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Buying in West Seattle

Started 1 year ago by KTaylor
Latest reply from WorldCitizen

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KTaylor
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Hello!
I'm new here and don't know a ton about West Seattle (I've been a Ballard girl all my life) but I'm in the position to possibly buy a house and it seems like there are a ton of affordable options here. However, since I don't know much about the neighborhoods, I don't know if I'm looking at a less then desirable neighborhood or if some parts while cheaper are still really nice.

My question is, what parts of West Seattle should I be looking at more and what parts should a stay away from? Are houses in the Fauntleroy area nice? How about High Point or the area next to it (closer to California Ave)?

My Husband really likes West Seattle, but I'm concerned that when the Viaduct is torn down getting into North Seattle is going to be a pain and our property values will go down (which makes me wonder if I should hold out for a bit). Do you agree with this?

Thanks!

Posted 1 year ago #
Ken
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The viaduct will not be down long (in theory) you planning to live in it or flip it?

West seattle home prices are probably following the city wide (nation wide?) slump and have not dipped as hard as many areas. They are not making any more land 10 min from downtown Seattle so if your in for the long haul just take advantage of the slump and the rock bottom 15/30 year fixed rate and jump in.

I live in the Highpoint neighborhood and while some are terrified by the diversity (23 different languages and several Canadians) I like it. The green spaces and parks surround it and while transit could be better it's a straight shot to downtown.

Posted 1 year ago #
KTaylor
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Thanks Ken! I was beginning to wonder if anyone was going to reply to an outsider :)

I'm in it for the long haul. I'm inheriting money and want to throw it straight at a house to make my own. I like the idea of owning (I want colored walls and a veggie garden!) but I also see Seattle real estate and see it going up and down and up and down (which I'm sure is normal, right?) and obviously want to hit it at a down time so I don't loose too much money when my house looses value. I keep going back and forth and figure even if the house does loose money, inflation will also be there and it will take more to buy less in which I will still be OK. I keep looking at house prices and wishing it was still 1995 :)

Posted 1 year ago #
mpento
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Wait a minute, not so quick there. We really need a bit more information. We can't let just anyone into this neighborhood. A couple of questions, do you drink four loco or have you ever given it to someone else? Have you any pets? Do you keep your dog on a leash and pickup their poop? Do you drive in a reasonable manner (about 5 mph over the speed limit is OK but 5mph below the speed limit is unacceptable). Do you know the difference between a legal merge and a polite merge? Do you park your car with you rear end hanging out onto the street or your neighbor’s driveway? If you had a raccoon, coyote, large spider or a republican in your yard would you
A) Grab a weapon and charge it while screaming in a ferocious warrior like fashion.
B) Throw in out a nice piece of swinery bacon to check if it is hungry
C) shoo it into your neighbor’s yard where that annoying yappy toy poodle lives
D) take a photo
E) All of the above
OK we will see if you pass the grade (the dog stuff is a deal breaker)

Posted 1 year ago #
KTaylor
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I don't drink four loco, in fact I don't really drink. Maybe a beer here and there. I don't have any dogs, just two cats (and yes, I keep them in my OWN fenced yard so they don't roam free and poop in your garden). I'm crazy about the speed limit when it comes to residential neighborhoods, but do tend to speed sometimes on the viaduct and I hate merging so I think I would fall into the polite/omg-please-let-me-over-THANK-YOU!-BIGWAVE merge category. As for the three animals I would take a photo and as for the Republican, well, I'm not going to go there. Diversity right?? :)

Posted 1 year ago #
AlkiCabCompany
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you must also like Chupacabras if you intend to move here.

Posted 1 year ago #
shihtzu
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It's not a popular answer, nor necessarily correct, but the answer I always got when I asked this question was:

Buy a house north of the Morgan Junction and west of 35th. True these are generally lovely areas, but there are also very nice areas outside of these borders.

editing to add: If you're in it for the long haul I wouldn't be concerned about the viaduct at all. I'm always pleasantly surprised how easy it is to in and out of West Seattle. I honestly think Ballard is more of a PITA to get to.

And, I have friends who live both east of 35th and south of Morgan in very lovely neighborhoods.

Adding again: West Seattle is Awesome! I moved from the north 7 years ago and wouldn't go back!

Posted 1 year ago #
Smitty
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"Buy a house north of the Morgan Junction and west of 35th."

Oh boy, let the politically correct bashing begin.

HR,YK.

Posted 1 year ago #
JoB
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shitzu..

our first rental here was south of morgan junction on California .. nearing thistle.
great view... great neighborhood. steep prices.

we moved to the other side of 35th in the same basic area and are both wealthier and happier.

who knew?

