Realogics Sotheby’s International Realty’s 2025 Market Report recently featured a Q&A with RSIR’s Executive Director of Land Division Tadashi Shiga. The article introduced Realtie, a startup proptech company that has developed artificial-intelligence-powered analytical software to identify potential redevelopment sites throughout Washington’s largest municipalities. Learn more about this exciting new company and how House Bill 1110 will affect Washington State’s real estate market and housing supply below, and watch RSIR President and CEO Dean Jones interview Shiga and his partner Ofer Avnery here.
Q&A With Tadashi Shiga
- Who is involved in Realtie, LLC and why was this organization formed?
I co-founded Realtie, LLC with Ofer Avnery to bring together real estate expertise and technology. We created Realtie to revolutionize how real estate professionals, developers, and homeowners navigate land acquisition and development by leveraging artificial intelligence alongside Northwest-based real estate experts, including top brokers, architects, developers, and homeowners. This unique combination of AI-driven insights and local expertise ensures a comprehensive, hyper-local approach to identifying opportunities and streamlining the development process. Recognizing inefficiencies in traditional real estate analysis, Realtie integrates AI-driven data, hyper-local expertise, and brokerage insights to identify opportunities and streamline transactions. Our goal is to help brokers, developers, and homeowners make informed decisions, maximize property potential, and adapt to changing zoning regulations such as House Bill 1110.
- What is House Bill 1110?
House Bill 1110 is the most impactful upzone in Washington State history in a generation, reshaping the landscape of residential development. This transformative zoning reform is designed to address the housing crisis by legalizing middle housing in areas previously restricted to single-family homes. The legislation mandates that cities allow duplexes, triplexes, and fourplexes in certain neighborhoods, unlocking new development opportunities and increasing housing supply. By breaking down outdated zoning barriers, HB 1110 fosters more walkable, diverse, and inclusive communities while providing homeowners and developers with new ways to maximize property value. It is a forward-thinking response to the state’s growing demand for housing and a critical step toward creating more affordable and attainable living options for future generations.
- When was this approved and how does it get adopted by municipalities?
House Bill 1110 was signed into law in May 2023. Municipalities must update their zoning codes to comply by 2025, integrating the changes into their comprehensive plans. Some cities are proactively implementing the law, while others are working through infrastructure and policy adjustments to meet the mandate.
- Why was this legislation mandated by Olympia instead of being spawned by regional cities on their own?
For years, cities across Washington struggled to address the housing crisis on their own, often facing political resistance, slow zoning changes, and community pushback against increased density. Olympia stepped in to mandate House Bill 1110 because housing shortages and affordability challenges were reaching critical levels statewide. Many local governments lacked the political will or resources to enact meaningful zoning reforms, leading to a fragmented approach that failed to meet demand. By implementing HB 1110 at the state level, Olympia ensured that every municipality contributed to increasing housing supply, creating a more unified and efficient solution rather than relying on voluntary, piecemeal changes that would take decades to materialize.
- What percentage of the central Puget Sound region is currently zoned as single-family?
Approximately 75% of the residential land in the central Puget Sound region has historically been zoned for single-family housing. This restrictive zoning has significantly limited the development of diverse housing types, contributing to the region’s affordability crisis. House Bill 1110 aims to address this imbalance by allowing middle housing in these areas, creating more opportunities for homeownership and rental options while increasing overall housing supply.
- What does the “Missing Middle” mean in terms of housing types, price points, and targeted locations?
The “Missing Middle” refers to housing types that fill the gap between single-family homes and large apartment buildings. These include duplexes, triplexes, fourplexes, townhomes, courtyard apartments, and cottage clusters. They provide more affordable options than single-family homes while offering a lower-density alternative to high-rise apartments. Typically, Missing Middle housing is targeted for walkable, transit-oriented neighborhoods, where increased density can support local businesses and public transportation. House Bill 1110 unlocks the potential for this type of housing in previously single-family zoned areas, helping to address affordability while maintaining neighborhood character.
- Why are more developers not building high-rise rentals and condominiums to deliver the supply required?
Developers often hesitate to undertake high-rise condominium projects due to significant liability concerns. Historically, Washington State’s condominium laws made it relatively easy for condo owners to sue builders over construction defects, even minor ones. This environment led to increased insurance costs and legal risks, deterring many developers from pursuing condominium projects.
