Sean Hackney, Realtor

Sean Hackney, Realtor Serving clients and their referrals before, during, and after their real estate experience.

Thinking about buying a home in a Bellingham HOA community?HOAs can be helpful, heck I live in one, but they can also co...
08/26/2026

Thinking about buying a home in a Bellingham HOA community?

HOAs can be helpful, heck I live in one, but they can also come with financial surprises if the association hasn’t been setting aside enough money for future repairs.

One of the biggest questions buyers should ask is:

“Could this HOA hit me with a special assessment after I move in?”

As of January 1, 2026, Washington law now requires common-interest communities to prepare and update reserve studies. These studies help show whether the HOA has enough money saved for major future expenses like roofs, siding, roads, parking areas, or other shared improvements.

That matters whether you’re buying a condo or a single-family home in an HOA-governed neighborhood like Barkley Village, Cordata, Sudden Valley, or elsewhere in Whatcom County.

In my latest blog, I break down what buyers should know about HOA reserve studies, resale certificates, reserve funding, and the red flags to look for before your inspection contingency expires.

Before you fall in love with the house, make sure you understand the financial health of the HOA.

Read the full blog here:

I live in an HOA and get some version of this question almost every time I write an offer on a home in Barkley Village, Cordata, or one of Bellingham's other HOA-governed neighborhoods.  Intended to be a benefit, HOA have gotten bad raps with some and honestly that is deserved in many situations. ...

Thinking about selling a rental property in Whatcom County?If you bought a rental near Western Washington University, Co...
08/21/2026

Thinking about selling a rental property in Whatcom County?

If you bought a rental near Western Washington University, Cordata, Columbia, South Hill, or elsewhere in Bellingham years ago, there’s a good chance it has appreciated quite a bit.

That’s great — until you start looking at capital gains tax, depreciation recapture, and how much you may actually keep after selling.

In my latest blog, I break down how a 1031 exchange can help rental property owners defer federal taxes when selling one investment property and buying another qualifying investment property.

The key is timing. You generally have 45 days to identify replacement properties and 180 days to close. Miss either deadline, and the exchange can fail.

A 1031 exchange is not something to figure out after closing. If you’re considering selling a Bellingham or Whatcom County rental, it’s worth understanding the tax, timing, and replacement-property strategy before you list.

Read the full blog here:

I hear this from landlords all over Whatcom County — people who bought a rental near Western Washington University fifteen years ago, or picked up a duplex in Cordata when prices were half what they are now. The property has appreciated. The mortgage is mostly paid down. And the number they'd walk...

Thinking about buying one of Bellingham’s older homes?The Lettered Streets, Sehome, Old Town, and other historic neighbo...
08/19/2026

Thinking about buying one of Bellingham’s older homes?

The Lettered Streets, Sehome, Old Town, and other historic neighborhoods have some of the most character in town — Craftsman bungalows, early-1900s homes, covered porches, walkability, and the kind of charm that’s hard to recreate.

I loved my time living in a historic Bellingham home on South Hill,
but older homes can also come with expensive updates: electrical panels, knob-and-tube wiring, roofs, foundations, lead paint, asbestos, outdated HVAC, and more.

That’s where the financing conversation matters.

In my latest blog, I break down how an FHA 203(k) loan can help buyers finance both the home and needed repairs into one mortgage, instead of trying to come up with a separate pile of cash after closing.

I also cover Bellingham’s Special Valuation program, which may provide a 10-year property tax benefit for qualifying historic homes that meet certain rehabilitation requirements.

Older homes can be a great fit, but you need to know the repair costs, financing options, and possible tax benefits before you write an offer.

Read the full blog here:

"Sean, I love this house — but how do I pay for a new electrical panel, a new roof, and the mortgage, all at the same time?"

What does $1.2 million buy on Lake Samish?I recently toured a 1982 Northwest Contemporary home on more than 72 feet of L...
08/18/2026

What does $1.2 million buy on Lake Samish?

I recently toured a 1982 Northwest Contemporary home on more than 72 feet of Lake Samish waterfront just south of Bellingham — and this one takes a little vision.

It has a lot going for it: a great waterfront setting, approximately 0.6 acres, a home positioned close to the lake, oversized garage space, plenty of classic 1980s character, and even a built-in sauna.

It’s also being sold as-is and will benefit from renovation, which makes the real question pretty interesting:

How much value do you put on the land, the waterfront, and what this property could become?

I put together the full video tour along with some of the things I’d be thinking about as a buyer looking at a Lake Samish property like this.

Take a look and tell me — what would you keep, what would you change, and do you see the potential?

What Does $1.2 Million Buy on Lake Samish? Touring a Bellingham Waterfront FixerWhat does $1.2 million buy you on Lake S

“Sean, does my regular homeowners policy cover this if the river comes up?”I hear this question from buyers looking near...
08/17/2026

“Sean, does my regular homeowners policy cover this if the river comes up?”

I hear this question from buyers looking near the Nooksack River, Lake Whatcom, Bellingham Bay, and other water-adjacent areas in Whatcom County.

The answer surprises a lot of people: standard homeowners insurance does not cover flood damage.

If rising water comes from outside and enters the home, you typically need a separate flood insurance policy — either through FEMA’s National Flood Insurance Program or a private flood insurer.

This matters even if the home is outside a mapped high-risk flood zone. During the 2021 Nooksack flooding, many damaged homes were outside the FEMA-mapped floodplain, which meant owners weren’t required to carry flood insurance.

