The other day, I shared a little bit about why we sold our house. Today, I wanted to share the how! As first time home sellers, we were pretty nervous about the whole process. Luckily for us, the Spokane market is hot and inventory is low, so the cards were in our favor. In fact, it's such a sellers market, I actually thought about trying to do a FSBO (for sale by owner) to save on commissions. But let's be honest...as busy parents, it was already overwhelming enough to pack up our house and get it clean. Plus, with it being such a big, important transaction, and with us having exactly zero experience as sellers, we figured it would be good to have help. And it definitely was nice to have our realtors' expertise to lean on for marketing, negotiations, and contracts. In the end, I think our house probably sold for a higher price than it would've if we'd tried to sell it ourselves.

Preparing the House

We already made a lot of improvements to the house over the three years we lived there, most of them chosen with resale in mind (the main ones: kitchen remodel, new flooring, guest bathroom remodel, kids bathroom remodel). Still, we had a number of things we wanted to do to prepare the house for market. We cleared out most of the kids toys, painted our master bathroom, touched up paint throughout the house, emptied our junk drawers, and organized our closets and pantry. I also borrowed a few styling things from my friend Amy, who is a home stager in Spokane. Right before our listing went live, we mowed the lawn, washed the windows, cleared off surfaces, and made sure not to cook anything smelly like fish or garlic. :D

It all went pretty quickly! A week after we contacted our realtors, they came with a professional photographer and videographer, and two days later the house went on the market. This was our choice--we knew that if we gave ourselves too much time, we'd just dilly-dally and second guess our decision. We wanted to rip the bandaid off, plus the timing was perfect for our yard; the dogwoods and red bud trees were in full pink blossom! More importantly, it was a good time to sell in Spokane. Within 24 hours, we had our first offer (full price). Needless to say, it was a whirlwind!

Selling the House

It was a little crazy getting everything clean and ready for showings with little kids living in the house. Not to mention, with the quarantine and everything closed, there was nowhere for us to go. Luckily, the house sold quickly so we only had to be out of it for one full day. It was a Friday, so Ben still went to work like normal, and I took the kids to my parents' house. If you're in a seller's market, I would definitely recommend vacating the house for a full day of back-to-back showings. It was a lot easier than having to clean and leave for a bunch of individual showings!

After we accepted the offer, we had a few weeks of waiting...waiting for the inspection, then waiting for the appraisal. We didn't want to pack anything up or sign a lease for a new place in case the sale fell through. So once we got word that the house had appraised, then it suddenly felt REAL. The "sold" rider went up on the sign in our yard. We started to actually pack up all of our stuff. We signed the lease for the rental we are in now. We said good bye to our neighbors. And we started to move! As rooms were emptying out, it hit me, we are really doing this!!!

We saved the kitchen for last, and the day we packed it up I was pretty sentimental. I wasn't necessarily sad to leave the house itself, but thinking of all the little things that we would never do again with our kids--like running around this island over and over. This home holds so many good memories for us, and that is what I will miss the most.

The last day there, I took a video where I had the kids give me a tour and tell me their favorite memories, then we said bye to every room and thank you to the house. It sounds kind of silly, but it did give me some closure and helped me to move on (I hope it helped the kids too). As we were driving away, we saw a rainbow over this field of wildflowers. I decided to take it as a sign that we were making the right decision!

Closing Time

Selling a house in the middle of a pandemic is weird! The closing attorney emailed us all the papers so we could read them over ahead of time, then on closing day we drove down to their office and signed everything right there in our van. And...that was that! We were no longer homeowners!

The very next day, we headed off on our trip to the coast. Like I said, it's been quite a whirlwind!!

