A detailed study of 10 year rent growth and job growth trends in the Seattle and Puget Sound region. A must read study for any apartment owner, investor or developer. The report covers 11 of the region's major submarkets.

1. Find out which are the
strongest submarkets!
2013 Puget sound Multifamily rent and Job growth report
sales volume
Sales Volume
$2,500,000,000
$2,000,000,000
$1,500,000,000
$1,000,000,000
$500,000,000
$-
King
2013
Pierce
Snohomish
Puget sound Multifamily rent
and Job growth study
What every apartment investor needs to know about regional rent and job growth
Colliers International Seattle
1

2. 2013 Puget sound Multifamily rent and Job growth report
Nation-Leading Rent & Job Growth
Make Seattle the Darling Market
for Multifamily Investors
As the Puget Sound Region recovers from
the Great Recession, 2013 has proved a
banner year for multifamily investment.
As of the second quarter of 2013, rents
rose a nation-leading 6% year-over-year
compared to a relatively anemic national
average of 2.6%. Stellar rent growth
figures are easily attributable to historically
low vacancy rates, measuring 3.32%
in Seattle by mid-year—a 15-year low,
theoretically a result of pent-up demand.
Arguably, however, a stronger driver is
regional job growth.
In 2013, the Seattle-Bellevue-Everett MSA
continues to post solid job growth. After
having added over 46,500 jobs in 2012, the
region is poised to add nearly 50,000 jobs
in 2013 (as of Q3 2013 year-over-year job
growth figures measured 49,900). With
such a large number of jobs added to the
market, we have seen strong resilience to
supply added to the market (7,200 units
added in the last 12 months and over
14,700 units added to the market since
2011) and sustained rent growth.
A common theory explaining continued
rent growth is more demand for rental
housing. Additionally, higher wage jobs are
EVERETT
increasing price elasticity. From all reports
one may assume that owners of all product
types in all markets are equal benefactors
of this rent growth phenomenon. However,
we know such a general assertion never
proves true. Accordingly, we sought
answers to which markets performed best
and to what job growth factors we could
attribute such success.
The enclosed study analyzes rent growth
trends and job growth statistics in 11 of the
region’s major submarkets during the last
12 years. We provide summary market rent
growth analysis as well as a more granular
look at rent growth performance based
on building size and age. Additionally, we
summarize macro employment trends and
then take a closer look at market-level job
growth. The analysis we provide factors job
growth in absolute numbers, as well as by
industry sector, both of which are helpful in
gaining insight into market behavior.
The following analysis is a starting point to
assist multifamily investors in developing
investment strategies in the Puget Sound
region.
Contact us to further refine your investment
strategies.
LYNNWOOD
BOTHELL
SEATTLE
520
90
KIRKLAND
WEST BELLEVUE
EAST BELLEVUE
ISSAQUAH
RENTON
KENT
FEDERAL WAY
Colliers International Seattle
2

3. 2013 Puget sound Multifamily rent and Job growth report
Year-to-Date Performance
As of Q3 2013, market fundamentals in Puget Sound remain robust and sales activity reflects a strong desire for
placing capital in Puget Sound. A caveat to this statement is the strong focus on core-located, institutional grade
multifamily assets, and as a result just over 59 transactions year-to-date.
In competition for select assets, investors have both driven up pricing and maintained downward pressure on
capitalization rates, somewhat regardless of interest rate increases experienced in July. The result is high priced
sales with even more impressive price-per-unit metrics, yet a smaller impact on total number of transactions.
We anticipate investor activity to even in the coming year as rent growth propagates across more markets and
investors chase yield beyond the core—a phenomenon we have already seen demonstrated in the last quarter.
Number of sales
Number of Sales
200
Sales sales volume
Volume
$2,500,000,000
$2,000,000,000
150
$1,500,000,000
100
$1,000,000,000
50
$500,000,000
$-
0
King
Pierce
Snohomish
King
Pierce
Snohomish
+50 units, Tri-County
Source: Dupre + Scott
Colliers International Seattle
3