In my latest blog, I break down what buyers should know about flood insurance, flood zones, lender requirements, Whatcom County’s older flood maps, and why it’s smart to price out coverage before you remove contingencies.

Buying near water can be a great fit. Just make sure you know what’s actually covered.

Read the full blog here:

A buyer asked me that standing in a backyard in Everson last spring, looking out at a fence line that backs right up to the Nooksack. It's a fair question, and for most people, the honest answer catches them off guard.

Have you owned your Bellingham home since the ’90s or early 2000s?If so, one of the biggest questions before selling may...
08/14/2026

Have you owned your Bellingham home since the ’90s or early 2000s?

If so, one of the biggest questions before selling may be:

“Am I going to owe taxes when I sell?”

For most primary residence sellers, the answer is often no — thanks to the IRS capital gains exclusion. Homeowners may be able to exclude up to $250,000 of gain if single, or up to $500,000 if married and filing jointly, as long as they meet the ownership and residency requirements.

But long-time Bellingham and Whatcom County homeowners need to be careful. Home values have climbed a lot over the last few decades, and some sellers may have gains large enough to exceed the exclusion.

In my latest blog, I break down what actually counts as your gain, why major improvements may help reduce your taxable amount, how Washington State treats real estate sales, and why widowed or single sellers should run the numbers before listing.

This is not tax advice, and I always recommend talking with a qualified tax professional. But if you’re thinking about selling a long-owned home, it’s worth understanding the basics before you put a sign in the yard.

Read the full blog here:

I hear a version of this question almost every time I sit down with someone who's owned their Bellingham home fourteen, twenty, thirty years. It usually comes with a little bit of dread, like they're bracing for bad news.

Thinking about buying a home outside Bellingham’s city water and sewer lines?A lot of buyers relocating to Whatcom Count...
08/12/2026

Thinking about buying a home outside Bellingham’s city water and sewer lines?

A lot of buyers relocating to Whatcom County are used to city utilities. But once you start looking in places like Everson, Deming, Lynden, Lake Whatcom, or rural acreage properties, septic systems and private wells become part of the conversation.

And they matter.

A septic system may need a current Report of System Status before the sale. A private well may need water testing, especially if the buyer is using FHA, VA, or USDA financing. Older systems can also create surprises if nobody checks the paperwork early.

None of this means you shouldn’t buy a rural property. It just means you need to know what you’re buying before you remove contingencies.

In my latest blog, I break down what Whatcom County buyers should understand about septic inspections, well testing, lender requirements, and rural property due diligence.

Read the full blog here:

I get some version of that question almost every time I show a buyer a property past the edge of Bellingham's water and sewer lines — Everson, Deming, out toward Lake Whatcom, or one of the smaller acreage parcels near Lynden. Many of my clients are relocating from Seattle, California, or somewher...

Take a tour in my hood...
08/11/2026

Take a tour in my hood...

Tour **1584 Kingswood Ct in Bellingham, Washington**—a 3,221 sq. ft...

Selling a condo or townhome in Bellingham?One of the easiest ways to delay your closing is also one of the easiest thing...
08/11/2026

Selling a condo or townhome in Bellingham?

One of the easiest ways to delay your closing is also one of the easiest things to avoid: waiting too long to order the resale certificate.

In Washington, if you’re selling a condo, townhome, or any property governed by an HOA, your buyer needs to receive a resale certificate before the sale can close. This document includes important information about the HOA’s budget, reserves, insurance, assessments, rules, and other details that may affect the buyer’s decision.

Here’s where sellers get caught off guard:

Your HOA or management company may have up to 10 days to prepare the certificate. Once the buyer receives it, they usually have a 5-day cancellation window.

So, if you wait until you’re already under contract to order it, your closing could easily get pushed back.

In my latest blog, I break down why Bellingham condo sellers should request the resale certificate before going on the market, what buyers are looking for, and how to avoid an unnecessary delay once you have an accepted offer.

Read the full blog here:

I got that call from a seller in a Barkley Village condo a few months back. Her buyer was ready, financing was moving, and everything looked smooth — until her HOA management company told her the resale certificate would take 10 business days to prepare. She hadn't requested it until after they'd ...

Why doesn’t your Whatcom County assessed value match what your Bellingham home could actually sell for?Because assessed ...
08/05/2026

Why doesn’t your Whatcom County assessed value match what your Bellingham home could actually sell for?

Because assessed value and market value are built for different purposes.

Your assessment is used to calculate property taxes and is based largely on a mass-appraisal model. It may not reflect your home’s current condition, recent improvements, neighborhood competition, or what buyers are willing to pay today.

In fact, recent Bellingham homes have sold anywhere from 92% to 144% of their assessed value.

That’s why a Comparative Market Analysis based on recent, truly comparable sales is far more useful when pricing a home or evaluating an asking price.

In my latest blog, I explain:

• Why assessed and market values often differ
• What actually influences your home’s selling price
• Why buyers shouldn’t rely on assessed value either
• When it may make sense to appeal your assessment

Read the full article here: https://www.SeanHackneyHomes.com/blog/119/Why+Doesn't+My+Assessed+Value+Match+What+My+Bellingham+Home+Could+Sell+For

Curious what your Bellingham or Whatcom County home could sell for in today’s market? Send me a message, and I’ll give you an honest, no-pressure opinion based on current local sales.

Does your Whatcom County assessed value tell you what your home will actually sell for?

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Bellingham, WA
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