Are you shocked? Yep, we sold our house! This may seem like it came out of nowhere, but it's actually an idea we've been tossing around for a long time. When we made our 2020 goals back in January, selling was the plan. Of course, once Covid hit, we questioned whether it was still the right timing. Was it dangerous to displace ourselves in the middle of a pandemic? Was it stupid to let people walk through our house? Would there even be buyers in the middle of all this? Would we miss our comfortable house once we moved? Would we regret selling if house prices went up even further? We weren't sure. But ultimately, we decided to stick with the plan. It's still a strong seller's market in Spokane, we were skeptical about how long that would last. More importantly, selling was the necessary first step for our future plans.

Why?

I know, we just finished remodeling our kitchen (and the majority of the house) so this might seem odd. We did really like our house, and I'm sure we'll always think of it fondly. It was the first house we ever bought, the home where we brought Emmett and Audrey home as newborn babies, and a place where we have so many wonderful memories as a family. It's in a highly desirable neighborhood with some of the best schools in town (all the reasons why we bought the house in the first place). So why did we leave?

Did we find an even better house? A dream house? A forever house? Nope. Quite the opposite, actually.

Were we forced to sell? Were we struggling to pay the mortgage? No, fortunately not.

Was there something in our personal lives that drove us to move? New job? Family situation? Nope...that was not it either.

What it came down to was our idea is to get into real estate investing and use our personal residence to jumpstart us into owning rentals. This house served us well, and we don't regret buying it. But we want something more (or should I say less?).

At 2400 sq ft, our house wasn't huge, but it was more than we needed. It was also in one of the more expensive areas in Spokane. The schools were supposedly top-notch...but the neighborhood was getting so developed that it was unlikely that Ian would even get into the school we were zoned for anyways. First priority goes to kids with siblings that already attend the school, and then the remaining slots are opened up as a lottery. Last year I heard something like three kids got into kindergarten through the lottery!?! It seemed silly to stay for those odds.

The other thing is that, between the down payment, the remodels we've done, and the amount that our house had increased in value (houses here have appreciated about 30% since we bought)...we had a lot of equity tied up in the house. We started looking at that like, hey, this is a significant amount. is there something we'd rather do with it? is there a better, more efficient way we could put it to use? 

So instead of upgrading with our next house, we'll be downgrading. We're hoping to "house hack" by living in a duplex and renting out the other side (or some variation of that idea). By diversifying our sources of income, I think we'll feel more in control. And the idea of reducing our housing expenses while simultaneously increasing our income sounds so freeing.

What's next?

Currently, we are renting while we look for the next place to buy. We are in a nice duplex that's even closer to my parents' house, and I've been surprised by how much I like it. It's in a more walkable neighborhood that has multiple parks, restaurants, a library, a grocery store, and walking trails all within a few blocks. It's also a short drive to lots of hikes, and a slightly shorter commute for Ben (he's been riding his bike to work way more since we moved). It's pretty outdated (blue carpet throughout) but it's clean and bright and has a good amount of space. I think it'll be a good home base for the short term, and a good way for us to test out living in a duplex with kids. :D

Within a year, we hope to find a duplex for us to buy, or a house with a guest house/ADU/in-law unit. The goal is to find something where we can live in one half and rent out the other. Ideally, the rent from the other half would cover the entire mortgage so we'd be living for free--or close to it! We'd love to find something in a good location, that's outdated but in decent condition, so we have the opportunity to add value and raise the rent without it being too overwhelming. Spokane has quite a few duplexes, so I'm hoping that if we are patient, something will come up.

So that's our crazy plan! (Although of course, I hope it doesn't turn out to be crazy in hindsight). We are not impulsive people at ALL. If anything, we are overthinkers and backer-outters. So trust me when I say, it took A LOT of discussion and analysis for us to get to this point. No matter what happens next, I'm kind of proud of us for actually moving forward with an idea that feels a little scary and brave, instead of sticking with what's comfortable and safe and "normal".

I still want to tell you all the nitty gritty details too, but this post is already super long so I will save that for another day. :)

This is a collaborative post. All opinions are my own.

