http://www.CobblestoneRealtyPNW.com/

Cobblestone Realty NW LLC, 11118 428th Street E, Eatonville, WA (2026)

05/24/2026

💰INCREASED STATE, LOCAL, AND PROPERTY TAX BREAKS FOR HOME OWNERSHIP!

With rising rents and higher home prices, many people are questioning whether homeownership still makes financial sense. What many do not realize is that there is tax advantages tied to owning a home that can help offset part of the overall cost of homeownership.

Recent tax law changes may create additional opportunities for both current homeowners and future buyers to discuss with their accountant or tax professional, including:

• Increased SALT deduction limits for qualifying households
• Potential deductions for mortgage interest and property taxes
• Mortgage insurance premiums expected to become deductible again beginning with the 2026 tax year for qualifying buyers using lower down payment loan programs

For some homeowners, these deductions may make itemizing worthwhile again and could positively impact their overall financial picture.

If you are currently renting and wondering whether owning may be more affordable than you think, this is a conversation worth having.

If you already own a home, now may also be a good time to revisit your tax strategy with your accountant to make sure you are taking advantage of every benefit available to you.

I cannot give tax or legal advice, so please speak directly with your CPA or tax professional regarding your specific situation. If you do not currently have an accountant you trust, I am happy to share the contact information for mine.

If you have been sitting on the fence about buying a home because of monthly payments, down payment concerns, or simply not knowing where to start, give me a call. I am happy to walk you through the process, connect you with trusted local lenders, explain what it takes to buy a home, and help you explore whether homeownership may make more financial sense than you realized while these potential tax advantages are available.

Homeownership is not just about having a place to live. It is about building long-term stability, equity, and future opportunity.

Call me at 253-576-4100 if you have any questions!

05/22/2026

✨TRADE CITY LIGHTS FOR STARRY NIGHTS✨

Let me present to you my New Listing in the Kreger Lake community!

Want to do a 3D Tour.... Click the link below!
https://www.zillow.com/view-imx/1bb4fd27-eed9-4fdc-8b5a-98a847703561?initialViewType=pano

Want more information ... Click the link below!
https://www.cobblestonerealtypnw.com/featured-listings

I invite you to personally walk this stunning home where mornings begin with Mt. Rainier glowing across the horizon and evenings end beneath endless stars, this extraordinary 20-acre retreat captures everything people dream about when they picture life in the Pacific Northwest.

Tucked above the Nisqually River Valley and surrounded by miles of managed timberland, this custom-crafted Eatonville property was built for those who crave freedom, adventure, privacy, and space to truly live.

Wake up to crisp mountain air. Sip coffee while deer and elk wander nearby. Spend your afternoons exploring private trails leading to the river, riding horseback along community bridle trails and miles of seasonal accessible timberlands. Here, your backyard is not measured in feet, but in acres of possibility.

This is the kind of property where hobbies finally have room to breathe.

Bring the horses. Build the dream shop. Create the hobby farm. Store the toys. Plant the garden. Raise chickens and goats. Gather around bonfires after long summer days. Watch the game with friends in the theatre rec-room, then unwind in the sauna before heading out beneath a sky untouched by city lights.

Inside, warm Northwest craftsmanship fills every corner with rich wood detailing, hand-crafted cabinetry, solid surfaces, soaring spaces, and expansive windows framing the beauty surrounding you. Designed for both everyday comfort and memorable gatherings, the home balances rustic warmth with functionality.

The lower level was made for entertaining and flexible living. A theater setup, recreation space, wet bar, fitness area with sauna, full bath, and 4th flex bedroom create the ideal setup for guests, multigenerational living, game-day celebrations, or unforgettable movie nights.

Every detail supports the lifestyle this property was designed to offer.

320-amp service allows room for future expansion.
Private well.
Auto-start generator.
Underground propane tank.
Storage garage with direct lower-level access.
Surround sound throughout bedrooms and main living areas.
New heat pump.
50-year roof.

Outside, the land unfolds with open pastures, towering evergreens, dramatic Mt. Rainier and valley views, plus complete privacy rarely found this close to modern conveniences.

This is not simply a home.
It is a basecamp for adventure.
A gathering place for generations.
A place to build, create, explore, and slow down.
A property that invites you to live differently.

Peaceful.
Private.
Wildly beautiful.

Welcome to your PNW lifestyle retreat!

Call me at 253-576-4100 so we can get you inside!

Call me at 253-576-4100 so we can get you inside!

05/21/2026

💖There is just something special about an old homestead that instantly makes you slow down and appreciate the life that was lived there before us.

This beautiful 1930’s home was completely remodeled from the foundation up, but what I love most is how much care was taken to preserve the heart of it. The original wood floors, the stone walls, the reused exterior siding to make the handcrafted cabinets and trim… you can feel the love and respect that went into every decision. It does not feel like a “remodel.” It feels like the home was brought back to life!

And I could go on and on about the original barn and the little 100+ year old one bedroom home still standing on the property. The whole place just feels full of stories.

My clients have been part of the Ashford and surrounding area for years, so it makes me incredibly happy to see them finally putting down roots here and officially calling this beautiful town home. I already know they are going to do amazing things with this property and for our town! And honestly, I cannot wait to watch the next chapter for this homestead, as well.

Now onto the home inspection! Send us all your good vibes and happy thoughts!

05/07/2026

Spring market update for Pierce County and the surrounding areas. The numbers are telling a very clear story right now.

Buyer activity is strong across almost every price range, even with interest rates sitting around 6.125%. Homes priced correctly and presented well are still moving quickly, especially in the $350,000 to just under $1M range where over half of the new listings are going pending within the first 30 days.

