The lake real estate market is a unique type of market. Glenn Phillips, CEO of Lake Homes Realty, discusses six things to know about this niche real estate market.
Unofficial Recession. Homes aren’t moving in the current market. Across the entire industry, it will be the lowest number of transactions in almost 30 years. This trend also applies to lake property.
Inventory Has Grown. More houses are on the market, so it looks like we aren’t in a recession. However, despite the strong demand for these houses, people won’t pay current prices.
“Phantom Inventory.” This is inventory listed at a price that buyers aren’t willing to make an offer on. Sellers set these aspirational prices to get their homes sold at their lottery ticket price.
Aspirational List Prices. You likely won’t get any engagement if you sell and list for an aspirational price. In fact, it damages how much money you’ll get over time. Once a home has been on the market for a long time, buyers begin to wonder if there’s something wrong with the house.
Prudent Buyers. Lake home buyers want what they want but aren’t willing to overpay for it. Prudent buyers and aspirational list prices create this unofficial recession.
Next: No Boom, No Bust. Lake real estate won’t experience more inventory to change pricing. Additionally, the lake market won’t bust with changing mortgage rates. So, lake real estate will be steady, with the same prices. Inventory will also loosen up a bit, with sellers becoming more practical and prudent buyers becoming impatient.
Lake real estate has several nuances that are not present in other real estate markets. With these tips, you can more successfully navigate this market. Visit lakehomes.com to connect with expert lake agents ready to help you.
When selling your lake home, and especially when setting your price, you need to think like a buyer. Glenn Phillips, CEO of Lake Homes Realty, shares a few questions to get you in the buyer mindset.
“Would I Rent This?” Think about whether or not you would rent your property for a week if you saw it on rental websites. Try to take emotion out of your thinking and act as if you’ve never seen it before.
“Would I Rent This Again?” After asking yourself if you would rent your property, ask if you would rent it again. Think about if your house has things that would make you come back over other lake properties.
“Would I Pay More Than List?” Before setting a price, ask yourself if you would pay more than the price you plan to list.
“Would I Buy at This Price?” You should also consider if you would pay the current list price of the property. The price you paid for the house a few years ago is probably relatively the same, if just slightly higher.
“Is it The Best Value In This Market?” The best value doesn’t necessarily mean the lowest price. Working with an expert lake agent helps you determine if your property is the best value in your market. Additionally, you want your property to be the best value compared to other lakes.
When It Doesn’t Sell, You Won the Bidding! Every day your property doesn’t sell, you win the bidding by getting to keep it for another day. This can help you determine if you need to change your mindset to a buyer’s perspective.
Selling your home can be challenging if you don’t have the right mindset. Using these questions and guidelines helps you to think like a buyer and get your lake property sold. Connect with expert lake agents at lakehomes.com and sell your home faster.
Sellers often get confused when their lake home doesn’t sell. Asking questions helps to get rid of the confusion, but some questions are better than others. Glenn Phillips, CEO of Lake Homes Realty, discusses questions to avoid asking when your lake home doesn’t sell.
“How Many Views?” Sellers ask how many views their property has, but this can be deceptive. There’s no good answer to this question for sellers. If a property has millions of views, they’ll wonder why it hasn’t sold. If it doesn’t have any views, they wonder why it’s not getting exposure. The only number of views that matters is the one that buys the property.
“Can We Promote It ‘Better’?” Some agents promote homes better than others, so this can be a valid question. However, if the property is populating in the MLS and other websites, the consumer knows it’s there; they just aren’t willing to buy it.
“Have an Open House?” Buyers for lake homes typically come from some distance away. This means they won’t arrange their weekend around your open house schedule. They know if your home is for sale and they’re coming into town, they can see it.
“Should I Change Agents?” Has your agent properly promoted and priced your home and given sound advice? If they’ve done all this, you probably already have a good agent. Once they bring the buyers, it’s on you to get the negotiating going.
After Exposure, Price Fixes Everything. When asking yourself why your house hasn’t sold, the answer is almost always the price. An appropriate price will answer all of these questions.
Be the Best VALUE. This doesn’t necessarily mean the lowest price, but being at a price that people are willing to invest in your home. Buyers are ready to buy lake homes but aren’t willing to overpay.
Talk with your agent when confused about why your lake house isn’t selling. Every agent would bring a buyer if they knew one that would get a transaction. An unsold home always boils down to price. Visit lakehomes.com to connect with expert lake agents ready to help get your home sold.