Posted 1 year ago #
mpento
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OK KT good answers. However I think the further north you go the more likely you will have to enjoy the merging on West Seattle bridge during rush hour. As for the two locations you mentioned I think they are pretty nice. With Fauntleroy you might have to think about ferry traffic and with high point I think the main negative would be if I was a cyclist ( I don’t want big muscular legs). It is just a matter of balance between getting a nice house and a nice area. If you would really like to get a water view or try and get as close to downtown as you can. I think in west seattle you are more likely to find a “surprise” where you find a house you like and then it turns out the local area is pretty good too. I think if I was to buy another house I would really try to have something that has a nice bit of space out back that is kind of west or south facing. If you are looking around on these short days it can be something you might not think about.

Posted 1 year ago #
angelescrest
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We've used school test scores/reputations for buying homes. Would you want your child to go to school there? Great schools make the neighborhood desirable; home values stay stable or increase.

Posted 1 year ago #
JayDee
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I won't get into "this neighborhood is better than that" argument. The main variable I've noticed is view. There are places in Admiral where I saw a "charming 1916 bungalow" for sale for $300K, and this was "price-reduced", but it was in a valley and had no hope of a view. There are areas with more appeal and less, but views seem to raise the general value in both areas. Walkable amenities could also be a factor. Walking on the flats to the Junction might beat a 300-foot hike up the hill. Search the crime reports on WSB and look at where the crimes are most often reported. (Again, no gotcha).
-
The best advice I heard was list the top 5 priorities when looking for a house. So you and your spouse should agree on such a list and stack a potential house against such a list--priorities ranked 6+ probably aren't that important. IMHO.

Posted 1 year ago #
redblack
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a shout out - and respect! - to the mount/triangle/fairmount springs area, between 35th and fauntleroy, between alaska and morgan.

populated with a lot of affordable working-class 1940's to 1960's homes, from modest to generous without being uppity; peek-a-boo views in most directions (varies by location); walkable to the junction; lots of locally-owned services nearby, from auto repair to salons to barbecue to lumber and hardware; close to arterials without having to traverse residential neighborhoods; quiet, but still urban.

and we have neighborhood and block-level email lists. we're good neighbors.

good property value retention so far, despite the downturn.

four-out-of-five stars.

edit: and we have never lost power! (i hope i didn't just jinx myself.)

Posted 1 year ago #
angelescrest
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redblack--so why only four stars?

Posted 1 year ago #
charlabob
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I've only found one disadvantage to living in WS and many people wouldn't consider it all bad: people in the rest of Seattle (and on the dread eastside) seem to think we live in Siberia. They practically have to pack a lunch and make hotel reservations to visit for dinner. I have to say, Blackbord Bistro (and our excellent company) have lured a few people.

I have no idea why. (I have a lot more trouble finding place in North Seattle.)

WIA (Welcome in advance.)

Posted 1 year ago #
redblack
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make no mistake: i love this neighborhod, angelescrest, but maybe it isn't for HGTV.

mostly because of the proximity to fauntleroy and 35th avenues, i guess, which can seem like freeways. people tend to cut through our neighborhoods to avoid the arterials, and they're sometimes less than courteous drivers.

and like i said, the views aren't million-dollar.

but we do have nice territorial sunsets.

i guess i didn't want to unnecessarily raise the OP's expectations. :)

Posted 1 year ago #
WSB
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Having lived here now for almost 20 years - first two years on Beach Drive near Alki Point, rest of the time along the Upper Fauntleroy/Gatewood border - and now, as part of our job, traveling EVERY neighborhood in West Seattle, east to west, north to south, frequently - I can honestly tell you that you should look for the house, not the 'hood. Easternmost West Seattle, and I mean WAY east of 35th (for those who want to draw lines), has some wonderful places ... and people ... the funky neighborliness of Pigeon Point, to the tucked-away residential pocket by Puget Park overlooking the industrial Duwamish, to the amazing peeps of Highland Park ... on the west-south side, if we had unlimited cash and if there were an availability, we would be sorely tempted to hide away in the Arroyos, where we had never spent more than a "got lost here" moment until the gray whale stranding/death earlier this year ... closer to Delridge, even if you don't feel like living along the thoroughfare itself, check out the streets just to the west, like 25th and 26th ... Anyway, I could go on. Best part of our current location is, well, its location, because we are along a street that stretches from California to 16th and that means for breaking news, we can get anywhere fast ... but I wish I hadn't listened to stereotypes when househunting in 1992-1993 ... I don't think we looked at anything east of 35th, and now I realize we probably missed out on a lot of cool places!