In response, Washington State enacted reforms to address these issues. Senate Bill 5334, signed into law in April 2019, aimed to reduce frivolous lawsuits by refining the definition of construction defects and granting developers the “right to cure” issues before legal action could proceed. This legislation was intended to encourage more condominium construction by mitigating some of the legal risks developers faced.
Despite these reforms, challenges persist. The high costs associated with land acquisition, construction, and compliance with building codes continue to make high-rise developments financially daunting. Additionally, while the legal environment has improved, some developers remain cautious, awaiting further evidence that the reforms will effectively reduce litigation risks over time.
Consequently, many developers are focusing on smaller-scale projects, such as townhomes and fourplexes, which align with House Bill 1110’s framework. These projects are often more financially viable and carry fewer risks compared to high-rise developments.
- What are the different tier sizes of municipalities and how does that affect the densification?
House Bill 1110 categorizes cities into three tiers based on population size, determining the level of required density increases:
- Tier 1 Cities (15 total): Cities with a population of at least 75,000 residents. These cities must allow at least four units per lot and up to six units near transit corridors or if units are designated as affordable housing.
- Tier 2 Cities (28 total): Cities with a population between 25,000 and 75,000 residents. These cities must allow at least two units per lot and up to four units near transit corridors or if one unit is designated as affordable housing.
- Tier 3 Cities (19 total): Cities with a population under 25,000 but within a contiguous urban growth area of a city with more than 275,000 residents. These cities must allow at least two units per lot.
List of Tier 1 Cities by Population:
- Seattle – 755,078
- Spokane – 229,447
- Tacoma – 222,906
- Vancouver – 196,442
- Bellevue – 151,574
- Kent – 136,588
- Everett – 110,629
- Renton – 106,785
- Spokane Valley – 102,976
- Federal Way – 101,030
- Yakima – 96,578
- Kirkland – 93,010
- Bellingham – 92,289
- Kennewick – 84,750
- Auburn – 81,710
This tiered approach ensures that larger cities with more infrastructure and resources accommodate higher-density developments, while smaller municipalities implement changes suitable to their capacity.
House Bill 1110 categorizes cities based on population size, which determines the level of required density increases. Larger cities (population over 75,000) must allow at least four units per lot and up to six units near transit corridors. Mid-sized cities (25,000 to 75,000) are required to permit at least duplexes everywhere, with some areas allowing triplexes or fourplexes. Smaller cities under 25,000 have more flexibility but are still encouraged to increase housing density. This tiered approach ensures that higher-density development is concentrated in urban areas with existing infrastructure while allowing smaller municipalities to implement changes at a more manageable scale.
- What benefits come to a municipality by encouraging added density and redevelopment?
Encouraging density and redevelopment brings numerous benefits to municipalities. Increased housing supply helps address affordability challenges, providing more options for residents across different income levels. Greater density supports local businesses by increasing foot traffic and demand for services, creating more vibrant communities. Redevelopment also enhances infrastructure investment, as higher population density justifies improved public transportation, roads, and utilities. Additionally, municipalities benefit from increased tax revenues due to higher property values and a larger number of housing units. Thoughtful densification also promotes sustainability by reducing urban sprawl and encouraging more walkable, transit-oriented neighborhoods.
- Who might not be as encouraged to see House Bill 1110 play out in their neighborhood?
Some longtime homeowners and neighborhood groups may be resistant to the changes introduced by House Bill 1110. Concerns often include increased density altering the character of established neighborhoods, potential strain on parking and infrastructure, and fears of declining property values due to more diverse housing types. Additionally, some community members worry about construction disruptions and potential impacts on school capacity. While these concerns are valid, well-planned implementation of the bill can help address these issues through strategic zoning, infrastructure investment, and thoughtful urban design to ensure that new housing integrates smoothly into existing communities.
- What sort of considerations do municipalities need to respond to in order to be in compliance with the mandate so permits can be obtained?
Municipalities must update their zoning codes and comprehensive plans to align with House Bill 1110 by 2025. This includes revising land use regulations to allow for middle housing, adjusting building codes, and streamlining the permitting process to support higher-density development. Cities must also evaluate infrastructure capacity—such as roads, sewer, and water systems—to accommodate increased housing. Public engagement is another key component, as municipalities need to balance community concerns while ensuring compliance with state requirements. Additionally, cities must integrate affordability incentives and consider environmental impacts to create sustainable, well-planned growth.
