Amanda Standley, Windermere Real Estate

Amanda Standley, Windermere Real Estate Hello, I’m Amanda, your go-to real estate professional, proudly serving the vibrant communities of Seattle & the Eastside.

06/16/2026

Eastside Market Update | June 2026 🏡📊
Main Takeaways:
• 📈 Inventory is at its highest level in over a decade
• 📊 Months of supply increased to 2.9 months, a 10-year high
• 📉 Pending sales are down 2% and closed sales are down 4%
• 💰 Median sale prices have declined 8% year-over-year
Current Conditions:
• Sellers are facing more competition as inventory grows
• Buyers have more choices, more negotiating power, and less urgency
• Well-priced homes are still attracting attention, while overpriced homes are being overlooked
• About 1 in 4 homes is still selling above list price
What This Means:
This isn't a "let's try it" pricing market. Success depends on thoughtful pricing, strong presentation, and expert guidance from day one. Buyers have more leverage, while sellers need a strategic approach to stand out.

Timing truly is everything. A few years ago, this sweet family thought a move might be in their future, but life had oth...
06/08/2026

Timing truly is everything. A few years ago, this sweet family thought a move might be in their future, but life had other plans and priorities shifted. Fast forward to today, and as they continue growing their family and putting down deeper roots in Washington, the right opportunity finally came along.

They fell in love with the community, lifestyle, and incredible amenities of Issaquah Highlands, and this beautiful like-new home felt like the perfect place to begin their next chapter. By focusing on what mattered most to the seller and creating a solution that worked for everyone, we were able to secure this special home for my clients.

I'm so excited for them to make lasting memories here, build community, and enjoy all that this wonderful neighborhood has to offer. Congratulations on finding the perfect place to call home. ❤️

📍1335 Westridge Way NE, Issaquah

06/06/2026

PENDING IN JUST 2 DAYS 🎉

📍509 8th Ave, Kirkland

It's easy to get caught up in the headlines about increasing inventory and price reductions, but what we're seeing in the market tells a more complete story. The market hasn't stopped—it has simply become more selective. Buyers have options, which means strategy matters more than ever.

At this beautiful East of Market home, the success formula is clear:

✔️ Strategic pricing
✔️ Strategic preparation
✔️ Strategic marketing
✔️ Strategic negotiation

The result? Pending in just 2 days with multiple offers. 🙌

More than anything, I'm grateful to my sellers for placing their trust in me throughout the process. Every market presents its own challenges and opportunities, and I take pride in helping my clients make informed decisions that lead to positive outcomes.

Cheers to my wonderful sellers and to a smooth closing ahead! 🥂🏡✨

🏡 JUST LISTED | LynnwoodWelcome to 18009 15th Ave W, where thoughtful updates meet an ideal location. Step inside to soa...
06/06/2026

🏡 JUST LISTED | Lynnwood

Welcome to 18009 15th Ave W, where thoughtful updates meet an ideal location. Step inside to soaring ceilings, fresh interior finishes, and a bright open-concept layout designed for gathering. The beautifully refreshed kitchen features new quartz countertops, a new gas range, bar seating, and a sunny breakfast nook overlooking the backyard.

Upstairs, the vaulted primary suite offers a peaceful retreat, while the versatile loft provides endless possibilities for a home office, media room, play space, or future fourth bedroom.

✨ New roof
✨ New electrical panel
✨ New carpet & fresh paint
✨ Updated bathrooms & kitchen
✨ Fully fenced backyard with refreshed landscaping
✨ Minutes to Alderwood shopping, dining, light rail, and major commuter routes

Move-in ready and ideally located—this is the one you've been waiting for.

📩 Message me for details or a private tour.

Or stop by an open house this weekend - Saturday & Sunday 12-2

06/05/2026

Modern luxury. Walkable lifestyle. Exceptional design.

Welcome to my newest listing at 509 8th Ave, a like-new residence in Kirkland's coveted East of Market neighborhood, just moments from the waterfront, parks, restaurants, and downtown amenities.

Thoughtfully designed for both everyday living and elevated entertaining, this home offers rare dual primary suites upstairs, Fleetwood stacking doors that seamlessly connect indoor and outdoor spaces, a covered entertaining area, 5 bedrooms - each with direct bathroom access, flat turfed yard, premium Monogram appliances, and designer finishes throughout.

If you've been searching for a home that combines luxury, functionality, and one of Kirkland's most desirable locations, this is one you won't want to miss.

