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Real Estate Marketplace NW, Inc.

404 S Main St   PO Box 1252
Deer Park, WA 99006
Phone: 509-276-5445
Fax: 509-276-5626

Main Email: rempbroker@gmail.com


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 We provide legendary service 

at the highest level of professionalism,

to earn the trust of our customers

for lifetime relationships.


Testimonials Page

"Jane stayed in contact, returned calls & texts promptly"
"Jane keeps in constant contact with us & replies promptly to questions." Edward and Tammy
Kayla Van Doren "has very good communication and very personable."
Jim Palmer Jr. helped us to figure out what needed to be fixed and how to do it. His knowledge helped to sell our home. Would Recommend Jim Palmer Jr.! Irene
I was in the process of retiring from the US Army and transitioning from Kansas to Washington. Linda Schoening made our transition smoother by being responsive and patient with us. We have several properties in WA and because of Linda's professionalism; I want her to be the listing agent for all of them. Linda was responsive to my needs and ability to work with me from Kansas. Service was more than expected!
Regina & John
Dana Woodard was quick to respond to our questions. Dana made the experience of buying a house less stressful. Thank you so much for helping us buy our first home. Michael & Shannon
Jane Reilly was extremely helpful and willing to look at properties even when they were last minute requests. She always responded to our questions in a timely manner. She was patient with us and I felt very relaxed with her. She always told us of upcoming deadlines. Brian and Dawn
Tina Allerdings was very informative - stayed in contact throughout. Exceptional Communication. Tina was amazing! She covered all the bases & more. She made our part of the transaction go very smoothly. We could not have been more happy. Carly & Agustin
Jim Palmer Jr suggested improvements that increased my home's value. It was a nearly perfect experience! Robert
Jane "was very understanding" Irma
"Joe made it possible for us to select and buy our dream home when living out of state" Joe Penny
"Gina is amazing. We were so taken care off and she really went out of her way!" Brandon and Kasey
"Loretta was very attentive and patient with us" Amy and Jami
Melissa Ridler was outstanding & went out of her way! She has an outstanding personality & worked hard for us. Thank you Melissa! Girolamo & Gale
Jim Sr. was very patient & kind & a great negotiator. Mark
Mike Martindale was really alterative to our needs and honest. Thank you for a pleasant experience and smooth process Best Broker ever. Chris & Nicole
Jim Palmer Jr. is qualified & experienced in selling raw land. Richard & Alana
I was most pleased with the service I was given by Dana Woodard: promptness, knowledge, communication & best of all with a smile. Sandra
Lisa Jordan really listened to me and went out of her way to help.
Jane Reilly found me a home!!! Dennis
Sue Palmer Nearly constant availability - pretty amazing! It was outstanding - how do you improve outstanding!   Ron & Christine
Jim Palmer Jr "Always in communication, really pushed the property" Please feel free to use me as a reference. I couldn't have been more pleased! Really owe Don for sending me to you!! Roberta
Warren Schick knows the areas around Deer Park, sells comparison, schools etc...  It was great!! Thanks! Dann & Kathleen
I live in another state. Sue Palmer kept us up to date with emails. It was helpful. Thank you all for making it easier for me to sell my beloved Dads place. Casi
Jim Palmer Jr. sold our property; which was a private campground. I feel the Lord was helping all of us. We are very happy! Arthur and Jodi
Warren and Jim Palmer Sr. were the most helpful when I had to do the initial setup of the ad and photos. They both kept their promises. Have used Real Estate Marketplace before and would recommend the office! Joseph
We were extremely happy with Brandon Palmer. He was accessible and provided us with supreme customer service. We like the way he showcased our property on the internet. Brandon kept us posted via text, email and phone. Roy & Pauline
Joe Penny took really good care of us! Stephan & Hannah
We have used Jim Palmer Jr. before. Would recommend Real Estate Marketplace to friends. Jim kept in contact after the sale of our property. Aaron & Chongsoon
Dana Woodard helped navigate an extremely complex /frustrating transaction. There were no particular problems from my agent - she provided an awesome experience! Daniel
Linda went out of her way to explain step by step everything that we needed to make the sell happen. We were so happy. Our home sold in one day! Ronald
Loretta listed to our "wants", then found property to match. Will Highly recommend Loretta to folks! Michael & Evelyn
Jane went out of her way to list our property quickly. Jane was fabulous. She explained things really well, took our inputs and worked hard. Westly & Katherine
Joe Penny went beyond what he had to: always polite & helpful. James and Latisha
I have had the pleasure of Having Linda Schoening represent me as a buyer's agent. Linda's name was given to me by an acquaintance who said "if you want somebody good, Call Linda Schoening". Fortunately, I did. That statement is accurate, to say the least, and is based upon my personal experience.
From the first moment we met at your firm, I knew she was "the one". She was professional and obviously knowledgeable. She asked just the right questions for my situation, and answered all my questions ( of which there were so many) without hesitation. And she did it all with a smile. By the time the initial interview was completed we were both laughing and I knew I was in good hands.
Fast forward to yesterday (4/3/2019) when I closed on my house in Newport. I’m sure you’ve heard it before, but let me add to the chorus: I am thrilled. It just means so much. I COULD NOT HAVE DONE IT WITHOUT LINDA!!!
Of course we looked at other properties (translate to waded through the snow together), but once the Newport house was on our radar, things got serious. We made several trips to Newport. One, in fact, was just in the nick of time before our last big snow storm. She truly went the extra mile – literally!
To summarize: Linda Schoening is an asset to your firm. I cannot praise her enough.
Dana is a wonderful broker and a great asset to have on your side when selling property. Thank you Dana for everything! She talked with us; worked with and for us! Shane & Jodi
Have bought and sold a couple houses and property as well. I highly recommend this office. All Of the agents are great however my two favorites are Sue and Jim Palmer. The receptionist is wonderful too! They always went above and beyond my expectations and always communicate no matter what day or time of day it was. Highly recommend!!! D.Prosser
Jim Palmer Sr. kept me updated with information on prospective offers and what other properties are being offered at. I would recommend Real Estate Marketplace NW! Jason
Dana worked well - very responsive. Made the offer & closed the deal. Michael & Robin
Brandon was very patient & sent emails with new listing properties. Everything was just fine! Perfect! Thank you so much!!! I'm very satisfied! Eva
Brandon's service as my broker was more than expected! He waited at the house for a service provider b/c I couldn't be there Larry & Louise
Warren Schick has Good Communication & Friendly Service! William & Michelle
Dave Atherton.... Sell the next one ..... Oh you already have! George & Maralee
Jim Palmer Jr informed me of the progress from day one to the completion of the sale.  This Real Estate program was always handled in a skilled manner.  I have no recommendations to make it better.  I found him from his weekly new articles.  Don
Linda Schoening was always helpful & was on top of looking for homes that would meet our needs. Linda made sure that we understood everything step by step! Joseph & Donna
The transaction went so nice & smooth. Linda Schoening wanted to make sure that everyone was happy & went over the top to meet everyone's needs. Thank you Linda! Donna
