#single family residential

[thelonesgroup]

Density Push to Challenge Real Estate Professionals

Most real estate professionals understand the inventory shortages we are facing now are a result of more than a decade of underbuilding. Strong demand, fueled by population growth, coupled with the ongoing issue of an inadequate number homes for sale or rent are causing housing prices to skyrocket. As was evidenced this last year, even doubling of interest rates was not enough to change the course of the real estate market.

In Washington State, the legislature tackled this problem head-on in this first legislative session this year. According to the News Tribune, over 50 bills regarding housing were introduced in the legislature this year, many of them targeting strategies to build the over 1 million homes Washington State will need in the next 20 years. Here is a quick summary of the two bills that have the biggest implications for real estate agents that were signed by Governor Inslee on Monday, May 8th. Non-Washington State agents, this article still applies to you, but you can skip to the next section if you like.

HB 1110 This bill was designed to allow townhomes, duplexes, and multi-family up to six-plexes to be built in certain single-family home-zoned areas. The details cover what can be built and where, depending on local populations and transit. This bill requires cities and counties that meet the requirements to adjust their codes under the Growth Management Act (GMA). This will take effect up to six months past their next GMA update. Different counties have different deadlines for the GMA updates.

Find your county's update date here Read the entire bill contents here

HB 1337 Under this bill, cities and counties planning under the GMA will now be required to allow accessory dwelling units (for long-term rentals) as a method of promoting density. An owner-occupancy requirement will not be allowed and parking requirements are relaxed with proximity to transit. This bill requires cities that meet the requirements to adjust their codes under the Growth Management Act and will need to take effect six months past their next GMA update.

Read the entire bill contents here

Many areas already allow for more-flexible housing options when it comes to building. For example, last August, Spokane instituted more-flexible regulations on single family lots. The results? According to KREM, there are already nearly 300 new units in pre-development. Other states and cities (including Seattle, Kirkland, Tacoma, Burien, Kenmore, and others) have already adopted density-aggressive bills in the last few years and California recently overhauled its ADU rules to promote density. In fact, California even has an ADU grant program that provided up to $40K to homeowners who wanted to build an ADU on their property. The program has since maxed out, but keep your eyes open for additional opportunities that you can share with your clients.

More density can offer for more-efficient usage of infrastructure such as sidewalks, bike routes, and parks. It can also offer increased demand for smaller neighborhood businesses. There are concerns, however, as parking becomes more-challenging, especially due to the relaxed on-site parking regulations in the new bills.

As real estate agents, you may think that the only way this is going to affect you is that it is going to bring in more density and therefore more homes to sell. However, get ready.

Real estate agents: The coming years are going to be a whirlwind of education and activity. And we are just getting started.

As we see laws changing, we also have an upcoming generation of homebuyers who doesn't necessarily want what we as a country have been building for the last 100 years. They want simpler, less to maintain, and they don't necessarily want 5000 square feet of lawn. I think we are going to start seeing a lot more buyers wanting to know about potential for change and less about the existing single-family home you are showing them. When you combine this generational attitude with the loosenomg of building laws, we have conditions for a perfect storm for change. This may push you out of your comfort zone as you ride the wave of these changes!

"Highest and Best Use"

Let's say you recently sold the Smiths a single-family home built in 1950 with deferred maintenance on a 5000 square foot lot in a neighborhood in the middle of town. At the sale, the highest and best use of that property then was a single-family residence. As the details around the new laws get worked out, let's say that lot can now support up to a four-plex. In 2026, the Smiths are ready to move and call you to list. How are you going to market that property now?

Adaptability for Improvements

In the previous example, the Smiths' house was a 1950s home that had deferred maintenance, so it may indeed be better-suited for demolition, but what if a property has a newer home built in the last 10-20 years? If your buyers want to add an income-producing element to the property via an additional structure such as a DADU (detached accessory dwelling unit), how the current home is situated on the lot may become very important to evaluate. For example, if the home is in the dead center of the lot with not much wiggle room in the back or front due to setbacks or regulations, then an attached ADU may be the only option. Also worth considering during the buying process is how the utilities traverse the property. Let's say the only good spot to build on a lot is in the back left of the property but that is where all the utilities enter the property. That can be more-expensive to build. You may have never had to deal with these considerations before.