🏡 Open House
Saturday & Sunday | 12:00 PM – 3:00 PM

📍509 8th Ave, Kirkland
Offered at $3,498,000

Just Listed Windermere Premier Luxury Farmhouse in East of Market, Kirkland📍 509 8th Ave, Kirkland💰 $3.498.000🛏️ 5 Bed |...
06/03/2026

Just Listed Windermere Premier Luxury Farmhouse in East of Market, Kirkland

📍 509 8th Ave, Kirkland
💰 $3.498.000
🛏️ 5 Bed | 🛁 5 Bath | 📏 4, 024 SQFT
📣 Listed by Amanda Standley

Modern luxury farmhouse meets effortless convenience in this like-new resale by Imagine Homes Inc., ideally positioned in Kirkland's coveted East of Market neighborhood moments from waterfront parks, boutiques, and dining. Thoughtfully designed, this exceptional floorplan offers a rare dual-primary layout upstairs, ideal for guests or multi-generational living. Timeless finishes shine throughout with rich oak hardwoods, curated designer details, exceptional storage & two mudroom spaces. The chef's kitchen anchors the home with an oversized quartz island, integrated Monogram appliances featuring a 48-inch dual-oven gas range, walk-in pantry & 108-bottle Sommelier wine fridge with add'l freezer space. Fleetwood stacking doors create seamless indoor-outdoor flow to the covered entertaining patio & a rare large, flat, fully fenced backyard with low-maintenance turf. The versatile lower-level ensuite features a kitchenette, beverage fridge, walk-in closet, exterior access & ¾ bath, ideal as a guest retreat, bonus room or multi-generational suite. Upstairs, every bedroom enjoys direct bath access & a walk-in closet. The luxurious primary suite features vaulted ceilings, heated floors, soaking tub, dual shower heads & dedicated vanity. Add'l highlights incl. SimpliSafe Security, Skylights, remote-controlled blinds & EV charging. Enjoy award winning Lake Washington Schools. Rarely does a home combine luxury, flexibility, storage & an exceptional East of Market location so seamlessly.

📱Call to schedule a private tour or for more information

Open Houses Saturday & Sunday 12 - 3 pm. Come say hi!

Two neighbors. Two transformations. Two successful sales.Earlier this year, I had the unique opportunity to help two nei...
05/30/2026

Two neighbors. Two transformations. Two successful sales.

Earlier this year, I had the unique opportunity to help two neighboring families on Penny Lane prepare their homes for sale, a situation that’s rare in real estate to do at the same time.

After seeing the updates and results achieved next door, these sellers decided to follow a similar strategy.

With a pre-identified buyer, my sellers ultimately chose to sell privately rather than launch on the open market, but the buyer wanted exactly the product we created next door. Here we go for round 2 - we coordinated fresh paint, new carpet, refinished hardwood floors, updated lighting, and thoughtful finishing touches that completely refreshed the home and showcased its full potential.

One of the most rewarding parts of this experience was helping both families navigate their next chapters simultaneously and seeing two beautiful homes transformed side-by-side. The trust these neighbors placed in me throughout the process means more than I can express.

Congratulations to my sellers and to the excited new homeowners of this beautiful Kenmore property! 🏡✨

05/19/2026

Eastside Market Update | Spring 2026 🏡📊
Main Takeaways:
• 🔹 Market Shift: This is not a “let’s just try it” market
• 📈 Inventory: Active listings up over 50% year-over-year
• 📊 Supply: Months of inventory rose from 1.9 to 2.9—the highest level in over a decade
• 📉 Demand: Pending sales down 2%; closed sales down 4% YTD
Current Conditions:
• More inventory is creating more competition among sellers
• Buyers are more selective and moving with less urgency
• Well-priced homes are still selling quickly, while overpriced homes are being passed over
• Only 44% of homes sold at or above list price in April, down from 73% a year ago
Pricing Trends:
• Pricing strategy matters more than ever in today’s market
• Active listings and pending sales are stronger indicators than closed sales alone
• Price reductions rarely solve the original pricing issue
What This Means:
This market rewards preparation, accurate pricing, and strong ex*****on from day one. Buyers have more leverage and more choices, making thoughtful positioning and pricing strategy critical for sellers.

05/06/2026

April felt like the first little glimpse of sunshine after a long winter… and honestly, we soaked up every second of it ☀️

We celebrated Easter and the hope and joy that comes with it, unplugged for a few days in beautiful Victoria, had one of those “core memory” nights at a Seattle Sounders FC game, and officially entered our baseball + softball parent era ⚾️🥎

Watching the kids grow into their own little people while still asking for hugs, cheering them on from the sidelines, sneaking in date nights has life feeling very full in the best way lately. 🤍

And somewhere in between all of that… a lot of real estate.

I don’t share every behind-the-scenes moment because my clients deserve privacy, but this market is moving. More inventory is hitting, buyers are still out there, and the decisions people make right now can have a huge financial impact long term. I genuinely love getting to be the calm, strategic advisor helping clients navigate all of it with confidence.

Goals for next month - be present for my kids, show up big for my clients, and squeeze in quality time with my favorite human☀️

04/25/2026

Over spring break we took a trip to Victoria BC for a few days and had the absolute best time! We took the clipper over, had our first dinner at the amazing Il Terrazzo, visited the Butchart Gardens, had afternoon High Tea at the Fairmont Empress, and got to unplug for some good family time. It definitely filled my cup 🥰 extra shout out to the best hubby for taking charge and making the whole thing come to life🙌

Address

1302 Market Street
Kirkland, CA
98033

Telephone

+19499812302

Website

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