Gina was amazing & exceeded all expectations. She is simply superb to work with.  Her service was more than expected and she only showed us houses that met our criteria & were within our price range. Anonymous
Britney Inglis "We were very pleased with the whole experience". Gary & Lonna
Jim Jr. was proactive in anticipating my questions and our needs. Would recommend Real Estate Marketplace! Darrell
Jim Palmer Jr is very knowledge and fights for his client. You're excellent! Forrest
Kayla VanDoren was determined to help us. Great Personality! Her service was more than expected. Beau
Jane Reilly assisted in making our real estate transaction go very smooth. On a scale of 1 to 10 (10 being excellent) - 10's all around! David and Kimberley
We had a great experience! Joe Penny's service is more than expected! Thank you so much! Greg and Lori
Jane Reilly helped us with buying a property for the first time! Just keep on doing what you do. Real Estate Marketplace is awesome! Jacob & Julie
Jane Reilly was familiar with the area so she knew how to appeal to buyers.  Everything was great, Jane knew her market and our property sold in a week. Terry & Susan
Gina Langbehn was extremely helpful and organized!!  You couldn't do more than you did. You were amazing Gina!! Glenn & Cheryle
Sue and Jim Palmer Jr, What did they do that was most helpful and special?  Many things- attention, time, advice and guidance.
Gerald & Auleen
Jim Palmer Jr kept me informed & explained things that we had questions about. It went well and everyone we dealt with was very helpful. Art & Earlene
Debbie Novak helped the entire way, answered all my questions! Chelsea
Thanks for everything Dave. Dave Atherton listened to me & knew our needs. Stephanie and Ronald
Debbie Novak is very knowledgeable and helpful regarding the home building process. Debbie is amazing! Devon and Summer
Jim Sr. always did what he said he would do. Great follow up! John C.
Dave always does excellent work! Excellent Communication & Negotiation! Rod
Very please with the service I received from Jim Palmer Jr.; he understood I needed to sell as-is.Rather then have to stage for top dollar. It was helpful to have Jim, under the circumstance, of working with my out of state son, Jim took over the last days water problems, and he had patience with my signing/returning calls. Debbie T.
Jane provided extraordinary service. Follow-up and follow through, kept us in the loop! I would recommend Jane without reservation. Allen & Lori
Dana was very helpful. Helped me find proerty lines, recomended a surveryor, helped me with much more.... I was shocked at her efforts and willingness to help me! Everything was wonderful! Scott
Sue is very knowledgeable - Did what we asked and gave us great advise. Above and Beyond helpful. We had a great experience. Sue was always available to answer questions. Made us feel less stressed - kept us updated. Scott and Tracy
Everything was perfect! You guys are awesome! Jim Jr. gave us a ride to look at the property in his snow machine! Dale and Alicia
Jim Palmer Jr did a great job! Bart
Lisa Jordan made sure that all the paper work came promptly and called to make sure we understood the content of the contract. Edward & Linda
Jim Palmer Jr- Service was outstanding. Duane D
Gina did a great job. She was very helpful and she's always there when you need her. Her service was more than expected. Excellent job.... Thank you very Much Gina! Barry
"Office staff went above and beyond. They helped us get a notary and sent a fax that had nothing to do with the transaction" Floyd & Sue
"Warren Schick had the property plowed out when i got there to do it for the new owners... it was already done" Floyd & Sue
Lisa is an excellent agent - service received was more than expected. The advertising and interaction with people was most helpful. Melvin
Warren kept me very well informed - service was more than expected. The ladies at the front desk were very professional! Kodie
Referred to Jim Jr. through the local Deer Park Newspaper. Jim Jr. suggested our property be split into smaller pieces - for advertising - it worked! Susan
Mr. Joe Westenskow was a pleasure to work with. I am out of state. He made sure the corners were determined so it was ready to sell the property. Joe provided service that was more than expected. John and Claudia
Lisa was very available & her husband's input was helpful. Janenne
Dave assisted with selling our home and purchasing our new home. Dave got us in to look at the house ASAP and even helped us word our offer to look appealing and be accepted! Dave is great at answering his phone or returning calls in a timely manner. Timothy and Holly
We live out of state. Loretta was really responsive via email, so we felt like we always knew what was going on when offers came in. Jim and Susan
Kayla and Dana are an excellent team. Both are very professional,knowledgeable, as a buyer's broker they really kept us informed and did whatever it took to help with the purchase! There were frustrations in general with purchasing a manufactured home on land - Dana was very helpful/knowledgeable. Tim and Lori
Lisa explained everything to us step by step so we understood everything. She stayed in constant contact with us so we knew everything that was taking place. You can't make "perfect" any better. Our experience with Lisa was more than expected! Kathy and William
Warren kept me informed and answered all of my questions! My experience with Warren was Outstanding!!! Darel and Jennifer
Tina went out of her way to helpme pick up a septic tank top when I did not have time. Her service was more then expected! Jenny
Gina was available always for any questions! Carol
Jim Jr. told us the house did not need to be perfect to get on the market - he answered our questions! Would recommend Real Estate Marketplace NW, INc. George and Netti
Lisa treated the buyer well. Lisa did exceptionally well. She sold twice as much property as my last agent did. Melvin
Lisa worked for us and was HONEST! Made the sale no hastle. Lisa did a Wonderful Job! Gary and Jana
Jane is a very professional agent. Jane worked hard to sell my home. Jane researched new ideas and lake understandings. Jane would be an excellant Lake Realtor now. Very polite, respectful and available. She used her personal website & professional photgraphy. Made sure my house remained secure before and after showings. Jolene
Joe Penny gave me a list of things to do the house to help it sell, among other things. The service he provided was More then Expected! Joanne
Loretta was always available & made time for us. Her kind nature always kept us calm. Her professionalism under constantly changing problems was a testament to her and Real Estate Marketplace. Timothy and Gaylene
Jane Reilly showed us several properties all over the place and made a couple of offers for us; made sure we checked feasability. Sonny and Kelly
Dana and Wendy were amazing from first contact- signing of papers. Very prompt on returning calls, answered questions I forgot to ask and taking care of our needs. Excellent service! Paul & Kelly
Tina was so knowledgeable about everything, but the most help was with the well & helping us find a way to resolve the issues. She was ahead of the game in everything that needed to be done,from start to finish with this sale. It was a good experience for us to work with REM. Sherrie
Brandon Palmer is easy to get ahold of! It is nice to get a person, not a voicemail! He did more than I expected. Josh W.
Lisa was on the out look for us. She knew exactly what we were looking for. Lisa was always there for us!!! How can you out do Outstanding?!? William and Geraldine
Hello: I want to thank you both Jim Palmer Jr & Brandon Palmer for all the hard work you put in on the sale of my property. Thank you, Jim, for having Brandon contact me. Brandon, you are a gem, and got Buyer to sign. I know behind the scenes work can be tiring, and you both deserve kudos for doing such a fine job. Beverly F
Lisa takes cares of things in a timely matter. Lisa went out of her way to make sure everything was in order and took time out to explain and answer questions - multiple times!!! William and Geraldine
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 There's a reason why REAL ESTATE MARKETPLACE NW sells more property than any other Independent firm in the region.