4. 2013 Puget sound Multifamily rent and Job growth report
Investment Metrics
Year-to-Date Performance
> ear-to-date sales are $1.47B, on
Y
track to trail 2012 sales volume
by 20%
Tri-county unit prices are 14.4%
11
10
Key Indicators
RENTAL RATES
Regional rental rates increased 6.6% so far this year, 5% when excluding new
developments
2011 and a whopping 53.5% higher
than 2010
Core Seattle price per square
foot averaged $336/SF, nearly
300% higher than 2009
Capitalization rates are 5.2% in
King County (-.01% y-o-y), 5.8% in
Snohomish County (-0.3% y-o-y)
and 7.1% in Pierce County (+0.2%
y-o-y)
Core Seattle capitalization rates
have lifted to 4.6% from 4.4% in
9
Year-over-year rental rates increased in King County by 7.5%, Snohomish
County by 5.7% and Pierce County by 3.1%
8
higher than 2012, 39.1% higher than
2012
12
The average apartment unit in downtown Seattle is $1,741, a 5.5% increase over
last year
7
6
5
VACANCY RATES
Tri-county vacancy rates remain at historical lows, 3.8%, 4.2% and 4.3% in
King, Snohomish and Pierce County, respectively
4
ing county vacancy rate rose by 0.5% in the last 6 months, yet is 3.0% lower
K
than a market peak vacancy of 6.8% in March 2009
3
Seattle’s CBD still has one of the lowest vacancy rates in the region at 3.1%
2
DEVELOPMENT PIPELINE
Over 42,000 units are in the tri-county development pipeline for 2013-2017
1
Source: Dupre + Scott
9% of all new development is planned for King County
8
urrently 22,000 units are under construction
C
,200 units were delivered in the last 12 months; 7,500 are forecasted for
7
2013—the highest level of deliveries since 1991
Colliers International Seattle
4

5. 2013 Puget sound Multifamily rent and Job growth report
Job Growth and Employment
Seattle Continues to Lead the Nation
The Seattle-Bellevue-Everett MSA continues its trend with
historically high job growth. As of Q3 2013, this MSA added
49,900 jobs year-over-year, demonstrating even greater job
growth than 2012. Lead by job growth in the technology, manufacturing and construction sectors, the story of job growth in
Seattle is the envy of the nation. Seattle has added manufacturing jobs at a rate of 4-times that of the rest of the nation.
Unemployment
10.00%
Notes:
9.00%
8.00%
7.0%
7.00%
6.4%
5.6%
6.00%
year-over-year since
Q3 2012
onway Pederson
C
5.00%
predicts nearly
4.00%
40,000 new jobs
US
3.00%
added year-over-year
Washington
Seattle/Bellevue/Everett MSA
between 2014-2017
2.00%
Percentage Change in Number of Jobs Since July 2011
Added 49,900 jobs
2010
2011
2012
2013
Source: U.S. Bureau of Labor Statistics
Construction
Retail trade
Leisure and hospitality
Manufacturing
Seattle
9.7%
4.2%
8.5%
3.3%
8.5%
5.9%
7.7%
2.0%
Unemployment
Unemployment numbers in the Seattle region remain a standout in the nation.
Although unemployment ticked up slightly from an anomalously low rate this
summer, an unemployment rate of 5.6% signals a strong economy. As compared to the nation, employment has risen 3.1% year-over-year, nearly doubling
the national average of 1.7%. One of the strongest measures of local employment strength is the return of all 121,900 jobs lost during the Great Recession—
a metric few markets can boast.
U.S.
Source: Labor Department
Colliers International Seattle
5

6. 2013 Puget sound Multifamily rent and Job growth report
Rent Growth in the Region’s Eleven Major Submarkets
SEATTLE
WEST BELLEVUE
27.8%
41.8%
cumulative
rent growth trend
ISSAQUAH
EAST BELLEVUE
KIRKLAND
26.4%
BOTHELL
28.0%
cumulative
rent growth trend
FEDERAL WAY
cumulative
rent growth trend
cumulative
rent growth trend
RENTON
26.1%
cumulative
rent growth trend
26.1%
31.1%
cumulative
rent growth trend
EVERETT
KENT
cumulative
rent growth trend
31.6%
cumulative
rent growth trend
LYNNWOOD
27.9%
cumulative
rent growth trend
18.6%
cumulative
rent growth trend
29.2%
cumulative
rent growth trend
This summary data indicates cumulative
rent growth in each of the region’s eleven
major submarkets measured over a 12
year period. Data is based on apartments
50 units and greater, built after 1983.
Source: Dupre + Scott
Colliers International Seattle
6