2020 has been a rough year for many reasons. Of course, in the grand scheme of things, missing out on vacations we were looking forward to is a small disappointment compared to so many serious tragedies. But still...it's hard to let go of vacation plans and aspirations. Dreaming of future travel can make the current situation feel less bleak (even if it's a hypothetical trip that you plan just for fun). And since it's impossible to know when the world will go back to "normal," you might want to rethink the destinations of your future dream vacations. While some countries are on full lockdown, other less-populated countries are starting to open to visitors--albeit with people wearing masks and gloves, and keeping their distance. Based on some quick research, here are four options that are currently open to some extent.

Antigua and Barbuda

You may have heard of Antigua and Barbuda from pirate books and movies. It's a mysterious pair of islands that are set deep in the Caribbean, where once upon a time, law and order was a running joke among thieves, murderers, and swashbucklers. But, in today’s world, it's one of the few untouched paradises still left. But for those who want to travel, why should you come here and what are the restrictions when it comes to COVID-19 travel? Well, there are four criteria that every nation is selecting as a way to handle holidays and foreign visitors. Are they open? Are the citizens free from lockdown? Do those coming into the country need to be isolated upon landing? And is the economy welcoming to tourists?

Open to foreign nationals? = Yes
Open to citizens and residents? = Yes
Quarantine for visitors? = No
Tourism? = Yes, with some restrictions

The country is up and running again, but where should you go?

Nelson’s Dockyard

Famous sea lord Nelson made this island one of his dockyards. He repaired ships and set sail from the islands while combating Spanish and French ships. It became a Royal Navy Dockyard in 1784 and lasted for 3 years, while it was in intense usage. It's now home to many sailboats of locals who use the dockyard to protect their ships from waves and gusts coming in from the Caribbean Sea. it's now also a UNESCO site because of its importance in world history. This is where you can come to witness history and take in the stories of those times when sail ships loaded with cannons, ruled the seas.

Darkwood Beach

The white sand on this beach is very refined and pure, making it feel so good on bare feet and hands. It's not quite sandcastle building material, but it's soft and light as a pillow, making it fantastic for workouts and beach games. Darkwood Beach is absolutely stunning, with open views out towards the horizon and barely any soul insights for at least a few hundred meters. It's a scarcely used beach at times, but make sure you’ve booked ahead as the authorities will be keeping watch for who is and isn’t sticking to social distancing and they will need to take down your details. These details are discarded when you leave the island or when no signs of virus have been detected after two weeks.

Andorra

There's a good chance you didn’t even know there was a landlocked country between Spain and France. It's called Andorra and it is one of the few microstates still left in the world. With just 463 square kilometers of land and a population of just 77,500, this nation heavily relies on tourism and cross-border trade. It's quite beautiful and picturesque.

Open to foreign nationals? = Yes, with some restrictions
Open to citizens and residents? = Yes, with some restrictions
Quarantine for visitors? = No
Tourism? = Yes, with some restrictions

But where should you go?

Coma Pedrosa

If you’re in the mood to leave all your troubles behind and go for a hike up the hills, Coma Pedrosa is waiting for you. The green mountains and blue standing waters are calling your name. It's very popular with mountain climbers because of the technical challenges it poses but it's also good for beginners as there are many different passes and routes up and down the mountains. It was a refuge for the early settlers who were being troubled because of their religion and they have also suffered invasions from different nations and governments in the past. However, Andorra has been around since 9500BC and has an incredible past. When you’re up in these mountains, you know you’re surrounded by truly ancient landscapes and wildlife.

Grandvalira

If you’re the type of person that cannot stand hot summer holidays, then don’t worry because the Grandvalira is skiing heaven. This ski run and mountain slope are one of the largest ski runs in the world. Stretching for 210 kilometers, you have a wide range of courses and paths to follow and challenge your skills. In all, there are 118 different runs to choose from. It's beginner-friendly but it goes all the way up to advanced and expert. There are guides on hand to show you the routes and manage the path safely. However, there are so many cameras and other people around, that you won’t feel lost for very long if you stray from the paths. It's an amazing mountain region and perhaps the best place to go when you want to forget the world and have fun in Andorra.