- How will Realtie respond to the evolving zoning changes and unique land and housing conditions in each municipality?
At Realtie, we rely on our deep network of Northwest-based real estate experts—including top brokers, developers, architects, and engineers—to navigate evolving zoning changes and unique land conditions. By combining this hyper-local expertise with cutting-edge artificial intelligence, we analyze zoning updates, permitting trends, and land-use changes in real-time. Our AI-powered platform enhances our ability to provide insights, but our foundation is built on relationships and firsthand knowledge of the market. We work closely with municipalities and planning professionals to ensure our clients have the most accurate and up-to-date information. By staying ahead of policy shifts and market trends, Realtie empowers stakeholders to make informed decisions, maximize property value, and capitalize on new housing opportunities created by House Bill 1110.
- Do homeowners have to respond to the new zoning legislation?
Homeowners are not required to take any action under House Bill 1110, but they now have new opportunities to maximize the value of their properties. The law allows homeowners to build additional housing units, such as duplexes or fourplexes, on lots that were previously restricted to single-family homes. This change creates new options for generating rental income, increasing property value, or selling to developers interested in higher-density housing. For homeowners looking to explore these possibilities, Realtie provides expert guidance on zoning changes, permitting, and potential redevelopment strategies.
- What is the difference between an ADU and DADU?
An Accessory Dwelling Unit (ADU) is a secondary living space within or attached to the main home, such as a basement apartment or an addition with a separate entrance. A Detached Accessory Dwelling Unit (DADU), on the other hand, is a separate, standalone structure on the same property, like a backyard cottage or carriage house. Both options provide homeowners with opportunities to generate rental income, house extended family, or increase property value, and House Bill 1110 expands the flexibility for adding these units in more neighborhoods.
- Are there options for adding a DADU to a property without having to build from the ground up?
Yes, homeowners have several options for adding a Detached Accessory Dwelling Unit (DADU) without starting from scratch. Existing structures like garages, sheds, or outbuildings can often be converted into livable DADUs with the right modifications. Prefabricated or modular DADUs are another efficient option, allowing for quicker construction and lower costs compared to traditional builds. Some jurisdictions also offer permit-ready DADU designs to streamline the approval process. At Realtie, we help homeowners evaluate their property’s potential and navigate the best approach for adding a DADU under the new zoning laws.
- Does the overlay of potential densification add value to the land?
It depends. In many cases, increased density allowances enhance land value by expanding its development potential, making properties more attractive to developers and investors. However, the actual value impact varies based on several factors, including the existing home’s condition, lot size, location, infrastructure, and market demand. If a property already has a high-value home, adding density may not significantly increase its worth unless redevelopment is feasible. On the other hand, older homes on large lots in newly upzoned areas may see substantial value appreciation due to their redevelopment potential. Additionally, in high-demand markets where missing middle housing is needed, the ability to build duplexes, triplexes, or fourplexes can create a premium on land value. Realtie helps homeowners and developers assess these nuances to determine how zoning changes impact their specific property.
- What sort of home and lot formats are best positioned for ADUs and/or DADUs?
Larger lots with ample yard space, alley access, or underutilized structures like detached garages are ideal for adding ADUs and DADUs. Corner lots and properties with rear access offer greater flexibility for additional units without compromising privacy or parking. Homes with unfinished basements or garages that can be converted into living spaces also present cost-effective ADU opportunities. Additionally, zoning regulations play a critical role—properties in areas with minimal setback requirements and fewer restrictions on unit size or height are better suited for ADU or DADU development. Realtie helps homeowners evaluate their specific lot characteristics and navigate zoning requirements to maximize their property’s potential.
- Is it possible that some properties will now be worth more as a redevelopment site compared to the present land as-is with an existing house?
Yes, in many cases, properties in newly upzoned areas may be worth more as redevelopment sites than in their current form. The value shift depends on factors such as the existing home’s condition, lot size, and location. If a property has an older or functionally obsolete home, developers may see more value in the land itself, where they can build multiple units under the new zoning allowances. However, well-maintained or recently renovated homes may retain higher value in their current state, especially if demand for single-family homes remains strong in certain neighborhoods. Realtie provides detailed market analysis to help homeowners and investors determine whether redevelopment or maintaining the existing structure is the best financial move.
