A Little Fall Home Love: Caring for Your Home in the Pacific Northwest

Fall in the Pacific Northwest is one of my favorite times of year. The leaves start changing, the rain returns, the days get shorter, and suddenly spending a little more time at home sounds pretty wonderful.

There's something about putting on a record, making something warm to drink, and watching the seasons change outside your window that makes this time of year feel special.

I'm personally looking forward to king tide season starting in November. Living near the water, I love watching how the landscape changes with the seasons, and there's something about the moody water, dramatic skies, and stormy days that I really enjoy. Of course, appreciating all that weather also means being prepared for it. At my building, that means making sure the drains are clear and having sandbags ready when needed.

It's a good reminder that while we're enjoying everything that makes fall so beautiful, our homes need a little extra attention, too.

We ask a lot of our homes here in the Pacific Northwest. Months of rain, wind, falling leaves, colder temperatures, and the occasional freeze can take a toll. The good news is that a little preventative maintenance can go a long way toward keeping your home comfortable and avoiding some expensive surprises down the road.

Whether you've owned your home for twenty years or just picked up your keys, here are a few things worth checking this fall.

Let's start with the gutters and drainage

If there's one thing we can count on in Seattle, it's rain. And if there's one thing our trees are generous with this time of year, it's leaves.

Unfortunately, those two things aren't always the best combination for our homes.

Leaves, pine needles, and debris can quickly clog gutters and downspouts, causing water to overflow where we don't want it. Fall is a great time to get those gutters cleaned and make sure downspouts are directing water away from the foundation.

I also recommend taking a walk around your property during or after a good rain. It's one of the easiest ways to see how your drainage is actually working. Are there areas where water is pooling? Are the storm drains clear? Is water moving away from the building?

For those of us living near the water, king tides and winter storms add another layer to think about. I'm already planning to check the drains around my building and make sure our sandbags are ready. It's not the most glamorous fall activity, but it's a whole lot better than dealing with water where it shouldn't be.

Water is going to find somewhere to go. Our job is to help make sure it isn't finding its way inside.

A roofer's daughter is always going to tell you to look up

Here's a little something about me: I'm a roofer's daughter, so paying attention to what's happening above our heads comes pretty naturally.

I grew up understanding that a roof is one of the most important parts of protecting a home, and it's also one of those things people don't always think about until there's a problem.

Fall is a good time to take a look at your roof, especially before the heavier winter weather arrives. Keep an eye out for missing or damaged shingles, moss buildup, branches touching the roof, or anything that looks a little out of place.

And can we talk about skylights for a minute? I love them. Natural light makes such a difference in a home, especially during our darker months. There's something pretty wonderful about looking up through a skylight and seeing the fall colors.

But skylights, chimneys, vents, and other roof openings are also areas where flashing and seals deserve attention. If you notice staining, bubbling paint, or moisture around a skylight, it's worth having someone take a closer look.

You don't need to get up on your roof to do this. In fact, I'd encourage you not to. A visual check from the ground and a call to a trusted professional when something doesn't look right is a much safer approach.

Let's talk about moisture, because we live in the PNW

One thing I've learned from working with homes is that water has a way of finding the smallest opportunities.

And it's not always a dramatic leak that causes problems. Sometimes it's a slow drip under a sink, condensation collecting around a window, or a bathroom that never quite dries out after a shower.

Fall is a great time to take a closer look at the places in your home where water is regularly present.

Check under sinks, around toilets, tubs, and showers, and around visible plumbing connections. Look for signs of moisture, soft spots, peeling paint, or musty smells.

Make sure your bathroom exhaust fans are working properly and venting outside. If your mirror stays foggy long after you've finished showering, it might be worth checking whether your fan is doing its job.

And don't forget the caulking around tubs, showers, and sinks. It's a relatively small thing to maintain, but it can make a big difference in preventing water damage.

Give your heating system a little attention

That first chilly morning has a way of reminding us whether the heat is working.

Before we're relying on it every day, replace dirty air filters and consider scheduling seasonal maintenance for your furnace or heat pump. Regular servicing can help systems run more efficiently and identify small issues before they become bigger problems.

While you're thinking about heating, it's also a good time to test smoke and carbon monoxide detectors and check whether any units need replacing.

Check your windows and doors

As temperatures drop, small drafts become a lot more noticeable.

Take a walk around your home and check the weatherstripping on exterior doors, the caulking around windows, and any areas where you can feel cold air coming through.

Pay attention to window frames and sills for signs of moisture, especially in older homes. Sometimes a small repair or a little fresh weatherstripping can make a noticeable difference in how comfortable your home feels.

Fireplace season is here

If you have a fireplace, there's something pretty wonderful about that first fire of the season.

Before lighting it, make sure your fireplace and chimney have been inspected and cleaned as appropriate, particularly if you have a wood-burning fireplace.

A cozy fire is a lot more enjoyable when you know everything is working safely.

Show your outdoor spaces a little love

Our yards, patios, decks, and landscaping need seasonal attention, too.

Clear leaves from walkways, stairs, decks, and drainage areas where they can become slippery or trap moisture. Take a look at trees and shrubs near the house, especially branches hanging over the roof or close to power lines.

If you have outdoor furniture or seasonal equipment, consider cleaning and storing anything that won't be used much until spring.

And while you're outside, check your exterior lighting. With the days getting shorter, it's worth making sure entrances, walkways, stairs, and house numbers are easy to see.

Don't forget outdoor plumbing

We might not get months of freezing temperatures in Seattle, but anyone who has experienced a Pacific Northwest cold snap knows how quickly frozen pipes can become a problem.

Disconnect garden hoses before freezing weather arrives, check outdoor faucets for leaks, and make sure vulnerable pipes are properly protected.

If you have an irrigation system, it's also worth looking into what needs to be done to prepare it for winter.

A little preparation now is much easier than dealing with a burst pipe later.

Check for unwanted houseguests

As the weather cools down, we're not the only ones looking for somewhere warm and dry.

Mice and other pests can find their way through surprisingly small openings, so take a walk around your home and look for gaps around pipes, vents, doors, windows, and the foundation.

Sealing small openings, while keeping required ventilation clear, can help prevent some unwelcome surprises later.

Be ready for a stormy night

If you've lived in the Pacific Northwest for a while, you probably have at least one story about losing power during a windstorm.

Fall is a good time to check your emergency supplies. Make sure flashlights work, batteries are available, and you have drinking water, first-aid supplies, and other essentials somewhere easy to find.

It's also worth knowing where your main water shutoff is located and how to use it. If a plumbing emergency happens, that knowledge can make a huge difference.

And if your property is in an area vulnerable to flooding or coastal high water, take some time to understand your risks and have a plan before the next big storm. Sandbags can help with minor water intrusion when used properly, but they aren't a substitute for a larger flood protection plan.

Hopefully, you won't need any of it. But it's always nice to be prepared.

Taking care of the place that takes care of you

I spend a lot of time helping people find homes, but I think there's another part of real estate that deserves just as much attention: caring for those homes once they're yours.

Having worked in both real estate and property management, I've seen how much of a difference a little preventative care can make. Homes have a way of telling us when something needs attention, and the earlier we listen, the better.

I also know that home maintenance lists can feel overwhelming. There is always something to do, something to fix, or something we want to improve. But I don't think taking care of your home needs to mean tackling everything in one weekend.

Start with a few things. Make a plan. Ask for help when you need it.

One of my favorite parts of working in real estate is connecting people with resources, whether that's a trusted roofer, plumber, electrician, or someone who can help figure out where to start. I'm always happy to share recommendations.

As for me, I'll be enjoying the changing leaves, putting on some good records, watching the moody water roll in, and making sure those drains are clear.

Keep taking care of the place that takes care of you.

Rachel Jarvis
Real Estate Broker | Coldwell Banker Bain

Why I Think Condos Deserve Another Look Right Now

I’ve toured a lot of condos this past month, across both Oregon and Washington, and in all kinds of buildings, price points and sizes. I want to share what I am seeing and why a condo might be worth considering, especially in the current market.

I think when a lot of people hear “condo,” they immediately have an idea of what that means: probably a smaller unit in a big building. But after being in so many different ones lately, I’m reminded that condos can be just as varied as any other type of home.

I’ve seen condos with private patios and garden spaces, incredible views, historic architecture, floor-to-ceiling windows and rooftop decks. Some are in buildings with pools, gyms, concierge service and secure parking, while others have almost no amenities at all. Some feel very urban and some feel surprisingly residential.

There really isn’t a one-size-fits-all version of condo living, and until you’ve seen some of the different options, I think it can be hard to know whether it’s something that might work for you.

And there’s another reason I’m paying attention to them right now: there are quite a few condos for sale, and buyer demand hasn’t necessarily kept pace with that inventory. For buyers who are open to exploring them, I think that creates some interesting opportunities.

More choices can be a very good thing

One thing buyers haven’t always had a lot of over the last several years is choice, and more condo inventory changes that experience.

Instead of walking into a property and feeling like you need to make an immediate decision, you may have the ability to compare buildings, locations, views, layouts and amenities. Maybe you realize you’d rather have the patio than be ten floors higher. Maybe the smaller community feels better to you than the building with the concierge. Or maybe you discover that you love having all of those amenities right downstairs.