7. 2013 Puget sound Multifamily rent and Job growth report
Employment Growth by Sector in the Region’s Major Submarkets
In an effort to understand market behavior vis-à-vis job growth by industry (and by proxy, income) we provide the following graphs setting
forth job growth in our eleven subject submarkets, highlighting four industry employment sectors: Professional/STEM (scientific, technical,
engineering and mathematics), retail, construction and manufacturing and FIRE (financial services, insurance and real estate). Although
the data sets used do not capture the entire market, they are a representative sample of relative employment trends in each submarket and
illustrate relative trends by industry.
Note: ll submarket employment statistics drawn from seasonally adjusted Quarterly Census of Employment and Wages (QCEW), the Boeing Company, and the Office
A
of Washington Superintendent of Public Instruction (OSPI), and were compiled by the Puget Sound Regional Council (PSRC). Figures represent number of jobs,
not working persons, and are broken down by major sector per NAICS codes. Data trends marked with a dotted line represents normalizing of data that was
unreported because there were either less than three reporting firms in a sector, or where a single employer represents more than 80 percent of jobs in an
employment code.
SEATTLE
BELLEVUE
Professional/STEM
FIRE
Retail
Construction and Manufacturing
Professional/STEM
100,000
Retail
Construction and Manufacturing
40,000
80,000
35,000
*
70,000
60,000
Total Number of Jobs
Total Job Numbers
FIRE
45,000
90,000
50,000
40,000
30,000
20,000
30,000
25,000
20,000
15,000
10,000
10,000
5,000
0
0
Year
rofessional/STEM jobs lead the market
P
On a gross basis, added more technology jobs than any other region measured
Surprisingly, FIRE jobs sill have not recovered from the Great Recession
Retail has recovered well, but accounts for lower wage employment
*
This large spike in construction and manufacturing jobs is an accurate depiction of Seattle’s market during this period.
The city built Seahawk stadium, added $190M worth of construction expansion on their Convention Center, built a 520,000
square foot federal courthouse, and constructed the 450-room Elliott Hotel along with additional structures during Seattle’s
36 month construction boom that started in 2000.
Year
Professional/STEM jobs have had strong growth and were very resilient to the Great
Recession
All other sectors have trended down over the last decade
Source: Puget Sound Regional Council
Colliers International Seattle
7

8. 2013 Puget sound Multifamily rent and Job growth report
KIRKLAND
ISSAQUAH
Professional/STEM
FIRE
Retail
Construction and Manufacturing
Professional/STEM
FIRE
Retail
Construction and Manufacturing
7,000
3,000
‡
2,500
2,000
†
*
1,500
1,000
Total Number of Jobs
8,000
3,500
Total Number of Jobs
4,000
6,000
5,000
4,000
3,000
2,000
1,000
500
0
0
Year
Year
This market is very cyclical and remains highly exposed to single-family homebuilding
Very little growth in FIRE jobs
rofessional/STEM and Retail job growth are the bright spots with the highest percentage
P
gains
*
Professional/STEM employment growth leads the market, a healthy Google presence reflected
Healthy jobs recovery post-Great Recession in all sectors
FIRE jobs have a consistent 10-year positive trend, marking an increase by 61.5%
D
ata normalized due to NAICS codes 48 49 not recording in the year 2000.
‡ n 2009-2010 Costco ramped up its online presence and brought hundreds of tech jobs to the Issaquah region. Also, while Microsoft
I
abandoned its plans for an Issaquah campus in late 2006, they still leased space and brought jobs to the city in 2009 and 2010.
† Data estimated due to no available data for NAICS code #51 which was the largest city’s largest Professional/STEM job figure in
preceding years.
LYNNWOOD
BOTHELL
Professional/STEM
FIRE
Retail
Professional/STEM
Construction and Manufacturing
FIRE
Retail
Construction and Manufacturing
9,000
8,000
8,000
7,000
7,000
Total Number of Jobs
Total Number of Jobs
9,000
6,000
5,000
4,000
*
3,000
2,000
6,000
5,000
4,000
*
3,000
2,000
1,000
1,000
0
0
Year
Year
Retail is king in Lynnwood with one of the largest malls in the region
Strong upward Professional/STEM job growth trend
Steady decline in FIRE jobs
Professional/STEM jobs post fantastic 10-year trend
Added more construction jobs than any other market measured
Submarket with the largest overall job growth on a percentage basis
*
*
N
AICS code #23 did not record in 2001 and 2002, and when it did reappear in 2003 the numbers showed a decline in
Construction and Manufacting employment. The data was normalized in this section to show a gradual decline and not the
steep drop that eliminating NAICS #23 for two straight years would indicate as this had typically been a strong sector for
Lynnwood.
Data normalized due to incomplete recording of NAICS code #32 in the year 2000.
Source: Puget Sound Regional Council
Colliers International Seattle
8