- What municipalities have responded to the mandate?
Redmond is currently the only major city in Washington that has fully implemented House Bill 1110 by updating its zoning regulations. The city consolidated its residential zones into a new “Neighborhood Residential” (NR) zone, allowing up to six dwelling units per lot, with the potential for eight if at least one unit is designated as affordable housing. Redmond’s proactive approach has set a precedent for other municipalities still working through the adoption process.
Meanwhile, cities like Seattle, Tacoma, Bellevue, and Kirkland have not yet finalized their zoning code updates to comply with HB 1110 but are in various stages of planning and public engagement. Bellevue recently approved its comprehensive plan, which paves the way for future zoning adjustments. Seattle is incorporating HB 1110 compliance into its One Seattle Plan update, with recommendations expected in the coming months. Other cities, such as Spokane, Everett, and Renton, are also engaged in public outreach and zoning review but have not yet committed to a specific implementation timeline. Realtie continues to track these developments, providing up-to-date insights on how each municipality is adapting to the new law and helping our clients navigate these evolving opportunities.
- Why have other municipalities not yet responded to the required law?
Many municipalities are still in the process of reviewing and updating their zoning codes to comply with House Bill 1110. The delay is often due to the complexity of integrating new housing policies into existing comprehensive plans, as well as the need for public engagement and infrastructure assessments. Some cities face resistance from community groups concerned about neighborhood character, parking, and school capacity. Additionally, municipal governments must balance competing priorities, such as transportation planning and environmental considerations, before finalizing zoning changes. Realtie actively monitors these developments and helps stakeholders understand how and when new zoning laws will take effect in different cities.
- Are municipalities in competition with each other and is there a first responder advantage?
Yes, municipalities are effectively in competition when it comes to attracting development and investment. Cities that move quickly to implement House Bill 1110 may gain a first-mover advantage by positioning themselves as desirable locations for builders, homebuyers, and investors. Redmond, for example, has already adopted zoning changes, making it a more attractive market for developers looking to capitalize on new housing opportunities. Cities that delay implementation risk losing out on economic growth, increased tax revenue, and the ability to shape density in a way that aligns with their long-term planning goals. Realtie helps clients identify which municipalities are leading in zoning adoption and where the best opportunities exist.
- How does the densification change near a light rail or rapid transit station?
Densification near light rail and rapid transit stations is a key component of smart growth and transit-oriented development (TOD). Under House Bill 1110, areas within a quarter-mile of major transit stops are required to allow increased housing density—up to six units per lot in Tier 1 cities. This approach encourages walkable, mixed-use communities where residents have better access to public transportation, reducing reliance on cars and supporting sustainability goals. Cities that embrace higher density near transit hubs attract more investment and create vibrant urban centers. Realtie helps developers and investors identify high-opportunity transit-adjacent properties that align with these zoning changes.
- How does Realtie incorporate Artificial Intelligence in the land analysis and business development?
At Realtie, we combine the expertise of Northwest-based real estate professionals with advanced Artificial Intelligence (AI) to provide unparalleled insights into land opportunities. Our AI-driven platform analyzes zoning changes, permitting trends, and development potential in real-time, helping brokers, developers, and homeowners make data-backed decisions. By leveraging AI, we can identify emerging market trends, assess infrastructure readiness, and streamline property evaluations more efficiently than traditional methods. However, AI is just one part of our approach—our strong collaboration with developers, investors, architects, community leaders, and top brokers ensures that every analysis is informed by firsthand market knowledge and aligned with sustainable growth strategies.
- Why is it important to associate with Artificial Intelligence agents that ensure consumers can trust the data and process?
At Realtie, we recognize that integrating Artificial Intelligence (AI) into our operations requires a steadfast commitment to safety, ethics, and transparency. To ensure our clients’ trust and uphold industry standards, we adhere to the following best practices:
- Internal-Only AI Deployment: Our AI systems are designed exclusively for internal use, ensuring that all outputs are meticulously reviewed by our team of seasoned professionals before any external dissemination. This approach minimizes risks associated with unsupervised AI interactions and maintains the integrity of the information we provide.