Our professional real estate brokers KNOW the difference between City properties and Country properties so we can better serve you!

We serve clients from " South of Spokane to the Canadian Border"

Don't take our word for it -- to see What Our Clients have to say about it!

Visit our Testimonials below!

Our relentless quest is to be your Realtor®  for life.

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Real Estate News!!!

Latest Realty News from NAR

Broker's Blog

Danger, Danger! Wire Fraud Alert

There is a crisis sweeping through the real estate industry now that can be totally avoided by taking a few simple precautions. I have warned about this danger in a previous article, but it bears repeating because this problem has only intensified in the... Read more

Transaction Orchestration

When I think of what happens between the time a real estate agreement gets signed and it’s closing, my mind conjures the image of an orchestra conductor who directs with movements of the hands and arms and baton. Sometimes the conductor’s mov... Read more

L&I Inspections

Manufactured Homes do not fall under the State Building Code of Washington since they are not built on site. The Department of Labor and Industries has been tasked with the supervision of Manufactured Homes at the factory as they are being built and in t... Read more

Is Home Condition Important?

I recently got asked the question, “Should I finish my partially finished home before I sell or not?” A similar question comes from home owners who have a lot of deferred maintenance and they want to know which of all the items they should co... Read more

Multiple Listing Service Still Relevant

Over 100 years ago real estate brokers in Spokane formed an Association designed to encourage cooperation among brokers. There are similar Associations throughout the country that have one thing in common, they own and operate a Multiple Listing Service,... Read more

Why a Housing Shortage?

This past year has been a difficult year for real estate buyers who have been searching for a home. There has been a severe shortage of available inventory, the likes of which we’ve never experienced. There may be several contributing factors to th... Read more

Do It Yourself?

It is a regular occurrence in the real estate business to find problems with the title of a property. Such issues are usually only discovered once a preliminary title report is issued. Problems range from workman’s liens, court judgments, lack of ... Read more

Farmers, Is Your Lease Written?

There is allot of agricultural land in our region that is being farmed by someone other than the land owner and many of these ground leases are not written. Usually when I ask to see a copy of the lease, the land owner cannot provide any documentation. ... Read more

Home Ownership – Risk or Blessing?

Recently a buyer balked when writing an offer on a home because they didn’t think it was fair for them to spend $400 on a home inspection especially if they were to decide to opt out when it became obvious that there would be too many issues to over... Read more

Want To Fire Your Agent?

Sometimes sellers hire a listing agent, who seems to offer all sorts of promises, but then things don’t really work out the way they said and the seller gets frustrated and wants out. The question is, “do they have the right to terminate the ... Read more

Truth Telling

Have you ever been around someone who always starts out their sentences with, “Honestly, “? It sort of makes me wonder if they are ever telling the truth! In the context of real estate brokering most of us think that honesty is a premier tra... Read more

Private Property Rights Strengthened!

I am a strong proponent of property rights (as are most real estate owners), so it was with a glad heart that I received some great news today from the National Association of Realtors® concerning property rights! This past Friday, June 21, 201... Read more

Boundary Dispute? Not Yet.

There is a question on the State mandated Seller Disclosure Statement that says, “Are there any encroachments, boundary agreements, or boundary disputes?” That question is usually answered quickly and definitively by most sellers as a resound... Read more

Bare Foot Bob

Some years ago I was with a surveyor and a land owner while attempting to show the owner his property corners. The survey had been done many years before but the old pipes used for markers were buried under several inches of duff. As we trudged through ... Read more

Is Your Broker a Professional?