Are you in the process of selling your lake home? If so, one thing you want to avoid is the stress and suffering that can follow by not taking proper steps for a smooth process. Two main reasons lake homes typically don’t sell are lack of exposure and price. Lake Homes Realty CEO Glenn Phillips explains how to maximize this suffering; that way, you can hopefully avoid these mistakes when pricing your home!
After Exposure, Price Fixes Everything – This refers to the price at which the house is sold.
Overprice: If you think of pricing the house because of things you put into it or anything along those lines, think again. That has nothing to do with the market; these are simply wants due to emotional attachment.
Planning “The Haggle”: If you plan to go high so the buyer offers lower, resulting in a middle-ground number you’d still be happy with, you should reconsider it. Our data tells us that homes that are appropriately priced come in at the list price or slightly above. If it’s overpriced, they tend to drop significantly over time.
“Test the Market”: Generally when people test the market, they never figure out how they are going to score it. What is the test? Is it one week? Two weeks? Testing the market usually ends up being an excuse to overprice, and the test almost always fails.
DOM (Days on Market): The longer the home sits on the market, the longer it becomes a problem for consumers.
“Death Spiral”: Consumers are more informed now than at any other time in history. The more things you use, the more likely you are to be caught in this death spiral that is hard to escape.
Nobody wants to maximize their suffering when it comes to selling. If you stick with these different steps, it’ll definitely happen. One of the best ways to avoid this is to price appropriately. If you aren’t sure the best way to go about that, reach out to a lake agent at LakeHomes.com. They would love to be involved in the process with you.
Living life at the lake provides fun, laughter, memories, and more! Even when it comes time to sell, memories will be made in the process. Glenn Phillips, CEO of Lake Homes Realty, goes into detail on why you shouldn’t price in those memories when selling.
“Gateway to Memories”: People buying these lake homes can already picture their own memories that they will be making at the house. Buying a lake home doesn’t come from the need of simply having shelter. It comes from the desire to have these amazing experiences that come along with it.
Whose Memories?: You, as the seller, have important memories at that lake home. While they are important to you, they aren’t that important to the buyer. The buyers are wanting to create their own memories. However, you have an emotional attachment as the seller, making you think it has more financial value. Try to separate that due to the buyer not having that attachment.
Selling? Depersonalize (and Protect!): You have many things in the house that bring memories. You might want to put these things away; that way, it gives buyers a different feel to the home. You should also protect those valuables. You don’t want something happening to them while buyers look at your home.
Buying is Desire: You want to do things to where you aren’t pricing in memories. However, make it a way for the buyers to imagine creating their own memories in the house.
Selling is a Business Transaction: Think of your lake property as a stock. If you bought a stock at a certain price, it doesn’t necessarily matter. At the end of the day, it’s what the market says it’ll pay. You can always enjoy the memories later and not price how you feel depending on the memories.
Pricing a lake home can be difficult, especially when you begin to think of all the memories made there. If you’re still struggling with this today, reach out to one of our lake market experts at LakeHomes.com. They know the ins and outs and would be more than willing to help you in the process.
When you think of selling a lake home, or any home for that matter, you probably think of negotiating. Whether you’re great at it or if your skills could use a little practice, it’ll probably come into play. Lake Homes Realty’s CEO, Glenn Phillips, goes over 5 key tips for when the time of negotiating arrives.
Any Offer is Better than NO Offer!: Don’t get upset because somebody made a low offer. The people you should be upset with are the ones who didn’t make an offer at all. Having a low offer just means you have some started.
Don’t Get “Stuck” on Single Points: In negotiations, don’t let one thing hold you up. You should let it ebb and flow.
Agent Commission: You want an agent who brings their value.
Seller’s Compensation: If the buyer has made an offer and wants some compensation to help cover costs, figure out how that fits in.
Closing Costs: Similar to the seller’s compensation, find out how this will fit in with the negotiations.
Personal Property: Is there a boat, interior decor, whatever it might be, there is a way to find opportunities to help make the other party happy.
Cash Only Means Less Closing Risk: If the buyer makes a big deal about it being a cash offer, from the seller’s perspective, cash offers only matter if it is de-risking the deal. If you’re selling, you’re getting cash from somebody regardless.
Restructure Offers: Being able to find ways to work with the offer or make it mutually beneficial can help more than people might realize.
Be Creative: You can come up with some angle for a home that people might not think of. There are plenty of ways to be creative to help everyone.
Negotiating is something that comes along with buying or selling a home. However, if you take these tips into consideration, it can truly help with the process. As always, if you’re looking for more information regarding negotiating or have any other real estate questions, reach out to one of our lake experts at LakeHomes.com.
