Erik Stanford Real Estate Seattle

05/12/2026

The April numbers are in.

Inventory up 28%, median price at $998,899 — down 3% from last year, but rates dropped too, saving buyers roughly $432/month compared to April 2025.

The split is real: 38% of homes sold above list when priced right. 24% needed a price reduction before they moved.

This market doesn't punish sellers. It punishes overpricing.

Buying or selling this spring? Happy to talk through what the numbers mean for your situation.

— Erik Stanford | Windermere Real Estate

04/16/2026

🏡 Just Closed — Beacon Hill.

The Quinto-Casio Family's home is officially sold — and this one deserves more than a celebration post.

This journey took nearly a year. It was filled with challenges that kept coming, right up to the final moment when the recording was rejected at the county recorder's office and had to be run through a second time by the title company. Nothing about this was easy.

Along the way, this family lost one of their own. They kept going.

Getting to the finish line took a village — family members near and far, spanning international borders, all pulling together to make this happen. That kind of love and commitment is something I won't forget.

Saying my final goodbye to this house today felt like losing a family member. I've spent so many hours within those walls that it became part of me too.

To the Quinto-Casio Family — thank you for trusting me as your captain through every storm. It has been a true honor. 🙏

04/11/2026

Happy April.

The March numbers are in, and the Seattle market is moving — more inventory, more closings, and a price story that's more nuanced than the headlines suggest.

Active listings rose 29% year-over-year, with months of supply at 1.6 — still a seller's market, but with noticeably more options than buyers have seen in recent years. The median closed price landed at $944,000, down 6% from March 2025. That sounds like softening, and it is — but rates dropped from 6.65% to 6.18% over the same period, trimming the typical monthly payment by $650 compared to last year. Lower price, lower rate — it's a better entry point than the numbers first suggest.

The pattern hasn't changed for sellers: homes priced right are still performing. 37% sold above list price in March, and nearly two-thirds closed in under two weeks at 100.7% of original list. Stretch the price, and that cushion disappears fast — homes past 30 days are closing below 96 cents on the dollar.

This isn't a declining market. It's one recalibrating toward balance, and that creates real opportunity — for prepared sellers and patient buyers alike.

If buying or selling is on your radar this spring, I'm always happy to talk through timing, preparation, and strategy.

— Erik

04/02/2026

BARTON STREET BUNGALOW
SOUTH PARK
Updated | Rooted | Ready

A 1915 bungalow on a quiet South Park corner — cobblestone path, covered entry, mature trees — thoughtfully updated and ready to live in. Two skylights and a wood-burning stove on stacked stone anchor the main floor. A renovated kitchen with quartz countertops, blue-grey subway tile, and a never-used range. Two renovated baths. A spiral staircase leads to a daylight lower level where the lot's natural slope brings the bedrooms and full bath to grade — full-height windows, ground-level access, and more square footage than the bedroom count suggests.

Outside: a fully fenced 5,100 sq ft corner lot with mature fruit trees, raised garden beds, a timber-frame chicken coop, and a single-car garage with workshop. One block to Marra Farm. Kayak the Duwamish. Good Voyage, Honor Mexicano, Loretta's, South Town Pie, and Little Jaye all on 14th Ave S. Direct access to Hwy 99, 509, and the 1st Avenue Bridge — downtown Seattle in 18 minutes.
A real starter home — updated, livable, and priced to move. Pre-inspected. Sewer scope on file.

📍 302 S Barton St, Seattle | $569,000
🔗 https://erikstanford.com/302-s-barton-st

02/19/2026

✨ SUTTON PLACE — EIGHTH FLOOR ✨
Luminous | Elevated | Connected

Mid-century living on the 8th floor of Sutton Place—where elevation brings light, breathing room, and open territorial views. Large windows stretch through the living, dining, and bedroom areas, offering morning light, a bright neighborhood outlook, and a side peek toward Lake Union. This one-bedroom home is clean, comfortably scaled, and gently refreshed with updated outlets and fresh interior paint, while original oak parquet floors keep the mid-century character intact.