Some consumers wonder what they are really paying for when they hire a broker to represent them. There are many misconceptions in this regard and some bitter feelings because many do not understand that they are paying for much more than a chauffeur/ doo... Read more

Why Experts Get Paid More

After moving around the world a lot, a middle-aged woman felt she knew a thing or two about selling real estate. Her impression was that she had everything she needed in the palm of her hand (smarty pants phone) and all she needed a broker for was to ope... Read more

Life Estate vs Reverse Mortgage

Recently I helped an elderly gentleman who had a stroke and could no longer remain on the remote property where he had lived for more than four decades. When questioned about using his property as an asset to help fund his new assisted living arrangement... Read more

Beware of Snakes!

The other day a friend killed a rattle snake that had wandered into their yard on the west edge of Williams Valley. That type of interaction always rattles those of us who don’t really care for slithering sneaky reptiles (pun intended). I’d ... Read more


Often times when people think of covenants they think of religious vows or flowery promises between spouses, but usually not real estate. According to Webster’s Dictionary, “a covenant is an agreement or a promise,” which is true in that... Read more

Seller Disclosure

Many years ago the WA State legislature passed a law that requires all sellers of any real estate to complete a standardized Property Disclosure Statement. There are three versions of this disclosure statement; Commercial property (of any type), Unimprov... Read more

Fear Factor?

A few years ago I was asked to speak to a group of young adults about the benefits of owning real estate and the process of purchasing. The average age in this audience ranged from 18–30 years old. As the evening progressed, I realized that most of... Read more

Don’t Trespass!

Is it okay to access property just because it has a For Sale sign on it? The answer is NO of course, but this question recently came to my attention because of a tragic accident that happened in an empty subdivision recently. Several naïve youth w... Read more

The Scrum

If know anything about rugby, you’ll know what a scrum is, but if you don’t, let me explain at least what it looks like. At certain points in a rugby game, players from both sides gather in a tight circle and the ball is dropped in the middle... Read more

Want to Pay More?

In my previous life as a grocery manager, I noticed that no one ever paid more for their groceries than the price listed on the shelf, even when demand was high for items like propane and water during a power outage. Yet, in my real estate career I see t... Read more

March Madness

As I sat at my desk this morning filling out my bracket for the NCAA basketball tournament I was interrupted countless times by business. Can you imagine that? It is mid-March and the sun is finally shining and after a very blustery winter season it app... Read more

“Buyers Are Liars” (part 2)

In a recent article I detailed the position of Realtors® concerning the lack of honesty of buyers. Don’t misunderstand! I’m not trying to portray Realtors® as super heroes who are overworked and abused; it’s just that I think a... Read more

Buyers Are Liars?

There has been an offhand saying among Realtors® for many years that says “Buyers are liars!” How can a statement like that be fair, since it is obviously an over generalization? Fair or not, there is a root cause to this perception. Ma... Read more

USDA - No Down Payment

USDA - Zero Down Payment Many buyers know that there is zero-down-payment requirement for Veterans who apply for a VA loan, but most buyers who have not had a military background don’t realize there is also a zero-down opportunity for them. T... Read more

Realtor Code of Ethics –Excerpts

Many decades ago the National Association of Realtors® drafted the first version of its Code of Ethics and Standards of Practice which has actually been the model for real estate agency law in most of the states. The preamble to the Code of Ethics su... Read more

Danger, Danger! Wire Fraud Strikes Again!

A couple of years ago I wrote about how my email had been hacked and then told about how crooks were using wire fraud in real estate closings to bilk unwary buyers out of hundreds of thousands of dollars. The criminals who relentlessly pursue opportuniti... Read more

Is The Grass Greener On The Other Side Of The Fence?

The other day one of my brokers shared an experience they had with a seller client. The listing had been on the market for a long time because it was a difficult property to sell. The seller had been considering hiring a different broker “just to ... Read more

Market Activity 2019

Statistics generally bore me, but with the right data and presentation they can be very educational. For example, a graph representing “number of sales on less than one acre” reported by the Spokane Multiple Listing Service spanning from 1982... Read more

Market Activity 2019

Statistics generally bore me, but with the right data and presentation they can be very educational. For example, a graph representing “number of sales on less than one acre” reported by the Spokane Multiple Listing Service spanning from 1982... Read more

Realtor® Trademark

A few days ago, I overheard a conversation between two brokers who were talking about other Realtors® and I was surprised to hear them mispronounce the word like many consumers do. Real-a-tor was the mispronounced version. The correct pronunciation ... Read more

More Fake News

Recently there has been a flood of radio ads promoting a company called Hometitlelock.com, who claims you are at risk from thieves who can easily swindle you by using the deed to your home. All they want is $14.99 per month in exchange for protection fro... Read more

Dual Agency

In 1997 the Real Estate Law of Agency in Washington State changed dramatically. The new changes were evolutionary and made the law conform more closely to actual practices. For example, sub-agency was abolished making it less confusing for sellers and b... Read more

Easy To Pick?

Some years ago, I created a personal marketing ad that shows a young child picking his nose. The caption read, “It’s not as hard as you think to pick a good Realtor®”. I still believe that is true today! I recently heard a ... Read more

The Last Thing On Your Mind

It’s Christmas Eve and I’m sitting here thinking about you,…(really!) and I know this topic is the last thing on your mind right now,…that is your water and your well. I’m reminded of a story in the recent past where a fam... Read more


Often, out-of-area-buyers look at property only during seasons of the year when there are not adverse weather conditions. Knowing how weather might affect a certain property or certain types of structures could be a vital deciding factor. Since there ar... Read more

Bad Actor

I recently received a nasty voice message from a buyer who had called to see one of my listings. I was out of town and in my absence an assistant was diligently attempting to field calls and handle business. The message spewed by this impatient person w... Read more


Property rights seem to be an ongoing hot topic since there are many people or entities that seem particularly intent on infringing upon those rights. Ownership of property is one of our country’s basic rights that we should never take for granted! ... Read more

Legal Surveys

Legal Surveys A generally accepted method for identifying boundary lines and verifying the size of a property is to have the property surveyed, and corners identified and marked. A survey will confirm that the legal description is accurate and that... Read more

Is Dowsing Real?