Bermuda

This is an island that is surrounded in mystery and fear. We’ve all heard of the Bermuda Triangle and how planes and boats go missing. That is good for a novel, but when it comes down to it Bermuda is really just another stunning Caribbean hotspot. But more to the point, what are the restrictions regarding travel?

Open to foreign nationals? = Yes, with some restrictions.
Open to citizens and residents? = Yes, with some restrictions.
Quarantine for visitors? = Limited.
Tourism? = Yes, with some restrictions.

Why come here?

The island that’s in the shape of a fish hook, has many surprises and hidden gems. It's mostly a resort island, with many spas, privacy hotels, and 5-star services. But here is where you should look to go.

Horseshoe Bay

It's the most popular beach in Bermuda and for very good reason. It's a tourist hotspot because it's along the south coast of the island so you get maximum exposure to the sun while also shielding yourself from the Westerly winds. Perfect for sunbathing and playing beach volleyball or frisbee, this is a family beach outing. Most hotels will have a shuttle bus service to this beach and it's usually totally free. If it's not included in your trip package, it should only cost around $1 or $2. From around 10 am to 6 pm, these shuttle bus services run to and from hotels. There may be some restrictions on the beach, such as social distancing but there may not be any need for masks and gloves. The vendors at the beach serving food will be checked and certified to keep operating as they are clear of any illnesses.

Crystal and Fantasy Caves

Located in Hamilton Parish it's very near to Castle Harbor. It's a long cave that spans for 500 meters and is around 60 meters deep. The cave goes further inland and becomes more and more mysterious. It was a tourist attraction as far back as 1907 after it was discovered 2 years before by Carl Gibbons and his friend Edgar Hollis. They were just 12 years old and were actually trying to find their lost cricket ball. The cave has turquoise and green water and is clear right down to the bottom of the shallow parts. There is a walkway above the waterline which guests can traverse, making for a truly immersive experience. The thin crystals hanging down from the ceiling make for excellent viewing, showing just how old the caves must be.

Cyprus

This small island in the eastern Mediterranean has a rich culture and history that spans back 10,000 years...along with beaches and vistas that are absolutely stunning. Although it has been hit hard by the lockdown, it has managed to maintain its tourism industry.

Open to foreign nationals? = Yes.
Open to citizens and residents? = Yes, with some restrictions.
Quarantine for visitors? = Limited.
Tourism? = Yes, with some restrictions.

But where to visit?

If you’re coming to Cyprus straighter after the lockdown, chances are you want to have a real escape. That’s why this should be your first port of call…

Mount Olympos

At 1,952 meters, this mountain is one of the highest in the Mediterranean. It's a tranquil place to hike and be alone with your thoughts. You’ll find that it's also bathed in history, with many ancient armies having to march through the passes and up the side of this mountain to get to their battlefields.

These are the top nations that have opened up their borders to tourists and are the most welcoming. There are some restrictions in place but they are easily followed.

This post is written in partnership with Bali Blinds. All opinions are my own.

Curtains (or drapes, if you prefer) play a key role in the design of a room. Besides fulfilling the practical purpose of covering your windows, they are also a great way to also add color, pattern, texture, softness, movement, and height...all elements that are often exactly what a room needs. The right curtains can be that beautiful finishing touch that makes your room feel complete. So how do you make sure you choose well? Here are the top three things to consider when selecting curtains for your home.

1. Light & Privacy - The first priority is always functionality. What is the practical purpose your curtains will serve? How much light do you want to let in? How much privacy does this room require? These needs will determine the type of fabric that makes sense for your curtains. Do you want sheer, breezy curtains that maximize natural light? Do you need heavier blackout drapes to help you sleep? Or something in between?