What stands out to me most is that buyers have not disappeared. They have simply become more selective. The homes getting the most attention are the ones that are clean, well prepared, professionally marketed, and positioned correctly from day one.

This is exactly why pricing is not “just a number.” It is a strategy.

I am also seeing many sellers hesitate because they are waiting for rates to drop. The reality is, if rates do come down significantly, we will likely see even more buyers flood back into the market, creating heavier competition for sellers on the purchase side.

For anyone thinking about selling this spring or summer, May through early July is traditionally one of the strongest windows of the year. Buyers want to get settled before fall, before school starts, and before holiday season distractions begin.

If you are curious where your home would fit in today’s market, I am always happy to have a no pressure conversation. Call us a call at 253-466-4012 or email at [email protected]

04/24/2026

💥Did you know there’s a way for buyers 62+ to purchase a home without a monthly mortgage payment?

It’s called a Home Equity Conversion Mortgage for Purchase, and when used correctly, it can be a smart financial strategy - not just a headline.

Here’s how it works:
• Requires a significant down payment (often 45–65%)
• No required monthly principal & interest payment
• Buyer keeps ownership of the home
• FHA-insured with non-recourse protection

🏡Let’s be clear! This is not “free housing.”
Homeowners are still responsible for property taxes, insurance, and maintenance.

Where I see this work best:
Clients who have built strong equity in their current home and are ready to "simplify" - not necessarily downsize into a shoebox.

Sometimes it’s about:
• Moving to a more functional layout
• Getting closer to town, family, or medical
• Eliminating stairs, acreage upkeep, or high-maintenance properties

…and doing it without adding a monthly mortgage payment back into the picture.

Because most people don’t spend decades building equity just to trade it for another bill.

Best for those with strong equity and a desire to simplify, not just chase a “no payment” headline.

Used correctly, this can improve cash flow and flexibility in retirement. Used incorrectly, it can create long-term issues.

If you’re 62 years plus, or helping a parent make a smart housing decision, and want to understand if this strategy truly works for your situation, let’s talk it through. Not every option fits every client, and that’s where good strategy matters.

Reach out at 253-576-4100 or email me at [email protected] and lets if this is a strategy that will work for you!

02/24/2026

🌧️🌲 Living in the Pacific Northwest means our roofs work hard for us.

Rain, moss, pine needles — it’s just part of our beautiful environment. But moss isn’t just cosmetic. It holds moisture against your shingles and can slowly shorten the life of your roof if it’s ignored.

Most roofing materials are designed with manufacturer suggestions like:
• 25-year
• 30-year
• 40-year
• 45+ year

Those are minimum expectations — and with even simple annual maintenance, your roof should meet and often exceed those timelines.

Here’s something I see often in real estate:

The roof is one of the first things a buyer notices. If it looks neglected, it can create hesitation — even if everything else about the home is wonderful.

And during a sale, lenders and appraisers may flag a roof that appears to be at the end of its life. Sometimes that means repairs… sometimes even replacement… right before closing.

Proactive care now can prevent stressful surprises later.

Protect the roof. Protect the value. Protect your peace of mind.

If you’re unsure about the condition of yours, I’m always happy to point you toward trusted local professionals. 💛

02/19/2026

🌲 Buying Land in Pierce County? Read This First.

Lately, I’ve been working with several buyers who are looking at beautiful acreage — and many of these parcels are in the Forest Tax classification.

Forest land can be a fantastic opportunity. Lower property taxes. Long-term investment potential. Room to build your dream home.

But here’s what many buyers don’t realize:

✔ If you don’t sign the Notice of Continuance at closing, compensating tax can be triggered.
✔ If you remove part of the property from forest classification to build, rollback tax may apply.
✔ The county can recapture prior tax savings when land use changes.
✔ Planning the carve-out for a home correctly protects your investment.

Land purchases are layered. They require strategy — not just excitement.

This post walks you through what happens when you buy forest-classified land in Pierce County, and how to avoid costly surprises.

If you’re considering acreage, send me the parcel number and your vision. I’ll help you navigate it the right way.

Endless Possibilities in One Perfect Package.

02/16/2026

Want to sell your home but the carpet is 🥴 or need to do a price friendly refresh.... here is a great trick I do with my sellers and now in my own home!

02/16/2026

🏡 Pierce County Homeowners 61+ — This Could Save You Thousands

Property taxes seem to be moving faster than cost-of-living increases lately… and if you’re 61 or older, you may qualify for a Senior Property Tax Exemption or Deferral right here in Pierce County.

If eligible, you could:
✔ Reduce your property taxes
✔ Freeze your home’s taxable value
✔ Or defer payments if you need flexibility

You’ve worked hard for your home — make sure you’re not paying more than you need to.

👉 Learn more or apply here:
https://www.piercecountywa.gov/702/Senior-Citizens-Or-People-with-Disabilit

If you’d like help understanding whether you might qualify, I’m always happy to point you in the right direction.

02/13/2026

Friday the 13th isn’t unlucky… it’s fueled by strong coffee ☕ and dream home closings 🔑🏡
Ready to get lucky?! ✨

02/13/2026

We’ve Freshened Things Up a Bit 😊

Cobblestone Realty NW has a new logo and an updated website — and I’m really excited about how it turned out.

Over the years, our business has grown and evolved, and I wanted our online presence to better reflect who we are today — a boutique real estate company serving Pierce County with experience, strategy, and personal attention.

While the look has changed, what hasn’t is my commitment to steady guidance, clear communication, and protecting your interests every step of the way.

If you have a minute, I’d love for you to take a peek at the updated site:
👉 www.cobblestonerealtypnw.com

And truly — I’d love your feedback.

Thank you for being part of this journey. 💛

Cobblestone Realty NW LLC

05/24/2026

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04/24/2026

02/24/2026

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02/13/2026

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