A deeded parking stall in the secure garage is a real advantage in this location—convenient, easy to park, and included in the sale—plus a dedicated storage locker. Sutton Place is a well-managed community with on-site management, secure entry, an outdoor pool and sun deck with restrooms and showers, bike storage, common laundry, and a garage car wash station plus EV charging available. Radiant heat, hot water, earthquake insurance, and Google Fiber high-speed internet are included in HOA dues.

No rental cap. Pets allowed (restrictions apply). Walk Score 99 / Transit 100 / Bike 86—First Hill convenience moments to downtown, South Lake Union, and Capitol Hill. Dining, groceries, and daily essentials are close by, with major transit lines at the ready. First Hill’s medical centers are nearby—ideal for work, appointments, and day-to-day peace of mind. Above it all, the light stays steady and the home stays quiet—an easy place to come home to.

📍 1221 Minor Ave #808, Seattle
📬 Full details, photos, and floorplan → https://erikstanford.com/1221-minor-ave-808

01/29/2026

✨ Brick Character on Beacon Hill ✨
Grounded | Flexible | Honest

Set slightly above the street on a sunny corner lot, this 1948 brick contemporary offers privacy, light, and a calm sense of presence. Inside, refinished oak hardwoods, coved ceilings, and a wood-burning fireplace set a warm foundation, while a new kitchen with quartz counters and a sunny corner eating nook supports everyday life with ease.

The lower level adds flexibility with a family or media room, bonus space, and a ¾ bath with laundry. Outside, gated front parking, a rear side driveway with room for a boat or RV, and a west-facing concrete patio create space to gather, adapt, and grow over time.

Thoughtful updates, transparent condition, and room to make it your own—set close to Columbia City, parks, Lake shores, and the future Graham Street light rail.

📍 5503 33rd Ave S, Seattle
📬 Full details, photos, and floorplan → https://erikstanford.com/5503-33rd-ave-s

10/15/2025

10/02/2025

✨ Private Spaces — Shared Roots ✨
A rare multi-generational opportunity in North Beacon Hill: two private living areas—each with its own entrance—plus a shared basement for laundry, storage, and workshop space. The home sits quietly tucked beside Lewis Park, surrounded by greenery, with a protected bike lane connecting you directly to downtown. A separately deeded parking lot provides rare, reliable off-street parking.

Whether you’re welcoming extended family, aging parents, or grown children, this layout offers connection without crowding.

📍 1304 15th Ave S, Seattle
📬 Want full details, features, floorplan, and open house schedule? View the Property Page → https://erikstanford.com/1304-15th-ave-s

09/12/2025

Seattle Market Update – September 2025
(Data through August)

Hey Seattle—this market's no longer on summer autopilot. Let’s break down what changed in August:

📉 Prices took a hit
Seattle home prices peaked in June and have dropped nearly 8% in just two months. The median sale price slipped from $1,079,950 to an even $1,000,000.

📦 Inventory keeps building
Seattle’s months of inventory is now 2.2—still technically a seller’s market, but sliding toward balance. Only two areas (705 + 710) remain in tight territory.

📊 Speed still matters
55% of homes sold in under 15 days—often after a relist with a price cut. The rest? Sold for 2–4% below list. Time on market = money lost.

⚠️ Sellers, read the room
Overpricing costs more than pride. Homes sitting 60+ days are closing at 5–7% below list. Ask yourself: Do I need to sell, or just want to?

💡 What this means for you
Sellers: If you're serious, price strategically and aim to be the best value in your category. Waiting out the market? Be prepared for more softening.
Buyers: Selection is growing, leverage is improving—and timing could get even better.

⏳ Looking ahead
Fall typically brings average buyer activity through October, then slows until March. If rates dip again, expect demand to reawaken—fast.

08/26/2025

JUST SOLD | All Cash | Closed in 6 Days

Big congratulations to Team Tanaka-Thompson on a lightning-fast, all-cash close—wrapped in just six days, right in the heart of August! 🔥 Every ounce of prep, planning, and teamwork paid off. Grateful for their trust in me, and proud of how smoothly this one sailed. On to the next chapter!