9. 2013 Puget sound Multifamily rent and Job growth report
EVERETT
RENTON
Professional/STEM
FIRE
Retail
Construction and Manufacturing
Professional/STEM
40000
35000
*
30000
Retail
Construction and Manufacturing
25000
20000
15000
10000
25,000
Total Number of Jobs
Total Number of Jobs
FIRE
30,000
45000
5000
20,000
*
15,000
10,000
5,000
0
0
Year
Year
Aerospace is far-and-away the market driver
Other employment sectors have little influence on job growth
*
n a trend basis, Professional/STEM replaced construction and manufacturing jobs
O
n a percentage basis, highest technical job growth of all markets measured, 116.5%
O
etail jobs on the decline for nearly a decade
R
erospace remains a strong, but decreasingly influential market driver
A
Data normalized due to incomplete recording of NAICS code #33 in 2012.
*
FEDERAL WAY
KENT
Professional/STEM
FIRE
Retail
Construction and Manufacturing
Professional/STEM
25,000
FIRE
Retail
Construction and Manufacturing
7,000
6,000
Total Number of Jobs
30,000
Total Number of Jobs
Data estimation due to NAICS code #23 not being recorded in 2012. NAICS #23 made comprised over 14,000 jobs in 2011.
20,000
15,000
10,000
5,000
5,000
*
4,000
‡
3,000
2,000
1,000
0
0
Year
onstruction and manufacturing, predominantly aerospace related, continue to drive this market
C
All other jobs sections remain relatively flat
Year
ob sector cyclicality predominates in this market
J
etail has suffered over a 10-year trend with the greatest job losses
R
*
Data estimated due to incomplete recording of NAICS code #55 from 2000 – 2008.
‡ 2009 saw significant losses for the Professional/STEM sector as Weyerhaeuser cut 1,000 jobs at their corporate headquarters
and World Vision laid off 1,200 employees across its workforce.
Source: Puget Sound Regional Council
Colliers International Seattle
9

10. 2013 Puget sound Multifamily rent and Job growth report
SEATTLE
12-
WHAT DO THE STATISTICS TELL US?
Seattle
Rent Growth
Seattle experiences strong performance in up-cycles yet is not immune to market downturns.
Interestingly, apartment communities larger than 150 units demonstrated more resilience when
the market turns. Overall, in the measured period, investments in properties built before 2000
exhibited the greatest amount of rent growth, likely due to value-add strategies by investors.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$1,450
$1,500
PROFessional/STEM
$1,350
$1,400
$1,250
$1,300
7.0%
$1,150
$1,200
$1,050
$1,100
$950
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring 0'5
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
$750
Fall '01
$850
$900
Spring '02
$1,000
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
24%
18%
33%
2.34%
28%
16%
25.6%
10-year
cumulative
6.00%
FIRE
35%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
$1,800
$1,700
$2,300
$1,600
RETAIL
$2,500
$2,100
$1,500
-1.2%
$1,900
$1,400
$1,700
$1,300
$1,500
$1,200
$1,300
Mfg Construction
Fall '13
Spring '13
Fall '12
Spring '12
Fall '11
Spring '11
Fall '10
Spring '10
Fall '09
Spring '09
Fall '08
Spring '08
Fall '07
Spring '07
Fall '06
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Spring '11
Fall '10
Spring '10
Fall '09
Spring '09
Fall '08
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Spring '02
$1,100
$1,000
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
1.35%
16%
14%
49%
1.55%
19%
14%
-7.5%
19%
Source:
Puget Sound
Regional Council
$1,100
Source: Dupre + Scott
Colliers International Seattle
10

