Prepared exclusively for the Watson Home
9605 216th Pl SW
Edmonds, Washington 98020
Market Snapshot
Your Neighborhood
at a Glance
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The Edmonds market in Area 730 is showing healthy activity. Homes that have been thoughtfully updated are commanding premium prices, often $800,000 and above, while properties in original condition are settling in the $575,000 to $750,000 range. The data tells a clear story: strategic presentation translates directly into higher sale prices and faster closings.
"The right presentation does not just add value. It changes the entire conversation."
Price Landscape
How the Comps Stack Up
All comparable properties in Area 730, Edmonds, WA
| MLS # | Status | Address | Beds | Baths | SqFt | Built | CDOM | Price | $/SqFt |
|---|---|---|---|---|---|---|---|---|---|
| 2507457 | Active | 8822 216th St SW | 3 | 1 | 1,206 | 1957 | 3 | $799,950 | $663 |
| 2478799 | Active | 9004 218th St SW | 3 | 2 | 1,318 | 1954 | 67 | $829,000 | $629 |
| 2478803 | Active | 1021 Walnut St | 2 | 1 | 966 | 1949 | 101 | $854,000 | $884 |
| 2508765 | Active | 21625 92nd Ave W | 3 | 2 | 1,500 | 1942 | 3 | $899,000 | $599 |
| 2487854 | Pending | 21522 92nd Ave W | 3 | 1 | 1,525 | 1942 | 18 | $799,000 | $524 |
| 2478000 | Pending | 9619 224th St SW | 3 | 1.75 | 1,368 | 1958 | 46 | $1,150,000 | $841 |
| 2474712 | Sold | 8904 220th St SW | 2 | 1 | 1,121 | 1910 | 40 | $575,000 | $513 |
| 2441564 | Sold | 21904 88th Pl W | 2 | 1 | 1,050 | 1954 | 16 | $728,000 | $693 |
| 2473094 | Sold | 9109 221st St SW | 4 | 1 | 1,274 | 1960 | 5 | $745,000 | $585 |
| 2459824 | Sold | 1018 Walnut St | 2 | 1 | 998 | 1940 | 6 | $800,000 | $802 |
| 2419026 | Sold | 1123 9th Ave S | 3 | 1 | 1,574 | 1955 | 28 | $845,000 | $537 |
| 2457826 | Cancelled | 1021 Walnut St | 2 | 1 | 966 | 1949 | 41 | $869,000 | $900 |
MLS data sourced from NWMLS via Redfin, Compass, Coldwell Banker, and Homes.com. CDOM = Cumulative Days on Market. All data as of April 21, 2026.
Notable Comparables
The Ones to Watch
9619 224th St SW
$1,150,000
This is the top-dollar comp in the area and it earned that price. Major upgrades completed in the last five years include a new roof, windows, siding, kitchen appliances, and hot water heater. It also features an in-ground pool, a rare amenity in Edmonds. Located on a corner lot with an attached garage.
Why it matters
This shows what is possible when you invest in the right upgrades. A 1958 home commanding $1.15M proves the market rewards renovation.
21625 92nd Ave W
$899,000
Completely updated in 2018, this home is full of warmth and personality. Features a chef's kitchen with quartz counters, gas range, stainless appliances, and island. The primary suite has its own bath, walk-in closet, and private deck. Set on a large 17,860 sq ft lot with a detached garage that could convert to a DADU.
Why it matters
Proof that even a 1942 home can command $899K with the right renovation. The large lot and DADU potential add significant value.
1021 Walnut St
$854,000
At just 966 sq ft, smaller than the Watson Home, this 2-bed rambler is asking $854K because of one thing: a brand-new kitchen. White shaker cabinets, quartz countertops, subway tile backsplash, and LVP flooring throughout. It also had a bath update and newer washer/dryer. Previously listed at $869K (MLS 2457826) before a price adjustment.
Why it matters
A kitchen remodel alone pushed a smaller home above $850K. The Watson Home at 1,424 sq ft with 1.5 baths has an even bigger canvas to work with.
What the Market Expects
What It Takes to
Compete at the Top
The Watson Home has great bones: 1,424 sq ft, 3 bedrooms, 1.5 baths, and a solid 8,712 sq ft lot in a desirable Edmonds location. Here is what the market is telling us about what buyers expect at the higher price points. These are the upgrades that the top-performing comps have made. This context helps you understand the full picture, even though our recommended strategy takes a smarter, more efficient path.
Kitchen Modernization
White shaker cabinets, quartz countertops, subway tile backsplash, stainless steel appliances. This is the single highest-ROI upgrade in the current market. Every top-performing comp has a modern kitchen.