More inventory can also change the conversation with a seller. Depending on the property, there may be more room to talk about price, closing costs or other terms that make the purchase work better for you. Every seller and every property is different, but I think there’s value in recognizing when a particular part of the market is giving buyers a little more breathing room.

The Ritz-Carlton in Portland is an interesting example

I’ve been fascinated by what’s happening at the Ritz-Carlton Residences in Portland because it’s such an extreme example of how much the opportunity around a property can change.

The residences are part of the larger Block 216 development, which ran into financial trouble and eventually changed ownership after the original developer defaulted on its financing. Very few of the 132 residences had sold at that point, and under the new ownership, pricing on the residences was significantly reset.

There are still residences available as new develo-pment often has staggered inventory release, so I don’t think the story is as simple as saying the lower prices suddenly fixed everything. But I do think it’s interesting to look at what those homes were originally offered for compared with what buyers can purchase them for today.

In a building like a Ritz-Carlton, with incredible views, hotel amenities and concierge-style services. The lifestyle didn’t suddenly become less luxurious; the financial circumstances surrounding the project changed, and so did the pricing. It’s obviously a very specific situation and not representative of every condo building, but I think it illustrates something worth paying attention to: sometimes a changing market creates access to a property, neighborhood or lifestyle that you might have previously assumed was outside the conversation.

Condo living can also buy you something incredibly valuable: time

The potential financial opportunity is interesting, but there are lifestyle reasons I like condos too.

Not everyone wants their weekends dictated by maintaining their property. Some people want the flexibility to lock the door and leave without thinking about the yard or everything that needs to happen outside while they’re gone.

Depending on the building, exterior maintenance, landscaping and common areas are handled collectively. You might also have a gym, pool, rooftop or other spaces that you get to enjoy without individually maintaining them.

There’s something pretty appealing about being able to head out of town for the weekend, travel for a few weeks or spend your Saturday morning at the farmers market rather than dealing with a list of projects at home.

For some people, that freedom is a big part of the lifestyle they’re looking for.

And yes, you can still have outdoor space

This might be one of my favorite misconceptions about condos because I’ve seen so many examples lately that challenge it.

I’ve toured condos with patios big enough to have friends over for dinner, private terraces, little garden spaces and shared rooftops with incredible views. There are also townhome-style condos and smaller communities that feel completely different from living in a high-rise.

If having coffee outside in the morning matters to you, let’s look for that. If you want somewhere to grow tomatoes or have a space for the dog to hang out with you, that might be possible too.

That’s one of the reasons I don’t think you can decide whether you’re a “condo person” based on one idea of what a condo looks like. Condo describes the way you own the property; it doesn’t necessarily tell you what your home is going to feel like.

Then there are the amenities

This is another area where condo buildings can be wildly different.

Some keep things very simple, which can be exactly what someone wants. Others have secure parking, package rooms, fitness centers, pools, guest suites, rooftop decks, community spaces and concierge service. In some luxury buildings, the list goes quite a bit further.

The same is true of HOA dues. I don’t think it’s as simple as seeing a high HOA and thinking “bad” or seeing a low HOA and thinking “good.” I want to know what you’re actually getting for that money and whether those things have value to you.

If you’re already paying for a gym, would love having a pool downstairs, travel frequently or really value secure parking and concierge service, you may look at those dues differently than someone who wouldn’t use any of it. On the other hand, if those things don’t matter to you, there are buildings that don’t have them.

Neither is necessarily better. It’s another part of finding the version of condo living that fits you.

Location is part of the home, too

This might be one of my favorite reasons to consider a condo. Sometimes it can put you right in the middle of the neighborhood where you actually want to spend your time.

Maybe that means being near the waterfront, walking to your favorite restaurant or coffee shop, having easy access to transit or being close enough to walk to a concert or game.

I think we can get so focused on bedrooms, bathrooms and square footage when we talk about real estate that we forget we’re also choosing what our everyday life is going to look like. Your morning walk matters. Your commute matters. Having a neighborhood restaurant where you become a regular matters. Being able to walk out your front door and enjoy where you live matters.

Those things don’t show up in the square footage, but they absolutely have value.

We still have to do our homework

Being excited about condos doesn’t mean ignoring the details. We still need to understand the HOA, reserves, insurance, assessments, rules and what the monthly dues actually cover. We want to know how the building is being cared for and how the association is being managed.

But I don’t think those conversations need to overshadow everything that can be great about condo ownership. They’re simply part of understanding what you’re buying.

And I think that’s ultimately why I keep coming back to condos right now. There are a lot of them available, there are some really interesting properties out there, and the variety is much greater than I think people sometimes realize.

It could be your first home, a place in the city, somewhere to downsize into, a home you can lock up and leave when you travel, an incredible view, or just a great little patio in a neighborhood you love.

Or maybe you’ve never seriously considered a condo at all.

If that’s the case, I wouldn’t necessarily count them out without seeing what’s out there. With the amount of choice in the market right now, you might be surprised by what you find and what might suddenly be within reach.

Let’s go tour some condo’s!

Rachel Jarvis

503-998-6406

Neighborhood Spotlight: Issaquah, Washington

Mountains, trails, a historic downtown and a community that welcomes the salmon home

There are places where getting into nature means packing up the car and making a day of it.

And then there’s Issaquah.

Sitting between Lake Sammamish and the Cascade foothills, Issaquah is one of those Eastside communities where the outdoors feels woven into everyday life. Mountains rise around the city, creeks wind through neighborhoods, trails are never very far away, and downtown still has a personality that feels distinctly its own.

And every fall, the salmon come home.

Salmon Days Are Coming 

One of Issaquah’s most beloved traditions returns October 3 + 4, 2026, when downtown hosts the annual Salmon Days festival.

The celebration has been part of Issaquah since 1970 and coincides with one of the Pacific Northwest’s most remarkable seasonal rituals: salmon returning from the ocean to the waters where their lives began.

It’s wonderfully, unmistakably PNW.

For a weekend, downtown fills with people, food, art, music and the annual Grande Parade, while the Issaquah Salmon Hatchery gives visitors the chance to learn more about the salmon making their journey home.

But Salmon Days also says something bigger about Issaquah.

This is a community where the natural world isn’t simply scenery in the background. It is part of the story of the place.

Historic Downtown Issaquah

Front Street and the surrounding downtown give Issaquah a character that can sometimes be surprising if your idea of the Eastside is all newer development and office buildings.

Here you’ll find historic buildings mixed with independent restaurants, coffee shops, local businesses and community gathering places.

The Issaquah Salmon Hatchery sits right in the middle of it all, and parks, creeks and trails create an easy connection between downtown and the landscape surrounding it.

It’s the kind of place where you can grab coffee, wander through town, stop to watch the salmon and find yourself heading toward a trail later that afternoon.

Mountains in (Almost) Every Direction

One of my favorite things about Issaquah is how quickly the city gives way to the outdoors.

Cougar Mountain, Squak Mountain and Tiger Mountain surround the area, creating opportunities for hiking, trail running and simply getting out among the trees.

Lake Sammamish adds another dimension entirely, with opportunities to spend time on or alongside the water.

And you don’t necessarily have to head to one of the major parks to experience nature here.

Trees, green spaces and creeks are tucked throughout residential neighborhoods, which means the landscape becomes part of daily life rather than something reserved for weekends.

There Isn’t Just One Issaquah

Like most places I explore for my Neighborhood Spotlight series, Issaquah can’t really be summed up by one neighborhood.

There’s historic downtown. Established residential areas surrounded by mature trees. Newer communities like the Issaquah Highlands. Homes tucked closer to the foothills. And neighborhoods that put you in different positions for commuting toward Bellevue, Redmond or Seattle.

That’s why I always encourage people to explore beyond the listing photos.

Drive the neighborhood.

Find the grocery store.

Figure out where you’d get your morning coffee.

Walk a trail.

See how the commute actually feels.

And pay attention to whether you can picture your everyday life there.

Because finding a home is about a lot more than finding the right number of bedrooms.

Get Settled Before the Salmon Come Home

And if Issaquah — or the Eastside in general — has you curious about calling this part of Washington home, the timing happens to be pretty good.

I currently have two Eastside rental homes available, giving someone the opportunity to settle into the area and experience it for themselves.

And one of those properties has a particularly wonderful connection to this time of year.

A creek runs right through the backyard — a creek that salmon have used for years.

There’s something pretty special about the idea that while Issaquah is preparing to celebrate the salmon coming home, someone else could be getting ready to come home here, too.

Get settled before the salmon come home. 🐟🌲

Whether you’re relocating to the Seattle area, considering a move to the Eastside, looking for a rental now or thinking about purchasing down the road, I’m always happy to help you explore the neighborhoods — not just the houses.

Because sometimes the best way to decide where you belong is simply to spend a little time there.

Rachel Jarvis
Coldwell Banker Bain

Neighborhood Spotlight: Olympia, Washington

Olympia may be Washington’s state capital, but government is only one piece of its identity.

Sitting at the southern end of the Puget Sound, Olympia combines waterfront living, historic neighborhoods, a wonderfully independent downtown and a creative community that feels distinctly its own. While conveniently sitting directly along I-5 between Seattle and Portland.

It’s a city where you can spend the morning along the water, wander through an art shop in the afternoon, grab tacos for lunch and still find yourself surrounded by beautiful old homes, marinas and views of the South Sound.