Good luck!

Posted 1 year ago #
KTaylor
Member Profile

Thanks for all the info.
There are about 7 houses in my price range that I really like that are in a pretty even spread of WS. I think I'll take a drive though WS this weekend and check out the houses and see whats around them.

Char: I get where your guests are coming from. Every time I do go to WS I feel like I'm taking a trek. I KNOW its not that far but I guess its such unknown territory for me (I know Edmonds to Beacon Hill pretty well) that I feel like its "far".

Posted 1 year ago #
redblack
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but the great thing is that once you live in west seattle, you rarely have to leave. (but not in a stepford wives kind of way.) we have it all.

when you're cruising the 'hood this weekend, ktaylor, check out the restaurants in the junction. there's too many to list here, but trust me, after lunch, you'll be sold on west seattle's livability.

and now, here's a plug for west 5, where we inked the deal on our house.

Posted 1 year ago #
JoB
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KTaylor...

my advice..
drive the peninsula..
but walk or bike the neighborhoods you are interested in...
don't have bikes?
i think they are still renting at the water taxi dock.

Posted 1 year ago #
saney
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i have lived in west seattle for 9 years...and i STILL have no idea where most of these neighborhoods are (i mean, obviously i have most likely been through all of them at some point, but dont know the names or borders). is there a map that tells me what the different areas of west seattle are called?

Posted 1 year ago #
sam-c
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saney- you should pick up a bag at Click!

-last night I saw they had some really cute canvas (?) bags, with a map of West Seattle, including most of its neighborhoods.

Posted 1 year ago #
WSB
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There is no ACCURATE (and even "what's accurate" is up for discussion) map that I've ever seen! I could point you to the city's reference map but most of it is really bizarre, and some semi-commonly known neighborhoods are completely omitted, renamed, etc. Maybe we should all crowdsource a map on Google somewhere, although we'd probably get in some great fights over exact boundaries. I do go with the city's Fauntleroy/Gatewood line, which is down the middle of Thistle ...

Posted 1 year ago #
Sue
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I am a renter, not a homeowner, but when we decided to move to West Seattle we spent a lot of time driving around at different times of the day and night to check out neighborhoods, the people, and to find out what was important to us to be near. We learned a lot about West Seattle that way and made decisions on where we wanted to live based on what our priorities were.

Posted 1 year ago #
moxilot
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Big ups to the North Delridge neighborhood. Back when I used to live off of Fauntleroy, I completely disregarded this part of Westie. How foolish of me.
Pros: Way easier to get onto the upper and lower bridges than to pummel your way down Fauntleroy in the morning or afternoon. Very easy access to Westwood (Target/QFC/etc) and up to the Junctions (Admiral or Alaska). When the Delridge playfield gets finished, it's going to be awesome. Ample street parking. Though the property values are probably lower here than up on the hill, there seem to be a lot of remodels and new townhouses going up all over.

Cons: I'm not a fan of chain link fences, but there's a decent number of them around. There's not a lot of things to walk to. The closest grocery stores are up at the Junctions or down in Westwood. Be aware of the flood probability at the home. Oh, and you'll have to catch flack from people up on the hill about how you don't live 'in the most desirable neighborhood'. :)

Posted 1 year ago #
EmmyJane
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I rarely leave West Seattle (except to go to work downtown). There is no need to. We actually have a very exclusive West Seattle girl's night that you'll find yourself quickly kicked out of if you move out of West Seattle. There's too much of a chance that person will want us to eventually go to their house, outside of West Seattle, and I just can't take that risk.

I live near the Alaska Junction and would highly recommend it. Everything you need is within walking distance, and I think the Morgan junction and Admiral Junction can offer the same (Westwood too I suppose). Please let us know if you move over here and maybe we can put together a welcoming committee (I would be interested in another Beveridge Place WSB night...)

Posted 1 year ago #
Bonnie
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I'm sorry but I have kept quiet but now have to say that anybody who says not to buy south of Morgan and east of 35th obviously isn't familiar with West Seattle. Brace Point, Fauntlee Hills, Fauntleroy, The Arroyos. All excellent neighborhoods in West Seattle that are SOUTH of Morgan. There are many great neighborhoods east of 35th also. I'm sorry, but people should not keep that stupid stereotype going that 'my neighborhood is better than yours'.