For the best of both worlds, consider a light filtering Roman shade with blackout drapes layered over it. This is exactly what we did for our bedroom, and I love the flexibility. If we want privacy without blocking out light, we can close just the shade. If we want it to be dark for naps and bedtime, we can pull the drapes shut. It's fantastic. The two photos below are both taken from the same angle in the middle of the day. You can see how well the blackout drapes turn our room into a dark and cozy cocoon. And as the weather has gotten hotter, we've also noticed how well the blackout drapes help insulate the room, avoid hot spots near the windows, and make it so we don't have to run the AC as much.

Bonus: besides giving us more options for privacy and light control, layered window treatments are even better for insulation and energy efficiency.

2. Style - Now it's time to think about aesthetics. What look are you going for? Do you want your curtains to give off a casual, relaxed vibe? Or do you prefer a more formal and elegant style? Would you like your curtains to stand out and be a focal point? Or would you rather if they blend in seamlessly with the room overall? For a classic look that will never go out of style, go with neutrals or a color that matches your walls. If you love contrast and color, then don't be afraid to go bold. Once you've determined the overall look that you want, it's time to order fabric swatches. Bali allows you to order up to five swatches free, which I highly recommend doing.

For our bedroom, I knew I wanted a warm neutral, but I wasn't sure whether I'd like a pattern or a solid, a cotton or a silk. I chose five favorites from their thumbnails online, and eagerly ripped open the blue envelope when it arrived. Being able to hold the swatches in person made the decision so much easier! I quickly ruled out a few, and for the rest I could hold them up against existing elements like the Roman shade we already had in this room.

I went with Ludlow Palatial (the swatch I'm holding above). It's a gorgeous, slubby fabric and the color is exactly right...a soft, creamy, light neutral that's neither too warm or too cool. Yes, did you know that you don't have to do a dark fabric for blackout drapes? You can use any color with a blackout liner!

Another important decision is how the curtains will hang. Grommet, classic tab, and rod pocket offer a more casual look, while inverted pleat and pinched pleat are more tailored and traditional. Personally, I think back tab is the perfect happy medium. Classic and clean-lined, it's the hanging style I chose for our bedroom curtains.

For a signature, custom look you can also add on decorative touches like color blocking, banding, and trim.

3. Width & Length - Sizing your curtains is something that many people struggle with. After all, it's not as straightforward as measuring your window and getting a shade to fit. What is standard curtain length? How wide should your curtains be? Where should you install the curtain rod? These are all important questions. If you get the width and length right, your curtains can make your windows appear larger and your ceilings look taller...but if you get them wrong, the curtains can end up looking like a cringe-worthy mistake...yikes.

The first step is the curtain rod. For a designer look, aim to mount your curtain rod as close to the ceiling as you can. If your ceilings are really tall, then a good rule of thumb is to place the rod 6" above the top of the window frame. This will make your room appear taller and more spacious. You'll also want your rod to extend wider than the window (about 8-12" on each side). When your curtains are open they should sit outside the window frame and only overlap the window by a couple inches. This will make your windows appear larger and ensure that your curtains don't block the sunlight when they're open.

Once you've determined where your rod will go, you can figure out the right length for your curtains. I wrote a curtain length guide awhile ago if you want to learn all about the different options and how to choose curtain length. The short version is that unless you're doing cafe curtains that stop at the windowsill (like for a small kitchen window), your curtains should probably go all the way to the floor. The most common curtain length options either hit right at the floor (this is the standard curtain length I recommend), or go a couple inches longer for a puddled, romantic look (this is what I chose for our bedroom). "Highwater" curtains that end a few inches above the floor will make your curtains look cut off and too short.

That leaves us with the width! To determine the right width for your curtains, measure the width of your window and multiply by 2. If you're doing two panels, that means each panel ends up being same width as the window itself. This will ensure your curtains look full and luxurious, whether they are open or closed. If they can barely cover the window, the panels will look too skimpy when they're open and won't have those beautiful folds.

Do you have any other questions about curtains? Let me know!