And like most cities, Olympia changes quite a bit depending on which neighborhood you’re exploring. Here is a simple breakdown. 

Downtown Olympia

Downtown is Olympia’s civic and creative center.

The Washington State Capitol Campus sits just above downtown, while the city stretches toward Capitol Lake, Percival Landing and Budd Inlet. Within a relatively compact area you’ll find independent restaurants, record stores, galleries, coffee shops, the farmers market and locally owned businesses.

For anyone who likes a neighborhood where you can park the car and wander, this is the Olympia I would start with.

There is also a wonderfully creative streak here.

Olyphant Art Supply on Capitol Way has been serving Olympia’s creative community since 2010, with art materials along with classes and events. Childhood’s End Gallery has been part of downtown Olympia for decades, and there are plenty of smaller galleries and maker spaces scattered throughout the neighborhood.

It’s the kind of downtown that rewards curiosity.

South Capitol

Just south of the Capitol Campus is one of Olympia’s most architecturally interesting residential areas.

South Capitol developed alongside the permanent state capitol, and much of its housing was constructed in the early 1900s. Craftsman homes, bungalows and mature trees give it a completely different feeling from downtown, despite being remarkably close to it.

The entire South Capitol Neighborhood Historic District was added to the National Register of Historic Places in 1991.

For someone drawn to older homes and neighborhoods where the architecture itself tells part of the story, this is a particularly fun part of Olympia to explore.

Eastside

Head east from downtown and Olympia becomes a little more residential.

The Eastside — historically known as Swantown — is one of Olympia’s older neighborhoods, with roots stretching back to the mid-1800s. Today you’ll find older homes, established trees and easy access back toward downtown and I-5.

It’s another example of something I like about Olympia: you don’t have to travel very far for the feeling of the city to change.

Westside

Across the water, West Olympia has developed its own collection of neighborhood businesses, homes and gathering places.

And this is also where one of Olympia’s best-known exports makes an appearance: coffee.

Olympia Coffee Roasting Co. began here in Olympia in 2005 and has grown well beyond the city, but its roots are still very much local. There are now Olympia Coffee cafés downtown, on the Westside and in South Olympia, making it pretty easy to work a coffee stop into almost any Olympia wandering. I was recently travelling to Eugene, Oregon and stopped at my friend’s incredible new farm-fresh bakery and cafe in downtown Eugene. They are serving Olympia Coffee. As previous residents of the Seattle area they appreciate good coffee and community. 

Boston Harbor

This might be my personal favorite part of Olympia. Water, trees and marinas.

Boston Harbor feels almost like another world from downtown Olympia. Homes tuck themselves along Budd Inlet, boats fill the marina and the relationship with the water becomes much more immediate.

This is where you’ll find some truly unusual properties, too — including an A-frame I recently toured that hovers over the changing tide of the inlet, as well as cabin style homes and homes with views for miles. This area will make you start imagining rainy winter mornings by the fire and long summer evenings watching boats come and go. The changing of the seasons has a perfect lens from this corner of Olympia. 

It’s quieter and more removed, while still keeping downtown Olympia within reach. 

A Few Olympia Stops

A neighborhood guide isn’t complete without somewhere to eat.

One of my favorites is  Taqueria La Esquinita, located in a vibrantly pink corner building this  Mexican spot has welcoming service and delicious food. It’s exactly the kind of place I love finding, casual, unexpected and somewhere I’d happily build an Olympia afternoon around for tacos, oh wait I just did :) 

For coffee, Olympia Coffee Roasting Co. is the obvious hometown stop, but Olympia’s coffee culture extends beyond one roaster. Downtown also has small independent spots like Bar Francis, and Ember Goods combines coffee with a shop full of Pacific Northwest goods.

And if you like getting a little creative while exploring a neighborhood, add Olyphant Art Supply, Childhood’s End Gallery or Lost & Found Crafts — a creative-reuse shop filled with secondhand art and craft supplies — to the list.

Why Olympia Works

Perhaps Olympia’s biggest geographic advantage is that it doesn’t ask you to completely choose between the two major cities surrounding it.

Seattle is north. Portland is south. Tacoma is close. 

And Olympia sits along I-5 between them while maintaining an identity that feels much smaller, more creative and much closer to the water.

But I don’t think Olympia’s appeal is simply that it’s between two places.

It’s the combination of the Capitol history and sailboat masts. Historic homes and A-frames. Coffee roasters and art stores. Downtown sidewalks and quiet waterfront roads. Olympia is its own collection of neighborhoods — and there is a lot here worth exploring. 

Let me know if you are curious about exploring your next home. I love helping you discover what is next.

The Rising Tide

I’ve been thinking a lot lately about energy, what happens when we put our attention, effort, kindness, and goodness into something, and how that energy has a way of creating more of the same.

Last week, I read The Go-Giver, a book built around the idea that success isn’t simply about what we can get, but what we are willing to give. It got me thinking about generosity beyond business. About kindness. Community. Momentum. And the idea that sometimes the energy we put into the world finds its way back to us in ways we could never have planned.

This week… I got a pretty incredible visual representation of that idea.

Three sailboats ran aground along the shore near Weather Watch Park, not far from our house. Literally 20 feet off our back patio. It’s an interesting place for that to happen as ironically just offshore is some of the deepest water in Puget Sound, a place where enormous ships regularly travel, yet close to shore, the water can disappear dramatically with the tide.

For these sailors, it did.

There were people watching, people wondering how to help, and even the Coast Guard was involved. But ultimately, there was only so much anyone could do.

They needed the tide.

And eventually, it came back.

Watching the water slowly return around those boats today, I couldn’t stop thinking about the phrase “a rising tide lifts all boats.”

We usually use it to talk about shared success, the idea that when things improve for a community, everyone benefits. But standing there watching it happen literally made me think about it differently.

What if we can also be the rising tide?

What if the encouragement we give someone helps them move forward? What if introducing two people creates an opportunity neither of them could have created alone? What if showing up, sharing knowledge, supporting someone’s idea, making a referral, offering kindness, or simply believing in someone adds just enough water beneath their boat to help them move again? My neighbor highlighted that for me as instead of taking pictures she walked out to the boats and asked if the captain needed anything. She requested hot water and a hug. Both of which my kind neighbor provided.

My neighbor reminded me that small moments create impact. We don’t need an enormous gesture for positive change.

A tide isn’t one giant wave.

It’s a gradual accumulation. Water returning, inch by inch, until suddenly something that was completely stuck can float again.

Maybe positive energy works a little like that, too.

The more goodness we put into our communities, relationships, work, and everyday interactions, the more we create an environment where other people can rise. And when we help create that environment for others, we inevitably become part of it ourselves.

There will always be moments when we run aground. When effort doesn’t seem to be producing anything. When we can’t quite see the way forward.

Sometimes we need help.

Sometimes we need patience.

And sometimes we simply need the tide to come back in.

This week, I’m paying attention to the energy I put into things. I want to notice where kindness creates more kindness, where effort creates momentum, and where helping someone else rise somehow lifts the rest of us along with them.

Because maybe the goal isn’t just to wait for the rising tide.

Maybe we can help create it.

Center of Community - Lake Life Edition

I've been thinking lately about the communities that I gravitate towards and what draws me to them. One thing I noticed in particular is that I form community around water.

Growing up in Lake Oswego, the Lake wasn't just where we spent summer afternoons, it was where friendships naturally happened. Neighbors became lifelong friends, families gathered on docks, and weekends had a rhythm that seemed to revolve around being outside together. You spoke about what side of the Lake you lived on but really deep down the entire community of Lake Oswego is one. 

As I work with clients and think about what creates a sense of community, I often find myself reflecting on the places that naturally bring people together. This summer, those conversations have centered around communities with a shared gathering place.

Friends from Eugene tell stories about weekends at Triangle Lake, where families return to the same cabins year after year. Kids grow up together, traditions are passed down, and neighbors slowly become extended family.

I've heard the same kind of stories about Roslyn and mountain towns like Mt. Hood. While each place is different, the feeling is remarkably similar. It's less about the destination itself and more about the connections that are built there over time.

For my family, that place is Fishhawk Lake.

A cabin tucked between Portland and the Oregon Coastal Range. Off of logging roads, lined with flower stands and a mixture of farms either lined with Christmas trees or cute cows. Fishhawk lake is a small community with a no wake lake surrounded with sounds of pickleball, fishing, community events and a peace that is felt as soon as you pull off the main road. 

It became a personal retreat for many during the pandemic. Me included. Fishhawk is a place that feels a little quieter and is as connected as you want to make it. For me, that means kayaking on the lake, hanging outside with a day bonfire (when permitted), hiking the beautiful trails and watching the community connection with people playing pickleball all visible from our cabin deck. 

The Lake is the center area of meeting and saying hello safely. Quite literally the center of the community. I think it simply gives people a reason to be together. Lake Life at Fishhawk is a bit different. As no motor boats, only electric at low speed, the shallow depths, improved dam and community water system, Fishhawk has a special group of people who care to keep it healthy. I have enjoyed being able to visit. 

As a real estate broker, I spend a lot of time talking about neighborhoods. Discussing schools, commute times, parks, restaurants, and home styles because those things matter.

But what people are searching for usually isn't listed on a property brochure. 

They're looking for a place where they'll know their neighbors. Where kids ride bikes together. Where Friday evenings turn into impromptu dinners. Where community happens naturally. 

