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Curious about local real estate? So are we! Every month we review trends in our real estate market and consider the number of homes on the market in each price tier, the amount of time particular homes have been listed for sale, specific neighborhood trends, the median price and square footage of each home sold and so much more. We’d love to invite you to do the same!

While the Lyon Creek Real Estate monthly blog always keys in on the Lake Forest Park market, we also take a close look at King and Snohomish Counties and other interesting trends in the PNW. 

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You can sign up here to receive your own market report, delivered as often as you like! It contains current information on pending, active and just sold properties so you can see actual homes in your neighborhood. You can review your area on a larger scale, as well, by refining your search to include properties across the city or county. As you notice price and size trends, please contact us for clarification or to have any questions answered.

We can definitely fill you in on details that are not listed on the report and help you determine the best home for you. If you are wondering if now is the time to sell, please try out our INSTANT home value tool. You’ll get an estimate on the value of your property in today’s market. Either way, we hope to hear from you soon as you get to know our neighborhoods and local real estate market better.

July 7, 2021

Market Update - July 2021

The Market Update

We a saw a slight shift in the housing market in June, which was a delight for those on the home buying front. Between May and June, the number of listings in King, Pierce, and Snohomish counties rose, giving homebuyers more homes to choose from and in some cases, less competition. For the Tri-county area, total active listings increased 14.5% from Spring but the prices are still rising, albeit, not as quickly as they were from January-May. Median sale prices in King County have increased 16% from this time last Summer, Snohomish County is up 25%, and Pierce County is up 26%. My neighborhood in Lake Forest Park saw a 39% price increase and the median price is $895,000, which is by far a record high. The marginal inventory increase has helped ease the craziness but we still don’t have enough homes on the market to keep up with demand as interest rates remain low. 

That said, a well presented home that is priced correctly will still attract multiple offers. Speaking of which, check out the VIDEO of my new listing in Bellevue. This beautiful modern farmhouse was built in 2018 and has 5 bedrooms, 4 baths, open concept main floor, a theater room, rec room, exercise room, and a bonus room to fill out the 5,327 sq ft. Listed at $3,699,950. 

If you’re not looking in the luxury market then I have a great townhouse close to Green Lake that is move in ready, priced at $654,950. Stay tuned for more on the horizon, later this week! 

The McCartney household is doing great. We celebrated Felix’s first birthday and his big sister Ana helped blow out the candles. Ashton has taken on some HUGE projects with her work as an Employee Benefits Consultant and she’s knocking it out of the park.

Thanks for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great week!  
Posted in Market Updates
June 10, 2021

Market Update - June 2021

Just Listed in North Green Lake! 

What's better than a summer time stroll around Green Lake?  We listed another great townhome on 85th near Green Lake. This 2 bedroom + den/office, 1,500 sq ft home is larger than most 3 bedrooms townhomes in Seattle. The construction quality and pride of ownership is evident, especially compared to the other townhomes in the area. Large primary bedroom with walk-in-closet and 5-piece ensuite. Plenty of room to work and play, plus being a few blocks from Green Lake is always a plus! Listed at $665,000.

Schedule a tour today! Or visit our OPEN HOUSE: Saturday 6/19 2-4 PM


(Looking down on the townhouse patio with turf that is definitely puppy approved.) 

Thank you for reading, I appreciate your support and hope you have a great weekend!  
Posted in Market Updates
May 3, 2021

Market Update - May 2021

The Market Update

Sales prices for single family homes in the Lake Forest Park, NE Shoreline, and Uplake areas (which make up MLS Area 720) are up 42% from this time last year. We are one of the fastest growing areas of King County, mind blowing gains for our little corner on the Lake. In April, new listings were on the market for only 5 days before the sellers accepted an offer, which was a record for our area. We have less than a 1-month supply of homes, which means if no new listings came on the market it would take less than 30 days for every existing home to be purchased and reach 0 homes on the market. We typically will not see prices start to flatten until we have 2.5 months of supply.

Speaking of supply, rising lumber and steel costs are affecting home builder’s ability to produce new homes. Lumber alone has increased 280% since the start of 2020. The National Association of Home Builders polled their 140k members and 19% of them said they are delaying building due to costs. That is definitely something I will be watching closely as we are dealing with such low housing inventory.

LFP in the News!

Safewise released their report of the Top 10 Safest Cities in Washington and Lake Forest Park (4) & Kenmore (9) both landed in the top 10! Violent crimes and property crimes both saw a decline while other cites saw steep increases. A big thank you to the Lake Forest Park PD and Northshore Fire Department for keeping us safe and responding quickly.

