What to Look For When Buying a Home in South King County

After a decade of representing buyers across South King County, here are the 10 things I make sure every client evaluates before writing an offer.

1. Roof age & condition

A roof under 10 years old is a major win. 15+ years and you're budgeting for replacement.

2. Sewer scope (especially older homes)

Federal Way, Kent, and Auburn have many homes with original side sewers. A $200 sewer scope can save you $15,000+ later.

3. Drainage & grading

The Pacific Northwest is wet. Look at how water flows away from the foundation — or if it doesn't.

4. Heating system

Forced-air, heat pump, or electric baseboard? Each has cost implications you should know upfront.

5. Windows

Original single-pane windows = high energy bills + future replacement cost. Factor it in.

6. Schools (even if you don't have kids)

School boundaries impact resale. Always check current AND projected boundaries.

7. Commute reality (not Google Maps fantasy)

Drive the commute at the actual time you'd be commuting. I-5 South at 5pm tells a different story than 11am.

8. HOA rules & financials

If there's an HOA, read the resale certificate. Special assessments and reserve funds matter.

9. Comparable sales — not list prices

Active listings are asking prices. Sold comps are reality. I provide every buyer real data before offers.

10. Resale potential

Even if it's your forever home, life happens. We always evaluate how the home will sell in 5–7 years.