That's one of my favorite parts of this business.

Helping people find the right house is important, but helping them discover the right community is even more meaningful. 

Sometimes that means introducing someone to West Seattle because they'll love walking to local coffee shops and neighborhood events living off California Ave. Sometimes it means connecting a family with a small lake community they've never heard of. Sometimes it means referring them to an incredible agent in another state because the perfect place for their next chapter in the Pacific Northwest.

Real estate has introduced me to some incredible people, and over the years I've built a network of agents, lenders, contractors, designers, and community champions that I'm proud to share.

Because I don't just love houses.

I love connecting people.

If you're wondering where your next chapter might take you, whether that's across town but with a new view, across the country, or somewhere with a dock, a trail for biking… I'd love to help you find more than just a home.

Let me help you find a community you love. And if you think it could be Fishhawk Lake I know a few great properties for sale currently and I am always happy to make an introduction. 

West Seattle Spots I love

Finding More Than a House

As I have said before finding the right home is about more than bedrooms, square footage, or the length of your commute. It is also about the coffee shop where someone eventually remembers your order, the park you visit when you need to reset, and the neighborhood restaurant where you begin running into familiar faces.

That is part of my promise to my clients: I want to help you look beyond the listing and understand what daily life might actually feel like in a neighborhood. A home matters, of course, but so does everything surrounding it. The places you return to, the people you meet, and the routines that slowly make somewhere feel like yours, let’s find that together.

West Seattle is the place I call home. I love its access to the water, independent businesses, creative energy, and the way its different pockets each have their own personality. These are 13 places and experiences that have helped shape my version of West Seattle. This is not meant to be a definitive list. It is a personal starting point—and an invitation to create your own.

1. Sebastiano’s Natural Wines

Sebastiano’s is one of those neighborhood places that reminds me why the spaces between our homes matter so much. It is intimate, welcoming, and centered around conversation. You can stop in to learn about a new bottle of natural wine and easily find yourself talking with someone you have never met before.

For me, it has become more than a place to buy wine. It is a gathering place, a creative space, and somewhere I have built genuine friendships. That is one of my favorite things about West Seattle: small businesses have a way of becoming part of your community and your routine.

Explore: Sebastiano’s Natural Wines

2. Little Donkey

Little Donkey has the kind of warm, easy atmosphere that works for a casual dinner, weekend brunch, or drinks with friends. It feels lively without losing the comfortable neighborhood quality that makes you want to settle in and stay awhile.

Places like this help give the Admiral area its personality. You can make an evening of it, meet someone nearby, or simply enjoy having a reliable neighborhood spot close to home. It is a good example of how everyday convenience and a sense of community can exist in the same place.

Explore: Little Donkey

3. Admiral Pub

The Admiral Pub represents a completely different side of neighborhood connection: pinball, sports, trivia, familiar faces, and plenty of personality. It is also where my own pinball community has taken shape, which makes it feel especially personal to me.

A neighborhood bar can be much more than a place to grab a drink. It can become a regular meeting point, a place to join a team, and somewhere you begin recognizing the people around you. That sense of belonging is one of the things I value most about West Seattle.

Explore: Admiral Pub

4. Easy Street Records

As someone who loves collecting records, Easy Street is one of the places that makes West Seattle feel unmistakably like West Seattle. You can flip through vinyl, grab a meal, discover something new, and feel connected to the musical history and creativity of the Pacific Northwest.

It is not simply a record store; it is part of the identity of the Junction. Longstanding local businesses like Easy Street give a neighborhood texture and memory. They remind us that the most meaningful places are often the ones people continue choosing, supporting, and sharing across generations.

Explore: Easy Street Records

5. Highland Park Corner Store

Highland Park Corner Store feels like a modern version of the neighborhood corner store, coffee, sandwiches, wine, and a real-fruit ice cream stop all in one welcoming space. It is practical, but it also gives people a reason to linger and connect.

I love places that make a neighborhood feel cared for, especially when they create something useful and joyful for the people living nearby. The Corner Store is also a reminder that West Seattle is much bigger than the Junction and Alki. Every pocket has its own gathering places and its own version of community.

Explore: Highland Park Corner Store

6. Northwest Art & Frame

Northwest Art & Frame is the kind of store where you can go in looking for one thing and leave inspired to begin an entirely new project. It combines custom framing, art supplies, cards, gifts, and creative discoveries in a way that feels both useful and fun.

Creativity is part of what draws me to West Seattle, and independent businesses like this keep that spirit visible. Whether you are framing something meaningful for your home or searching for a gift, it is a place that encourages you to add more personality and story to the spaces around you.

Explore: Northwest Art & Frame

7. Lincoln Park

Lincoln Park gives you room to choose your own kind of day. You can walk beneath tall trees, follow the waterfront, watch ferries cross the Sound, gather for a picnic, or simply find a quiet place to slow down. It feels expansive without requiring you to leave the neighborhood.

Access to nature can completely change how a place feels to live in. For buyers who value trails, water, outdoor routines, or space for family and friends, proximity to a park like this can matter just as much as an extra room inside the house. Lincoln Park is one of the places that makes West Seattle feel like both a city neighborhood and a retreat. Make sure to look for the troll :)

Explore: Lincoln Park

8. Jack Block Park

Jack Block Park is a little more tucked away, which is part of its appeal. From the waterfront and elevated viewpoints, you can take in the Seattle skyline, Elliott Bay, and the working waterfront from a perspective that feels completely different from the usual postcard view.

I love places that still feel like a discovery, even after you have lived nearby for a while. Jack Block is a reminder that West Seattle contains quiet corners alongside its busier destinations. It is a wonderful place for a walk, a view, or a moment that helps you appreciate just how closely this community is connected to the water and the city.

Explore: Jack Block Park

9. Constellation Park

Constellation Park is one of my favorite places to experience the shoreline up close. At low tide, the beach opens into an entirely different landscape where you can explore, look for marine life, and see how much is usually hidden beneath the water.

This stretch of Beach Drive also captures something I love about living here: daily life is shaped by tides, weather, changing light, ferries, wildlife, and the Olympic Mountains in the distance. It makes an ordinary walk feel connected to something much larger. For me, that relationship with Puget Sound is a defining part of home.

Explore: Constellation Park and Charles Richey Sr. Viewpoint

10. A Water Taxi Ride—or a Ferry to Vashon

West Seattle can feel like a getaway without actually leaving the city. The Water Taxi turns a trip downtown into a scenic ride across Elliott Bay, while the Fauntleroy ferry makes an island adventure feel wonderfully accessible.

Transportation is not only about commute time. It can also shape how connected, adventurous, or enjoyable a neighborhood feels. I love that living here offers more than one way to move through the region and that sometimes the journey itself becomes part of the experience. Few neighborhoods make it this easy to trade pavement for water.

Explore: West Seattle Water Taxi • Fauntleroy–Vashon ferry

11. El Chupacabra Alki

El Chupacabra brings a lively, punk-rock personality to Alki. It is the kind of place where burritos, margaritas, music, and a waterfront location come together in a way that feels casual and unmistakably West Seattle.

Alki may be one of the best-known parts of the neighborhood, but the places along it each create a different experience. Chupacabra offers something playful and unpolished beside the water a spot that works after a beach walk, with friends, or when you want a meal accompanied by the energy of Alki Avenue and Elliott Bay.

Explore: El Chupacabra Alki

12. West Seattle Nursery

West Seattle Nursery is a destination for plants, pottery, garden supplies, advice, and the simple pleasure of imagining what you could create. Even if you arrive without a specific plan, it is easy to leave thinking about a new container garden, houseplant, or outdoor project.

Gardens and outdoor spaces often become part of how people picture themselves in a home. A yard, balcony, or sunny window can hold an entire future ritual. I love businesses that help people see those possibilities, and the nursery has become part of the neighborhood’s relationship with gardening, creativity, and making a home feel personal.

Explore: West Seattle Nursery

13. West Seattle Thriftway

A grocery store may not sound like a neighborhood destination, but the places we use every week often tell us the most about daily life. West Seattle Thriftway combines everyday essentials with specialty finds and the kind of familiar service that makes a practical errand feel genuinely local.

When I help someone explore a neighborhood, I want to talk about these ordinary details too. Where will you pick up dinner after a long day? Which errands can become part of an easy routine? Home is built through repeated moments, and sometimes a great neighborhood grocery store matters more to your quality of life than a flashy amenity you rarely use.

Explore: West Seattle Thriftway

These 13 places are part of my West Seattle, but everyone creates a different version of a neighborhood. Yours might be shaped by a favorite coffee shop, access to trails, live music, great schools, a quick commute, a weekly farmers market, or simply the feeling you get when you turn onto a certain street.

That is why I believe finding a home begins with better questions. How do you want your days to feel? Where do you want to spend your time? What would make it easier to connect, recharge, or build a routine you genuinely enjoy?

Is your next home in West Seattle or somewhere entirely different? I would love to help you discover the neighborhood that fits the way you want to live, not just the house you want to buy.

Rachel Jarvis

503-998-6406

Salmon Beach:Tacoma, Washington

Neighborhood Spotlight: Salmon Beach

Some places stay with you long after you've left them. Salmon Beach is one of those places.