Dowsing or “water witching” is often used in the process of attempting to locate the best location for a well. While there is no scientific evidence that witching for water is effective, I have seen it used many times with success. L-shaped ro... Read more

Is Dowsing Real?

IS DOWSING REAL? Dowsing or “water witching” is often used in the process of attempting to locate the best location for a well. While there is no scientific evidence that witching for water is effective, I have seen it used many times with su... Read more

Formal Assumptions?

Back in the old days of my real estate career (almost 3 decades), formal and simple assumptions were common place. Like high buckle shoes, that practice quickly went by the wayside, but evidently is not totally extinct. While we won’t ever again s... Read more

Archaeological Sites

In a recent case in northern Stevens County the owner of a new subdivision was asked to cease and desist in his ground work because of the discovery of evidence of archaeological artifacts from an era when indigenous tribes populated the area. When he re... Read more

Why People Hate Real Estate Agents

One day in a casual conversation some folks made the comment, “I hate Realtors®”. I ignored the comment, partially because I’m used to comments like those and partially because they qualified their rude outburst by saying, “Bu... Read more

What? No House Payment?

After a recent sale of their rural property, an older couple moved to another area to be closer to family, hospitals and doctors. The general idea was to scale down, but they found that prices were higher than they thought in the town and state they had ... Read more

Why Title Insurance?

In a recent personal transaction where I was purchasing a small inexpensive lot, the owner balked at my suggestion that he purchase a title insurance policy prior to closing. He said that he had sold many properties without paying for an expensive title ... Read more

Why Can’t We Just Be Fair?

Recently I attended a class designed to instruct Realtors® on Fair Housing Laws. I was impressed by the fact that we still have to create legislation for something that should come naturally to anyone who practices the Golden Rule. One of the presen... Read more

Adverse Possession

The other day an inquiry came across my desk concerning a fence encroachment. The person wanted to know “How many years does it take for a fence encroachment to be grandfathered in?” The questioner assumed that because they had built a fence... Read more

Dispelling the Myth

I heard through the grapevine this week about a seller who hired a multi-state broker because they thought this out-of-area-broker was more capable of promoting their million-plus property outside the area than a local broker. In another case, a seller c... Read more

Timber Management

If you own property (residential or raw land) that has trees then you may be eligible for a reduction in your tax rate. Washington’s Timber Land and Designated Forest Land tax classifications reduce taxable land values for landowners whose lands ar... Read more

Surface Water – Blessing or Curse?

About every other phone call I receive concerning a buyer’s interest in purchasing raw land includes the desire to have a creek or pond or some type of surface water on the property. I certainly understand that desire, since the presence of surface... Read more

Fire Prevention

With all of the acrid smoke from the raging wildfires in our region, many of us are thinking about fire prevention, especially in rural areas. This came to a head for me a couple of years ago when a house fire near my property quickly turned into a ragin... Read more

The War On Yellow Jackets

A month ago when I walked outside at my home in the woods to enjoy a little fresh air, I was greeted with a loud and steady buzzing noise. It seemed as if all of the yellow jacket larvae had busted out of their cramped cells all on the same day,…a... Read more

Deferred Maintenance

Most homes have some degree of deferred maintenance, but let’s talk about those items that are worn out or broken that you have procrastinated because you are too lazy…or because you don’t really want to invest money into those items ri... Read more

Need More Water?

Is your well giving you problems with low or no flow? It may not be because there is not water. Many folks think that because it is hot and dry out now that the low flow in their well can be attributed to drought conditions. That may not be the case at... Read more

Closing vs. Signing

One commonly misused term among brokers in the real estate business is the word “closing”. Realtors® often refer to the document signing time as if they were “going to a closing” which is inaccurate and which can create misund... Read more

Do I Have To Tell?

What if someone died in a home? Is the real estate broker obligated to disclose this information? This question has a complicated answer! Let’s say that the seller instructs a broker to withhold such information from buyers since they feel that if... Read more

Nasty Neighbors

Everyone probably knows someone in their neighborhood who is the busy-body or the neighborhood crank. Recently I heard from someone in a rural neighborhood of 20 acre parcels (where I have several lots listed) that they had seen one of the neighbors tear... Read more

What Pushes the Market?

In the real estate business, brokers are frequently besieged with negative comments from folks who have little understanding about what makes the market tick. In a recent coffee-infused gab session, one such heckler emphatically insisted it was Realtors&... Read more

The Struggle For Sellers

In the current sellers market it would seem that sellers have the luxury of choosing from many qualified buyers and that it should be easy to pick the best offer. It is more of struggle that you think to find that truly qualified buyer! Not only someone... Read more

Marijuana and Real Estate

No matter what side of the argument you are on, it may pay to know that there are still huge risks involved in anything to do with marijuana. Even though a majority of voters in Washington State passed an initiative that legalized marijuana, it is still ... Read more

Agent’s Legal Duties

There seems to be much confusion among some consumers regarding their view of real estate agent duties. Many complaints that come to the Department of Licensing have to do with the opinion that an agent didn’t fulfill their legal duty because of th... Read more

Crops and Property Sales

In the fundamental real estate course that every licensee must pass, one of the topics is emblements (crops), and who owns the crop on a property that sells prior to harvest. The law leans heavily towards the farmer on this topic, even if the farmer is no... Read more

Sellers Beware!