- Expert Oversight: Every AI-generated insight undergoes a thorough evaluation by our network of developers, investors, architects, community leaders, and top brokers. This collaborative scrutiny ensures that our analyses are both accurate and aligned with real-world market dynamics and community aspirations.
- Robust Data Privacy Measures: We implement stringent data privacy protocols to protect sensitive client information, aligning with regulatory requirements such as the General Data Protection Regulation (GDPR) and the California Consumer Privacy Act (CCPA).
- Bias Mitigation: Recognizing the potential for biases in AI algorithms, we proactively address these concerns by implementing robust safeguards and oversight, thereby building trust in our AI-driven analyses.
- Continuous Monitoring and Compliance: We stay abreast of evolving AI regulations and industry standards, adapting our practices to ensure ongoing compliance and ethical AI usage.
By embedding these SAFE AI protocols into our operations, Realtie not only harnesses the power of advanced technology but also ensures that our clients receive insights they can trust, grounded in both data-driven analysis and human expertise.
- What advantage does Realtie have compared with other land brokers or real estate developers in sourcing new opportunities?
Realtie stands apart by combining deep-rooted local expertise with cutting-edge technology to uncover land opportunities that others might overlook. A key advantage is our strategic partnership with Realogics Sotheby’s International Realty, where we collaborate with RSIR’s 250 brokers. By leveraging their extensive network, industry connections, and hyper-local market knowledge, we provide unparalleled access to off-market opportunities and insights that give our clients a competitive edge.
In addition to this powerful RSIR broker network, Realtie integrates AI-driven analytics to assess zoning changes, infrastructure readiness, and emerging development patterns in real-time. Unlike traditional land brokers who rely solely on personal networks and manual research, our technology enhances decision-making by identifying opportunities faster and more accurately.
Our close collaboration with developers, investors, architects, and community leaders further strengthens our ability to navigate complex land-use policies and permitting challenges. By combining the trusted expertise of Realogics Sotheby’s brokers with Realtie’s data-driven approach, we ensure that brokers, developers, and investors make well-informed, strategic decisions with confidence. Whether it’s sourcing high-potential properties, evaluating land value under new zoning laws, or streamlining the development process, Realtie provides a comprehensive, forward-thinking advantage in the market.
- Why are the principals of Realtie uniquely qualified to offer support to sellers, developers, and future homebuyers and renters in this industry submarket?
Realtie’s leadership is anchored by industry veterans, like myself and Ofer Avnery, whose combined expertise uniquely positions the firm to support sellers, developers, future homebuyers, and renters in the Northwest’s dynamic real estate market.
I bring over three decades of experience in land acquisition, development consulting, and sustainable building practices. For the past five years, I have served as the Executive Director of the Land Division at (RSIR), where I have been a driving force in identifying high-value land opportunities and advising developers on navigating zoning changes. As the owner of Evergreen Certified, I have been instrumental in advancing green building initiatives, collaborating with over 250 builders on more than 800 projects to date. My commitment to sustainability is further evidenced by Evergreen Certified’s recognition with the Master Builders Association Green Hammer Award in 2013 and the Pioneer Award in 2018. In 2019, I was honored by the University of Washington Bothell, being inducted into the “Hall of Alumni Excellence” and appointed to the Interdisciplinary Arts & Sciences Advisory Board.
Ofer Avnery is a visionary in property technology and urban development. After successfully exiting a business intelligence company, he founded Real Wave Capital, a firm that leverages proprietary software to identify properties suitable for upzoning and denser development. Under Ofer’s leadership, Real Wave Capital has pinpointed numerous projects across Seattle neighborhoods, including Ballard, Wallingford, and Capitol Hill, contributing to the city’s efforts to increase market-rate housing in urban areas.
Collectively, our extensive experience, industry accolades, and innovative approaches ensure that Realtie is exceptionally qualified to navigate the complexities of the real estate landscape, providing unparalleled support to our clients.
We bring decades of experience in land acquisition, real estate development, and brokerage, making us uniquely qualified to guide sellers, developers, and future homebuyers. By working closely with RSIR brokers, investors, architects, and community leaders, we have built a highly specialized network that keeps us ahead of market trends and regulatory shifts.
- Why is Realtie associated with Realogics Sotheby’s International Realty?