Last week, I had the opportunity to tour a truly special home in a unique waterfront community, another reminder of why I love real estate so much.

What made this visit even more meaningful was my connection to the family who owns it. I've known their daughter through soccer for many years. What started as a connection on the field in elementary years as competitors turned into a college friendship and years of shared memories. 

As I have shared before, one of my favorite things about touring homes is imagining how people live in them. I always catch myself picturing how I might live in the home, where I would put a record player, where the cats would spend their afternoons, but more importantly how one of my buyers might make the space their own.

But this tour was different. I have been in this house before. I know this family. As I walked through the home, I got to hear stories about how they had actually lived. Which deck was the favorite spot for morning coffee. Which view was best enjoyed with an evening nightcap. Where friends gathered during summer celebrations. The little rituals and routines that transformed a beautiful house into a home, created community and lasting memories. 

This home makes imaging a lifestyle easy… 

With multiple decks overlooking the Puget Sound, views of the Tacoma Narrows Bridge, the ability to fish right from your own dock, easy access to Point Defiance and Tacoma… it's the kind of place that naturally becomes part of your story.

As I left the home on the beautifully manicured path/stairs, I found myself thinking that while every home has highlight features, the best homes have experiences attached to them. 

If you're someone who dreams a little differently, someone looking for a place to watch the seasons change across the Sound, keep an eye out for whales passing by, host friends on the deck, create art, write, read, or simply enjoy a quieter pace of life, I would love to introduce you to places like this.

Because sometimes the right home isn't just where you live. It's how you want to live.

And if this sounds like your kind of lifestyle, I'd love to show you Salmon Beach in person. Reach out to schedule a private tour and let's explore this special corner of the Pacific Northwest. Have you ever been to Salmon Beach? Let me take you there. 

January Newsletter

Hello friends,

I’ve been wanting to share more of what I see day-to-day in property management so I decided I would start a monthly newsletter with a lense into my daily happenings. I will cover what’s happening in the rental market, what’s making a difference in protecting long-term investments, highlight a property or two and hopefully start dialogue on housing. This is the first of what I hope will be a helpful resource.

A quick, pulse on the Seattle rental market

As we head deeper into winter and early 2026, the Greater Seattle rental market is showing signs of stabilization and subtle shifts rather than dramatic swings. Here’s what the latest data shows:

• Rents remain high but tempered — average rents in Seattle are holding around the mid-$2,000 range, still above the national average but showing softness compared with recent years.

• Seasonal and market-wide moderation — modest month-to-month declines and seasonal slowdown are typical this time of year, though average rents still trend slightly positive year-over-year.

• Renter preferences are sharpening — with higher costs and more options, prospective renters are being choosier, placing emphasis on condition, location, amenities, and overall value.

• Days on market vary by price and quality — well-priced, well-presented properties continue to perform strongly, while higher-priced or less-updated units are staying on the market longer than they did in tighter conditions.

• Regulatory and economic context matters — new statewide rent-cap rules and shifting housing supply dynamics mean landlords and managers must balance strategy with compliance and resident retention.
  

  In this environment, success isn’t just about what you charge, it’s about how a home shows, how it’s maintained, and how the leasing experience feels to renters. Thoughtful preparation and management continue to make a measurable difference.

Winterizing: the quiet hero of property protection

Winter has a way of exposing everything we meant to “get to later.” Some of the most common (and preventable) issues we see this time of year include frozen hose bibs, under-maintained heating systems, slow leaks that turn into bigger problems, and drainage issues after heavy rain.

A few simple but powerful winter reminders:

• Disconnect and drain exterior hoses

• Confirm heating systems are serviced and filters are changed

• Check crawl spaces, basements, and exterior drainage, clean gutters and roofs.

• Address small leaks before they become insurance claims

None of this is glamorous, but it’s often the difference between a smooth season and an expensive surprise. Thoughtful winter prep protects both the property and the resident experience.

Featured Property: Arbor Heights, West Seattle 

Each month, I’ll spotlight a property we’re actively managing to give a behind-the-scenes look at how we position rentals for success.

This month’s feature is a stunner located in Arbor Heights. a well-located property where presentation, pricing, and marketing all matter. For this home, we’re using professional photography, detailed floor plans, and a dedicated TourFactory marketing page to ensure strong visibility and clear storytelling for prospective residents.

👉 View the Arbor Heights TourFactory listing here:

More of the story.

Shoutout to my referral partners

Strong property management isn’t just about collecting rent, it's about risk reduction, asset preservation, and consistency, especially in markets like this. I am so thankful to my fellow brokers who trust their clients with me. I take pride in ensuring properties are well cared for so if and when it’s time to sell we return the property to our referral broker better than they left it.

If you know someone who owns a rental, or is considering buying one, who could benefit from a thoughtful, hands-on approach to property management, I’m always happy to be a resource. Even a quick conversation can help clarify next steps.

Community in action

Monday Night Pinball kicks off again next week. 

It’s one of my favorite hyper-local, community-building traditions. Teams represent neighborhood bars and spend a few dollars in quarters to interact and connect with interesting and fun people. I represent West Seattle's Admiral Pub. If you ever want to join or just hear which neighborhood we’re playing in, I’m always happy to share. 

Thanks for being part of my world, whether through investing, referring, collaborating, or just cheering from the sidelines. More to come soon.

Best,

Rachel

January Records: Rooted in Force

January’s Featured Vinyls

New Albums: 

BANKS, Off with Her Head — modern, self-possessed power
Brandi Carlile, Returning to Myself — anchored, communal strength
Bon Iver - SABLE, fABLE — restraint as force

You know I always need to highlight Taylor and Fleetwood: 

Taylor Swift Folklore — quiet authority
Fleetwood Mac, Rumours — endurance through truth

Rooted Force

This year, my phrase is Rooted in Force. strength that comes from being grounded, not hardened.
Power that doesn’t rush, doesn’t shout, and doesn’t need permission.
The kind of force that holds because it knows where it’s planted.

This month I am highlighting 3 new records I added to the mix. These records speak directly to that.

BANKS brings force in motion. Yes, there are bangers but they’re controlled, intentional, and self-possessed. Her music carries confidence without apology, power without chaos. Her Pacific Northwest ties make that strength feel familiar, like weather you respect and adapt to. There’s elegance and grit living side by side, and I love that she never asks you to choose between them.

Brandi Carlile embodies a different kind of rooted power, steady, grounded, unwavering. Her music feels tied to place and people, to community, Easy Street energy. There’s a certainty in her voice that doesn’t need proving. It simply exists. Both women, in their own ways, represent strength that comes from knowing exactly where you stand.

Bon Iver’s SABLE, fABLE is beautiful and forceful in the best way. It doesn’t demand attention, it earns it. This album trusts restraint, trusts silence, trusts the listener. It reminds me that softness can still carry weight, and that presence doesn’t require volume.

Taylor Swift’s folklore belongs here too. I think it's her most grounded work, a quiet declaration of confidence and craft. Story over spectacle. Stillness over noise. Power that unfolds slowly and stays with you. It’s an album rooted in trust: in writing, in feeling, in letting things breathe.

And then there’s Fleetwood Mac’s Rumours. An album built inside tension, truth, love, and fracture and still standing decades later. This is a rooted force forged under pressure. Not fragile. Not tidy. Just enduring. It’s proof that strength doesn’t always come from ease; sometimes it comes from staying, creating, and telling the truth anyway.

Together, these records feel like a listening practice.
Music that stays grounded while reaching outward.
Soft without being weak. Powerful without being loud.
Rooted, emotional, enduring.

That’s Rooted Force.

How I Protect Investments While Welcoming Pets

Jazzy Girl Taught Me Why Pet-Friendly Homes Matter

Lately I’ve been feeling a little wavy, like the water outside my window, as memories of Jazzy Girl come and go. She was such a vibrant part of my home, greeting ducks with chirps, doing her goofy squirrel wiggles, keeping an eye on every bug and bird from her sunroom daily..

Missing her this week reminded me of something important: pets make homes feel alive. They connect us to the little moments and the tiny joys that make a space feel meaningful.

And that’s exactly why, as a property manager, I believe in thoughtfully welcoming pets into the investments I care for.

But I also know what owners often worry about: damage, liability, wear-and-tear, and protecting their investment.

So here’s the balance I strike  and why it works:

My Pet-Friendly Property Strategy (That Still Protects the Home)

1. Every pet is screened through PetScreening.com

I use PetScreening.com to evaluate each animal in a consistent, objective way.
It gives us:

• A pet “score” based on behavior, age, training, vaccination records, and past housing history

• Verification of breed, photos, and owner accountability

• Transparent risk levels so we can set appropriate fees or conditions

This takes guesswork out of the approval process and keeps everything fair.

2. Tiered deposits and fees based on real risk,  not assumptions

Because PetScreening provides a score, we can match deposits or pet rent to actual risk.
This means:

• Responsible pet owners pay less

• Higher-risk pets have safeguards in place

• Owners stay protected

• Residents feel welcomed rather than judged

3. Opening the doors to a bigger, stronger renter pool

Pet-friendly properties have:

• More applicants

• Longer resident retention

• Better occupancy rates

• Higher renewal percentages

Simply put: when you say “yes” to pets with a smart screening process, your property becomes more competitive especially in Seattle and Portland, where pet ownership is high and pet-friendly rentals are limited.