Recently a buyer made an offer on a rural home without viewing the property first. The agent he hired advised him to view the property prior to making the offer, and further insisted that he at least view the property prior to closing. Instead of follow... Read more

Financing Hurdles

Recently a rural seller signed a purchase agreement that was contingent upon financing, thinking that it would be smooth sailing because the buyer appeared to be very qualified. What they did not realize was that the property must also qualify to fit the... Read more

Fake News

Almost every day each of us sorts through our own pile of junk mail and fake news, trying to decide what is real and what is relevant. Sometimes it is hard to tell! One trend in the fake news arena is that some well recognized sources for real estate ha... Read more

The Gamble

To list, or not to list is a question most sellers ask, at least if they don’t have to move immediately because of a job change or other life change. Is this the best market to list a property where you will gain the most advantage from a sale? Th... Read more

Fair Housing Update

In our politically charged society, discrimination in many forms continues to be at the forefront of the daily news cycle. Realtors® have taken giant steps to be sure that this does not happen in our industry, including enforcing their Code of Ethics... Read more

Fair Housing

Fair Housing Update In our politically charged society, discrimination in many forms continues to be at the forefront of the daily news cycle. Realtors® have taken giant steps to be sure that this does not happen in our industry, including enfo... Read more

Earnest Money Disputes

Earnest Money in the real estate industry is usually described as “liquidated damages.” In other words it is designed as a remedy for losses to the seller in the event the buyer is not able to perform, or if they just change their mind and ba... Read more

Seller Finance, A Thing Of The Past?

While listing a property recently, I asked the seller what they would be doing with the money, since he owned the property free and clear, and had no mortgage to pay off. He wrinkled his nose as if the question made him uncomfortable and bluntly asked wh... Read more

Incompetent Lenders

In the frenzied sellers market that we are currently experiencing, there are a lot of new faces in the business, all trying to capitalize on the flow of money while it lasts. These eager but inexperienced real estate related practitioners include, apprai... Read more

Material Facts

Washington real estate licensees are obligated by statute to “disclose all existing material facts known by the broker and not apparent or readily ascertainable to a party, though this statement does not imply any duty to investigate matters that th... Read more

Privacy Violated?

Recently a buyer became agitated when they realized that the sellers agent had called and talked to their lender. They were upset because they thought their privacy had been violated. Even though the lender was tight lipped about the buyer’s perso... Read more

Buyer Beware

When a Washington State Court of Appeals,(in the case known as Douglas v. Visser) reached a verdict, the decision stunned many in the real estate community because it signaled the strong swing of the legal pendulum back toward the legal principle of cavea... Read more

Dangers of Electronic Signatures

When the concept of electronic signatures came to the forefront of the real estate industry, old timers in the business were horrified by that thought. How would we keep our clients safe? How would we keep up in a world that was moving swiftly towards e... Read more

Contract Enforcement

When something goes awry after the close of a real estate transaction, the first person on the list of who-to-call-for-a-solution is usually the Realtor®. That predictable instinct is understandable, especially if there has been a level of trust buil... Read more

Is Your Agent In The Way?

Every real estate transaction is inherently adversarial in nature. That very reason may be why you need an agent, but not an agent who makes that process harder! Their job should be to make any conflict seem easy instead of difficult. Membership in a M... Read more

Habitat for Humanity

Several years ago Habitat for Humanity, a service based organization, purchased a 20 acre parcel in the city limits of Deer Park in order to build their style of affordable housing. When they first announced their intentions, there were many naysayers w... Read more


Manufactured homes have been around for many years now and may get a bad rap sometimes. Since they came to the property with wheels attached, for many years they were labeled mobile homes. There have been some famous redneck jokes that highlight this fact... Read more

Land Buying Questions

Slow land sales and low inventories have plagued the real estate market for the past couple of years, mostly because of the consequences of the Hirst Decision. Since that dilemma has been rectified by our legislators recently, Realtors® expect land s... Read more

Timber Management Plan

If you own at least 5 acres with trees in Washington State your property may be eligible to enroll in the Current Use Program which could reduce your yearly tax bill significantly. The program is intended to give a tax break to those who grow trees for h... Read more

The Endowment Effect

In a real estate transaction the stakes are usually high, whether it’s economic or emotional. For purchasers it may be the stress of making a purchase many times larger than every other kind of purchase that they have ever made or will make again.... Read more


Manufactured home sales in our rural area seem to continually be a significant portion of the real estate market. The advantage of quicker installation along with the fact that they are less expensive than site built homes makes this option for housing se... Read more

Breaking News - Hirst Legislation

Breaking News - Hirst Legislation A few days ago, our Washington lawmakers passed a new bill (that has been signed by the governor), reversing the basic legal conclusion of the Supreme Court’s Hirst Decision regarding water availability. Thi... Read more

Trouble Free Transaction?

Realtors® sometimes receive negative feedback from sellers or buyers concerning how a real estate transaction transpired. Those sellers or buyers usually blame one or the other agents for those troubles. While it might be true that one of the agents... Read more

Get Started the Right Way

Recently a bitter buyer walked away from a purchase that had been in escrow for several months. The lender had finally rejected the loan and the deal flubbed. Enraged and embarrassed by the process, the buyer severed all communications except for blamin... Read more

Should I Log My Property?

Property owners who have trees often ask whether logging would be the right thing to do if they are considering selling their property. The answer to that question depends on several factors. Will the logging significantly change the aesthetic value of t... Read more

To Fix or Not to Fix, That Is The Question

Realtors® are often asked by potential sellers what they would recommend to be fixed prior to the seller putting their home on the market. There are no pat answers to those types of questions because each property is different, every circumstance is ... Read more

Should You Hire a Home Inspector?

In some real estate markets the competition has heated up to the point that it is much like a piranha feeding frenzy with multiple offers on each property within hours after the initial listing hits the data base. That means market-seasoned-buyers are pu... Read more

Homeowners Insurance

There are many cost issues to consider when you own residential real estate or when you are considering the purchase of a home. One of those issues is homeowners insurance. Can you even get insurance on certain types of properties? Is the insurance cos... Read more

Code Of The West

“Don’t squat with yer spurs on!” is part of the old cowboy code of the west that is filled with funny and seemingly obvious practical statements! Though this article isn’t that, it does include some practical ideas. Several years... Read more

Open Range

As my wife can attest, I love a good western movie! Many of my favorites (such as The Cowboys with John Wayne or Open Range starring Robert Duvall and Kevin Costner) romanticize the idea of the open range concept where cowboys free graze their cattle acr... Read more

Over Priced?