Realtie is proud to partner with (RSIR), a brokerage renowned for its exceptional performance and industry accolades. RSIR’s commitment to excellence is reflected in several prestigious awards:
- Fastest-Growing Private Companies: RSIR was recognized among the “Fastest Growing Private Companies” for seven consecutive years following 2012, highlighting the firm’s rapid expansion and success in the real estate industry.
- Top-Performing Brokers: Under President and CEO Dean Jones’s leadership, RSIR has celebrated numerous top-performing brokers and teams, reflecting the firm’s dedication to fostering talent and achieving outstanding results in the competitive real estate market.
This strategic association ensures that Realtie’s AI-driven insights and development strategies are complemented by RSIR’s award-winning brokerage services, providing our clients with unparalleled access to market intelligence, zoning and permitting guidance, and strategic land positioning. Together, Realtie and RSIR bridge the gap between technology and hands-on expertise, offering a comprehensive advantage in identifying and executing real estate opportunities.
Sotheby’s International Realty (SIR), the parent brand of RSIR, is a globally recognized luxury real estate network established in 1976. Built on the centuries-long prestige of the Sotheby’s Auction House, SIR has cultivated an unparalleled reputation for excellence and sophistication in the real estate industry. The brand’s commitment to luxury and quality is evident through its expansive global network, comprising over 15,000 independent sales associates across approximately 750 offices in 72 countries and territories worldwide.
SIR’s global reach ensures that properties listed with the brand receive maximum exposure to a qualified international clientele. This extensive network allows for seamless transactions across borders, providing clients with access to some of the world’s most desirable properties. The brand’s affiliation with the prestigious Sotheby’s Auction House further enhances its reputation, attracting a clientele that appreciates the finer things in life and aligning perfectly with the luxurious nature of its property listings.
By partnering with RSIR, Realtie leverages the vast global network and esteemed reputation of Sotheby’s International Realty. This collaboration enables us to offer our clients unparalleled access to both local expertise and international opportunities, ensuring that their real estate endeavors are handled with the utmost professionalism and reach.
Dean Jones brings a unique blend of development experience and industry recognition to the brokerage. With over 25 years in design, development, marketing, and sales across regions including British Columbia, Los Angeles, San Francisco, and Seattle, Dean’s diverse background enriches RSIR’s strategic vision. His notable accolades include being named “Developer of the Year” by Pillars of Industry in 2001 and “Marketing Director of the Year” by the National Association of Home Builders in 2003, underscoring his leadership and innovative approach in the real estate sector.
Dean’s extensive development experience, uncommon among brokerage owners, enhances RSIR’s ability to provide comprehensive services that encompass both brokerage and development perspectives, benefiting clients with a holistic approach to their real estate needs.
- How does Realtie advise landowners address their concerns about selling, relocation, and deferring capital gains taxation?
Realtie takes a strategic and personalized approach to help landowners navigate the complexities of selling their property, planning relocation, and optimizing tax strategies. We work closely with RSIR brokers, tax advisors, and financial planners to provide tailored solutions that align with each client’s financial and lifestyle goals.
For sellers concerned about capital gains taxation, we explore strategies such as 1031 exchanges, which allow property owners to defer taxes by reinvesting proceeds into another investment property.
When it comes to relocation, Realtie and RSIR provide access to top-tier real estate professionals who can assist with purchasing new homes, downsizing, or transitioning to investment properties. Our extensive market knowledge ensures that sellers make informed decisions on when and how to list their properties to maximize value. By combining development expertise, financial strategies, and brokerage support, Realtie helps landowners confidently navigate every step of the selling and relocation process while minimizing financial burdens.
- What sort of impact do you believe House Bill 1110 will have on the market?
House Bill 1110 is set to have a significant impact on the housing market in Washington State by allowing increased density on single-family lots, particularly in urban areas. Here are the key ways it will affect the market:
- Increased Housing Supply & Development Opportunities
- HB 1110 enables developers to build middle housing (such as duplexes, triplexes, and fourplexes) in areas previously zoned for single-family homes.
- This will create more opportunities for infill development, which could be particularly attractive to small and mid-sized developers.
- Cities and municipalities will see more project proposals, which may lead to streamlined permitting processes over time.