Posted 1 year ago #
lohoho
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I live in Highland Park on 16th SW - close to the fabulous Zippy's and love it. The schools around here are amazing (thumbs up for Sanislo School) and would recommend to anyone this 'hood'. I love my house, the area, the neighbors, and the diversity.

Posted 1 year ago #
mightymo
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We bought in West Seattle about eight months ago. To sidestep any "this area is sketchy vs. this other area" comments, I do think that you might want to look to see what amenities are nearby the houses you're looking at. We have three libraries in areas considered part of WS, we have a number of walkable retail areas, some areas give you great shortcuts to 509/99 vs. others...

We lucked out that our location, between Admiral and Alaska Junctions and just off California, makes things so walkable for us, but I know that there are areas of WS that are all residential for blocks and blocks and isolated from a coffee shop, grocery store, or something similar, forcing you to get in your car to go anywhere fast.

Posted 1 year ago #
KTaylor
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I'm really getting excited about possibly moving over here! Thanks for being so nice and welcoming!

Posted 1 year ago #
Ken
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Just a note on the origins of the "truisms" involving where to look to buy a home in Seattle.

Most of them are deep seated and perhaps absorbed from parents and school over the years and no where near as overt as it used to be, but the redlining written into deeds and leases indicate the official to semiofficial segregation that is this areas history.

Think of this when you see the "redevelopement" of Highpoint, Yesler Terrace and much of the CD. SHA ended up owning some of the most desirable real estate in Seattle and a way had to be found to get it back in White hands (and those non whites who could pay for it)without actually throwing the current residents out on the street all at once. These locations were the ghettos where land could be sold to non whites from the 40's up to the 60's

http://depts.washington.edu/civilr/segregated.htm

http://depts.washington.edu/civilr/covenants.htm

http://clpmag.org/article.php?article=Redlining_00192

Posted 1 year ago #
Gina
Member Profile

And don't forget to beware of areas that flood yearly. (Near creeks).

Posted 1 year ago #
jissy
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KTaylor: I'm a lifer (besides 4 years away at college), bought the family home I was born in near Admiral so was there 30+ years. When my husband and I decided to start a family, we thought the house was too small and moved near Lincoln Park. Can't emphasize enough the walkability factor people have been discussing here. When we lived near Admiral, we'd walk to the Beach (yeah, LOTS of hills, part of the workout), walk to MetMarket & PCC, walk to the theatre, and could hit a number of restaurants (we'd go to our favorite first, if there was a wait, the one next door, a wait? up the block etc.....), could walk to the park, you get my drift.

Now I LOVE my new neighborhood, especially proximity to Lincoln Park, but I cannot tell you how much I miss the walkability aspect of Admiral. Every time I go somewhere now, I have to get in the car b/c we are just a little too far from Morgan and the Junction (for doing the stroller thing anyway).

It's true what they say, location location location!

Good Luck and welcome!

Posted 1 year ago #
WorldCitizen
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I'm with mightymo on this one. Walkability is very nice here. The areas between the Alaska junction and admiral district gives lots of great options. Same with fairmount (between the Alaska junction and Morgan junctions). You get less traffic issues but all the access.

Posted 1 year ago #
JoB
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the junctions and alki are not the only walkable destinations...

Posted 1 year ago #
WorldCitizen
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http://www.walkscore.com/WA/Seattle

Posted 1 year ago #
shihtzu
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Just in case it wasn't completely clear, I was agreeing with those who are saying to consider looking outside of the "North of Morgan/West of 35th" confines. However, as someone from the outside asking about West Seattle, she will hear this. That's the only thing anyone ever told me.

I agree with everyone about walkability. Had we to do it over again, this would be a HUGE consideration. Right now we live just far away enough from the junction that walking is totally possible just not convenient.

Posted 1 year ago #
mightymo
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I don't think living near one of the Junctions is a requirement. I just know that for me personally I would have been disappointed if we'd bought in one of those areas with all residential without anything much to walk to, or inconvenient for walking or biking because of hills. I'd be happy to be able to walk or bike to Westwood Village or White Center or Zippy's or any number of places in the so-called "less desirable" areas of WS.

One of the things we really like about WS in general is that you have most of what you need on a regular basis within the peninsula. I think we're only missing a department store (beyond Target) for clothes. We've got coffee/bakeries, bookstores, libraries, restaurants, a great record store, bars, a beer store, groceries, parks, views, even traffic if you miss that from another part of the city. :)

Posted 1 year ago #
anonyme
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Do not buy anywhere on the 35th Ave SW corridor. It is a nightmare. Speed is not enforced, and there is a high percentage of unmanaged rental housing that attracts transients of a dubious nature.

