Thank you.
Alexis Tix
425.405.0603
alexistix@windermere.com
alexistix@windermere.com
Janae Hansen
425.202.6002
janae@windermere.com
janae@windermere.com
Buying Meeting • Offer Review
The Robertson &
The Robertson &
Montague Families
A personal look at our offer strategy, inspection plan, title decisions, and the path forward for your next chapter.
Property22727 161st Ave SE, Monroe, WA 98272
MeetingApril 17, 2026
Prepared byAlexis Tix & Janae Hansen
Your Team
Your Advocates & Advisors
Meet Alexis & Janae
Alexis Tix
Real Estate Broker · Director of Marketing
With 9+ years managing real estate offices and a marketing specialist's eye, I focus on making every transaction feel personal, strategic, and clear. My job is to craft a competitive offer and keep you confident at every step.
Luxury Specialist
Marketing Strategy
WA Native
Janae Hansen
Managing Broker · Team Lead
UW business grad, seasoned investor, and construction-savvy broker. With roots in luxury and high-volume real estate at Windermere Bellevue West, I bring negotiation expertise and investor-minded strategy to every purchase.
Investor Mindset
Luxury & High Volume
Construction Savvy
Eastside Home Team
Selling the Sound
02
The Property
The Address
22727 161st Ave SE
Monroe, Washington 98272
A once-in-a-lifetime opportunity to own this private gated estate on pristine 5 acres with three separate living residences. Designed for gracious living and entertaining, the property has all the extra amenities anyone could want with custom touches throughout. Upon arrival you are greeted with an idyllic tree-lined entrance, mature landscaping, and a park-like setting.
Lot Size
5.070 Acres
Square Feet
6,500
Bedrooms
10
Bathrooms
6.5
Eastside Home Team
Selling the Sound
03
The Process
A Quick Refresher, Now Buying Together
The six stages
of your purchase.
You've walked this path before, here's the refreshed version now that we're purchasing as a combined household. The fundamentals stay the same: educate, strategize, negotiate, coordinate.
01AlignmentConfirm goals, budget, and how you'll take title together.
02Offer CraftingPrice, earnest money, contingencies, and timing tailored to your situation.
03Attorney ReviewAttorney review with Mike Deleo; terms refined before signing.
04Due DiligenceInspection (main + Cabana + outbuildings), septic, title.
05Coordinated SaleCle Elum listing synchronized with Monroe timeline.
06ClosingFinancing finalized, funds recorded, keys in hand.
Our role: advocate, educator, negotiator. We handle the moving parts so you can focus on the exciting part, your next home.
Eastside Home Team
Selling the Sound
04
Offer Review
Our Proposed Terms
The offer, at a glance.
Offer Price
$1,250,000
A thoughtful, well-positioned offer designed to win the home while protecting the contingencies you need.
- Earnest Money
- $25,000 Proposed: due upon their home going under contract & notice provided (confirming structure with broker).
- Inspection Contingency
- 10 Business Days Covers main residence, Cabana, and outbuildings.
- Septic Contingency
- Full Septic Inspection Pumping, dye test, drainfield & capacity review during inspection window.
- Closing Date
- TBD · Target September 2026 Firm date secured once notice is given; allows for 30-day Cabana turn.
- Sale Contingency
- Modified, 30-Day List Requirement Adjusted from standard 5-day to 30-day for flexibility.
- Buyer Agent Commission
- 2.0%, Seller Paid
Eastside Home Team
Selling the Sound
05
Timeline
Proposed Path Forward
From draft to keys.
This Week
Draft Offer
Alexis & Janae draft; Alexis confirms EM timing with broker.
Late April
Attorney Review
Mike Deleo reviews terms & contingencies.
May 1, 2026
All Parties Sign
PSA executed. Inspection period begins (10 days).
By End of May
List Cle Elum
Referred broker launches listing; we stay in sync.
September 2026
Closing
Notice given → firm closing date set → keys in hand.
Built-in Flexibility
If Grandma's home sells quickly, the sellers may be open to having her rent the Cabana during the transition, keeping the plan moving without pressure.
Contingencies Tracked
Inspection · Septic · Well · Propane · Financing · Appraisal · Title · Sale, every deadline managed with weekly transaction updates.
Eastside Home Team
Selling the Sound
06
Due Diligence
Inspection Contingency
A property with
A property with
multiple buildings.
This property isn't a typical single-home inspection. With the main residence, Cabana, and outbuildings, plan for a thorough walk-through, likely a long single day or a two-day inspection with specialists.