- Shift in Land Values
- As density allowances increase, land values may appreciate, particularly in well-located areas where demand for multi-unit housing is strong.
- Homeowners with larger lots in upzoned areas may see higher land values, presenting opportunities for assemblage and redevelopment.
- More Diverse Housing Stock
- The bill aims to create more attainable housing options, addressing affordability challenges by adding smaller, more affordable units.
- This could result in an increased variety of housing types (e.g., cottage clusters and townhomes) that cater to different demographics, including young professionals, downsizers, and lower-income buyers.
- Market Shift for Single-Family Sellers
- Homeowners looking to sell may attract more developer interest, especially if their property is in a newly upzoned area.
- Traditional buyers looking for single-family homes might face increased competition from investors and builders, driving up prices for development-ready lots.
- Broader Economic Implications
- Increased density could revitalize neighborhoods by supporting local businesses and improving public transit efficiency.
- However, neighborhood opposition and potential infrastructure constraints (like sewer, roads, and parking) may slow implementation in certain areas.
- Realtie’s Role in Navigating HB 1110
Realtie’s expertise in land acquisition and AI-driven insights makes it a key player in helping developers and homeowners maximize opportunities under HB 1110. Realtie can:
- Identify the best parcels for higher-density development.
- Guide homeowners on selling to developers for optimal returns.
- Provide developers with zoning insights, financial feasibility tools, and expert advisory services to capitalize on new opportunities.
HB 1110 will reshape the Washington housing market, and those who understand its implications early will be best positioned to take advantage of the coming changes.
- Where else has this sort of legislation occurred in North America?
United States
- Oregon: In 2019, Oregon passed House Bill 2001, effectively eliminating exclusive single-family zoning in cities with populations over 10,000. The law requires these cities to permit duplexes on land zoned for single-family homes, and larger cities must also allow triplexes, fourplexes, and cottage clusters.
- California: In 2021, California adopted Senate Bill 9, allowing up to four residential units on single-family lots statewide. This legislation aims to address the housing shortage by enabling higher-density developments in traditionally low-density areas.
- Minneapolis, Minnesota: In 2018, Minneapolis became the first major U.S. city to eliminate single-family zoning by permitting duplexes and triplexes in every neighborhood. This move was part of the Minneapolis 2040 plan to increase housing affordability and diversity.
- Maine: In 2022, Maine enacted legislation requiring municipalities to allow additional housing units on lots zoned for single-family homes, effectively ending single-family zoning statewide. This includes provisions for accessory dwelling units (ADUs) and duplexes.
Canada
Ontario: In October 2022, Ontario announced the “More Homes, Built Faster Act,” permitting up to three units on a residential property and preventing municipalities from setting restrictions that limit expansion.
- Edmonton, Alberta: Edmonton has proposed revisions to its zoning laws to allow for greater density and height, including semi-detached homes, row housing, backyard houses, and three-story apartments. These changes aim to promote gentle densification and align with the 15-minute city concept.
These legislative efforts reflect a broader trend across North America to reform zoning laws, increase housing supply, and address affordability challenges by allowing more diverse housing types in areas traditionally limited to single-family homes.
- What benefit does a would-be seller have working with Realtie?
Working with Realtie offers several advantages to a would-be seller:
- Expert Advisory Services
Realtie provides specialized real estate advisory services, offering tailored, unbiased advice to property owners. This expertise can help sellers navigate the complexities of the real estate market, optimize property value, and make informed decisions throughout the selling process.
- Comprehensive Market Analysis
Realtie conducts in-depth market assessments, economic impact studies, and business case analyses. These services enable sellers to understand current market trends, property valuations, and potential opportunities, ensuring that properties are competitively positioned in the market.
- Strategic Planning and Execution
Realtie assists in strategic planning, including development advisory, project assessment, and execution strategies. This support ensures that sellers can effectively prepare their properties for sale, address potential challenges, and maximize returns.
- Network and Industry Relationships
Leveraging strong relationships within the real estate industry, Realtie connects sellers with potential buyers, investors, and other stakeholders. This network can facilitate quicker transactions and potentially better terms for the seller.
By partnering with Realtie, sellers gain access to a wealth of knowledge, strategic guidance, and industry connections, all of which can significantly enhance the property selling experience.
- How do you register to receive more information on Realtie’s advisory services?
Register at www.realtie.com