Bathroom Overhaul
Modern vanity with quartz top, large-format tile surround, brushed nickel or matte black fixtures. Homes with 2 full baths consistently outperform 1-bath homes by $50K to $100K in this market.
Flooring & Paint
Replace old carpet and worn surfaces with Luxury Vinyl Plank (LVP) in a warm wood tone throughout. Fresh interior paint in a bright neutral "greige" or soft white maximizes natural light. These two changes alone transform the feel of the entire home.
Curb Appeal & Exterior
Modern exterior paint (dark gray with wood accents is trending), clean landscaping with native plants, and a tidy walkway. The highest-priced comp (9619 224th) invested in new siding and a new roof. Buyers notice these things immediately.
Pricing Strategy
Where the Watson Home Fits
As-Is Condition
$700K to $750K
Based on sold comps of older, original-condition homes like 9109 221st St SW ($745K) and 21904 88th Pl W ($728K). The Watson Home's larger size (1,424 sqft) and 1.5 baths give it an edge, but fully original finishes limit the ceiling.
- No updates or repairs needed
- Fastest path to market
- Leaves significant money on the table
Strategic Refresh
$800K to $825K
This is our recommendation. A focused refresh positions the Watson Home to compete with updated comps without the cost, risk, and 3 to 4 month delay of a full renovation. The additional half bath (not reflected in tax records) gives you a real advantage over most 1-bath comps in this price range. At 1,424 sq ft with 1.5 baths, a strategic refresh puts you right where the market rewards smart preparation.
- Interior painting in modern neutral tones
- Deep professional cleaning throughout
- Minor handyman repairs and touch-ups
- Landscaping and pressure washing
- Impeccable professional staging
- Net proceeds comparable to full renovation
Full Renovation
$850K to $950K+
Kitchen remodel, bathroom overhaul, new flooring, curb appeal upgrades. This positions you alongside 1021 Walnut ($854K) and 1123 9th Ave S ($845K). However, the cost of these renovations plus 3 to 4 months of carrying costs means your net proceeds end up about the same, or even a little less, than the strategic refresh approach.
- Kitchen and bath remodel required
- New flooring throughout
- 3 to 4 months added timeline
- Renovation costs offset the higher sale price
- Higher risk, similar net outcome
Why the Strategic Refresh Wins
Here is the math that matters: a full renovation to bring the Watson Home up to what the market expects at the $850K+ level would cost tens of thousands of dollars and add 3 to 4 months to your timeline. When you factor in renovation costs, carrying costs, and the stress of managing a construction project, the net proceeds end up about the same, or even slightly lower, than what you would net from a strategic refresh at $800K to $825K. The refresh approach gets you to market faster, with less risk, and puts money in your pocket sooner. That is not a compromise. That is smart strategy.
And here is the advantage most agents would miss: the Watson Home has 1.5 bathrooms, not just 1. That additional half bath is not reflected in the tax records, but it is a real, tangible asset that separates you from the majority of single-bath comps in this price range. Combined with your 1,424 sq ft, that is a meaningful competitive edge.
The $1.15M comp features an in-ground pool, a rare Edmonds amenity that commands a premium.
9619 224th St SW, MLS #2478000
Why Katrina Eileen
28 Years. Every Market Cycle.
Still Here. Still Winning.
Since 1997, I have been in the trenches of real estate. Not watching from the sidelines. In the trenches. I have navigated clients through every kind of market you can imagine, and I have the battle scars and the closed deals to prove it.
1997 to 2006
The Foundation Years
Built my practice from the ground up during the dot-com boom, the post-9/11 slowdown, and the early housing surge. While other agents came and went with the cycles, I stayed, learned, and built relationships that still produce referrals today.
2007 to 2012
The Great Recession
When more than 40% of all listings were distress sales, short sales, and foreclosures, most agents left the business. I stayed and became an expert at navigating the most complex transactions imaginable. I learned how to protect sellers in the worst market conditions, negotiate with banks, and find creative solutions when the easy answers disappeared. That experience is irreplaceable.
2013 to 2019
The Recovery & Growth
Helped clients rebuild equity and capitalize on the recovery. Developed pricing strategies that consistently beat market averages. Refined my approach to staging, marketing, and positioning homes to attract the strongest offers.
2020 to 2022
The Frenzy
When inventory hit record lows and buyers were desperate, I developed strategies that generated 20+ offers on a single listing. But here is what matters: I did not just collect offers. I knew how to evaluate them, structure the review process, and select the buyer most likely to close. My sellers got the best price AND the smoothest closing.