4. Building community and belonging

Pets bring the same kind of joy to renters that Jazzy brought to me, connection, comfort, and a feeling that home is more than walls.

Welcoming animals responsibly supports resident happiness, which supports long-term stability. Stable homes = stable investments.

5. Clear pet agreements that protect everyone

Every pet-approved home receives:

• A pet addendum outlining expectations

• Property-specific rules (cleaning, yard care, noise, etc.)

• Requirements for vet records and behavior standards

• Annual pet rescreening

This ensures transparency, clarity, and compliance.

Welcoming Service Animals & Support Animals (ADA & FHA Compliance)

Not all animals in homes are “pets.” Many are service animals or emotional support animals (ESAs) and these have important legal protections.

Here’s how I ensure full compliance while still protecting the property:

Service Animals (ADA)

• A service animal is trained to perform tasks for someone with a disability.

• Under the ADA, they are not considered pets and must be accommodated.

• There are no pet fees, pet rent, or pet deposits for service animals.

• We can ask two limited, ADA-approved questions when needed.

PetScreening handles this process for us through their Assistance Animal Review, ensuring we follow the law exactly and avoid unintentional discrimination or violations.

Emotional Support Animals (FHA)

• ESAs are protected under the Fair Housing Act.

• They also do not require deposits or pet fees.

• We cannot apply breed restrictions or pet policies to ESAs.

PetScreening verifies the legitimacy of ESA documentation, protects against fraudulent requests, and ensures we handle each case legally and consistently.

Why this matters for owners

• You stay fully compliant with federal law. Another reason to hire me to help.

• We avoid discrimination claims or legal issues.

• Your property stays protected with documentation and proper screening.

It’s a system that respects residents, supports accessibility, and upholds your investment  all at once.

Why This Matters to Me

Because every time a fly buzzes through my kitchen or the ducks play in the Sound, I’m reminded of Jazzy and the little magic she brought into every home we shared.

If a property can make room for another family to experience that kind of love and if I can protect the investment in the process then that’s exactly the kind of community I want to help build. Being a property manager is more than taking care of a property; it's helping create strong communities. I believe safe homes are happy homes. 

If you’re a property owner:

I can help you create a pet-friendly strategy that increases your applicant pool, boosts retention, protects your asset, and brings more joy into your rental and community. It starts with the same idea Jazzy taught me: small joys make a home and homes should welcome love in all its forms.

Available Now -Whidbey Island Time

Discover this exceptional waterfront estate on Whidbey Island: 4 bedrooms, 5 bathrooms, set on 3.4 acres with 200 feet of waterfront views and access on Holmes Harbor, Puget Sound beauty that can’t be beat. 

Welcome Home: 

Imagine arriving home where every detail has been crafted for lifestyle, leisure and ease. From its sweeping north/east/south water-views, to the ultra-garage/shop with room for boats, cars and toys, this is island living re-defined. 

Step inside to the heart of the home: a chef’s kitchen with double-oven, walk-in pantry and views for days; elegant living and dining rooms with doors that open to the fresh sea air. The main-level primary suite with fire-place, spa-style bath and terrace, the perfect place to relax. 

Downstairs presents a finished daylight lower level with rec room, wet bar/kitchenette, ideal as a lounge for movies, games or guests. Outside, terraces and patios lead to a private tideland beach spit, the greenhouse, lush gardens, and a solar array that drives net-zero energy costs. 

And for your toys: a temperature‐controlled 4,000+ sq ft garage/shop with two 70-ft drive-through bays, a woodworking shop, boat/fish prep area, and 1,000 sq ft loft storage, perfectly designed for your private car club, marine gear, RVs or aviation enthusiasts, bring your imagination and hobbies. 

Lifestyle & Location Perks

• On Whidbey Island you are close enough to Puget Sound amenities and Seattle, yet far enough for true retreat and calm.

• Access to Holmes Harbor means your boat or paddle-gear gets a front-row view.

• Private well irrigation, greenhouse, and meticulously cultivated grounds for those who appreciate outdoor living and gardening.

• Sloped terraces deliver the panoramic water views, ideal for morning coffee on deck, sunset cocktails overlooking the Sound.

• Solar‐powered home, wired for generator, green house, and RV-parking a full toolkit for lifestyle and utility. Electric vehicle charger.

Who I imagine to love this home: 

This property is built for someone who:

• Values privacy, acreage & premium waterfront in a refined but relaxed environment.

• Owns cars, boats, AV gear, or even aviation equipment and wants a space that supports that passion (garage/shop, frontage, marine access).

• Desires a secondary residence or primary home that offers both lifestyle and proximity to the city corridor.

• Appreciates design, good utility and outdoor living; someone who loves nature and all the beauty that the Puget Sound holds. 

Get in touch if you think this is your next home: 

Now available for lease: A rare Pacific-Northwest waterfront estate where lifestyle and luxury converge. Bring your cars, your boats, your aircraft or simply bring yourself.

https://www.tourfactory.com/3231024 

Contact me, Rachel Jarvis, for a private showing. Great homes like this don’t come around often and when they do, you’ll want to experience it in person, let’s get you settled into that Island lifestyle.

October: Where Vinyl Meets Vision, A Season of Growth

Change has been the steady rhythm of this year and lately, I’ve been leaning into it.

Growth doesn’t always arrive in a neat, linear way. Sometimes it’s quiet and internal, sometimes it bursts open. This October, I’ve been reflecting on what it means to grow in business, in creativity, and in community.

Just like my Records of the Month, this season feels full of color, texture, and expansion.

🎶 Taylor Swift’s new album feels like a metamorphosis, shedding old layers and stepping into something more honest, more alive, more free. 

🎶 Rainbow Kitten Surprise’s new album Bones, full of color and energy. 

🎶 Fleetwood Mac’s, Bare Tree’s - a must listen, one of my favorite vinyls of a band with so much growth and new beginnings. 

These sounds mirror what’s happening in my own work: transformation, bold new beginnings, and steady roots.

🌱 Growing Into New Roles

This season, I’ve stepped into a new opportunity, expanding my role as a Property Manager,  helping manage and protect incredible properties while supporting owners in finding residents who will love them, too.

Beyond that, I continue to serve as a resource for real estate consulting, marketing, and agent matchmaking, connecting sellers and buyers with the right ideas and opportunities.

💚 Rooted in Community

What hasn’t changed is what drives me: connection, creativity, and care. Each project, each client, each home becomes part of a bigger ecosystem  and like any healthy garden, the more we tend to it, the more it grows.

🎧 Soundtrack of the Season:

Taylor Swift · Rainbow Kitten Surprise · Fleet Foxes · Dope Lemon· Fleetwood Mac · Brandi Carlile

Here’s to the season of saying yes… to opportunity, to creativity, to growth.

🌿 Let’s grow something together.

📬 DM me to connect about property management, marketing consulting, or finding the perfect agent for your real estate goals.

Neighborhood Spotlight: Belltown — The Beat of Downtown Seattle

There’s a special kind of energy that comes with living where the music happens.

This week, I visited The Klee Condos in Belltown, where we recently leased a one-bedroom home with parking included (a rare find in the city). Just two blocks away sits Madame Lou’s, one of Seattle’s most iconic music venues. That night, Alan Rayman took the stage, filling the room with raw, soulful storytelling.

As I stood there, I imagined being the new resident, walking from home to live music, surrounded by restaurants, art, and the hum of the city.

The Heart of Urban Living

Belltown offers what so many Seattleites crave: connection and convenience. It’s a place where you can stroll to dinner, catch a show, wander the waterfront, or stop for a nightcap, all within a few blocks. Add in the rare bonus of secure parking, and you’ve got city living without compromise.

For residents and investors alike, Belltown continues to be one of Seattle’s most dynamic neighborhoods. With new residential developments, thriving nightlife, and proximity to major employers, it remains a top destination for people who want to live at the center of it all.

A Neighborhood Built on Vision

The spirit of Belltown has always been one of resilience and reinvention. Madame Lou’s, named after Lou Graham, a pioneering woman who helped rebuild Seattle after the Great Fire, carries forward a legacy of independence and community impact. Her story mirrors the neighborhood’s own: forward-thinking, bold, and unapologetically unique.

Why Belltown Still Shines

In a city that’s constantly evolving, Belltown remains timeless. From the Crocodile and Bathtub Gin to El Gaucho, Shorty’s Pinball, and the Olympic Sculpture Park, it’s a blend of historic charm and modern rhythm.

Every visit reminds me how special it is to help people find their place here, where music, history, and home meet just beyond your doorstep.

Let’s Connect!

If you’re considering investing in a Seattle property, need support managing your rental or condo, or are simply curious about buying or selling in one of the city’s most vibrant neighborhoods, I’d love to connect. My work blends hands-on property management, thoughtful marketing, and personalized real estate matchmaking to help you protect your investment and find opportunities that fit your goals.

September Records of the Month: Finding Harmony in a Black and White World

Lately, I’ve been stuck in this strange, almost monochromatic world, where everything feels like it’s been stripped to black and white. The internet, once a place to connect and share ideas, often feels like it’s pulling people further and further apart. Conversations get reduced to sound bites, opinions turn into battle cries, and the nuance, the beautiful shades of gray, seems to get lost. 