11. 2013 Puget sound Multifamily rent and Job growth report
WHAT DO THE STATISTICS TELL US?
West Bellevue
12-
West Bellevue posted the highest performance in the measured years, with cumulative rent
growth of 41.8%. Newer generation buildings, those built after 2000, of institutional size
(+150u) show the strongest rent growth performance: 83% growth measured by a 10-year
cumulative growth. This measurement is skewed by the addition of new buildings to a relatively
older stock, yet the strength of this performance tops all submarkets measured.
West Bellevue
Rent Growth
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$1,700
$1,450
PROFessional/STEM
$1,600
$1,400
$1,350
$1,500
$1,300
9.7%
$1,400
$1,250
$1,200
$1,300
$1,150
$1,200
$1,100
$1,050
$1,100
$1,000
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Spring '02
$1,000
$950
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
14%
14%
18%
2.28%
27%
20%
-10.0%
10-year
cumulative
1.19%
FIRE
33%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
$2,100
RETAIL
$2,050
$1,900
-14.6%
$1,850
$1,700
$1,650
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
2.97%
36%
39%
85%
4.43%
53%
25%
-23.6%
83%
Source:
Puget Sound
Regional Council
Fall '13
Spring '13
Fall '12
Spring '12
Fall '11
Spring '11
Fall '10
Spring '10
Fall '09
Fall '08
Spring '09
Spring '08
Fall '07
Spring '07
Fall '06
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Mfg Construction
Spring '02
Fall '13
Spring '13
Fall '12
Spring '12
Fall '11
Spring '11
Fall '10
Spring '10
Fall '09
Spring '09
Fall '08
Spring '08
Fall '07
Spring '07
Fall '06
Spring '06
Fall '05
Spring '05
Fall '04
$850
Fall '03
$900
Spring '04
$1,050
Fall '02
$1,100
Spring '03
$1,250
Fall '01
$1,450
$1,300
Spring '02
$1,500
Source: Dupre + Scott
Colliers International Seattle
11

12. 2013 Puget sound Multifamily rent and Job growth report
east Bellevue
12-
WHAT DO THE STATISTICS TELL US?
East Bellevue
Rent Growth
Rent growth in East Bellevue fits within the mean of all submarkets measured. Buildings
between 50-150 units suffered to a greater degree during downturns, yet larger, institutional
buildings have performed well during up-markets with a 10-year cumulative rent growth of
48%.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$1,450
$1,500
$1,400
PROFessional/STEM
$1,350
$1,300
$1,250
$1,200
9.7%
$1,150
$1,100
$1,050
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring 0'5
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
$750
Fall '02
$800
Spring '03
$850
Fall '01
$950
$900
Spring '02
$1,000
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
2%
3%
24%
2.86%
34%
25%
-10.0%
10-year
cumulative
0.14%
FIRE
48%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
RETAIL
-14.6%
NO DATA
Mfg Construction
23.6%
Source:
Puget Sound
Regional Council
NO DATA
Source: Dupre + Scott
Colliers International Seattle
12

13. 2013 Puget sound Multifamily rent and Job growth report
issaquah
12-
WHAT DO THE STATISTICS TELL US?
Issaquah
Rent Growth
Issaquah’s cumulative rent growth is near the bottom of the pack at 26.4%, yet since 2010
buildings of all sizes and ages continue to post strong rent growth numbers. No particular
building size or age seems to outperform the market in Issaquah as all building types appear to
perform relatively equally during market cycles.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
PROFessional/STEM
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
-59.9%
Spring '02
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
$900
Spring '08
$800
Fall '06
$1,000
Spring '07
$900
Fall '05
$1,100
Spring '06
$1,000
Fall '04
$1,200
Spring '05
$1,100
Fall '03
$1,300
Spring '04
$1,200
Fall '02
$1,400
Spring '03
$1,300
Fall '01
$1,500
Spring '02
$1,400
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
22%
25%
33%
2.00%
24%
18%
44.4%
10-year
cumulative
1.85%
FIRE
32%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
RETAIL
$1,700
$1,600
$1,550
34.3%
$1,600
$1,500
$1,450
$1,500
$1,400
$1,350
$1,400
$1,300
$1,300
$1,250
$1,200
$1,200
Mfg Construction
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall 0'7
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Fall '13
Spring '13
Fall '12
Spring '12
Fall '11
Spring '11
Fall '10
Spring '10
Fall '09
Spring '09
Fall '08
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Spring '05
Fall '04
Spring '04
Fall '03
Spring '03
Fall '01
Fall '02
$1,100
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
1.94%
23%
17%
17%
1.44%
17%
14%
108.4%
34%
Source:
Puget Sound
Regional Council
$1,150
$1,100
Source: Dupre + Scott
Colliers International Seattle
13