A rustic kitchen evokes a sense of warmth and comfort, making it a preferred design choice for lake homes. The appeal of this aesthetic lies in its ability to blend natural materials, weathered finishes, and cozy elements that resonate with the serenity of lakeside living. From painted cabinets and reclaimed wood beams to stone finishes and farm tables, rustic kitchens embrace simplicity and cultivate a welcoming atmosphere where family and friends can gather.
Often nestled in scenic, rugged landscapes, lake properties offer an exquisite backdrop for this well-renowned style. Whether in the rolling hills of the Upper East, the coastal regions of the Pacific Northwest, or the scenic Midwest, a rustic kitchen design seamlessly connects your indoor space with the natural beauty outside. Beloved for its timeless appeal and relaxed approach, a rustic kitchen style fosters a symbiotic connection to nature through organic textures and earthy tones, balancing aesthetics and functionality. These tried-and-true applications promise to bring rustic warmth to your lake home and help you design the kitchen of your dreams.
The true essence of the modern rustic kitchen lies in its innovative mix of raw and natural materials. Hardwood floors, exposed reclaimed wood beams, and knotty wood cabinets bring warmth and authenticity, while natural stone backsplashes and countertops add a touch of rugged elegance. The materials themselves are stunning to look at while offering longevity and durability.
Incorporating textured backsplashes using stone or even hand-painted tiles can add visual depth to your kitchen. In the Pacific Northwest or western regions, where nature-inspired designs are favored, these elements reflect the rugged landscape. This stacked stone backsplash, for example, mimics the natural elements of its lakeside environment.
Using reclaimed wood for cabinets and shelving brings character and a unique story to your kitchen. Whether from an old barn in the Midwest or driftwood from the Pacific Northwest, the texture and grain of reclaimed wood create a lived-in feel. The imperfections in the wood grains add depth and highlight craftsmanship, a hallmark of rustic design.
Here, a mix of reclaimed woods, stone, handmade tile, and living finishes that will wear well over time lend a sense of age while providing a striking contrast to the clean-lined modern silhouettes of other furnishings. A lustrous soapstone countertop brings a sleek edge to a rough-sawn white oak island and a rustic coffered ceiling crafted of reclaimed wood.
Granite, soapstone, or quartz countertops can enhance a rustic kitchen aesthetic. In regions like Texas and the Upper East, where natural stone is abundant, these countertops can bring earthy colors and a touch of luxury to the space. The durability and natural look of stone make it ideal for lake homes, echoing the surrounding landscape. Light cedar envelopes this waterfront cottage, connecting to the natural environment beyond, and granite countertops echo the waterside hues.
Open-beamed ceilings can dramatically transform a kitchen, giving it a spacious yet cozy feel. Using exposed wood beams, especially in high-ceiling kitchens in regions like California or the Southeast, adds architectural interest and warmth. This design also reflects the connection to nature by exposing the structural beauty of the home.
Hand-hewn elm and ash ceiling beams sourced from Canada pair with metal finishes in this Colorado kitchen. Minimalist custom glass pendants bring modern contrast to a walnut butcher-block island tucked with wooden counter stools.
Lighting sets the tone in any kitchen, and rustic-style fixtures such as wrought iron chandeliers or lantern-inspired pendants are perfect for creating a cozy ambiance. In the mid-Atlantic and Midwest, where cottage-style lake homes are popular, these lighting choices complement the overall aesthetic while providing a soft, inviting glow. Here, a simple tiered lighting fixture befits the grand scale of an elegant waterfall island. Its black finish echoes in the counter stools and other architectural accents.
Using nature-inspired color tones like fresh green, watery blue, sage, soft brown, burnt umber, and warm gray enhances a rustic kitchen’s cozy, organic feel. In southeastern lake homes, where warmer climates prevail, these tones help balance the sun’s brightness, making the kitchen feel cool and calming. In contrast, Midwest or Northern regions can benefit from the warmth these colors bring during cooler months. Inspired by nature, the palette of this Lake Huron kitchen blends mossy green hues informed by the landscape and the rich orange tones of pine tree needles.
Incorporating warm, rustic kitchen designs into a lake home creates a space where nature and comfort harmonize. Homeowners can transform their kitchens into inviting retreats that reflect the scenic landscape by using natural materials like wood and stone, implementing open-beamed ceilings, and adding soft lighting. Each region offers unique resources and styles that contribute to a timeless and welcoming aesthetic, making it easy to tailor your rustic kitchen to fit the character of your lake home. For more design inspiration, visit Lake Homes Lifestyles.
