Ron Upshaw

Home Grown Tomatoes 🍅
Pasta and gravy.
Added garlic, mushrooms and sun dried tomatoes.
Pretty good!

I don't know how or when this photo was uploaded to the inter webs, but it showed up when I was trying to uncover some setting in the socials.

I'm probably 15 or so. I would guess this was some kind of assignment for high school photography class or we had an imaginary band or something.

I'd buy this album back in the day if this was the cover. Ha.

New Listing and Open Houses This Weekend.

Hi - Don & I have a new listing Bothell that went live this week. I absolutely love how Bothell has evolved over the past few years. Even though I'm mad they took down the "For a Day Or A Lifetime" sign. ;)

I'll be doing open houses Friday afternoon from 4-6 and Saturday from 10-Noon. Come by and say hi if you're nearby.

If you're looking to buy or know someone in the market, please send them this listing!

5 234th Pl SE,
Bothell, WA 98021
MLS- 2214502

Remember - Ron & Don: We Sell The Sound!

Story time.

I recently have gone down the rabbit hole and have become a watch collector.

One of the elements of the collecting community that I like is the practice of marking significant events in your life with a special timepiece. You quite literally “mark the time,” so to speak. Weddings, children being born, retirement, etc…

A few months ago I had a significant event I wanted to mark. Last November, a very good friend of mine died and the family asked me and Don to both speak at his memorial. As I thought about what Gary meant to me, I landed on a phrase “Do The Thing.”

Gary wasn’t much of a talker. He was a doer. He didn’t want to have endless discussions about whatever the thing was, he wanted to do the thing. My eulogy about Gary was my attempt to explain how Gary came along in my life right when I needed someone to show me how to “Do The Thing.” He expanded the possibilities in my world. I know I would have never attempted a career in radio if I hadn’t met Gary. In fact, our first Ron & Don “Show” was over a PA system mounted on the top of Gary’s van while he rode his bicycle across America. He asked us to talk and keep him awake in the middle of the night while he rode. Don and I started riffing with each other on the CB mic to make our friend laugh and pass the miles. The future radio show was born that night.

My eulogy was entitled “Do The Thing!” There were many tears shed as I tried to get through it.

Right about the time of Gary’s memorial I started becoming more serious about watches and I became aware of a thing called a World Timer. This is a mechanical watch (no batteries of any kind) that shows all 24 time zones on the planet at once. I hatched a plan that I would buy a World Timer in honor of Gary. I wanted it to be a statement watch that would represent how my world is bigger because I met Gary.

When I started looking around, I quickly realized that the Word Timers I liked are very expensive. I knew that the high end brands were way out of my league. You could easily spend north of $25,000 on a top of the line watch from a brand like Rolex or Patek Philippe. My top choice was the NOMOS Glashütte Zürich World Time. It was still an eye popping $6,100. I was bummed that it wasn’t going to happen any time soon, but not any old watch would do. John Mayer, the famous musician and world class watch collector says the important watches should make you go “ooof!” a little bit when you get them.

Then I saw an ad for a newer watch brand that I was unfamiliar with called Farer. They are a British company that started in 2015, and last year they introduced a World Timer that I fell in love with called The FOXE. I held my breath when I clicked the link expecting it to be at least $5k. I was pleasantly surprised to see that it was “only” $1,695.

Sidebar: nobody needs a watch this expensive. A $25 Casio tells the time more accurately. I get that. But in the world of mechanical watches, you can easily spend $20,000 or more to get a brand like Rolex. So in the grand scheme of things, this would be considered “affordable” for what it is.

I loved the story behind the FOXE as well. From their website: “The Foxe is named after English explorer Luke Foxe (1586 – 1635). Born in Kingston-upon-Hull, Yorkshire, Foxe was the son of a seaman and would follow in his father’s footsteps. He is remembered for his attempt in 1631 to find the Northwest Passage across North America. Though he was unsuccessful, he mapped the area extensively, and somewhat surprisingly returned to England having not lost a single crew member. In his honour, Foxe Basin, Foxe Channel and Foxe Peninsula were named after him.”