Arbor Heights is OK as long as you live some distance from 35th. The drawbacks are that this neighborhood is not highly walkable (no sidewalks) and there are no shopping/amenities that don't require a car - or a long, strenuous walk. There are a lot of car ranchers and rental house junk car mechanics out here.

I love West Seattle in general, and would not live anywhere else. However, I would not buy in Arbor Heights again given the chance.

MightyMo, I'd add only one more thing we're missing: a good furniture & housewares store with better selection and lower prices than Capers.

Posted 1 year ago #
MargL
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Actually there are stretches of 34th AVE SW in Arbor Heights that have sidewalks on _both_ sides of the street! (HA! Take that "don't live on the East side of 35th-ers")

Yes, Arbor Heights does have a low walkability score and 35th is a bit of a highway, but you can find some really good house values down here. And 35th is a bus line straight to downtown if you are without a car. It's about 20 minutes from both Downtown and Southcenter.

We're one block off of 34th and actually find it a very quiet neighborhood (except on New Years and 4th of July when the proximity to White Center sounds a little like a war zone)
:-D
And you will find car ranchers and rental / poorly kept houses in many neighborhoods!
In fact just yesterday I drove by a house near 38th and Raymond that looks like the roof is about to fall in with tires and blue tarps covering sagging shingles... Not Arbor Heights, -west- of 35th and still wouldn't want to live next to it.

Posted 1 year ago #
JoB
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if i could walk or bike

i could walk or bike to Westwood Village, White Center, a library, tony's produce, schools, a community center with a pool, a great coffee shop, auto repair shops, beauty shops, an urban trail, a community garden, red star pizza and zippys from where i live...

oh.. and did i mention the housing is affordable here too?

there is a cute little house across the street for sale

east of 35th and well north of westwood.

i can walk my dogs for at least 2 blocks in either direction on sidewalks on flat land... (10 block walk).

i don't know what the local walkability score is.. but i'd say that's not bad.

Posted 1 year ago #
JoB
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did i mention that houses are affordable in my neighborhood?

there's a cute little house for sale across the street:)

Posted 1 year ago #
StringCheese
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Make sure you walk around High Point! We moved here a year and a half ago and couldn't be happier! We love the diversity and couldn't ask for better neighbors. Also, they are getting ready to start building Phase II. Here's your chance to customize a brand new home! I don't know what your timeline is but it may be worth the wait - or renting until it's built.

We had previously restored a gorgeous 1918 craftsman in Highland Park (also a wonderful neighborhood) and have found our bliss in a home that didn't have a laundry list of maintenance/remodel needs. After that project we swore we would never buy a "fixer" again...

Here's a link to High Point:

http://thehighpoint.com/

Good luck! You'll love WS!

Posted 1 year ago #
JoB
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the community garden at high point sells it's produce at their own farmers market. very cool!

Posted 1 year ago #
PDieter
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In terms of investment and value DON'T buy a house in WS without a Mtn and/or water view. Just a rule of thumb that has exceptions but still a pretty good rule of thumb.

Posted 1 year ago #
JoB
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PDieter..
there are a lot of folks over in the admiral area right now with views of the water that wish they had bought a more modest home without the view and the high pricetag.

Posted 1 year ago #
HMC Rich
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OK Redblack. Wife and myself on HGTV's Househunters a few years back. We live in Fairmount area.

West Seattle like many areas of Seattle, Rocks. Great Parks, Friendly People, mostly friendly dogs and coyotes. Tons of Community Centers, Health Conscious stores. Schools, well . . . some good public schools with an eye on improving the ones that are not rated so well. Too many car prowls but it is the city. Plus Alki Beach is a quick bus ride away if you do not live near there.

Posted 1 year ago #
anonyme
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Is anyone aware of a map of West Seattle that delineates neighborhoods?

Posted 1 year ago #
WorldCitizen
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Neighborhood map:
http://clerk.ci.seattle.wa.us/~public/nmaps/html/NN-1500S.htm

Posted 1 year ago #
Ken
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If I remember correctly, they had to assign names to neighborhoods and create borders to qualify for some long forgotten federal program or state matching funds. Almost no one agrees with the borders. This is also the map that is the basis for 35th being the "border" of the "real" West Seattle.
The area called Delridge has it's own map. One can be enlightened by comparing the redlining maps I linked to earlier in this thread to these WS and Delridge neighborhood maps.

http://clerk.ci.seattle.wa.us/~public/nmaps/html/NN-1550S.htm

Posted 1 year ago #