Has your house been sitting on the market for some time? Have you also been questioning if it’s the price, the exposure, or maybe even the agent you’re working with? When it comes down to it, it could be the agent, or it might not be. Glenn Phillips, CEO of Lake Homes Realty, breaks down the 2 main reasons your house might still be on the market.
Exposure: Is your property known? Are people able to find it on the market? If the property has been on the market for a minute and nothing seems to be moving, you need to look at the exposure and see if your agent has done what they need to.
A) Quality Staging & Photos?: You need genuine, quality photos. Not photos that can be misleading for potential buyers.
B) On The MLS?: You can’t sell a secret. If you’re not willing to make your property be viewed by the public, more than likely, it’ll be harder for it to sell.
C) Syndicated?: After your home is on the MLS, it being on other portals can significantly help with this. This will help reach a much wider audience.
D) On LakeHomes.com?: We’re members of MLSs all across the country and can extract data to put it on there. Listing homes with us, in turn, makes it a featured property on our website.
Price: If you’re utilizing all the above steps, the only other reason for it not selling is price. Price fixes every other problem besides exposure. It fixes location, repairs, water lines, location on the lake, etc.
A) Getting Offers?: If you’re getting offers, your agent has done well. It might not be the offer you want, but what you see in the value of your home.
B) Getting Showings?: If you’re getting showings, then your agent is getting people in the door. Ultimately, this also means the exposure is working.
C) Agent Getting Questions?: Again, this means the exposure is working. This comes back to your agent doing a good job, but it is coming down to price.
More Exposure Never Fixes Price: Just because you try to market better does not mean this will take away from it being a price issue.
The bottom line when it comes to selling, price fixes most things! When selling a lake home, it is key to have an appropriately priced home, along with good exposure tactics. If you would like guidance or even someone to ask questions about this, contact one of our lake experts at LakeHomes.com today!
It seems almost surreal that an oasis amidst a deep forest sits within the city limits of Seattle. Situated on Lake Washington, the property quietly settles against a gentle creek in the woods near Matthews Beach. Custom crafted for renowned Seattle artist Alden Mason in 1958 by architect Charles A. Marsh Jr. and builder Tom Paulsen, “The Alden Mason House” stands as a true mid-century modern retreat in the heart of the Pacific Northwest.
Embraced by its serene woodsy surroundings, the seamlessly integrated home eloquently reflects the artist’s profound admiration for nature. A vibrant and masterful painter, Mason considered himself “a bird watcher of sorts, a wanderer always looking for that magical perfect place.” Hence, his home mirrored this pursuit, welcoming guests to an enchanting interplay of light filtering through trees, the meditative murmurings of creek water, and the ever-changing dance of sunlight and shadow through a series of skylights placed throughout the house.
A Seattle couple instantly fell in love with this mid-century masterpiece and acquired it after Alden Mason’s passing in 2013. Yet, like many homes of its era, the residence faced challenges—cold winters, a compact kitchen, and tiny bathrooms—and desperately needed an update to meet the needs of today’s modern family.
“As architects, our usual joy lies in creating something entirely new or transforming old structures into contemporary homes,” says Tokyo native Nahoko Ueda, principal architect and founder of the Seattle firm Ueda Design Studio, enlisted by the homeowners to orchestrate the ambitious renovation. “However, this project was a departure from the norm, and the home’s unique beauty deserved to be well preserved. The owners wanted to maintain its original character, leading us to approach the project similar to a historical restoration. We honored and celebrated the house’s essence, listening to its history and envisioning its future needs.”
Elegant Integration
Cedar siding seamlessly wraps from the exterior to the interior, with ceilings and beams that extend outward to form overhangs and soffits. This continuity blurs the lines between indoor and outdoor spaces, a design choice that reflects the artist Alden Mason’s deep appreciation for nature.
“Typical to Northwest mid-century modern homes, the original dwelling incorporated an extensive mix of woods as finishing materials, including cedar, fir, oak, and walnut,” notes Ueda. “We meticulously selected cabinet materials, ensuring no new wood species introduced would compete with the original elements.”
Transparent Transition
A charming pathway alongside the creek leads to the house, serving as a perfect transition from the outside world to the warmth of home. Upon opening the entrance door, an eye-catching open-tread stairs extend a welcoming gesture. “The original foyer lacked storage, which was a challenge for this family of four,” says Ueda. “To address this, we seamlessly integrated shoe cabinets and a coat closet into the existing walls. Using similar materials, we ensured the new additions complemented rather than overwhelmed the original design.”