There are many strategies involved when selling a home and pricing is just one of those, but arguably is the most important! If a home is overpriced it is likely to languish on the market, even if the market is hot and inventories are low. There has nev... Read more


Recently one of my seller clients complained about how a showing went on his property with a buyer and agent from another company. Somehow the irritated seller equated the buyer’s very brief look at the property with something that I must have done... Read more

It Smells Like a Phish!

I have wonderful memories of great fishing adventures and the thrill of learning to dupe a fish into taking my artificial bait! So, I can understand why one of the newest forms of internet scams is called phishing. According to Wikipedia, “Phishi... Read more

Political Mumbo Jumbo

After reading articles last week concerning the comments of several local political candidates, I was so frustrated by two of the candidate’s ideas that I just have to respond to the nonsense they are promoting about the Hirst Decision. This is not... Read more

Water Rights Update

Every day I spend time explaining to people the current status of the Hirst Decision and how it has affected the real estate market and marketability of certain land parcels, so this is an attempt to offer an update concerning the current state of affairs... Read more

Market Analysis

Market Analysis Realtors® are often asked by property owners to prepare a Comparable Market Analysis (CMA). Some of the reasons a property owner may want this information concerning the value of their property may include the need to settle an ... Read more

Common Sense

In a recently aired rerun of the TV classic, Leave It To Beaver, I was tickled by one of the interactions between Wally and his younger brother Beaver. Beaver was distressed because he was soon to take an intelligence test at school. Because of his poo... Read more

Smoke and Mirrors

Lately there have been many radio ads in our region touting the benefits of an innovative real estate selling technique that is “free or 1%, your choice” according to their brazen claims. While this method of “no agent” selling is... Read more

Simple Offers Aren’t So Simple

Recently I received a written note in an email from a potential buyer concerning their desire to purchase a property that I had listed. They emailed me their “offer” which contained about 3 sentences in total. I suggested to them that I coul... Read more

Market Update

I get asked questions very frequently about the status of the current real estate market because most people are really interested in that information regardless of whether they are selling or not. So, here is an attempt to offer a quick market update! ... Read more

Manufactured Homes – Tie Them Down!

In recent years the lending industry has gone through a lot of ups and downs and changes, especially concerning Manufactured Homes. In the last real estate boom that ended abruptly in 2007 it was relatively easy to find financing for a Manufactured Home ... Read more

Don’t Bet On a Bidding War

Every time the market gets crazy, like it has been recently, the possibility exists for a purchase to turn into a bidding war. This is always stressful for the anxious buyer because it causes them to stretch further than they wanted in order to prevail. ... Read more

Do You Live In Your House?

I recently attended back to back closings for a pair of clients who were scaling down and moving for the second time in a few years. They were bemoaning the fact that they still had some cleaning to do before they were willing to hand over the keys to t... Read more

Consumer Alert

Consumer Alert! by Jim Palmer Jr. - Real Estate Marketplace N.W. Inc. Several years ago thieves figured out a way to scam the real estate buying public. This type of thievery is way different than a petty thief who grabs a few items out of your b... Read more

Is Your County Looking Out For You?

During a recent residential acreage sale, the well was tested for potability based on Stevens County Health Department minimum standards (lead, arsenic, nitrates, coliform and uranium). When the lab report came back it revealed an extremely elevated leve... Read more

Compromise Experience For Availability?

A month ago I listed a property on one day and then left town for a 4 day vacation the next day. Boy, did I hear it from my client when I returned! I guess they felt like I had taken the job to baby sit their listing 24 hours a day, 7 days a week withou... Read more

Unexpected Extensions

Probably the most often renegotiated item on a purchase agreement is the closing date. When that happens it usually disrupts the lives of buyers and sellers in significant ways, but most of the time it is out of their control. For example, in a recent ... Read more


When most folks think of the word salesman, our mind conjures up images that we have seen in old western movies that portray slick traveling salesmen using their conniving persuasion to convince someone to buy their wares, usually some tonic that claims t... Read more


This last week we celebrated our Independence Day and most of us probably went to the lake or went camping and probably watched some fireworks. I did those things too! But I also pondered a great deal and experienced heart-felt gratitude for the favorabl... Read more


Even though radon has been found in homes all over the United States, our area here in Eastern Washington has documented some of the highest levels of this invisible threat. Our tri-county area is considered Zone 1 which is known as the “red”... Read more

Something Patriotic

As I pondered the national holiday that is upon us, Independence Day, it made me think about patriotic things, like the men and women who fought in that great conflict we now call the Revolutionary War. Those patriots paved the way to create a new natio... Read more

Real Estate, Invest for Wealth Building

A few years ago I was asked to speak to a youth group about real estate, the benefits of owning it and the process of purchasing. The average age among these young men and women ranged from 21-30 years old. As the evening progressed I realized that most... Read more

Mr. Seller, We’ll Play by These Rules!

When a buyer sits down with their broker and crafts a purchase agreement to be presented to a seller, they are essentially saying to the seller, “here are the terms we are offering AND here are the rules we agree to play by.” I am specificall... Read more

Pay to Play?

Pay To Play? by Jim Palmer Jr. - Real Estate Marketplace N.W. Inc. In a previous article I promoted a meeting at Spokane County Water Resources which many of you attended. The sheer numbers of attendees obviously took the facilitators by surprise, ... Read more

The Bugs are Here

The Bugs Are Here! Spring is here and the bugs are out! This is one part of country living that can be difficult! Some years ago my family was faced with a dilemma. Our new home was infested with pesky carpenter ants. We tried all the store-bough... Read more

Exclusive Listings

Exclusive Listings by Jim Palmer Jr. - Real Estate Marketplace N.W. Inc. As a listing agent, it is a regular occurrence to receive calls from buyers who think they must deal directly with the listing agent in order to view or purchase a property. ... Read more

Real Estate Acronyms

Real Estate Acronyms by Jim Palmer Jr. - Real Estate Marketplace N.W. Inc. There is an acronym used frequently among Realtor® ranks, FSBO (fizz-bo) that means, For Sale By Owner. That label is assigned to any property that is not listed by a r... Read more

What Stays With the House?

