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Gavin’s HOUSING HIGHLIGHTS
JANUARY 2026
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What Kind of Market Is This?
Everything Depends on the Details
People always ask me, “Is it a buyer’s market or a seller’s market?” The truth right now is that it depends. Coming into 2026, we are in a more balanced place compared to the last couple of years, but that does not mean everything is 50-50. It changes depending on the price range, location, and type of home. The Tri-Cities does not always follow the national headlines. Lately, our market has looked pretty steady. Some recent local numbers had inventory at about 1,100 homes for sale and an average of around 29 days to sell. Buyers finally have time to think instead of rushing, and sellers have to be more strategic than they were in the peak frenzy years. Price range is still one of the biggest dividing lines. For homes below $350,000 in the
Tri-Cities, it still feels like a seller’s market, especially if it is move-in ready. Between $350,000 and $500,000, it is more balanced. From $500,000 to $800,000, things start to lean toward buyers. And once you go above $800,000, it shifts again. That price range tends to favor sellers because there just are not as many listings there. You also have to think about the “micro” markets. One neighborhood can behave very differently from another, even if they look the same on paper. Buyers are more selective now. If they do not like the area or a layout, they just move on to the next option. That is why price matters so much when you are selling. It is not just about what sold recently. You have to know what else is out there right now. If new construction nearby is selling for $500,000 and your resale home is listed for $520,000, you need to bring something extra to the table or buyers may not even look at it. It is kind of like used cars. You could have a fully loaded car with all the extras, and it still will not sell for more than a brand-new version. People expect the new one to be worth more, even if the resale has better features. So, what can we expect as we move further into 2026? For one, it looks like there will be more activity. A lot of people have been holding off, whether it is because they are hoping rates will come
down or waiting for things to feel more certain. Last year’s government shutdown even delayed some moves for local federal workers. But demand has not disappeared. Nationally, mortgage applications for home purchases have been running ahead of last year, and some recent reports have shown weekly numbers up around 30% compared to a year ago. If rates ease a bit and inflation stays calmer, that usually helps more buyers feel like the numbers can work. Another thing I hear more about now is risk. After the flooding we have seen here and in other parts of Washington, some buyers are asking better questions about drainage, past water issues, and what insurance might cost before they get too far into a deal. It is one more sign that people are thinking about long-term fit and stability, not just today’s price. All of that is why one label never really tells the whole story. Instead of asking, “Is it a buyer’s market or a seller’s market?” the better question is, “What does this market look like for the kind of home I am buying or selling, in my part of town, at this price point?” No matter if you are a buyer or a seller, the key is having someone in your corner who understands what is happening locally and can help you make the right move.
—Gavin Vargas
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Thinking Beyond the Bank Loan
Creative Financing for a Tough Market
High interest rates have made things tricky lately, but that hasn’t stopped buyers and sellers from finding ways to make deals happen. Over the past year, I’ve seen more clients open to alternative financing than before. One approach I am seeing more often is a seller carry-back. That is when a seller has a mortgage on a property but agrees to carry
part of the loan after closing. For example, if a home is listed at $500,000 and the seller still owes $300,000, the buyer can pay that off at closing and take ownership. Instead of borrowing the remaining $200,000 from a bank, they make payments directly to the seller over time. When a seller owns the property free and clear, they can sometimes finance the whole purchase the same way. For the right buyer and seller, it can be a solid way to make a move when traditional loans do not fit. For investors, I have also seen more people use DSCR (Debt Service Coverage Ratio) loans. Those do not rely on your personal income to qualify. Instead, the lender looks at the rental income the property is expected to bring in, which can be helpful if you are buying a duplex or fourplex and planning to rent out the other units. There are also bank statement loans for self-employed buyers
who have good cash flow but do not show high income on paper. In those cases, the lender reviews recent bank statements to see what is really coming in each month. Beyond those options, some buyers are getting help from family in the form of a down payment gift or by asking a trusted relative to cosign. A gift can be a practical way for parents to help an adult child get started with a first home. A cosigner is someone who agrees to step in if the primary borrower cannot make payments. It is a serious commitment, but it can make a purchase possible in the right situation. None of these is one-size-fits-all, and each has tradeoffs, but if you have been waiting on the sidelines, it might be time to look at other options. Just make sure you have a solid agreement and good guidance from someone who’s done it before.
Design a Fun and Functional Mudroom Smart Meets Stylish
Sitting Space A cushioned bench makes it easier for users to remove shoes and boots. Built-in benches that double as storage space anchor the design and make it easy to tuck seasonal gear, shoes, and boots neatly out of sight. While many homeowners yearn for the tidy, put-together look of closed cabinets for storing accessories and supplies, a combination of closed cabinets and open cubbies for easy access to oft- used items is a more practical design for this hardworking space. Also, inside those closed
Quiz for the Day: What room in a house is seldom mentioned in property descriptions but causes boundless headaches and stress if absent?
cupboards can be a good place for shared device charging stations, to keep the cords out of sight. Multipurpose Flooring Your mudroom floor will take a beating, so choose durable, easy-to-clean tile or stone flooring. Earth tones work well in this space, for obvious reasons! If your mudroom design will accommodate a utility sink, this is a welcome addition for cleaning dirty hands and footwear. Another good dual-purpose design is to convert your laundry room into a mudroom. Wall Storage Hooks and open shelves along the walls can provide needed storage for clothing, bags, and pet leashes. Line the shelves with colorful bins and baskets to expand available space and add visual interest. Consider labeling the bins to maintain order, and swap out the baskets as the seasons change. As you implement these savvy design features, you’ll soon see the benefits of containing the messes of day-to-day life.