The Lake Forest Park Reservoir is getting a new lid. Work began last week to remove the existing cover and replace with a new cover and updated pipes. My family walks around the reservoir almost daily and it looks like a BIG operation that gets started everyday at 7 am. So far, no major road closures and walking around the reservoir and Horizon View Park has hardly been impacted.

Lake Forest Park Farmers Market opened on Mother’s Day and is slated to be open 10 a.m. to 2 p.m. every Sunday through October 17 at the Town Center.

If you are thinking about buying or selling any property or just curious to learn more about our local real estate market, then I would love to chat. I am a full-service Realtor which means I operate much like a general contractor or project coordinator. Every home needs something different before we put it on the market so I have my rolodex of home improvement professionals ready to help. Plus, I always offer free designer home staging for my clients to ensure a picture-perfect viewing experience for potential buyers.
Thank you for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great week!  

Thank you!!!
Josh McCartney
(206) 605-6049 

Posted in Market Updates
April 6, 2021

Market Update! April 2021

The Market Update

JUST LISTED! I hope you're having a great week! It flew by for me, which is wonderful because we are with our child care for the next 14 days! I just listed this clean 2007 townhome in the Green Lake area. If you or anyone you know is looking for a nice starter home then send them my way! It's a 3-bed, 2.5 bath, with a private patio and 1-car garage. Walking distance to Green Lake (.4 miles) and easy commuting to anywhere you need to be. We'll have Open Houses on Saturday and Sunday while following all of the current COVID Open House guidelines. 

(Listed at $625,000 - 1153 N 85th St Unit A, Seattle, WA 98103)


By the grace of God, I am currently the #1 ranked Realtor in Lake Forest Park for the total number of sales and dollar amount. I never thought I'd be able to say that when I started my real estate journey, it may only last as long as the Mariners 2021 playoff hopes. All jokes and subtle flexing aside, I am very thankful and hope it lasts for a long time! I have to thank my wife Ashton for supporting me through the long hours and typical up and downs of real estate. Hopefully we can continue to grow and help more of our great clients succeed in their real estate dreams. ALSO, Seattle Met just named Lake Forest Park as one of the top 5 Seattle Suburbs with the Most Bang for Your Buck, so if you know of anyone looking to buy or sell in this area, please let me know! 

Thanks for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great week!  
Posted in Market Updates
March 9, 2021

Market Update - March 2021

The Market Update

The simple answer, inventory. When COVID rocked the world about a year ago we saw our Spring inventory plummet. Typically, April and May are the busiest months for new listings to come on the market. In 2019 April and May saw around 13,900 new listings in King and Snohomish County. In 2020, that number dropped to 8,900 new listings about -35%. At the same time, the number of qualified buyers in the Puget Sound area has soared with interest rates being historically low, Seattle’s unaffected tech job market, and the search for more elbow room in the suburbs. We saw the number of buyers mortgage applications skyrocket +33% in the later half of 2020. We now have way more qualified buyers than available homes for sale. The market has been playing catch up since last Spring and now it is not out of the question to compete against 15 to 20 or even 30 offers for a house. It is certainly a difficult market to navigate but I am still finding success for my clients, especially in my community of Lake Forest Park.

We have this beautiful property in Lake Forest Park under contract for some clients that are looking to transform this HUGE lot into park like setting.

One of my favorite listings of all time will be closing tomorrow. This historical home in Lake Forest Park has amazing views and historical charm sold for $1,415,000.00

I was able to represent the buyers and sellers on this transaction in Lake Forest Park. It was a blast representing both the buyers and sellers and we all got together for a final walk through of the house. Lots of happy faces under the masks! Sold for $855,000. 
(Happy closing day for buyers, sellers, and their amazing broker!) 

We had a great weekend celebrating my wife Ashton’s birthday with close family and friends. Our household is buzzing along, as always, with both of us working from home while watching the two young kiddos. To add to the buzz, Ana has been potty training and she’s doing really well! Felix is starting to cut his first tooth, so he’s been a little more vocal. We are excited for Springtime, Mariners baseball, and Easter! I’d like to invite you to join our family at Sound City Bible Church’s Community Easter Egg Hunt on April 3rd – Click here for the event details!


(Felix - 8.5 months)

(Ana - Almost 2 years old)
Thanks for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great week!  
Posted in Market Updates
Jan. 7, 2021

Market Update! January 2021

The Market Update

Give me a second while I catch my breath… ok, here we go, the Seattle real estate market is moving at a pace we have never seen before. While 2020 presented challenges, we still sold more homes in Western Washington than we did in 2019. At the start of 2020 there was 1.5 months of inventory but as the year closed, supply dwindled to 0.53 months (about two weeks), well below the 4-to-6-month range industry insiders use as an indicator of a "balanced" or neutral market, favoring neither buyers nor sellers.