What Stays With the House? Many times after a sale is completed or at the final walk-through by the buyer just prior to closing, the buyer finds that items are missing from the home that were supposed to be included. This scenario often places the ... Read more

Buyers, Toughen Up!

Buyers, Toughen Up! To all real estate buyers out there, this is tough times for you! Gone are the days when you had no competition and the sellers tipped-toed around picky buyers for fear of scaring them off! If you have tried to make an offer on... Read more

Conflicts of Interest

Conflicts of Interest There are often inherent conflicts in a real estate setting, such as buyers bidding against buyers or sellers pitted against a buyer who has an issue with an unfulfilled contract. There are other more subtle and possibly more h... Read more

Time to Test Your Well

Time To Test Your Well Most city folks don’t really think about where their tap water comes from, since they can just walk over to the sink, turn the faucet on, and there seems to be a never ending supply of clean drinking water. It’s a... Read more

Feasibility Contingency

Feasibility Contingency by Jim Palmer Jr. - Real Estate Marketplace N.W. Inc. As a listing agent in the past, I have been troubled when a buyer’s agent included a feasibility contingency on a vacant land purchase just because they wanted thei... Read more

Are You Prepared?

Are You Prepared? by Jim Palmer Jr./Designated Broker - Real Estate Marketplace N.W. Inc. Are you prepared to jump on purchasing that perfect house that you just saw online or are you just dreaming? If you aren’t prepared, then you will like... Read more

Can I Get a Building Permit?

Can I Get a Building Permit? by Jim Palmer Jr/Designated Broker - Real Estate Marketplace N.W. Inc. Many property owners in Spokane County are up in arms about the recent Supreme Court ruling called the Hirst Decision that has effectively stopped d... Read more

The House Is Trashed

The House Is Trashed! by Jim Palmer Jr/Designated Broker - Real Estate Marketplace N.W. Inc. I received a distressed call from one of my brokers the other day that had recently represented a seller on the sale of their home, but now the buyer was u... Read more

Current Use Program

Current Use Program by Jim Palmer Jr. - Real Estate Marketplace N.W. Inc. The Open Space Taxation Act, enacted in 1970 allows Washington property owners to have land being kept in its natural state, used for farm & agriculture, or used as fores... Read more

Herd Mentality and Real Estate

HERD MENTALITY AND REAL ESTATE In my previous career as a grocer I noticed an odd phenomenon that was interesting to me. Whenever shoppers head for the checkout stand it always seems to attract a crowd. I watched and studied this scene for many years ... Read more

Aerial Photos a Great Tool

Aerial Photos a Great Tool Some time ago one of my agents brought a new listing into my office to get my opinion. I scrutinized the listing data and then turned my attention to the plat map and aerial photo. I immediately noticed something that in... Read more

Baby Brokers

Beginning a successful real estate career is quite difficult for most new brokers. In the business we affectionately call them “baby brokers” because of the state mandated requirements for intense supervision by an experience managing broker ... Read more

Agent’s Legal Duties

There seems to be much confusion among some consumers regarding their view of real estate agent duties. Many complaints that come to the Department of Licensing have to do with the opinion that an agent didn’t fulfill their legal duty because of th... Read more

I Quit!

Sometimes in the real estate business, Realtors® find that do-it-yourselfers have used certain methods to convey property (albeit a bit recklessly) without really understanding the legalities or the risks involved. One day a potential seller, who had... Read more


It is a common practice for loaded investors to wave cash (figuratively) in the face of a seller, as if that cash entitles them to a significant discount when purchasing property. Since most cash buyers are able to close quickly, some sellers may be entic... Read more

Buyers Get Your Act Together!

An average day in the life of a Realtor® includes calls from potential buyers who want to be shuttled around to view homes for sale. Very few of these buyers are prepared to take that step, yet they get indignant when the wise Realtor® invites the... Read more

Buyer Beware?

"I’m waiting for a dumb California buyer to come and pay a higher price than I can get locally," said a client to me recently. His perception was that there are still many buyers out there who can be duped into paying an inflated price. Th... Read more


Some years ago my family was faced with a dilemma. Our new home was infested with pesky black ants. We tried all the store-bought products to no avail, so I called an exterminator. His solution was to tent the whole house and fumigate with a solution that... Read more

Big Company Illusion

Recently I heard that a seller canceled the listing with a small town broker because they wanted to relist the property with a prominent large real estate franchise in the big city. Their reasoning behind this decision is because their perception was that... Read more

Avoid Expensive Mistakes

Recently a seller became entangled in an unfortunate mess that could have been avoided simply by getting some guidance from a trustworthy professional real estate advisor. This property owner had sold a large parcel of land with an owner contract. After s... Read more

Do I Have To Tell?

What if someone died in a home? Is the real estate broker obligated to disclose this information? This question has a complicated answer! Let’s say that the seller instructs a broker to withhold such information from buyers since they feel that if th... Read more

Paying the Piper

The Current Use Programs of our state basically allow land owners to pay fewer taxes if the property qualifies for a use that is defined as agricultural or timber ground. In most cases the program does provide some relief to deserving land owners, but som... Read more

“This Job Sucks!”

One of the traits of a true redneck is being a fan of the Red Green Show! I for one enjoy the silly comedy of this off beat show that features the antics of a myriad of goofy characters and touts the virtues of duct tape for almost any project. One of the... Read more

Easements, A Property Right

Property rights seem to be an ongoing hot topic since there are many people or entities that seem particularly intent on infringing upon those rights. Ownership of property is one of our country’s basic rights that we should never take for grante... Read more

Do You Know Your Boundaries?

It has been my experience that property owners can rarely accurately point out where their property lines are located. Many even mistakenly warrant that there has been a survey even though they don’t have a copy and have never actually seen one. &ld... Read more
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