Answer: A mudroom.
A mudroom is a buffer zone against dirt, mud, slush, and snow. Beyond keeping your house clean and making it easier to enter, a mudroom provides extra storage and adds to the value of your home. A well-designed mudroom is also a stress reliever, freeing homeowners from worries about muddy floors, dripping boots, and raincoats. Some people create mudrooms by converting a closet or laundry room, expanding a garage, or enclosing a porch, while others add a small addition or bump- out to their house. The cost ranges from a few thousand dollars to convert a closet to $30,000 or more to create a new addition. Here are three essential features to make your mudrooms work well for adults, kids, and pets.
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A New Goal for a New Year
Slow Cooker Birria Tacos
A lot of people are talking about goals and resolutions this time of year, and to be honest, I’m a bit hesitant to even bring up the topic. Many of us have made big plans in the past, only to watch them fizzle out by February. It’s not fun to feel like you failed at something you were excited about. Even with that in mind, I still like using the new year as a chance to reset my focus and be a little more intentional about what I want to accomplish in the coming months. For me, I’ve found that I’m much more likely to hit my goals when I’m honest with myself about what I actually want to change and what I’m willing and able to do every day to get there. This year, one of my major goals is to learn Spanish. It’s something I’ve wanted to do for a long time. Our area has a strong Hispanic community, and I’d love to communicate better with the people I live and work around. Like a lot of things, the challenge is that learning a language takes real commitment, and most days are already packed with work and family. Finding extra time isn’t easy, but I’ll also admit I’m a little nervous to start because I don’t want to quit after a few weeks and end up feeling like I blew it. That doesn’t mean I’m not committed, though. I’ve already lived too many years not speaking Spanish, and I want to spend the next stretch of my life changing that. And I know there are a few things I can do to help me stay focused. With any goal, it’s always helpful to write it down and keep it somewhere you see it every day. Goals also seem more attainable when they are specific and “bite-size.” For instance, instead of saying, “I’m going to become fluent this year,” a better option would be something like, “I’m going to practice Spanish for a minimum of 20 minutes each day.” Accountability is important, too. Tracking your progress and having someone who’ll ask whether you followed through can keep you honest. MAKING RESOLUTIONS WITHOUT THE PRESSURE
Ingredients
• • •
3 dried guajillo chiles 2 dried ancho chiles
• • • • • • •
1 tbsp dried oregano 2 tsp ground cumin
1 medium onion, chopped 4 garlic cloves
2 bay leaves
1 tsp salt
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Pepper, to taste
1 (14.5-oz) can diced tomatoes 3 lbs beef chuck roast
Corn tortillas
Fresh cilantro and diced onion for garnish
• • •
2 cups beef broth 2 tbsp apple cider vinegar
Directions
1. Soak dried chiles in hot water for 15 minutes. 2. Process chiles, onion, garlic, and tomatoes in a blender until smooth. 3. Place beef in a slow cooker and pour the chili mixture over it. 4. Add beef broth, vinegar, oregano, cumin, bay leaves, salt, and pepper. 5. Cook on low for 8–10 hours or until the beef is tender. 6. Shred the beef using forks, then mix back into the sauce. 7. Fry tortillas in oil until crispy, then assemble tacos as desired.
Inspired by SimpleWhisk.com
If you’ve set your own goals this year, I’m rooting for you. I’ll be over here working on my Spanish and trying to get a little better one day at a time.
Solution on Page 4
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INSIDE 1
Making Sense of Today’s Housing Market
2 New Ways to Finance in the New Year
Function With Flair: Design Features for a Mudroom That Works
3 Rethinking Resolutions in 2026
Slow Cooker Birria Tacos
4 Turn Cold Nights Into Warm Memories
Don’t Let the Fire Die Make Winter Bonfires Your New Tradition
Provide toasty treats. Sometimes, clothes alone are not enough to protect us from winter’s chill. During these moments, it can help to eat or drink something that fills your whole body with warmth. Thankfully, you’ll have a bonfire to help you toast and warm some delicious treats. S’mores are usually the go-to, but you can also warm up hot dogs, sausages, or even corn on the cob. And don’t forget the drinks! Hot chocolate, warm apple cider, or even tea can help everyone stay comfortable and in good spirits. Add games or fun activities. Some may grow bored with traditional bonfire activities, which is why you should have an extra activity or game up your sleeve. Depending on the lighting, you could play a card or board game. If the lighting is too dim, you can incorporate other activities requiring more movement and adventure. Kids and adults alike will have fun playing a game of flashlight tag or participating in a scavenger hunt. Plus, the extra movement will help everyone stay warm!
Many Americans invite their friends and family for a bonfire throughout the summer and fall. Nothing beats making s’mores, sharing stories, and enjoying the flickering flame under the moonlight. As temperatures drop and winter weather appears on the radar, some cover and ignore their bonfire area until after the cold and rainy seasons. However, you can still create an awe- inspiring bonfire during winter if you put together a plan. Winter bonfires can quickly become a regular part of your seasonal traditions, and these strategies will help ensure your bonfire is a hit with everyone who attends. Help people stay warm. Nobody wants to sit outside in the dark and freezing cold. Encourage everyone attending to dress in warm clothes appropriate for the frigid temperatures, but be prepared to help out if someone starts to feel chilly. Have extra blankets and coats within reach so you can easily pass them to anyone in need.
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