As Luck Would Have It…

I’m a cheapskate at heart, so I was still gulping at spending $1,700 on a watch. Every time I got some unexpected money, I would set it aside in my watch account and one day I could afford to buy the FOXE. I thought it would most likely be sometime in 2025.

Enter my good friend Rob. He was visiting town and wanted to go play some poker. I haven’t played much at all, but since it was Rob’s last night in town, I met him at the card room.

In the back of my mind on the drive there I said to myself, “If I hit it big tonight, I’m going to buy that World Timer in honor of Gary.”

Rob and I sat next to each other at a $1/$3 table. For those of you that don’t play cards, that’s the smallest stakes available in Washington State. We were just there to hang out with each other and talk. A good night at 1/3 would be to win $100-$150. Every now and then, you might win $300 and be thrilled. Most nights you break even or might lose a little and chalk it up to a night of entertainment similar to going to a concert or nice dinner with a friend.

A few hours later I find myself in a very large hand where I ended up with a full house on the river. It was super lucky. When the dust settled and I cashed out, I had more than $1,700. It might be the most I’ve ever won at a 1/3 game.

The next morning I ordered my FOXE World Timer and on the back I had them engrave “do the thing!” underneath the automatic rotor on the back of the case.

It just came in the mail today and I love it.

Every time I wear it, I’m going to think of my good friends Gary and Rob and remember that I should always strive to Do The Thing!

Don O'Neill Signe Verrill Ruston Verrill Andy O'Shea Robert Cordts

Do The Right Thing: A Lesson from a Staircase

Ever had one of those days where it hurts to do the “right thing?”

Recently, I had an experience that underscored this principle in a way I hadn’t quite expected.

I own a rental property, and I noticed that the external stairs leading up to the entrance were looking a little worse for wear. Initially, I thought this was going to be a simple fix, something I could take care of with a modest $500 budget. We thought we could just cut off the damaged cement board, install a new piece of trim and some metal flashing. Bam, done in a few hours and it would look as good as new.

Not so fast Sparky. When I attempted to reattach one of the siding panels, the nail just went right through like there was nothing behind it. That’s because there WAS NOTHING BEHIND IT! The wood post had almost completely rotted. We decided to take a little bit of the siding off to have a look. The damage was far more extensive than I had anticipated. What looked like a few minor issues on the surface masked a deeper problem: water damage and rot had compromised the entire structure. The initial repair estimate quickly ballooned into a $7,700 week long project.

I found myself at a crossroads. I could have opted for a quick fix, something that might hold up for another year, or I could do what I knew was right: replace the entire staircase. I sat there for a few minutes and went through all the emotions.

Choosing the latter wasn’t easy. I can definitely think of more enjoyable ways to spend $7,700. There was a temptation to put a band-aid on the problem and kick the can down the street. After all, it’s only a rental, right? But deep down, I knew that doing things the right way was the only option that made sense in the long run.

A mantra I like kept popping into my head, “The way you do anything is the way you do everything.” It was time to put my money where my mouth is.

Other realizations I had after the sticker shock wore off:

1. Safety First: As a property owner, the safety of my tenants is paramount. A compromised staircase is a hazard waiting to happen. I don’t even want to imagine someone trying to carry a couch down the stairs and the entire thing collapsing. That would be a major disaster.
2. Long-Term Savings: While the initial outlay was substantial, dealing with the problem now likely saved me from even more expensive repairs down the line. Water damage and rot tend to worsen over time, leading to more significant issues if not addressed promptly.
3. Property Value: Maintaining the integrity of the property is crucial for preserving its value. Potential future buyers or renters can tell when corners have been cut. Investing in quality repairs enhances the property’s appeal and worth.
4. Peace of Mind: There’s something to be said for the peace of mind that comes with knowing you’ve done the right thing. I can rest easy knowing that my property is in good shape and that my tenants are safe.

The Ron & Don Real Estate Philosophy

At Ron & Don Real Estate, we believe in doing things the right way, every time. This experience with the staircase is just one example of why that philosophy matters. Whether it’s a minor repair or a major renovation, our commitment to quality and integrity guides everything we do.

