"Cozy" means tiny. "Charming" means outdated. "Great potential" means it's a disaster.
Real estate listings are written to sell, not inform. Photos are carefully staged and angled. Descriptions use code words. As a Seattle buyer, you need to read between the lines to avoid wasting time on homes that won't work.
In this article, you'll learn:
- How to decode listing descriptions (what "cozy" and "charming" really mean)
- Photo red flags that indicate problems
- How to interpret days on market and price history
- What "pending" vs "contingent" means on Zillow
- How to verify square footage and other claims
- What information is missing from public listings
This article is for you if: You're searching Zillow/Redfin and want to identify good homes vs problem properties before wasting time on tours.
Understanding Listing Status
Active
What it means: Home is available for sale
What you can do:
- Schedule showing
- Make offer
- Negotiate
Seattle tip: In hot market, active listings get offers within days. If it's been active for 30+ days, ask why.
Pending
What it means: Seller accepted an offer, but hasn't closed yet
What you can do:
- Usually nothing
- Some sellers accept backup offers
- Watch to see if it falls through
Zillow shows: "Pending" or "Sale Pending"
Timeline: Typically 30-45 days from pending to sold
Why it matters: If home goes back to active, there may be issues (inspection problems, financing fell through, appraisal issues)
Contingent
What it means: Seller accepted offer with contingencies (inspection, financing, appraisal)
What you can do:
- Submit backup offer
- Wait to see if contingencies are removed
- Move on to other homes
Zillow shows: "Contingent" or "Pending Continue to Show"
Difference from pending:
- Pending: All contingencies removed, just waiting for closing
- Contingent: Contingencies still active, deal could fall through
Seattle reality: About 10-15% of contingent deals fall through. Worth watching if you love the home.
Sold
What it means: Transaction closed, new owner has keys
What you can do:
- See what it sold for
- Use as comparable for other homes
- Learn about neighborhood pricing
Zillow shows: Sold price and date
Seattle tip: Compare sold price to list price. If sold for 10%+ over asking, it's a hot neighborhood.
Coming Soon
What it means: Home will be listed soon, but not yet active
What you can do:
- Contact listing agent
- Schedule early showing
- Prepare offer
Zillow shows: "Coming Soon" with expected list date
Advantage: See home before competition, potentially make pre-market offer
Seattle reality: Coming soon listings often get offers before officially active. Work with agent to get early access.
Decoding Listing Descriptions
Size and Space
"Cozy"
- Translation: Very small
- Reality: Under 1,000 sqft, cramped rooms
- Red flag: Can't fit your furniture
"Intimate"
- Translation: Tiny
- Reality: Small rooms, limited space
- Red flag: Feels claustrophobic
"Efficient layout"
- Translation: Small but well-designed
- Reality: 1,000-1,200 sqft, smart use of space
- Could be: Actually good if you don't need much space
"Spacious"
- Translation: Larger than average
- Reality: 2,000+ sqft or large rooms
- Usually accurate: If they say spacious, it probably is
"Open concept"
- Translation: Few walls between living areas
- Reality: Kitchen/dining/living combined
- Consider: Great for entertaining, but less privacy and noise control
"Bonus room"
- Translation: Extra room that doesn't count as bedroom
- Reality: No closet, or not permitted as bedroom
- Could be: Office, playroom, storage
Condition
"Charming"
- Translation: Old and outdated
- Reality: Original 1950s kitchen and bathrooms
- Budget: $50,000-100,000 for updates
"Character"
- Translation: Quirky, outdated, or odd layout
- Reality: Sloped floors, weird additions, dated finishes
- Red flag: May have structural issues
"Great bones"
- Translation: Structure is good but needs cosmetic work
- Reality: Solid foundation and framing, but ugly