Sales of high-end homes surged compared to 2019. Single family homes that sold for $1 million or more during 2020 topped the previous year by 2,014 units, rising from 6,299 to 8,313 for a jump of nearly 32%. Included in last year's tally were 82 homes that sold for $5 million or more. The highest priced sale, at $17 million, was in Medina, and no I didn’t represent either the buyer or sellers. Next year! 
New Listing in LAKE FOREST PARK – 5405 NE 204th

I listed this home for sale this morning in my neighborhood of Horizon View in Lake Forest Park. It was built in 1977 and has impressive vaulted cedar ceilings on the main floor. Four total bedrooms, 2.75 baths, a second kitchen in the basement, massive wet bar, and a large deck with Cascade Mountain views. Listed for $725,000, check out the link here and let me know if you’d like a tour. 

The McCartney’s are doing well and staying very active. Ana is just under 2 years old and she is getting to be quite the character. Everyday she’s starting to put together longer sentences and I told Ashton that she has larger vocabulary than me now.  Her most recent favorite word is ‘poinsettia’, not something that comes up in everyday conversation but, good for her.  Big Felix is 7 months old now and on the verge of crawling and talking. Ashton and I are both working from home and staying safe. We are so happy to see that our eligible family and friends are beginning the vaccination process and we are patiently waiting for our turn. 
(Felix and Ana - the joys of our life!)
Thanks for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great weekEND!  
Posted in Market Updates
Dec. 9, 2020

Market Update - December 2020

The Market Update

Happy Friday! I hope you had a wonderful week and are getting all your last-minute shopping done this weekend. If you are like my family, you’ve turned to Amazon and other online retailers for 99.9% of your holiday shopping. I don't mind plugging Amazon since the company has been such a blessing for our young family during the pandemic, the diaper deliveries alone was worth the Prime membership. Plus, Amazon came out with Amazon Household accounts so your significant other cant snoop in your “Orders history” for gifts. I’m not sure how to stop my wife from opening the delivery boxes before me but that’s my problem, not Amazon’s.  

Amazon Christmas shopping deadlines:
  • Dec. 23: Last day to order more than 10 million items eligible for one-day delivery, free for Prime members with no minimum purchase.
  • Dec. 24: Last day to order millions of items eligible for same-day delivery, free for Prime members in eligible areas on orders over $35. Also, last chance for free two-hour grocery delivery, reserved exclusively for Prime members in select cities.
  • Dec. 25: Amazon eGift cards and Prime memberships are available.
Real Estate Market Update 
The median sales price is up 12.6% from this time last year in King County and Snohomish County is up 15.9%. We set another record for the amount time a house is on the market before going pending, in King County it was six days on market, while in Snohomish County is was FIVE. Inventory is so limited that I'm seeing multiple offers on the great looking houses within a single day on the market. My historical Lake Forest Park listing is now pending and I am gearing up for another busy year in this profession that I love!

What's going to happen in 2021
2020 was so predictable, right?! Ok, not so much but the COVID-19 vaccine hopes and a recovering economy are the pillars for the 2021 forecast. Home buyers will be motivated and heavily equipped to start off 2021 with a bang. We will see a surge of buyers come into the market in early January and buy up any of the winter leftovers. We will get back on track to the typical sales seasons as more listings will come on the market in late February.  Sales will then intensify throughout the spring and sales prices will peak in June and remain strong throughout 2021. 

Tips for Buyers and Sellers in 2021
For buyers, it will be the same old routine. You must be pre-approved or even pre-underwritten before you start your search. Once you find what you’ve been searching for, be ready to jump right in with an aggressive offer. Interest rates remain at all time lows but you can expect a slight increase as the economy improves. Hopefully, we will be able to resume Open Houses as restrictions start lift but until then, all tours will have to be scheduled ahead of time by all-star realtors, like me!

Ready to put your home on the market? The goal for sellers in a market like this is to get into a multiple offers bidding war, which is easier than ever in these conditions. The competition in the fast-moving market is fierce with buyers who are now using non-refundable earnest money and waiving inspections and financing. This is unprecedented compared to past markets and has huge advantages for sellers.

Here is our family photo with Santa. Our spectacular sister-in-law coordinated an in-home visit from a COVID-19 safe Santa at their house. Such a good idea! Ana is a year and a half and starting to repeat everything we say (New Years Resolution - clean up my language), Felix is 6 months old and eating and sleeping great. Ashton is our rock and continues to amaze me everyday. 

