggs with olive oil and season with salt and pepper. Arrange cheese, fruits, veggies, meats, jams, nut butter and honey around eggs.

Pour orange juice into juice glasses for sipping.

Cooler house.

Brought to you by

Signature Window & Door Replacement, Inc. Offer expires July 8, 2017

Call 253.887.7792 / www.SignatureWindow.com

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Queen Anne & Magnolia News: Home & Real Estate Section

August 9, 2017 | www.QueenAnneNews.com

SEQUIM BAY POINT | $2,495,000

THE HIGHLANDS | $4,995,000

ORCAS ISLAND | $4,990,000

DENNY BLAINE WATERFRONT | $12,000,000

WASHINGTON PARK WATERFRONT | $12,850,000

PE

SO

ND

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IN

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QUEEN ANNE HILL | $3,950,000

THE HIGHLANDS | List Price: $2,495,000

QUEEN ANNE HILL | List Price: $3,985,000

BROKERS OF FINE RESIDENCES, MANSIONS, AND ESTATES SINCE 1900

BETSY Q. TERRY JANE POWERS 206.322.2840 | luxuryrealestate.com

www.QueenAnneNews.com | August 9, 2017

Queen Anne & Magnolia News: Home & Real Estate Section

Back-to-School Madness!

➧ BACK-TO-SCHOOL, from Page R2 addition to hanging up a calendar you can easily mark up, take advantage of calendar software that allows you to sync with your entire household so everyone gets automated reminders and updates.

4. Keep after-school snacks on hand. The last thing you want is to come home to hungry kids after a long day at work,

especially if you have teenagers who seem to always be asking for something to eat. Keeping a wellstocked pantry with snacks like Pretzel Crisps, which are made with no trans fat, saturated fat or cholesterol, is the simple and tasty way to keep your kids satisfied.

5. Set up a command center for your kids. Parenting is largely a battle against chaos. What is clean and tidy one minute is a mess the next. This is not a situation you

want to be in the first week of school! Set up designated stations in your home where your kids can keep school supplies, shoes and outerwear.

By rolling up your sleeves and staying organized, you might even find that getting the school year off to a smooth start can be surprisingly easy. Now, if you can just make doing homework and bedtime so simple!

Souce: BPT

Must-Have Elements for Building a Sustainable New Home When someone builds a home for you, you have the opportunity to make it as sustainable, ecofriendly and energy-efficient as possible. Not only are sustainable homes more cost-effective over the long term, they have a smaller environmental impact, and can be more appealing to homebuyers when you're ready to sell and move.

In fact, more than half of Realtors report consumers are interested in sustainability, according to the National Association of Realtors' REALTORS and Sustainability report. What's more, 70 percent say a home's efficient use of energy is important to potential buyers.

If you're having a home built for you, it's the perfect time to think about sustainability and energy efficiency. The experts at Coleman(R) heating and cooling offer some points to consider as you're planning your sustainable home: * Choose a builder who specializes in sustainable homes. While virtually all home builders today will offer eco-friendly or energyefficient features, sustainable home builders take a whole-house approach. Their plans should include more than just high-efficiency windows and appliances, and lots of insulation. Sustainability planning should also incorporate elements like the position of the home on its lot, number and

position of windows in the home, and shade and ventilation, among other considerations. * Heating and cooling typically represent the largest portion of a home's energy consumption.

When choosing an HVAC system for your sustainable home, choose an option like Coleman(R) Echelon(TM) Variable Capacity Residential Systems, which use leading-edge technology to tune the system's temperature settings and performance for optimum function give exterior conditions.

The systems also self-monitor to ensure they operate at the highest level of efficiency while providing maximum heating and cooling comfort. Visit www.colemanac. com/comfort to learn more. * The orientation of your home can enhance heating and cooling efficiency. For example, if you live in a colder region, placing your home with the maximum number of windows facing south can allow natural light to help heat your home in the winter. If you live in a warm climate, minimizing the number of windows on the west side of the home and planting shade trees on that side can help with cooling. Plant a tree that loses its leaves in the winter, and you can allow light to reach that side of the house when the weather is colder. * The more compact a home is, the more energy efficient it will be. You don't have to build a tiny

home to achieve a more efficient design. A two-story home can be more compact and energy efficient than a sprawling single-story design. * Insulation and air sealing can greatly improve a home's energy efficiency. Talk to your builder about the best kind of insulation for your needs, and learn about R value and how it affects the efficiency of insulation. Discuss how the builder seals potential air leaks in the home, paying close attention to windows, doors and spots where pipes or wires enter the home. * Finally, a truly sustainable home is one that makes maximum use of recycled and recyclable materials. Talk to your builder about the construction materials they will use. Are they sustainably sourced? Will they be able to be recycled someday down the road when they are no longer usable in your home?

Demand for sustainable homes is likely to continue growing, according to the NAR report.

Choosing to build your new home with sustainable materials, systems and practices can ensure you reap the rewards of a more environmentally friendly home now and in the future.

Souce: BPT

R7

Quintessential Northwest Home

One of a kind condo/townhouse located on the north slope of Queen Anne. Approx 2000 sq ft. Stunning day or night 160+ degree views of the Ship Canal & as far east as the Cascade Mountains with a peek of Lake Union and awesome territorial in between.

Two unit building. No HODs. Your unit is the upper two floors with street level entry & parking. Two stories of view filled living spaces.