The family resides in this house year-round, fully embracing the beauty of each season. Their son, an aspiring painter, has transformed one of Alden Mason’s former studios into his creative space, while their daughter has made the other adjacent studio her music room, where she practices piano and cello. These spaces allow the children to pursue their passions in a home deeply connected to artistic history.
Next-Level Living
After ascending the staircase, the living room takes center stage, harmonizing a close connection with the outdoors. A wall sculpture by Alden Mason provides an immediate and artistic greeting. Through the windows, a view of abundant trees nestling Lake Washington and the gentle sound of water form a captivating backdrop for this beautiful art piece. The steel fireplace blends with modern furniture, creating a sculptural tableau of timeless beauty.
Artist Atelier
A painting by Simeon Nikolov anchors the living room, which opens to the wraparound deck. “The owners expressed a desire for the house to exude the feeling of an artist’s house,” says Ueda. “The living areas have wall surfaces designed for hanging paintings. All interior furnishings were chosen to faithfully reflect the mid-century modern aesthetic—round doorknobs, cabinet pulls, and furniture pieces were all selected with this era in mind.”
Rustic & Refined
Featured in the staircase that leads to the living area and kitchen, a Robert Rauschenberg print given to the owners by a family member finds a special place of honor. Throughout, a mix of finishes—combining rustic elements with refined details—creates a satisfying eclecticism that brings warmth and character to the home. This blend of styles further enhances the cozy, welcoming atmosphere that defines this unique space.
“For the color palette, we opted for neutral, earthy tones that serve as a subtle backdrop for the artworks and the stunning Lake Washington backdrop visible through the windows,” adds Ueda. “The result is an interior that feels both cozy and timeless—modern and elegant.”
Form & Function
The kitchen/dining area underwent a complete transformation, aiming for timelessness, elegance, and functionality. A new skylight contributes to this atmosphere, and a tube-type kitchen exhaust hood cleverly ties the kitchen and the fireplace in the living space together. A table by Seattle studio Chadhaus complements the existing oak floors.
“Mindful of the various wood species already present throughout the house, we opted for a combination of walnut and white laminate for the new cabinetry,” says Ueda. “This choice seamlessly ties the kitchen to the rest of the house while maintaining a bright and elegant atmosphere.”
Radiant Warmth
While the living and dining areas boast high ceilings and large windows to fully embrace the surrounding landscape, the bedrooms feature lower ceilings that create intimate, cozy retreats. This thoughtful design allows the home to celebrate the beauty of the outdoors and provide comfort during colder months.
“Ensuring the comfort of this 65-year-old mid-century house has been our paramount objective throughout this project,” notes Ueda. “Operating within the given budget, our primary focus was enhancing warmth during winter. We introduced hydraulic radiant floor heating on the main level and installed wall radiant heaters on the lower level.”
The combination of new radiant heating, HRV (Heat Recovery Ventilation), and roof insulation has significantly improved the home’s thermal performance. Now, it remains comfortably warm during winter months.
Skylit Shower
All three bathrooms in the home received thoughtful updates. However, the primary bath also saw expansion, with a new shower positioned under the existing skylight, a space once reserved for a primary closet. Dark tiles were selected to generate a serene and dramatic ambiance, complemented by the glow of brushed bronze shower fixtures and faucets.
Organic Simplicity
A dark wood screen wall next to the primary bathroom sink gives this intimate space a sense of privacy. Richly-grained wood cabinetry respects the home’s original character in style and materials.
Seasonal Splendor
Barely visible from the street and tucked into a wooded ravine just seven miles from the city’s iconic Space Needle, the property offers its owners a cozy sense of seclusion. Summer in the Pacific Northwest is especially cherished, and the family makes the most of the season by spending time outdoors on their spacious decks. Whether relaxing after a swim in Lake Washington or entertaining friends and family to the soothing sounds of the creek on their property, the home provides an ideal setting for enjoying nature.
In the winter, the family gathers around the fireplace, soaking in the warmth while admiring the view of the woods from the living room. This home truly offers them a tranquil oasis within the city, where they can appreciate both the natural surroundings and the enduring legacy of mid-century modern design.
“The synergy among the owner, builder, and architect was evident throughout the project,” notes Ueda. “We all shared a deep love and respect for the house, and our admiration extends to houses that age gracefully. Some homes retain their beauty over the years, while others become even more enchanting, gaining depth in space, richness in materials, and the distinctive aromas of wood. The interplay of light and shadow further enhances their allure. We firmly believe this house is one of those timeless gems that only grow more captivating with the passage of time.”
Are you interested in finding your place to enjoy the lake life? Explore Lake Homes Lifestyles for lake properties across the country and start living your lakeside dream.