What we will help with
We can refer home inspectors and well inspectors. The seller picks and coordinates the septic inspection & pump.
01
Property Inspection of All Dwellings
Main residence, Cabana, and any outbuildings, structural, mechanical, electrical, roof, and envelope.
02
Septic Inspection
Seller coordinates, dye test, pump inspection, and records from Snohomish Health District.
03
Well Inspection
Flow test, water quality, and bacteria panel by a licensed well specialist.
Plan on: a 2-day inspection window, or one full on-site day. Budget approximately $1,500-$2,000 given property scope. Each inspection is held by a different company, Home Inspection, Septic Inspection, and Well Inspection.
Eastside Home Team
Selling the Sound
07
Due Diligence
Rural Property, Rural Systems
Every contingency
we're protecting.
Septic
Snohomish County requires inspection pre-transfer. We'll pull OSS records.
- Pumping history
- Dye / flow test
- Drainfield health
- Capacity for Cabana
Well
Private well means you own the water source, test it properly.
- Flow rate test
- Water quality / bacteria
- Pump & pressure tank
- Depth & recovery
Propane
Rural WA often runs on propane, confirm the tank & supply.
- Tank: owned vs. leased
- Capacity & age
- Current supplier
- Fuel level at closing
Other
The contract-standard protections, tailored to this property.
- Title review
- Financing & appraisal
- Seller disclosure (Form 17)
- Lead-paint (if applicable)
Eastside Home Team
Selling the Sound
08
Coordinated Sale
The Other Half of the Move
Selling
Selling
Cle Elum.
Cle Elum is its own market, so we referred you to a broker we know and trust who specializes in that area. She'll lead the listing; we'll stay in sync with her on every step so your Monroe timeline and Cle Elum sale move together as one coordinated plan.
Leverage Note
Because we negotiated a 30-day list window (vs. standard 5-day), your Cle Elum broker gets to launch when the home is ready to win, not under a rushed deadline.
How We Stay in Sync
Referral
A Trusted Cle Elum BrokerWe referred you to a broker we know and trust who specializes in the Cle Elum market, she knows the buyers, the pricing, and how to launch there.
Her Role
Leads the ListingPricing strategy, prep, marketing, and negotiation on the Cle Elum side, she runs the sale.
Our Role
Stay in Sync With HerWe'll remain in regular communication on timing, notice triggers, and any shifts that could affect your Monroe purchase.
Timing
Listed Within 30 DaysThe modified sale contingency gives her the runway to launch strategically vs. a rushed 5-day window.
Eastside Home Team
Selling the Sound
09
Taking Title
A Decision We Need Before May 1
Sole ownership
or LLC?
Option A
Individual / Joint Title
Simplest path, names directly on the deed.
+Straightforward financing; standard loan products apply
+Lower cost to set up; no annual LLC fees
+Capital gains exclusion (§121) if primary residence
−Personal liability for property-related claims
−Privacy: ownership visible in public records
Option B
LLC Ownership
Holding entity owns the home.
+Liability separation between personal & property
+Privacy, LLC name on public record
+Cleaner structure for multi-family arrangements
−Financing can be harder / more expensive
−Loses §121 primary-residence capital gains exclusion
−Setup cost + annual WA filing fees
A note from us: We're brokers, not attorneys or CPAs. We strongly recommend speaking with an Estate Attorney (and your CPA) before you choose how to take title.
Eastside Home Team
Selling the Sound
10
Next Steps
From Today to Signing
What we need from you
and what we'll handle.
1
Confirm Names &/or Title Structure
Loop in your CPA or Estate Attorney to finalize how you'll take title.
2
Draft Offer
Listing & buying brokers communicate terms.
3
Attorney Review
Terms refined before signing.
4
All Parties Sign
If no changes, digital signatures. Inspection period begins.
5
Coordinate Inspection
Home inspection (all dwellings), septic, and well scheduled within the contingency window.
6
List Cle Elum
Your referred Cle Elum broker leads the listing; we stay in sync throughout.
7
Firm Up Closing Date on Monroe
Once Cle Elum goes pending, notice triggers the firm closing date on Monroe.
Please note: This is the ideal sequence, actual order and timing can vary based on negotiations, attorney turnaround, and inspection outcomes.
Eastside Home Team
Selling the Sound
11
Your Turn
Questions?
Anything we didn't cover, anything we should think differently about, anything on your mind. This page is for you, we'll take notes and follow up.
Live Notes