Main floor has living room, kitchen with eating space & extra pantry storage under stairway. Continue with formal dining room, one bedroom, laundry area & three-quarter tiled bath. Finishes include box beamed ceilings, gas fireplace, a small deck, hardwood floors.

The lovely main floor entry has an open staircase, library style books shelves, leading to upper level living with “Oooh LA LA” views.

Two more bedrooms, office area, three quarter bath, 2 private decks, vaulted ceilings and lots of natural light.

Once inside, you will be amazed at the original design creating tranquility in your home. There is just nothing else like this.

Super location for easy South Lake Union, SPU, U of W, downtown and freeway commute.

Call today for more information or an appointment to see this unique property.

EILEEN QUACKENBUSH

Call/Text 206-300-3071 eileen@windermere.com www.eileenquackenbush.com

Serving Seattle for 35 Years!

Computer Aided Kitchen and Bath Design Available

Ballard/Crown Hill Location: 8055 15th Ave NW

206-789-3205 www.morgansonline.com

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Queen Anne & Magnolia News: Home & Real Estate Section

August 9, 2017 | www.QueenAnneNews.com

Tricks to customize a kitchen on a budget Who wouldn't want a kitchen customized to meet their specific tastes and needs? A complete kitchen renovation can cost tens of thousands of dollars, but you don't have to spend a bundle to achieve a custom effect. A few modest investments can help make your kitchen work well and look great.

Here are ways to affordably customize your kitchen: Get creative with cabinets • Completely replacing cabinets can be costly, but it's possible to create a custom look with the cabinets you already have. Customization tricks to try: • Paint cabinets a trendy color, like dark blue. Or, paint one set of cabinets, such as those under an island, a different color.

• Remove the doors from one cupboard to create an open effect where you can display prized showpieces. Further accent the look by painting the back of the cupboard a contrasting color.

• Replace dated or dull hardware with drawer pulls and knobs that speak to your personal design tastes. For example, if you love a vintage look, replace metal hardware with glass or ceramic knobs.

Freshen up the faucet Cabinet hardware isn't the only "jewelry" in the kitchen. The faucet can also be a design focal point that looks as good as it works. If yours is old, basic or just not to your taste, replacing the kitchen faucet with a newer model that speaks to your style can help affordably reinvent the entire room. Plus, a new faucet can provide functions and features that will make your kitchen more usable.

For example, the Tournant faucet by Kohler combines traditional design with modern industrial elements, so it works well with a variety of kitchen design themes. A three-function, pull-down spray head lets you put the water exactly where you need it, while a special BerrySoft setting is gentle enough for washing fruits and vegetables.

If a more vintage look appeals to you, Kohler has recently added a bridge model faucet to its popular Artifacts line. Reminiscent of turn-of-the-century kitchen and bar faucets, the deck-mounted bridge faucet works with either lever or six-prong handles for temperature controls, and features a dual-function sidespray. Visit www.us.kohler.com to learn more.

Enliven your lighting Good light is essential for a kitchen to function well, but it's common for kitchens to have just one overhead light and maybe a pendant or two over a breakfast bar. Replacing dated fixtures with newer ones that suit your personal style is easy, but what can you do if you want more light without the expense of paying someone to install additional wiring?

• Replace a standard ceiling light with track lights. They require no additional wiring and

you can position lights along the track to put illumination where you want it.

• Install under-cabinet lights that can easily plug into an existing counter-level electrical outlet.

• Place a swing-arm task lamp over work areas, so you can aim light where you need it most while working. The lamp can easily plug into a wall outlet.

Accentuate accessories Accessories are the finishing touch of personalization in any room, including the kitchen.

However, since the kitchen needs to be high-functioning, look for ways to accessorize that also enhance your kitchen's ability to work for you.

• Every kitchen has small appliances that get regular use, such as toasters, food processors, blenders, etc. If your toaster sits out on the counter, why not turn it into part of the design theme by selecting an appliance in a bright color to match your decor?

• A matching set of potholders or dish towels hung from a hook beneath a cabinet or on the side of a cupboard not only puts a much-needed item close at hand, they can add decorative flare.

• Place a bright, cheerful area rug in front of the sink or prep area. The rug will not only perk up the space, it helps cushion your joints while you stand in one spot working.

• A pot rack above an island provides much-needed storage space for large pots and pans, while adding a homey touch to the kitchen.

Customizing a kitchen doesn't have to be costly or require you to sacrifice any functionality.

With a few smart updates, you can cost-effectively create the personalized kitchen of your dreams. Source: BPT

FEATURED LISTING SOLD 2434 36th Avenue West Offered for $1,525,000

3215 Magnolia Boulevard West Sold for $2,440,000 WHAT LISA’S CLIENTS ARE SAYING

Experienced. Innovative. Trusted.

Global Luxury Property Director

206-919-6605

lisaturnure@cbbain.com | LisaTurnure.com QueenAnneMagnoliaRealEstate.com

Lisa was the best choice to help us sell our home. She is highly skilled in all aspects of the home sale transaction. She listened carefully to our needs and created an excellent sales, marketing, technology, and pricing strategy. She kept us informed through each step of the process through the sale and closing. No detail was unimportant. Even though she might have had other clients she was helping, we always felt like we were her first priority. We have moved several times around the country and we can honestly say Lisa is the best real estate agent we have engaged.

-2017 Magnolia Listing Client