Thanks for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great weekEND!  
Posted in Market Updates
Nov. 3, 2020

Market Update - November 2020

Who's Hotter? Seahawks or The Market

Happy Friday! Our family had a great Thursday night watching the Seahawks in primetime! Great to see the defense show up when we needed to, and we have returned to first place in the division. With six games remaining, they have a 92% chance to make the playoffs. The Hawks square off next Monday Night (11/30) to take on the Eagles in another primetime game! Now we interrupt this sports update with some real estate news…

It's been widely reported by me and other real estate experts that the pandemic postponed the typical spring buying season to summer and has created a very active fall. In fact, October has seen its highest number of new listings in King County since 2007 and the highest in Snohomish County since 2008. More listings should flatten the price curve, right? Well not exactly, the buyers demand is so strong due to low interest rates and lack of listings all year that Snohomish County actually had its lowest October absorption rate ever recorded (1 month) and King County had it’s lowest October since 2014 (1.7 months). Absorption rates means that if no new listings came on the market then it would take “X” number of months for the buyers to snatch up every remaining house. We typically have about a 2 month absorption rate and during the Great Recession it King County had about at 10 month absorption rate and Snohomish County had a 12 month absorption rate. So, 1.0 and 1.7 months are very low numbers for October and indicate the market is moving fast! 

I have had a ton a of great reactions to my new listing in Lake Forest Park, especially to my marketing video that you can watch here. Just a few hours ago we adjusted the price to $1,399,900 and we hope that this one-of-a-kind historical home finds the perfect new owners. Great Lake Washington views, old-time charm, and deeded beach rights! Unfortunately, we cannot host open houses with the new Stay at Home Orders but I am available to schedule a private tour! 

I know Thanksgiving will have a different look and feel in 2020 but if are you looking for some fresh Turkey but haven't placed your order yet then time is running out! Rainshadow Meats is sold out! Bright Ide Acres Heritage Turkey's are sold out!  Double DD Meats in Mountlake Terrace has some turkey but only the biggens are left, 22-26 pound turkey for $2.49/lb. Call to order today - 425-778-7363. 

Thanks for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great weekEND!  
Posted in Market Updates
Oct. 2, 2020

Market Update - October 2020- Quick Update

Quick Update! 

I received FIVE offers in 3 days on my new listing in the Horizon View neighborhood in Lake Forest Park (CLICK HERE TO SEE THE LISTING). All contingences were waived and we are now pending! I usually don't send out pending updates but this is a great example of how the Seattle market is roaring right now. We had an offer review date for today (10/6) but the offers started coming in on Friday and they were just too good to turn away. 

Thanks for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great week!  
Posted in Market Updates
Oct. 1, 2020

Market Update - October 2020

Happy Halloween! 

Happy Halloween!!! Hope you're having a great October and that you’ll get to celebrate in some sort of safe and spooky festivities this weekend. The real estate market has not been spooked lately, in fact we haven’t slowed down a bit. I’ve documented in previous newsletter that COVID19 has decreased the number of available listings and combined with record low mortgage rates, it has created an ultimate seller’s market. For example, my list listing in Lake Forest Park sold for $75,000 over list price in just two days!

Today, I get the privilege to bring a fantastic historical home in Lake Forest Park on the market. Built in 1913 by developer Ole Hanson to attract potential home builders to his newly planned city of Lake Forest Park. The house has stood the test of time and stands proudly looking over Lake Washington. Hanson went on to become the highly praised Mayor of Seattle and was a dark horse Presidential Candidate in 1920 but lost the nomination bid to Warren G. Harding who went on to win the election in a landslide. I’m going to love giving tours of this gem!  Listed at $1,425,000 and I'll be hosting open houses on Saturday and Sunday (before the Seahawks game of course).  
Click here to get my video tour of the home!
We found time to make it to the Craven Pumpkin Farm a few times this month and our family loved every second of it! We learned few things; 1) Try to get there on a weekday. The parking lot filled up on a Saturday and they were turning cars away. Luckily, we spotted a side entrance and snuck in before the shut us out. 2) It is muddy. Try to go earlier in October for drier conditions. The paths got super muddy with all of rain and traffic and I spent most of the time helping Ana find her balance.

Ana (18 months) & Felix (4 months) with proud Dad and Mom. 
Congratulations to Jessica for winning our drawing of the autographed DK Metcalf helmet! Thank you for everyone that submitted referrals, we will be sure to do something like this again. Now if we could only get the Seahawks defense to tackle like DK!
Thanks for reading, I hope you enjoyed it and gain some value from these e-mails. Feedback is always welcome. I appreciate your support and hope you have a great week!  
Posted in Market Updates