- Budget: $30,000-80,000 for cosmetic updates
"Needs TLC"
- Translation: Needs significant work
- Reality: Deferred maintenance, multiple issues
- Budget: $50,000-150,000+ for repairs
"Handyman special"
- Translation: Major renovation needed
- Reality: Uninhabitable or nearly so
- Budget: $100,000-300,000+ for full renovation
"Move-in ready"
- Translation: Recently updated, good condition
- Reality: New or updated kitchen/baths, fresh paint
- Usually accurate: Can move in without immediate work
"Lovingly maintained"
- Translation: Owner took care of it
- Reality: Regular maintenance, good condition
- Usually positive: But verify with inspection
"Pride of ownership"
- Translation: Owner cared about the home
- Reality: Well-maintained, clean, updated
- Usually positive: Good sign
Location
"Up and coming"
- Translation: Currently not desirable, but improving
- Reality: Transitional neighborhood, gentrifying
- Consider: Good investment if you're early, risky if trend reverses
"Convenient location"
- Translation: Near highways or transit
- Reality: May be noisy, but easy commute
- Trade-off: Convenience vs noise
"Quiet street"
- Translation: Low traffic
- Reality: Cul-de-sac or side street
- Usually positive: But verify by visiting
"Close to everything"
- Translation: Urban location
- Reality: Near shops, restaurants, transit
- Trade-off: Walkable but may be noisy
"Private"
- Translation: Secluded or large lot
- Reality: Trees, distance from neighbors
- Usually positive: But may feel isolated
"Commuter's dream"
- Translation: Near highway or transit
- Reality: Easy commute to downtown
- Trade-off: Convenience vs potential noise
Value and Pricing
"Priced to sell"
- Translation: Below market value
- Reality: Motivated seller, or property has issues
- Investigate: Why is it priced low?
"Great value"
- Translation: Good price for what you get
- Reality: Competitive pricing
- Could be: Actually good deal, or has hidden issues
"Rare opportunity"
- Translation: Unique property or situation
- Reality: Unusual features, or rarely available
- Could be: Actually special, or hard to sell
"Won't last"
- Translation: Priced competitively
- Reality: Will get offers quickly
- Pressure tactic: Creates urgency
"Bring all offers"
- Translation: Seller will consider any offer
- Reality: Motivated seller, or overpriced
- Opportunity: Room to negotiate
Outdoor Space
"Low maintenance yard"
- Translation: Small yard or landscaping
- Reality: Minimal grass, drought-tolerant plants
- Could be: Good if you don't want yard work
"Gardener's paradise"
- Translation: Lots of landscaping
- Reality: Established gardens, mature plants
- Consider: Beautiful but requires maintenance
"Outdoor living space"
- Translation: Deck or patio
- Reality: Usable outdoor area
- Usually positive: Great for Seattle summers
"Territorial views"
- Translation: Partial views
- Reality: Can see water/mountains through trees
- Not: Full unobstructed views
"Peek-a-boo views"
- Translation: Barely visible views
- Reality: Glimpse of water/mountains
- Disappointing: Not worth premium pricing
Photo Red Flags
Lighting and Angles
Very dark photos:
- Problem: Poor natural light
- Reality: North-facing, small windows, or trees blocking light
- Impact: Depressing, need lights on during day
Fish-eye lens:
- Problem: Makes rooms look bigger than they are
- Reality: Distorted perspective
- Verify: Check square footage, visit in person
Photos from corners:
- Problem: Makes rooms look larger
- Reality: Only way to fit room in frame
- Red flag: Room is very small
Only exterior photos:
- Problem: Interior has issues
- Reality: Outdated, damaged, or messy
- Major red flag: Skip this listing
Heavily filtered:
- Problem: Hiding true colors
- Reality: Dingy walls, stained carpet, dated finishes
- Verify: Visit in person
Missing Photos
No kitchen photos:
- Problem: Kitchen is outdated or damaged
- Reality: Original 1970s kitchen, broken cabinets
- Budget: $40,000-80,000 to replace
No bathroom photos:
- Problem: Bathrooms are outdated or damaged