14. 2013 Puget sound Multifamily rent and Job growth report
kirkland
12-
WHAT DO THE STATISTICS TELL US?
Kirkland
Rent Growth
Kirkland displayed the second highest cumulative rent growth during the sample period, posting
cumulative rent growth of 31.6%. As a relatively new market for new development, we don’t
have a complete data set to analyze; however, the data shows very strong performance of
buildings from 50 – 150 units, which represent the majority of buildings in this tight submarket.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$2,050
$1,600
$1,850
PROFessional/STEM
$1,500
$1,650
26.2%
$1,400
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Fall '04
$1,000
Spring '05
$850
Fall '03
$1,100
Spring '04
$1,050
Fall '02
$1,200
Spring '03
$1,250
Fall '01
$1,300
Spring '02
$1,450
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
73%
16%
66%
0.54%
6%
28%
61.5%
10-year
cumulative
6.05%
FIRE
16%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
RETAIL
$2,000
$1,900
-19.0%
$1,800
$1,700
$1,600
NO DATA
Fall 2013
Spring 2013
Fall 2012
Spring 2012
Fall 2011
Spring 2011
Fall 2010
Spring 2010
Fall 2009
Spring 2009
Fall 2008
Spring 2008
$1,300
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
0.75%
4%
20%
Mfg Construction
-35.0%
No Data
Source:
Puget Sound
Regional Council
$1,500
$1,400
* calculated from Spring 2008
Source: Dupre + Scott
Colliers International Seattle
14

15. 2013 Puget sound Multifamily rent and Job growth report
bothell
12-
WHAT DO THE STATISTICS TELL US?
Bothell
Rent Growth
Bothell sits as the 3rd highest rent growth market in the region. Cumulative rent growth for
all building ages and sizes outperforms the market and there is no clear strongest performing
category. Without having data for more modern buildings of institutional size, no comparison
can be drawn to this subset. Overall, Bothell is a high performing submarket.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$1,050
$1,400
$1,000
$1,300
$950
PROFessional/STEM
$1,200
$900
53.9%
$1,100
$850
$1,000
$800
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
$800
Spring '03
$700
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
26%
10%
38%
2.34%
28%
23%
-45.0%
10-year
cumulative
2.15%
FIRE
44%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
RETAIL
$1,450
$1,400
-33.9%
$1,350
$1,300
$1,250
NO DATA
$1,200
Spring '13
Fall '12
Spring '12
Fall '11
Spring '11
Fall '10
Spring '10
Fall '09
Spring '09
$1,150
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
2.10%
8%
14%
Mfg Construction
242.8%
No Data
Source:
Puget Sound
Regional Council
Fall '01
$900
Spring '02
$750
* calculated from Spring 2009
Source: Dupre + Scott
Colliers International Seattle
15

16. 2013 Puget sound Multifamily rent and Job growth report
lynnwood
Lynnwood
Rent Growth
12-
WHAT DO THE STATISTICS TELL US?
The performance of the Lynnwood market places it within the region’s average for rent growth.
Older buildings have performed well during market up-cycles, yet we have incomplete data to
evaluate the performance of the newer stock of buildings.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$1,050
$1,100
$1,050
$1,000
PROFessional/STEM
$1,000
$950
$950
$900
$850
80.0%
$900
$850
$800
$800
$750
$750
$700
$700
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
$650
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
30%
17%
23%
2.33%
28%
19%
-80.0%
10-year
cumulative
2.51%
FIRE
33%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
RETAIL
$1,370
14.3%
$1,350
$1,330
$1,310
$1,270
Year-overyear:
Cumulative
rent growth:
3.30%
7%
3-year
cumulative
Fall '13
Spring '13
Fall '12
Spring '12
$1,250
10-year
cumulative
Mfg Construction
-79.9%
No Data No Data
Source:
Puget Sound
Regional Council
NO DATA
$1,290
* calculated from Spring 2012
Source: Dupre + Scott
Colliers International Seattle
16

17. 2013 Puget sound Multifamily rent and Job growth report
everett
12-
WHAT DO THE STATISTICS TELL US?
Everett
Rent Growth
Everett’s cumulative rent growth is 2nd from last in the overall market, tied with Kent.
Historically the market has shown volatility throughout market cycles, yet rent growth in
up-cycles is comparable to market averages. With incomplete data for newer buildings of
institutional size, we are unable to draw comparisons for all building sizes.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$900
$1,050
$850
PROFessional/STEM
$1,000
$950
$800
-10.3%
$900
$750
$850
$700
$800
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
$700
Fall '01
$750
$600
Spring '02
$650
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
30%
10%
38%
2.33%
28%
15%
16.3%
10-year
cumulative
2.51%
FIRE
31%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
$1,075
RETAIL
$1,260
$1,240
$1,025
0.1%
$1,220
$975
$1,200
$925
$1,180
$1,160
$875
$1,140
$1,120
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
3.30%
7%
11%
26%
Source: Dupre + Scott
Mfg Construction
Year-overyear:
Cumulative
rent growth:
1.03%
12%
3-year
cumulative
Fall '13
Spring '13
$1,100
Spring '12
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Spring '11
Fall '10
Spring '10
Fall '09
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Spring '04
Fall '03
Fall '02
Fall '01
Spring '02
$775
10-year
cumulative
-85.6%
No Data No Data
Source:
Puget Sound
Regional Council
$825
* calculated from Spring 2012
Colliers International Seattle
17