Also consider that in the marketing of a property now, you may need to appeal to a variety of buying targets. Are you marketing this as a single-family home? A single-family home with ADU/DADU potential? What supplementary documents are you going to include in the listing to make it easy for multiple types of buyers to evaluate?

Homes that are Functionally-Obsolete or have Deferred Maintenance

If a home has outlived its useful life, we currently try to remodel or fix in order to bring it back up to usefulness. Will that happen in the future or will we see a lot more homes being torn down and replaced with multiple units? For example, that home that the Smiths own - the 1950s home with deferred maintenance - it might make more sense to replace that with a functional new home that also includes an attached accessory dwelling unit and a detached accessory dwelling unit on the property. Or, what if that home is located to adjacent properties in similar shape and it make sense for a developer to take down the homes and put in a row of townhomes? Again, there may be multiple potential buying targets that you will need to keep in mind.

Homes that Currently Have ADUs

Areas that currently allow ADUs for long-term rentals in specific areas with an owner-occupancy requirement will find themselves in an odd no-mans-land for the next few years. In many cities, under the current law, the property owner needs to live at the property in order to rent it out. If a homeowner wants to sell under the current law, there is a barrier to buying since not all homeowners want to be landlords and some buyers may see an ADU as an awkward space. However, that could be an attractive type of property for an investor - when the laws around owner-occupancy change. The laws could change next week or they might need to wait 2-3 years. This might be an interesting niche market to explore!

Future ADUs

When the local regulations change, when ADUs are allowed and the owner-occupancy requirement is gone, how are you going to market that property to showcase the full income potential?

Property Management

This year, a bill that allowed for lots to be split was also proposed in Washington State, but it did not pass out of the legislature. This would have allowed a single-family residential lot to be split and developed on its own and sold. With the current situation of allowing multi-family properties or ADUs on properties, that means a lot more rentals. Therefore, I am expecting property management demand to be on the rise and your clients may have questions about where to turn. Do you have an answer? Hint: If you have been thinking about adding a niche to your skillset, property management for small investors with ADUs or 1-4 unit multi-family could be the opportunity you have been looking for. It is not for the faint of heart, however, so tread lightly. Learn more here:

NAR: Property Management NAR: Certified Property Manager (CPM)

Rise of Historical Districts

As density becomes the focus, some homeowners in older neighborhoods will seek to preserve the character of their neighborhood by starting the process of becoming a designated historic area. This will turn the focus from density to preservation. Since preservation is more-limiting in terms of what a homeowner can do with their property, this is very important for you to keep tabs on when you are representing buyers or sellers either looking to buy or sell in the area.

Infrastructure

One situation that could keep the housing bottleneck in place is infrastructure, especially when it comes to water and sewer hookups. In the Washington State bills, there is some leeway built in for cities whose systems cannot handle the influx of units needed, a temporary delay that will allow the cities to plan. However, what if the cities cannot afford to upgrade the systems and pass all the costs to builders, developers, and landowners? Will the costs to build outweigh the rewards? It will be interesting to see how localities are solving this problem, so keep tabs on this.

Parking

Until people living in more-urban areas can reduce their reliance on their vehicles, relaxing parking requirements will increase the value of on-site parking and the value of a property.

THE BOTTOM LINE

The changes proposed may not happen overnight, but some cities may go ahead and preemptively make code adjustments sooner than their six-month post-GMA cutoff. Now is the time for you to start getting ready and educated. There are still going to be buyers who want a single-family residence who don't care about where the property sits on the lot. However, there are also going to be buyers who are interested in the additional income an ADU can bring and who want to build an ADU (or two) on the property. There may be homes that are functionally-obsolete with severe deferred-maintenance that may need to be repackaged when it is time to sell. There may even be entire blocks of neighbors who come together to sell their collective lots to a developer.

You, as a real estate professional, need to be prepared to handle all of these situations or have referral partners for the type of real estate you determine is out of your scope.

I know this article has raised more questions than proposed solutions, but that is the point! We don't have all the information yet, nor do we have a clear understanding of what impact these changes may have on the market when implemented. What is clear is that we are in a moment of change and real estate agents need to put themselves in a position of knowing of what is going on in order to explain the changing situation to clients. How will you stay informed?