- Reality: Pink tile, broken fixtures
- Budget: $15,000-30,000 per bathroom
No basement photos:
- Problem: Basement is unfinished or has issues
- Reality: Dirt floor, moisture, low ceiling
- Investigate: Ask agent for more photos
No exterior photos:
- Problem: Exterior needs work
- Reality: Peeling paint, damaged siding, overgrown yard
- Budget: $10,000-50,000 for exterior work
Missing rooms:
- Problem: Room is unusable or unappealing
- Reality: Damaged, tiny, or odd layout
- Red flag: Count rooms in photos vs listing
Staging Red Flags
Furniture blocking areas:
- Problem: Hiding damage or odd layout
- Reality: Stains, holes, awkward spaces
- Investigate: Ask to move furniture during showing
Strategic plant placement:
- Problem: Hiding wall damage or outlets
- Reality: Cracks, holes, electrical issues
- Investigate: Look behind plants
Lots of mirrors:
- Problem: Making small spaces look bigger
- Reality: Rooms are tiny
- Verify: Check square footage
Empty rooms:
- Problem: Hard to judge size
- Reality: Could be larger or smaller than appears
- Verify: Bring measuring tape
Professional staging:
- Positive: Shows potential
- Caution: Your furniture may not fit as well
- Reality: Staged furniture is often smaller scale
Interpreting Days on Market
Seattle Market Norms
Under 7 days:
- Meaning: Hot property
- Reality: Priced right, good condition, desirable location
- Strategy: Act fast, expect competition
7-14 days:
- Meaning: Normal market pace
- Reality: Good property, fair price
- Strategy: Schedule showing soon
15-30 days:
- Meaning: Slower than average
- Reality: Overpriced, needs work, or less desirable
- Strategy: Room to negotiate
30-60 days:
- Meaning: Sitting on market
- Reality: Overpriced, significant issues, or poor marketing
- Strategy: Significant negotiating power
60+ days:
- Meaning: Major issues
- Reality: Very overpriced, serious problems, or terrible location
- Strategy: Low-ball offer, or skip it
Seattle seasonal adjustment:
- Spring (March-May): Homes sell faster (5-10 days typical)
- Summer (June-August): Moderate pace (10-20 days)
- Fall (September-November): Slower (20-40 days)
- Winter (December-February): Slowest (30-60 days)
Price History
No price changes:
- Meaning: Just listed or priced right
- Reality: New listing or selling at asking
- Strategy: Offer close to asking
One price reduction:
- Meaning: Initially overpriced
- Reality: Seller adjusting to market
- Strategy: Some negotiating room
Multiple price reductions:
- Meaning: Significantly overpriced or has issues
- Reality: Desperate seller
- Strategy: Offer 5-10% below current price
Price increase:
- Meaning: Rare, but happens
- Reality: Market improved, or seller testing
- Strategy: Probably not worth pursuing
Relisted:
- Meaning: Was pending, fell through
- Reality: Inspection issues, financing problems, or appraisal gap
- Red flag: Investigate why deal fell through
Verifying Square Footage
Where to Check
County assessor:
- Most reliable: kingcounty.gov/assessor
- Shows: Tax records square footage
- Note: May not include unpermitted additions
Listing:
- Less reliable: Agent-provided
- Shows: What seller claims
- Note: May include basement or garage
Appraisal:
- Most accurate: Professional measurement
- Shows: Above-grade living space
- Note: Only available after you're under contract
Common Discrepancies
Basement included:
- Listing: 2,500 sqft
- Reality: 1,800 sqft main + 700 sqft basement
- Impact: Basement sqft worth less than main floor
Garage included:
- Listing: 2,200 sqft
- Reality: 1,800 sqft house + 400 sqft garage
- Impact: Garage shouldn't count as living space
Unpermitted addition:
- Listing: 2,000 sqft
- County: 1,500 sqft
- Reality: 500 sqft unpermitted addition
- Risk: May need to remove or permit
Finished attic:
- Listing: Includes attic
- Reality: May not meet ceiling height requirements
- Impact: Shouldn't count as living space
Seattle tip: Always verify with county assessor. If listing shows more than county, ask why.