We bring this same dedication to every client we work with. Our deep roots in the Seattle area, our expertise in investment rental properties, and our network of trusted contractors mean that we’re not just helping you buy or sell a property; we’re helping you make the best decisions for your long-term success and peace of mind.

So, the next time you’re faced with a tough decision about a repair or renovation, remember my staircase. Doing things the right way might not always be the easiest or the cheapest option, but it’s almost always the best one.

If you need help navigating your real estate challenges, reach out to us at Ron & Don Real Estate. We’re here to guide you every step of the way.

Ron & Don - WE SELL THE SOUND!

$500 tomato update 🍅

Breaking news: I ate the first home grown tomatoes. Crusty baguette, olive oil, salt and za’atar.
It was delicious!

And just like that we're pending in Kenmore!
It all started with a Ron & Don Sit Down. Our client is unlocking the equity in her house to start a new adventure in Arizona.

If you've been daydreaming about your next adventure, let's sit down and put together a custom game plan for you.

Ron & Don - We Sell The Sound.

For most people, their biggest piggy bank is the equity they have locked up in their home. When Seattle is in the top 20 for "Most Expensive Cities In The U.S." selling is life changing for our Ron & Don real estate clients.

This seller in Kenmore is taking her equity and moving to a warmer and less expensive part of the country. Sometimes people want to be closer to family or even move out of the country. Whatever the reason, if you've owned your home here in the PNW for a while, there is a unique opportunity when it's time to sell.

This beauty is on the market right now.

I'll be doing an open house Saturday, August 3 from 11-1. Stop by and say hi. If you or a family member/friend is in the market - please forward them this post.

5814 NE 204th Place, Kenmore, WA 98028
MLS #: 2214504
Kelly Right Real Estate.

Ron & Don - We Sell The Sound

Quick $500 tomato update:

Looks like we're going to get some fruit!

Hey - what's that famous tomato sammich you rave about? Is this guy going to get er done?

What else y'all do with the tomato haul? (Before you say canning, I don't think I have the bandwidth for that - and I'm already over budget on these plants. haha)

Easy tomato family recipes please?

We have some recent clients that I figured out were also into watches the same way I'm into watches.

I hosted a watch assembly and cocktails party last night.

I picked up all the parts on AliExpress for about $110. Had to buy some additional tools.

It was really fun and I like how it turned out.

Blue and orange GMT.

It turned out to be very fiddly work since I have no experience. The date doesn’t turn over till 3am, so we got that a little off. But overall, we all enjoyed it.
Oh, and the cocktails were spot on. 🤓

Shout out to Talia & Tom - great work!

This guy is pretty smart. If I was thinking about an investment property, I'd definitely schedule a Sit Down. ;)

https://ronanddon.com/buying/does-it-cash-flow/?utm_medium=email&_hsenc=p2ANqtz-9g7bqGJdQvOezT_i_P09XOP3WFTSUX5UcexDdowFwEmWqctLLNKG6rn_IU_WgSl5q453zMtvTPOiHfcLAtlx63IEMDHA&_hsmi=315512247&utm_content=315512247&utm_source=hs_email

Who doesn't like your own private foot bridge over a creek in the backyard?
Love this feature!

I can't emphasize how important it is to take care of deferred maintenance when you are listing your home. Getting it as close to "Turn Key Ready" as possible will get it sold quickly and for the most money.

People that think they can just sweep things up and throw a sign in the front yard are in for a reality check.

Don & I are experts at helping you define a reasonable scope of work that will be positive return on investment.

Don't be embarrassed if some things have slipped at your property. That's what we're here for. Let's do a Ron & Don Sit Down and put together a game plan to unlock the equity in your home!

WE SELL THE SOUND!!!

For everyone that's been waiting for a "market correction" or for "housing to crash" - here is the latest info on King County year over year.
Number of listings is up, pending sales are up, days on market are down.
Median sale price is up, average sale price is up.

And escalation is back with percent of list price at 102%.