Subscribe to Your Local Paper In addition to supporting journalism, you can also stay on top of your local housing issue changes without going to dozens of meetings.

Read Editorials and Comments I also recommend reading the editorials as well as following the publication's social media pages. Read the comments. This will allow you to get a feel for the overarching feelings involved on these topics as these are some hot-button issues.

Attend City Council Meetings or Watch Recordings A lot can happen at City Council meetings! Attend or at least watch the replay if it is locally available. I also recommend downloading the agenda packet before the meeting as a lot of the details to the points summarized at the meetings can be found in the packet.

Ditto for County Council Meetings

Washington Agents Get involved in the Growth Management Act updates - Cities and counties are now making changes to or getting ready to make changes to their comprehensive plans under the GMA. This is a public process and you should easily be able to find out information on upcoming meetings or the current status of your area's updates by checking your city or county websites.

Zoning Maps We are going to see changes to zoning maps. Be on the forefront of these changes and supply this information to your clients.

Agents, if you ever dreamed about buying Microsoft when it was newly-available on the stock market, if you ever thought about going back in time and buying that certain piece of real estate that you still have today, or if you have ever wished you could start a lead generation campaign that you are still running to this day which is paying huge dividends on your investment, please consider this your a-ha moment. This IS the edge you are looking for. By investing your time now, being on the forefront of these changes, and sharing this information with your clients and leads, you will be richly rewarded in the years to come.

Encore

If you are a member of our Encore real estate coaching group, we are going to be devoting time every meeting to these bills, the GMA, and how to explain the changes and updates to your clients. There is so much opportunity coming our way and we are going to help you grasp every ounce of it!

LeadMagnet

If you are in our LeadMagnet real estate marketing program, we are going to be including content in your mailings that discuss the impacts of 1110 and 1337 and what your homeowner recipients need to know. Even if your target audience is in an HOA or sensitive area in which the new rules may not apply, I still expect these bills to change how all properties are valued in adjacent areas and therefore, knowledge is key.

If you aren’t in either of those programs, but would like to talk to us more about how you can take part:

Schedule a Consultation Call

SOURCES

XREM2: Spokane Ahead on Expanding "Middle Housing"

Seattle Times: Governor Inslee Signs Bills to Increase Housing in WA

Tacoma News Tribune: Housing was a Priority During 2023 Session

Urbanist: Kenmore and Kirkland Reform Accessory Dwelling Regulations, Snohomish County Could Be Next

California Housing Finance Agency: ADU Grant Program

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By Denise Lones CSP, M.I.R.M., CDEI - The founding partner of The Lones Group, Denise Lones, brings nearly three decades of experience in the real estate industry. With agent/broker coaching, expertise in branding, lead generation, strategic marketing, business analysis, new home project planning, product development, Denise is nationally recognized as the source for all things real estate. With a passion for improvement, Denise has helped thousands of real estate agents, brokers, and managers build their business to unprecedented levels of success, while helping them maintain balance and quality of life.

[paradife-loft]

skill issue

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Marc Perrotta - Casa San Cristobal

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Exterior - Traditional Exterior Example of a large classic white two-story brick exterior home design with a shingle roof

[tonygarren]

14 Lewiston Court Palm Coast, FL 32137

[nnctales]

A Technical Exploration of Diverse Housing Structures in Civil Engineering

Introduction: In the realm of civil engineering, the design and construction of various types of houses encompass a myriad of structural considerations, each tailored to meet specific needs, environmental conditions, and aesthetic preferences. This article delves into the technical aspects of different housing structures, providing insights into the engineering principles that underpin their…

[perrysoup]

If anyone is looking to expand unions to new industries, the Property Management industry desperately needs you.

We have no unions that I am aware of, and we have no way to collectively bargain.

If you have experience in forming and operating unions, this is a place where we need it, for both employee protections and resident protections. We are at a large disadvantage to owners of properties to do what they push us to (assuming it's legal, which frankly to much is), and it can be a career ender to not do those depending on the company as the apartment and rental industry is very tight knit and a company like say, Greystar, has MASSIVE sway.

I know the classic response is "well you can make one" and yes, I can. BUT I have never been in a union. I don't know how it functions, and I have no desire to give people a subpar protection because I don't know what I'm doing.