What's Missing from Public Listings
MLS-Only Information
Agent remarks:
- What it is: Notes from listing agent
- What it reveals: Showing instructions, seller motivation, property issues
- How to get: Your agent can see this
Days on market (accurate):
- What it is: Exact days listed
- What it reveals: True market time (Zillow may be off by days)
- How to get: Your agent can see this
Showing feedback:
- What it is: Comments from agents who showed property
- What it reveals: Why buyers passed, what issues they saw
- How to get: Your agent can request this
Previous listings:
- What it is: History of listings (if relisted)
- What it reveals: Why previous deals fell through
- How to get: Your agent can see this
Offer deadline:
- What it is: When seller will review offers
- What it reveals: Multiple offer situation
- How to get: Your agent can see this
Information You Need to Request
HOA documents:
- What you need: Budget, reserve study, meeting minutes, CC&Rs
- Why it matters: Financial health, special assessments, rules
- How to get: Request from listing agent
Seller disclosure:
- What you need: Form 17 (Washington state disclosure)
- Why it matters: Known issues, repairs, neighborhood problems
- How to get: Request from listing agent
Permit history:
- What you need: Building permits for renovations
- Why it matters: Unpermitted work affects value and insurance
- How to get: City/county permit portal
Utility bills:
- What you need: 12 months of electric, gas, water
- Why it matters: Actual costs, not estimates
- How to get: Request from seller
Property survey:
- What you need: Boundary survey
- Why it matters: Lot lines, easements, encroachments
- How to get: Request from seller (if available)
Red Flags in Listings
Pricing Red Flags
Odd pricing:
- Example: $824,950 instead of $825,000
- Meaning: Trying to appear in lower price searches
- Reality: Gimmick, not actually cheaper
Way below comps:
- Example: $700,000 when neighbors sold for $825,000
- Meaning: Major issues, or bidding war strategy
- Investigate: Why so cheap?
Way above comps:
- Example: $950,000 when neighbors sold for $825,000
- Meaning: Overpriced, unrealistic seller
- Strategy: Skip or low-ball
Description Red Flags
Vague descriptions:
- Example: "Nice home in Seattle"
- Meaning: Nothing special to highlight
- Reality: Mediocre property
ALL CAPS:
- Example: "AMAZING HOME!!! WON'T LAST!!!"
- Meaning: Desperate or unprofessional agent
- Reality: Probably not amazing
Lots of exclamation points:
- Example: "Gorgeous! Updated! Must see!"
- Meaning: Overselling
- Reality: Probably average
Focus on potential:
- Example: "Great investment opportunity!"
- Meaning: Needs significant work
- Reality: Fixer-upper
Mentions "as-is":
- Example: "Sold as-is"
- Meaning: Seller won't make repairs
- Reality: Known issues, budget for repairs
Photo Red Flags
Only 5-10 photos:
- Meaning: Hiding something
- Reality: Outdated, damaged, or messy
- Strategy: Request more photos before showing
Photos from years ago:
- Meaning: Condition has declined
- Reality: Deferred maintenance
- Verify: Check photo dates, visit in person
Virtual staging:
- Meaning: Empty home with digital furniture
- Reality: Hard to judge actual space
- Verify: Visit in person
Drone photos only:
- Meaning: Exterior is best feature
- Reality: Interior has issues
- Red flag: No interior photos
Summary: Key Takeaways
- "Cozy" = tiny, "charming" = outdated - learn the code words
- Dark photos = poor light - north-facing or small windows
- Missing photos = problems - no kitchen/bath photos means they're bad
- Under 7 days on market = hot - act fast in Seattle
- 30+ days = negotiating power - seller is motivated
- Verify square footage - check county assessor, not just listing
- MLS has more info - your agent sees days on market, agent remarks, showing feedback
- Request HOA docs and disclosure - before making offer
Next Steps
- Search Zillow/Redfin with critical eye
- Read descriptions carefully - decode the code words
- Study photos - look for red flags
- Check days on market - indicates negotiating power
- Verify square footage - use county assessor
- Make list of questions - for agent about each property
- Schedule showings - for homes that pass initial screening
Additional Resources
- King County Assessor: kingcounty.gov/assessor (verify square footage, tax info)
- Seattle Permits: web6.seattle.gov/dpd/permits (check permit history)
- Redfin Data Center: redfin.com/news/data-center (market trends)
- Walk Score: walkscore.com (neighborhood walkability)
- GreatSchools: greatschools.org (school ratings)
This article provides general guidance on reading real estate listings and should not be considered professional advice. Always verify information with your agent, visit properties in person, and conduct thorough due diligence before making offers.