Having said all that, I believe this is actually a good time of the year to buy. When everyone else is camping or on a boat, you can be competing a little less in the buyer's market.

Let's do a Ron & Don Sit Down and find your dream house.

Nice work Burien!
I was down at a rental property I have in Burien and decided to drive to the downtown Main Street.
When I lived in Burien a few years ago, the park by the library was absolutely over run with homeless people. There were tents everywhere and the library had basically become a homeless shelter during the day.

There were times when I did not feel safe walking in this area. I have female friends that started carrying pepper spray just to walk their dogs. It was not a good look in my opinion.

There was a huge battle between advocates and City Hall recently, and I wanted to see for myself how things had evolved.

When I drove up, there was not a tent in sight. The area that had become a tent city is now fenced off as a dog run. As a property owner a few miles away, I have to say it looks a lot better.

Where did the homeless population go? That I can't tell you, but I applaud the Burien City Counsel for taking steps to have a safe and clean downtown and protect all the small business owners and restaurants working hard on that block. It's a super charming "Main Street" and one of the selling points for me when I bought a house there.

Burien and White Center peeps, what's your opinion on the developments?

NEED SOME HELP
From my social media friends.

Don and I are doing our client/friend appreciation Extravaganza Spectacular.
I'm in charge of getting the Taco Truck and Mariachi Band. (By the way, I like how AI created a new business of "Taco Estate" - I kind of like it 😂)

Anyone know of a great Taco Truck or Mariachi Band I could contact?

Thank you!

Congratulations to Jeff & Christina on their new home in Port Townshend! Sometimes when you write an offer and don’t get it, an even better place is right around the corner.

Let’s Sit Down and strategize about your real estate dreams.
Ron & Don Real Estate: WE SELL THE SOUND!

Shout out to Pablo, but the other Pablo can get on my nerves. You know who you are. ;)

Taco Tuesday is no joke! Happy hour.

I was looking at listings yesterday with a new Investment Client and we saw a lot of houses that had been on the market for 50 days or more. One that had been on the market for over 200 days.

That is super frustrating for a seller. The listing is stagnate, nobody is touring the property, and as you lower the price, the market can just decide there's something wrong with it. It's a bummer.

There are only two reasons why a house sits: you didn't do your work and make the house turn-key or you and the agent badly missed the price.

Not every real estate agent has these skills. Sometimes an agent will agree to list a house that they know is priced too high and just ride it down the market with you instead of telling you the truth.

In this market with interest rates hovering near 7%, selling a house in two days is crushing it.

Let's Sit Down and game plan about your listing.

Ron & Don - WE SELL THE SOUND!

First Impressions, deferred maintenance, and safety.

When you are brining a house to market, it's really easy to go over budget. Once you start to fix things, many people have the urge to fix everything. Knowing what is money well spent and what is money you won't get back in the sale is an art. My biz partner Don is a master at this skill.

Let's take these stairs. While it may not be the absolute most important part of a house, it's one of the first things you use. When the stairs are not solid or have a few rotten treads, it does not make a good first impression.

Spending a relatively small amount of money to fix something like this is super smart for a lot of reasons. It's safer, it's easy, and it lets buyers know that you are paying attention to the little things.

The key to bringing a house to market is knowing how to get the biggest return on your investment with your rehab budget.

If you've been thinking about selling in this hot market, let's do a sit down and game plan. We have a crew of contractors we've personally vetted. WE SELL THE SOUND.

Does it Cash Flow?

If you’ve ever dreamed about owning an investment property and don’t know where to start, I thought it would be helpful to do a simple example of how to think about cash flow.

There are much more robust versions of this exercise (happy to help - contact me for a Ron & Don Sit Down). But this will show you the basic concepts.

1) What is your goal?
What is the purpose of your investment property and what do you want to get out of it? Some people want a long term renter and if they break even, that’s a success. Others want to put in the effort and maximize the income on the property with shorter term rentals. It’s important to know what your expectations are.

2) Pick a property.
Start by picking a property that you think would make a good rental. At this stage, just find a few listings to run through this exercise.
Here’s a house I chose in Tacoma.