2023 to Present
The New Normal
Rising rates, shifting buyer psychology, and a market that rewards precision over hype. This is where experience separates the professionals from the hobbyists. I have invested heavily in cutting-edge marketing technology to ensure my clients' homes reach more qualified buyers than ever before.
Our Marketing Advantage
A Proprietary Marketing
Engine Built to Sell
Experience alone is not enough. You need an agent who pairs decades of market knowledge with the most advanced marketing technology available. Our proprietary platform does not just list your home. It launches a multi-channel campaign designed to find the right buyer, at the right time, at the right price.
AI-Powered Buyer Matching
Our system uses artificial intelligence to identify and engage qualified buyers 24 hours a day, 7 days a week. It initiates personalized conversations via text and voice, qualifies interest, and delivers warm, ready-to-act buyers directly to us. No lead goes cold.
7-Stage Listing Launch
The moment your home hits the market, our system automatically creates a series of targeted ad campaigns across Google, Facebook, and Instagram. Each lifecycle stage of your listing, from Coming Soon to Just Sold, triggers a fresh, optimized campaign.
Dynamic Video Marketing
Every listing is instantly transformed into professional dynamic video ads that run across social media. These are not static photos. They are scroll-stopping video content designed to capture attention and drive engagement.
Buyer Demand Heatmaps
We have access to real-time data showing exactly where active buyers are searching in your neighborhood. This intelligence informs our pricing strategy and helps us demonstrate to potential buyers that demand exists for homes like yours.
90-Day Persistent Nurture
Our AI does not give up after one call. It maintains contact with every interested buyer for up to 90 days through intelligent, personalized follow-up. The result: a 48% response rate, which is three times the industry average.
Precision Targeting
We do not blast your listing to everyone. We hyper-target specific buyer demographics most likely to be interested in your home based on search behavior, location preferences, price range, and lifestyle factors.
48%
AI Response Rate
90 Days
Persistent Follow-Up
7 Stages
Automated Campaigns
24/7
AI Working For You
National Reach
Homes.com: Your Listing
on the Biggest Stage
In addition to our proprietary marketing engine, your home will be featured on Homes.com, one of the nation's largest real estate platforms. With over 100 million monthly visitors and more than $1 billion invested in consumer advertising, Homes.com puts your listing in front of serious, motivated buyers.
And here is the difference that matters: Homes.com connects every buyer inquiry directly to me, the listing agent. No lead diversion. No competing agents on your listing page. 100% of buyer interest flows to the person who knows your home best.
$1 Billion+ Invested in Advertising Across
The Biggest Names in Media
80B+
Impressions
90%
Households Reached
100M+
Monthly Visitors
Premium Listing Placement
Your listing sorts above standard listings in search results with premium size, enhanced placement, and my agent photo. More visibility means more showings, more offers, and a faster sale.
Retargeting Across 1,000+ Sites
After a buyer views your home on Homes.com, your listing follows them across over 1,000 popular websites and social media platforms. On average, buyers see a boosted listing 32 additional times.
3D Virtual Tours & Floorplans
Professional Matterport 3D virtual tours and interactive floorplans let buyers experience your home from anywhere. Out-of-state buyers can walk through every room before they ever book a flight.
Verified, Pre-Screened Leads
Every buyer inquiry is vetted by a dedicated team before it reaches me. That means no tire-kickers, no spam. Only serious, qualified buyers who are ready to make a move on your home.
25%
Faster Under Contract
60%
More Listings Won
100%
Leads to Your Agent
"28 years of experience. Cutting-edge technology. One goal: the absolute best outcome for you."
The Bottom Line
The Watson Home Has
Real Potential
The Edmonds market rewards homes that feel move-in ready. The Watson Home at 9605 216th Pl SW has the size, the lot, the 1.5 baths, and the location. With a strategic refresh, including interior paint, deep cleaning, minor repairs, landscaping, pressure washing, and impeccable staging, we recommend listing at $800,000 to $825,000. This approach gets you to market quickly, avoids the cost and delay of a full renovation, and delivers net proceeds that are comparable to, or better than, a higher-priced listing after renovation costs.
And when you are ready, you will have 28 years of market expertise, a proprietary AI-powered marketing engine, and the full reach of Homes.com working together to get you the absolute best outcome. That is not a promise. That is a track record.
Meet Your Broker
Katrina Eileen Romatowski
28 years in real estate. Every market cycle. Every kind of transaction. From navigating the chaos of 40%+ distress sales during the Great Recession to generating 20+ offers in a single weekend during the frenzy, I have seen it all, done it all, and learned from it all. I combine that hard-won experience with cutting-edge marketing technology to deliver outcomes that other agents simply cannot match.
When you work with me, you get a broker who treats your home like it is the most important listing in the market. Because to me, it is.