But here’s the thing I keep coming back to: in real life, it’s different. When I sit across from someone, even if we disagree, there’s space for thoughtful conversation. We can listen, ask questions, and maybe even discover that we’re not as far apart as it first seemed.

Music, for me, is a way to bridge that gap. It doesn’t demand that we agree, it just asks us to feel and listen. I hope we can do more of that in the coming year, listening is a skill I fear people are losing track of. 

The Records That Inspired Me This Month

This month’s Records of the Month are steeped in that black-and-white feeling. They’re reflective, sometimes stark, but always layered with depth if you take the time to listen closely.

The inspiration came from a record I’ve had proudly on display for a while: Buckingham Nicks. I have kept this and Folklore as a feature two months in a row… decided I didn’t always have to change the display.  With its recent re-release, it felt like the perfect time to bring this OG album into the mix and keep it there. There’s something special about holding an original copy in my hands, the tactile reminder that even as the world speeds ahead, some things remain timeless.

Here’s the full lineup for September. Each of these albums brings its own voice to the conversation:

• Buckingham Nicks – Buckingham Nicks - captures the raw, imperfect beginnings of what would become one of the most iconic musical duos of all time.

• Lyle Lovett – Joshua Judges Ruth - weaves storytelling and humanity into every track, reminding me of the power of narrative to connect people.

• Dope Lemon – Kimosabe - feels like stepping into a hazy dreamscape, laid-back, soulful, and a little mysterious.

• The Postal Service – Give Up - is a nostalgic nod to the early days of digital connection—when the internet felt new and full of possibility.

• Ásgeir – Bury the Moon - offers introspection and quiet reflection, perfect for finding calm amid chaos.

• Taylor Swift – folklore - delivers layered, intimate storytelling that feels like peering into someone’s private journal.

• Ruston Kelly – The Weakness - bring a balance of moodiness and edge, grounding the set with grit and authenticity. 

Bonus: Sabrina Carpenter – Man’s Best Friend 

This album has been making waves—not just for its catchy tracks, but for the conversations it’s sparked. Some criticized the cover art, saying it wasn’t a position a feminist should be photographed in.

I loved it for exactly that reason: it got people talking. Art is meant to challenge and open dialogue, and Sabrina’s album reminds me that music can be both playful and powerful. It doesn’t have to fit neatly into one box, just like us.

Why This Collection Matters Right Now

This month’s collection isn’t just about music, it’s about conversation. About remembering that behind every opinion, every post, every headline, there’s a real human being.

When life feels polarized, I turn to music to remind myself of what connects us. A song can be both deeply personal and universally understood. It’s proof that we can experience the same thing and interpret it differently and that’s okay. 

As I listen to these records, I think about the importance of slowing down and making space for those moments of genuine connection. Whether it’s over a cup of coffee, at a neighborhood event, or while flipping through a stack of vinyl, there’s beauty in the gray areas of life.

What album has been on repeat for you lately?
Drop me a comment or send me a message, I’d love to hear what’s been speaking to you this month.

Community, Connection, and the Heart of West Seattle

There’s something special about West Seattle that’s hard to put into words. It’s more than the sweeping views of the Sound, the ferries passing by, or even the vibrant local businesses that make our neighborhoods unique.

For me, West Seattle is a creative place I call HOME. A place where community comes alive. It’s the neighbor who brings over tea when you are not feeling well, the familiar faces you run into at local spots like Realfine Coffee or The Admiral Pub, and the artists and dreamers who bring creativity to every corner. It’s also the moments when we come together to care for one another, especially in challenging times.

Why Community Matters

The past few years have shown us just how much we need connection. And lately, I’ve been feeling a strong pull to lean even further into compassion and generosity, not just in my personal life, but in my work and the events I create.

As a real estate professional, my role goes far beyond buying and selling homes. It’s about bringing people together: connecting friends, neighbors, and local businesses in ways that make our community stronger. Whether that’s hosting a sunset cider night at Weather Watch Park, organizing fun gatherings like Sebastiano’s on the Beach, or simply making introductions between a small business owner and someone who needs their services, these connections are what truly fuel me.

Building Solutions Through Care

In a world that often feels divided, I believe one of the most powerful solutions is to show up with compassion. When we gather with open hearts, we create a ripple effect of generosity that lifts everyone. That might look like sharing a meal, supporting a local business, or raising money for a cause like the West Seattle Homeless Shelter.

Events like Sebastiano’s (and Friends) on the Beach are about more than great wine and food (though there’s plenty of that!). They’re about celebrating the beauty of West Seattle while giving back to the community that gives so much to us.

Looking Ahead

As I move into new work chapters and focus on community involvement I am centering myself on, connection, generosity, and creativity. My vision is to continue building spaces, both literal and figurative, where people can come together, share stories, and create lasting change.

West Seattle and other communities I have been a part of have taught me that a neighborhood is only as strong as the care we show for one another. Together, we can make this place even more vibrant, resilient, and welcoming.

Here’s to more shared sunsets, more connections, and more compassion in the days ahead.

From Pinball to Pending: A Marysville Story of Teamwork and Trust

Every home sale has a story, and this one began in the most flattering way, with a call from my pinball team captain connecting me with his Mom. She was ready for a big change: relocating from Marysville back to West Seattle, downsizing a whole house, and getting closer to family. She needed someone who could not only guide her through the sale but also help manage the transition with care and precision. I was honored he thought of me to help his Mom. I loved being her trusted partner and am so excited to have her as a neighbor in West Seattle. 

The steps in getting her home ready took a team of amazing people: 

Step 1: The Clean-Out

The first step was the most daunting: a whole house to downsize. My seller had a strong team of family and friends who rolled up their sleeves to help sort every room. Together, they made the big decisions:

• What can be moved to her new home

• What goes into storage

• What gets donated or sold 

It is always an emotional process, but one made lighter with the support of people who care and a good plan and system. 

Step 2: Dialing It In

Once the house was empty, it was time to make it shine. We took care of a few small repairs, touch-ups, and those little details that make a big difference. This stage is where preparation meets vision, setting the scene for buyers to imagine their own life in the space.

Step 3: Staging with Joy

We brought in a wonderful staging company who outfitted the home in a way that felt fresh, inviting, and joyful. Their design brought out the best features of the property and created a warm, welcoming atmosphere. 

Step 4: Photography & Marketing

Next came professional photography to capture the home in its best light. Once those images were in hand, it was time to share the story, online listings, targeted marketing, and open houses that invited buyers to experience the space in person. 

Step 5: Two Days to Pending

All that preparation and teamwork paid off. In a market that’s been unpredictable and challenging, this home went pending in just two days. With other houses in Marysville sitting this home was prepared and ready for its new buyer. 

Step 6: A Smooth Close

Finally, we partnered with Ticor Title to handle the closing. Their professionalism and attention to detail helped ensure the final steps of the sale were as smooth as the rest of the process.

The Power of Teamwork & Trust

This sale was a true reminder that real estate is never just about bricks and mortar, it’s about people. From the family and friends who helped with the clean-out, to the stagers, photographers, marketers, open house visitors, my amazing cleaner, all the way through closing,  every person played an important role in bringing this to the finish line.

I’m so thankful for those who entrust me with big moments like this, especially in times of transition. It’s an honor to guide people through change, to connect the right resources at the right time, and to watch all the pieces come together.

Here’s to community, teamwork, and homes for creating your next memories. 💫

I am a licensed agent and would love to help you navigate your housing needs. 

Rachel Jarvis
503-998-6406 

Beanie Babies to Backyard Cottages: What Housing Trends Can Learn from Fads

Remember the rush of finding your newest Beanie Baby? Or the constant attention a Tamagotchi needed to stay alive? What about the sudden rise of pickleball? And now, the craze of Labubu mystery boxes, where people spend big just for a chance at a rare item?

Housing isn’t all that different.

Like any cultural phenomenon, real estate is driven by scarcity, timing, and emotional connection. From the styles we crave to the way laws shape what can be built and how spaces can be used, the housing market often feels like chasing the rare Labubu, demand is sky-high, supply is limited, and getting the “rare one” (your dream home) requires strategy, timing, and sometimes just a little luck.

🧱 Style & Structure: Building Trends with Staying Power

Just like platform sneakers and butterfly clips, design fads in housing come and go but each one reveals the mood of the moment:

• 2000s: Beige everything, heavy granite, and tiled counters.

• 2010s: Farmhouse chic, barn doors, and shiplap galore.

• 2020s:

• Warm neutrals & texture replacing stark gray.

• Japandi style blending minimalism with comfort.

• Sustainable, natural materials like reclaimed wood and cork.

• Bold colors returning — earthy greens, matte blacks, terracotta.

Like Labubu buyers hoping for the rare design, homeowners today are chasing something unique, something that doesn’t look like every other home on the block.

🧩 Function and Flexibility: The Modern Home Fad

In the same way that Tamagotchis required constant attention, modern homes are being designed to work harder for us. They’re not just a place to sleep they’re often becoming multi-purpose - gyms, classrooms, rental income streams, and creative hubs.

• ADUs/DADUs are booming as cities loosen zoning restrictions.

• Flex rooms are built to pivot between Zoom calls and guest stays.

• Pickleball courts and play spaces are showing up in backyards, community centers, and even rooftop developments.

• Shared amenities are becoming a selling point, co-working lounges, rooftop decks, community gardens.

These trends reflect what people value most: adaptability, connection, and fun.