18. 2013 Puget sound Multifamily rent and Job growth report
renton
12-
WHAT DO THE STATISTICS TELL US?
Renton
Rent Growth
In the analysis of cumulative rent growth, Renton sits near the dead-center of the pack, posting
the 6th highest growth rate. Similar to Everett, the market shows significant volatility throughout
market cycles. Consistent rent growth of newer buildings is hard to predict due to volatility and
older buildings display steadier rent growth trends during up-cycles.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$1,050
$1,150
$1,100
$1,000
PROFessional/STEM
$1,050
$950
$1,000
116.5%
$950
$900
$900
$850
$850
$800
$800
$750
$750
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
$700
Spring '02
$700
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
18%
12%
25%
1.93%
23%
14%
-2.8%
10-year
cumulative
1.52%
FIRE
27%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
RETAIL
$1,550
$1,300
$1,500
$1,250
-32.6%
$1,450
$1,200
$1,400
$1,350
$1,150
$1,300
$1,100
$1,250
$1,200
$1,150
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Fall 2013
Fall 2012
Spring 2013
Fall 2011
Spring 2012
Fall 2010
Spring 2011
Spring 2010
Fall 2009
Fall 2008
Spring 2009
Spring 2008
Fall 2007
Spring 2007
Fall 2006
Spring 2006
Fall 2005
Spring 2005
Fall 2004
Spring 2004
Fall 2003
Spring 2003
Fall 2002
Spring 2002
Mfg Construction
$1,100
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
1.18%
14%
1%
18%
0.44%
5%
9%
-85.1%
18%
Source:
Puget Sound
Regional Council
$1,050
$1,000
* calculated from Spring 2002
Source: Dupre + Scott
Colliers International Seattle
18

19. 2013 Puget sound Multifamily rent and Job growth report
Kent
12-
WHAT DO THE STATISTICS TELL US?
Kent
Rent Growth
Interestingly, Kent’s cumulative rent growth sits 2nd from last, tied with Everett. Kent has
experienced relatively steady rent growth over the measured period, yet the amount of actual
dollars added to rent is quite small. Very little in Kent rents for over $1,000/unit, so despite any
rent growth trends, actual rent appreciation remains minimal.
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$1,100
$1,000
$1,050
PROFessional/STEM
$950
$1,000
-23.8%
$900
$950
$900
$850
$850
$800
$800
$750
$750
$700
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring '09
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
Spring '02
$700
$650
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
22%
8%
27%
2.05%
25%
13%
36.7%
10-year
cumulative
1.84%
FIRE
32%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
$1,100
RETAIL
$1,250
1.3%
$1,200
$1,050
$1,150
$1,000
$1,100
$1,050
$950
$1,000
$900
$950
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
1.18%
14%
1%
18%
* calculated from Spring 2002
Fall '13
Spring '13
Fall '12
Spring '12
Fall '11
Fall '10
Spring '11
Fall '09
Spring '10
Spring '09
Fall '08
Spring '08
Fall '07
Fall '06
Spring '07
Spring '06
Fall '05
Spring '05
Fall '04
Spring '04
Fall '13
Fall '12
Spring '13
Spring '12
Fall '11
Spring '11
Spring '10
Fall '09
Spring '09
Spring '08
Fall '07
Spring '07
Fall '06
Spring '05
Fall '03
Spring '04
Spring '03
Fall '02
Spring '02
$850
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
2.38%
21%
18%
1.8%
No Data
Source:
Puget Sound
Regional Council
Mfg Construction
$900
* calculated from Spring 2004
Source: Dupre + Scott
Colliers International Seattle
19