3) What’s your debt service?
Debt service is what your cost will be month in and month out for your mortgage. It’s commonly called PITI (Principal, Interest, Taxes, Insurance) For this house - conventional mortgage with 20% down, you’re looking at $4,018 a month.


It’s important to note that there are other expenses to owning a rental property and it’s up to you as the landlord to negotiate with tenants. Who pays the utilities? There will be vacancies - 10% is a reasonable number to use to estimate that cost. Are there any management fees, accounting fees, permits and supplies you’ll need to maintain the property? If we think this house is a good candidate, we can do a deeper dive on the other costs.

For right now, let’s just stick with the $4,018 a month.

4) Long Term Rental Income
What do similar houses in the area rent for? I went to Zillow Rents and put in the zip code.


For this zip code, there is not a house that gets $4,018 a month as a long term rental. So if this is your goal, you have two choices: increase your down payment till your PITI is under $3k or move on to another house.

5) Short Term Renal Income
What about using this property as a short term rental? Obviously you’d have to furnish the house, and this requires more effort as the property owner. You can do 30 day rentals or shorter term rentals.

This first screen grab is from Airbnb in the zip code for the entire house. Here we start to see numbers above $4,018 a month. The next step would be to stack up the level of finishes and number of beds compared to the listings and estimate what you would get per month.


This is a weekly rental in the same Zip. The range is $126-$232 a night in the Summer. So let’s estimate this at 23 days a month occupied. $2898 - $5336 is the range.

Does it cash flow?

So you can see pretty quickly if a house will perform the way you want it to.
With this specific property, it would NOT work as a long term rental with standard financing assumptions.
It could work as a short term renal if the property will land in the higher part of the range of listings.

There are many other factors that are important to think about when owing real estate - equity, tax benefits and length of ownership are the most important, but this is a good primer on how to start to think about a property as an investment.

If you want to game plan about your real estate ambitions, let’s do a Ron & Don Sit Down. WE SELL THE SOUND.

We got the band back together!

So fun to have breakfast for lunch with the one and only Tom Tangney.
Tom has the most amazing enthusiasm and curiosity for life of almost anyone I've ever met.
One of the joys of working at KIRO was being able to know that I had someone to talk with about obscure movies or the play calling during the Apple Cup.

Tom and I had scheduled a trip to go watch five stages of the Tour de France back in the day. Shortly after buying the plane tickets, the Ron & Don Show was let go from the station, and I cancelled the trip. I totally regret that now. I know Tom and I would have had the trip of a lifetime following the yellow jersey.

When I grow up, I want to be more like Tom.

I get a frequent question about timing the market. When is the best time to sell and when is the best time to buy?

I decided to jump into the NWMLS stats and see if I could find any compelling evidence one way or another. When I constrained for "total closed homes" in King County for residential and condos, a striking pattern emerged.

Year after year for at least the past decade (that's as far back as I can graph) there is a spike at May/June and total closed homes drop till the end of the year. Some years, there is a significant tick up at the end of summer, some years, it's just a blip.

What does this mean?

At its most basic, this is a 30 day lagging number. Real estate deals typically take around 30 days to close. So this means that the peak buying season in the Pacific Northwest is January to April/May. Then 30 days goes by, and the deal closes, and we start to see the drop.

I have a theory. I can't scientifically prove it, but I think it makes sense: Summer.

People have been waiting for good weather, and when it hits, they want to go do things besides buying a house. The kids get out of school, vacations happen, and people come to visit. There are BBQs and graduation parties. People get busy.

So if you are thinking of buying, you have a slight edge when you are looking in the middle of summer.*

It will still be very competitive in many neighborhoods, but your chances on average improve.

*I did double check inventory. It doesn't perfectly match this graph, but there typically will be fewer houses listed during the summer as well.

If you want to strategize about your real estate journey, let's do a Ron & Don Sit Down. With recent transactions from port Townshend to Tacoma, WE SELL THE SOUND.

We love putting together a custom game plan for you to get into the home of your dreams.