I don't share pro union stuff, guides to make unions, ect for shits. I know there are others like me, and even if they can't do it, perhaps that can be some additional pressure to have them reach out to someone who can.

[oconnor2023]

Single Family Home Appraisals | Glynn County

Are you a property owner in Glynn County? Cut my taxes has the best residential services on property tax protest. Reduce your property taxes now! Find out more here https://www.cutmytaxes.com/the-average-increase-in-glynn-county-single-family-home-assessments-for-2023-is-17-30/

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Enclosed - Modern Kitchen

An illustration of a medium-sized minimalist kitchen with a concrete floor and an enclosed l shape, flat-panel cabinets, blue cabinets, white backsplash, an island, and white countertops.

[arizonastructuralengineers]

These homes provide a personal and separate living environment, characterized by their detached structure and private outdoor spaces, such as lawns and gardens. Single-family residential homes are a cornerstone of the housing market, offering a wide range of possibilities to accommodate various lifestyles and priorities while serving as long-term investments in many communities.

[abedallahmusallam]

Emergency: Help Abedallah and his family to Evacuate From GAZA WAR

✅️Vetted by @gazavetters, my number verified on the list is ( #276 )✅️

https://gofund.me/c358a1a5

Dear Humanity,

Please read this as if I'm a member of your family. maybe your brother, son or a friend and as if my family who's under death now is yours.

My name is Abedallah, a fresh graduate who wants to be a doctor like his role model, his father.

A student who was supposed to start his university and achieve the dreams he worked for but found himself losing the city he's living in, his house and losing any hope of a better future with it.

And after a alot of studying in Tawjihi ( The final level at high school before joining university), the war had another plan.

The story started since childhood, when every one I have knowen called me doctor.

This continued till I reach to the final grade at my school grade 12 (Tawjihi).

In this time, I felt that everything should be real, I can do it, I started to study

and work hard from begining to end, no sleep, no rest, all these things to achieve my goal and make my dream a real one.

The hard year has finished, then two week of fear waiting.

After this, the result came, it’s 99.4, I ranked the third in my country.

Since the war on Gaza strip started, we struggled alot, when we were at home at the beginning of the war the Israeli occupation bombed many houses around us, then we were displaced to Rafah because of fear and at the first day suddenly we heard the sound of many blasts,cracking glass and screaming women and children, they blew up a residential square near us.

After two months, I returned to khanyonis, but not to our home.

I live in tent becuse the israeli occupation burned my house completely, nothing left.

I feel that I lost and continue to lose every thing, this war made my dreams, hopes, my beloved things and my beautiful house burned and disappeared.

The single wish for me at this time is waking up from this nightmare and everything goes back to what it was.

Help your brother to get out of this disaster, rebuild his house and complete his education and realise his dream of becoming a doctor.

[inboundremblog]

Covington Woods: Affordable Housing and Tranquil Living

Credit: Image by jessebridgewater | Pixabay

Why Covington Woods Is Tucker’s Best Neighborhood for Affordable Living

Set in the countryside of Tucker, Covington Woods reflects the epitome of the American dream.

For people looking forward to establishing themselves in a community that offers the best they can get of suburban living but is close to city activities and facilities, Covington Woods propounds affordable housing solutions, is a friendly neighborhood, and is ideal for starting a family.

Covington Woods: A Slice of Tranquility

Covington Woods has a homey environment that provides residents a quiet and calm lifestyle without dealing with a concrete jungle. The neighborhood is characterized by good houses in a clean environment with trees and people-friendly surroundings suitable for families, older adults, and working people.

The community is welcoming, blending one-story ranch-style houses with more modern designs. Covington Woods is not as limited in the housing style and size of homes as some subdivisions, making it attractive to families of every size and income bracket.

At the same time, housing costs are affordable in Covington Woods; tax rates are relatively low compared to some of the other neighborhoods in Sugar Land, making this area a good choice economically for housing buyers.

Prime Location and Accessibility

The community is only four and one-half miles from the city's central business district, so the members can easily purchase most necessities. When you want to run to the store for supplies and some fresh air or go shopping, see a movie, go to a mall, or eat at a diner, everything is only a few minutes away by car.

For outdoor lovers, Covington Woods is close to several parks and places of recreation where families can eat their meals and take walks, among other functions.