20. 2013 Puget sound Multifamily rent and Job growth report
WHAT DO THE STATISTICS TELL US?
federal way
12-
Federal Way’s cumulative rent growth can best be described as anemic. It sits dead last in
the market – by a strong margin—and its cumulative rent growth is less than half that of the
top performing market. With little data on new buildings in the market, we cannot draw any
comparisons to older buildings, yet it is safe to say that the overall performance of the market is
very low compared to the region.
Federal Way
Rent Growth
50-150 Units, Built 1983-1999
YEAR
150+ Units, Built 1983-1999
$1,000
PROFessional/STEM
$950
$950
$900
$900
$850
12.3%
$850
$800
$750
$800
$700
$750
Fall 2013
Fall 2012
Spring 2013
Fall 2011
Spring 2012
Fall 2010
Spring 2011
Fall 2009
Spring 2010
Fall 2008
Spring 2009
Fall 2007
Spring 2008
Fall 2006
Spring 2007
Fall 2005
Spring 2006
Fall 2004
Spring 2005
Fall 2003
Spring 2004
Fall 2002
Spring 2003
$700
Fall 2001
Fall '13
Fall '12
Spring '13
Fall '11
Spring '12
Fall '10
Spring '11
Fall '09
Spring '10
Fall '08
Spring 2'9
Fall '07
Spring '08
Fall '06
Spring '07
Fall '05
Spring '06
Fall '04
Spring '05
Fall '03
Spring '04
Fall '02
Spring '03
Fall '01
Spring '02
$600
Spring 2002
$650
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
10-year
cumulative
Year-overyear:
Cumulative
rent growth:
3-year
cumulative
19%
8%
16%
1.54%
18%
7%
21.4%
10-year
cumulative
1.58%
FIRE
21%
50-150 Units, Built 2000-2013
150+ Units, Built 2000-2013
RETAIL
-15.9%
NO DATA
Mfg Construction
28.1%
Source:
Puget Sound
Regional Council
NO DATA
Source: Dupre + Scott
Colliers International Seattle
20

21. 2013 Puget sound Multifamily rent and Job growth report
About the Author
Dylan Simon
Dylan P. Simon
direct 206 624 7413
mobile 206 414 8575
dylan.simon@colliers.com
Dylan Simon specializes in the marketing and sales of urban apartment complexes and developable land.
Having lived in diverse urban centers, Dylan offers clients unique insight into urban development and
high growth opportunities. Additionally, Dylan’s study of regional submarkets and trends positions him to
provide clients the best possible guidance on apartment investment and disposition strategies throughout
the Puget Sound region.
Dave Schumacher
Senior Vice President
direct 206 382 8555
mobile 425 985 8528
dave.schumacher@colliers.
com
Expertise in urban apartment sales development
Savvy marketer with deep experience in financial analysis and deal negotiation
10 years legal experience, J.D. UCLA School of Law
David Mortensen
Senior Associate
direct 206 382 8554
mobile 206 604 6118
david.mortensen@colliers.com
Background in construction management, B.S. Mechanical Engineering
Active member of ULI, NAIOP Downtown Seattle Association
Colliers International
601 Union Street, Suite 5300
Seattle, Washington 98101
206 223 0866
www.colliers.com
Colliers Multi-family Team
As experts in the marketing and sale of apartment complexes in Seattle and the Puget Sound region, we take a sharp focus on understanding the
dynamics of our market—especially the trends that impact our clients the most. Our study of rent and job growth provides an essential background in
providing our clients expert guidance to help them shape their investment decisions.
Our team represents over 50 years of combined market experience in the Puget Sound region, brokering apartment transactions totaling over $2 billion
dollars in value. With expertise in market analysis, marketing, sales and negotiation we provide a single source solution to your apartment investment
needs in Puget Sound. Please contact us directly to discuss your investment objectives and we look forward to working with you.
Dave Schumacher
David W. Mortensen
Kate Lee
» 35 years of multifamily sales experience
» 11 years experience in multifamily sales
» Over $2 billion in multifamily
transactions
» Expert in financial and market analysis
» Provides project management support
for all of the team’s marketing and sales
efforts
» Represents buyers/sellers in marketrate apartments, student housing
multifamily land and condominium
conversions.
» Started in multifamily industry with
Holland Residential and was a part
of the Investment Management Team
working on acquisitions and dispositions
» CoStar Power Broker in 2011
» Responsible for providing and tracking
due diligence items
Senior Vice President
» Widely recognized as one of Seattle’s
top apartment brokers
» Strong client relationships with the
leading pension fund advisors, REITs,
and large syndicators as well as high
net worth individuals and families
» Rookie of the Year in his first year
» Remained the top apartment broker
in the Seattle office for most of his 14
year tenure
» 1990 Top CB investment broker in the
country
Senior Associate
» Top 5 Broker in the Colliers Northwest
region
» Technical expertise in apartment value
analysis and tireless marketing efforts
have proven invaluable to his clients
Project Marketing Manager
» This includes obtaining materials for the
brokers, title companies, lenders, and
equity partners
» Creates investment summaries on
potential deals and sales collateral
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Colliers International Seattle
21