📜 Laws always in flex 

Cities like Seattle and Portland are rewriting old rules:

• Rezoning single-family neighborhoods for triplexes and fourplexes.

• Incentivizing ADUs/DADUs to add density.

• Supporting live/work spaces and mixed-use zoning.

The policy shifts are much like the limited runs of Labubu drops, they create opportunities for those who are ready, but leave others waiting for the next wave. 

🌀 The Labubu Housing Parallel

The frenzy around Labubu boxes is almost the perfect metaphor for today’s housing market:

• You don’t know what’s inside until you open the door. (Home tours can feel like opening mystery boxes!) Having an agent to help guide you is important. 

• The rare ones - prime locations, move-in ready homes, or beautifully updated properties, are fiercely fought over even in this ever changing market.

• The supply is low(er) and when something rare appears, competition drives prices higher.

• Everyone wants to “win” the right home, but unlike a collectible, a home has lasting utility and its value is shaped by how you live in it.

🏁 Final Thoughts: Chasing the Rare One

From Beanie Babies to Labubu, these trends teach us something: we love the hunt. But while fads fade, homes grow in value, both financially and emotionally, when they’re thoughtfully chosen, cared for, and adapted over time.

Today’s most desirable homes are the ones that stand out for their uniqueness:

• A custom-built ADU that generates income.

• A restored Craftsman with modern updates.

• A home with both charm and functionality (and maybe a pickleball court in the driveway).

Don’t just chase the hype. Look for homes with long-term “collectible” value the kind that won’t just be rare today, but will still matter years from now.

Also - nothing wrong with having a collection and leaning into community, which I think is part of the fun with trends like Beanie Babies and the current Labubu (or fufu) trends. I also think having a trusted Real Estate agent is critical in navigating what is trending in the market.

As always if you are interested in chatting Real Estate or the newest trends, reach out, I love connecting. 

Rachel Jarvis

503-998-6406 

Where Art Meets Home: A Weekend of Inspiration from Portland to the Puget Sound

This weekend, I took a step out of my daily rhythm and into a journey that reminded me why I love calling the Pacific Northwest home. It was a few days filled with creativity, repurposed beauty, and the kind of thoughtful design that tells a story of people, of place, and of what’s possible when we allow inspiration to guide us.

Staying on my parents' floating home just outside Portland, gently bobbing in unison with the river. It's a space unlike any other, equal parts serene and inventive. Living on the water brings its own perspective, and every detail of their home reflects the care and creativity that went into making it their own. We took an evening boat ride down the Willamette Slew with the sounds of nature and the excitement of seeing our concert venue for Sunday via the water. 

From there, we ventured out to Dundee for some wine tasting (always a favorite), but it was Artist Block that truly captured my imagination. A natural wine bar and gallery space where the lines between wine, art, and connection blur beautifully. I joined their wine club because when you find a place where natural wine meets natural conversation, you stay awhile. There’s something about sipping a pét-nat next to a wall of beautifully sculptured doughnuts that makes you want to dream bigger. Adding they were safe for a celiac like me :) 

This weekend also included a stop in Tualatin for lunch with my favorite new family member at a restaurant that will soon be a host to the pumpkin regatta. Another curious example of using space in creative ways to create connection and community. What is usually just a simple pond surrounded by apartments, hotels and restaurants brings a crowd that watches people race in giant hollowed pumpkins. Which made me think that good design doesn’t always mean new; this pond has been around since I was little. Somewhere along the way someone thought lets start a pumpkin regatta and bring our community together. It’s about what we can reimagine with what spaces we have. 

Which brings me to one of the most inspiring stops of the weekend: the Linnton School. We explored two open houses, just outside of Portland. This historic schoolhouse has been thoughtfully converted into condo’s, each one a true original. I toured two available homes, one of them the former boiler room. Now it’s a dramatic canvas with soaring ceilings and a view of the river, just waiting for the right artist or dreamer to make it their own.

There’s something deeply meaningful about turning an old school into a place to live and create. In a world that so often throws things away, repurposing materials and honoring the bones of a space feels radical and right. These walls once held chalkboards and children’s laughter, and now they invite light, creativity, and reflection. 

And then, the evening crescendo: a concert on Sauvie’s Island, Topaz Farm. If you’ve never been, picture beautiful summer wild flowers, delicious food offerings and refreshing open air. This gathering on an island again moments away from the city, music dancing through the trees, people barefoot on the grass, community at its finest. It’s the kind of gathering that strips away pretense and lets art and nature do the talking.

Returning home to Beach Drive in Seattle, the tide was out and the golden hour stretched long. Neighbors were lowering crab pots from kayaks off Weather Watch Park, savoring every bit of summer’s light. I stood there for a moment, watching the scene unfold, and realized what I’d brought back with me: a renewed appreciation for the way a space can reflect the soul of the people who live in it. Whether it floats on water, is wrapped in ivy, or moonlights as an art gallery, when a place is lived in with care and intention, it shows. And it matters.  

Takeaways: 

🌿 Get out of your own way: Creativity and connection show up when we loosen control and stay curious.
🏡 Unique properties have soul: A home isn’t just walls and a roof it’s energy, intention, and sometimes a view of ducks swimming past your window.
♻️ Repurposing is powerful: The most beautiful spaces are often the ones with history in their bones schools turned homes, boiler rooms turned blank canvases.
🎨 Design is personal: Whether it’s a floating home or a wine bar that doubles as a gallery, design should reflect your values, your vibe, and your sense of wonder.
🤝 Connection is the point: Through art, music, wine, or conversation spaces should bring us together.

If you’re dreaming about a creative space to call your own, floating home, converted warehouse, tiny studio with massive light, let's talk. The Pacific Northwest is full of hidden gems waiting to be loved. Let's seek them out together!

Rachel Jarvis

503-998-6406

How Preparation, Superstition, and Good Vibes Set the Stage for a Successful Home Sale

Before every big soccer game growing up, I had a routine. The same playlist; a mental replay of my biggest saves, starting the game touching the goal post… visualizing the field, the win, the celebration.

Not much has changed when it comes to preparing for the win. Only now, the goal post is a successful home sale, and the field is someone’s living room and the win is protecting their investment and purchase. 

There’s something universal about how we prepare for big moments. Whether it’s a wedding, job interview, performance, or launching a home on the market people have their go-to rituals. For me, getting a listing ready is its own version of game day. It’s strategic. Emotional. Intentional. And yes, just a little bit superstitious.

So what does it take to get a home truly ready for market?

Here’s a behind-the-scenes look at my real estate prep routine, complete with process, purpose, and a few good luck charms:

🎯 Step 1: Dial in the Details

Like pre-game stretches, this stage is all about setting the tone. Before we ever take a photo or open the doors, we:

• Deep clean every corner, from windows to baseboards

• Declutter and organize to create breathing room

• Coordinate vendors for small repairs and final touches

Buyers notice when a home feels cared for. These early steps are critical to that first impression. If you must stay in your home while selling we can come up with a strategy. A staged home in my opinion always shows the potential for a home in the best way.  

🛋️ Step 2: Stage with Purpose

Staging isn’t about perfection, it’s about possibility. It helps buyers see themselves in the space, feel at ease, and imagine making it their own.

Whether we use your existing pieces or bring in a pro, we create moments that make people pause and feel something. It’s storytelling with furniture and light. Remembering that you as the seller are the only people who is not going to buy the house. This is the part we get the home ready for the largest audience. 

📸 Step 3: Capture the Energy

Photography is more than documentation, it’s a home’s first handshake. We focus on light, flow, and emotion. From video walkthroughs to social media reels, the goal is to inspire action, driving as much traffic from the online world to come see your home in person. 

🔮 Step 4: Add a Little Luck

Now, this part isn’t in the listing contract, but it’s real to me. Before launching a new listing, I bury a St. Joseph statue upside down, facing the home. It’s a long-standing real estate tradition, and one I’ve come to love. And where do I get my St. Joseph statues? Archie McPhee, of course, the beloved Seattle shop known for its quirky charms and unexpected magic. It’s not just about superstition, it’s about intention. Good vibes matter. Supporting local is also a bonus. 

🎶 Step 5: Set the Soundtrack

Sometimes I still play the same songs I used to warm up to before soccer games. The music gets me in the zone. It’s my reminder that big things happen when preparation meets energy and that the emotional part of selling a home deserves space too. But stop by one of my open houses to see the DJ set I have created. 

📝 Step 6: Offer Reviews with Care

Once offers start coming in, the real teamwork begins. I walk clients through every detail: price, terms, financing strength, contingencies, and timelines. This isn’t just about numbers, it’s about strategy, trust, and protecting your best interest.

🔐 Step 7: Smooth Sailing to Closing

From inspection to appraisal to final paperwork, I stay by your side. I coordinate timelines, communicate with all parties, and make sure you feel supported all the way to the finish line and beyond.

In Summary

Selling a home is personal. It’s also a process. It takes more than a sign in the yard, it takes thoughtful preparation, skilled marketing, strategic guidance, and a touch of that “game day” magic.

Whether it’s lucky charms, custom playlists, or just the right team in your corner, the best outcomes happen when we bring intention and care to every step.

If you're thinking about selling or just want to talk real estate, I’d love to connect. Let’s build your custom game plan, good vibes included.

Rachel Jarvis

503-998-6406