Other parks include Sugar Mill Park and Oyster Creek Park, which have green grass and excellent views, making them appropriate for recreation and leisure.

Fort Bend Independent School District: Excellence in Education

More to the point of consideration for families with children, Covington Woods residents are informed by the F.B.I.S.D., which is widely recognized as one of the best school systems in the country.

F.B.I.S.D. is reputable for offering quality education and boasts of concentrating on academics, co-curricular activities, and student triumph. In the district, many programs focus on academic achievement, with accelerated courses and almost all kinds of interests. At the same time, there are numerous games and arts options available.

Parents can have hope, knowing that once their children join these schools, they will receive proper education to prepare them for the future.

Elementary schools like Sugar Mill Elementary, Middle schools like Sugar Land Middle School, and high schools like Kempner High School are among the best, according to parents and teachers, so many families with school-going children will continue to flock to Covington Woods.

A Safe and Welcoming Environment

Security is also an essential factor of immense concern to many who wish to own homes, and this place does not disappoint. This area is safe, there were few cases of criminal incidents, and there is a strong neighborhood watch program. People out here always watch each other in Covington Woods so those residents can feel safe and comfortable with their neighbors.

Moreover, it has independent police and fire departments so that every resident of Sugar Land can get urgent help when needed. The dedicated administration of Covington Woods has ensured that regular security features are expressed in the city, thus enhancing security and making Covington Woods safe for families.

Careers and Jobs in Sugar Land

Housing in Covington Woods is also a privilege since numerous employment opportunities surround the place. Economic development in Sugar Land has been on the rise over the last decade, with many companies establishing their business here.

Fluor Corporation, Methodist Sugar Land Hospital, Nalco Champion, and many other industries serve the city's banking center. The city's economy is a mix of the service, health, technology, and manufacturing industries, which means that workers seeking employment in the region will likely find something they can do.

Besides that, Covington Woods's location makes it suitable for commuting individuals since the community is in Houston.

Harris County sits adjacent to Houston and thus has access to one of the largest labor pools in the United States in virtually every field, from oil and gas to healthcare to education to finance.

Recreational and Entertainment Options

In addition to the nearby facilities and parks, people living in Covington Woods can freely enjoy Sugar Land's cultural and entertainment facilities.

Some include the Smart Financial Centre, which annually offers concerts, performances, and events. Several museums, art galleries, and organizations organize community activities and cultural events.

Constellation Field, home to the Sugar Land Space Cowboys, is dedicated to recreation and offers ample grounds to watch Minor League Baseball games. 

Sports enthusiasts will find ample facilities for playing: Sugar Land hosts several sports complexes and fitness centers, not to mention hundreds of classes and programs. The city's nature areas comprise parks and trails ideal for jogging, cycling, or taking a scenic walk with friends or family.

Real Estate and Its Market in Covington Woods

The real estate market in Covington Woods has still been healthy for the same reasons that have rendered it affordable and strategic.

Most homes in the area are more inexpensive than those in other regional segments of Sugar Land, making the area ideal, especially for first-time homeowners or people in the budget housing bracket. Further, the properties in Covington Woods are relatively stagnant as the neighborhood is well-established, safe, and popular.

Aside from selling homes, Covington Woods has other houses for rent and leasing, whether single homes or apartments. This gives people who may not be able to purchase an opportunity to live in such a prized area.

Conclusion

Covington Woods is that diamond in the rough located in Sugar Land, Texas, that gives one a picture of the countryside and is close to the large city. Just for 5 minutes – reading about this neighborhood where people can buy affordable homes, kids can attend excellent schools, as well as essential stores, are located nearby, and those who are settled here feel a strong unity – it is not surprising that families, workers, retired people are still moving to this area.

When deciding whether to buy a home or rent an apartment, those looking for a place in Covington Woods have what many people are seeking.

Find expert advice on https://homesoffortbend.com/covington-woods-sugar-land-texas/ by visiting our platform.

Covington Woods is a serene neighborhood with beautiful homes, tree-lined streets, and a friendly community atmosphere.

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Music Room Family Room Chicago Inspiration for a large, contemporary, open-concept family room renovation with a music area, a wall-mounted television, and white walls

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Modern Entry in Chicago Large modern entryway idea with a medium wood front door and gray flooring, as well as white walls.

[tonygarren]

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