Author: Will Tygart

  • 39 Days to Paine Field’s Portland Nonstop: What Alaska Airlines’ June 10 Launch Means for Everett

    39 Days to Paine Field’s Portland Nonstop: What Alaska Airlines’ June 10 Launch Means for Everett

    Q: When does Alaska Airlines’ Paine Field–Portland nonstop start, and what does it mean for the Everett travel market?
    A: Alaska Airlines resumes daily nonstop service between Paine Field (PAE) and Portland International (PDX) on June 10, 2026 — exactly 39 days from today. The route is operated by Horizon Air on Embraer E175 regional jets and gives Snohomish County travelers a Sea-Tac bypass to Oregon. The launch brings Alaska’s Paine Field network to nine destinations and 13 daily departures, the most commercial activity Paine Field has seen since the terminal opened in 2019.

    The countdown is real: 39 days to Portland nonstop

    Alaska Airlines first announced the resumption of Paine Field–Portland service in late 2025. As of tonight there are 39 days until the first revenue flight on June 10, 2026, and seats have been on sale at alaskaair.com for months.

    For Everett residents and Snohomish County aerospace workers, that countdown is more than a route announcement. It is the closest thing Paine Field has had to a normal commercial-airport summer schedule since Frontier exited the market on January 5, 2026, leaving Alaska as the sole carrier serving the passenger terminal.

    Here is what’s actually happening on June 10 and why it matters for the way Everett moves.

    The route, in detail

    • Departure airport: Paine Field (PAE), Snohomish County’s commercial passenger terminal operated by Propeller Airports under a 30-year lease since 2019.
    • Arrival airport: Portland International (PDX).
    • Frequency: Daily, year-round.
    • Aircraft: Embraer E175 regional jets operated by Horizon Air under the AlaskaHorizon brand.
    • Cabin: 12 First Class seats, 16 Premium Class seats, 36 Economy seats — 64 total.
    • Booking: Available now at alaskaair.com.

    That last detail — daily, year-round — is the one most worth pausing on. The previous Alaska Paine Field–Portland service was seasonal and ultimately suspended. June 10 marks a return to a steady-state operation that Paine Field travelers can build commute and business-trip patterns around.

    Where Paine Field sits with Portland service starting

    With the Portland route active, Alaska’s Paine Field network grows to nine year-round and seasonal destinations:

    • Honolulu (HNL)
    • Las Vegas (LAS)
    • Los Angeles (LAX)
    • Orange County / John Wayne (SNA)
    • Palm Springs (PSP)
    • Phoenix (PHX)
    • Portland (PDX) — starting June 10
    • San Diego (SAN)
    • San Francisco (SFO)
    • Tucson (TUS) — starting November 19, 2026 (seasonal)

    That brings the daily departure count to 13 across the network. All flights are operated on the E175, the regional workhorse Alaska uses across its short-haul Pacific Northwest network.

    Why Portland matters more than the seat count suggests

    Sixty-four seats on a single daily turn is a small number on its own. The strategic value sits in what connects on the other end at PDX.

    Portland is one of Alaska Airlines’ larger Pacific Northwest hubs and offers single-stop access from Everett to a meaningful set of secondary markets that PAE itself does not serve nonstop. Among them: Houston, Nashville, Orlando, Dallas, Bozeman, Spokane, and Austin. For an aerospace supplier in Snohomish County trying to reach a customer in central Texas without driving to Sea-Tac, the difference between “30 minutes to PAE plus a single connection” and “the full I-5-to-Sea-Tac slog” is the difference between a same-day round trip and an overnight.

    That’s the same business-traveler logic that built Paine Field’s case for commercial service in the first place. The terminal sits roughly 25 miles north of Sea-Tac. For travelers north of the I-90/I-5 split, Sea-Tac is structurally inconvenient. PAE, by contrast, is a two-gate, 300-seat lobby with a single TSA checkpoint, parking next to the door, and a coffee shop, bar, and Beecher’s Handmade Cheese stand operated under the Propeller terminal management.

    The Frontier lesson and the Alaska bet

    Paine Field’s commercial story in early 2026 was not all up and to the right. Frontier Airlines launched at PAE in June 2025 with thrice-weekly service to Denver, Las Vegas, and Phoenix. By December the schedule had been cut to once a week. By January 5, 2026, Frontier had exited the market entirely.

    The Frontier exit and the Alaska Portland resumption are not unrelated. Alaska’s commitment to Paine Field has consistently been the floor under the terminal’s commercial viability — the carrier’s E175 network is the operational substrate the terminal depends on, and the Portland resumption signals Alaska is doubling down on PAE as a Sea-Tac-relief market rather than treating it as marginal.

    For aerospace workers, Boeing salaried staff, Naval Station Everett families, and Snohomish County residents in general, that signal is what counts. A daily PDX nonstop that Alaska treats as core network rather than experiment is what makes the terminal sustainable through the next downturn.

    Practical notes for the first weeks of service

    • TSA at PAE typically requires arriving 60–75 minutes before departure for a domestic flight. The single checkpoint is fast but not infinite.
    • Parking at the Propeller terminal is on-site and substantially cheaper per day than off-airport Sea-Tac options. Reserve in advance during the launch weeks.
    • The control tower at Paine Field is open 7 a.m. to 9 p.m. The Alaska schedule fits inside those hours, but late inbound flights from PDX can occasionally end up in the after-hours window if weather backs up the system.
    • Alaska MVP and MVP Gold elite benefits apply on Horizon-operated PAE flights. The lounge is at SEA — there is no Alaska Lounge at PAE — but the boarding-priority and bag benefits transfer.
    • Bookings beyond PDX through to the connecting markets above route as a single Alaska itinerary, with bag-through service.

    The economic frame for Snohomish County

    Paine Field’s commercial terminal is a relatively small operation by passenger count — well under a million enplanements annually in its current configuration. But its economic role in Snohomish County is disproportionate.

    For Boeing salaried employees commuting to programs at Renton and Auburn, for Naval Station Everett family travel, for the roughly 600 aerospace suppliers in the county whose engineers and account managers fly out for customer meetings, the existence of nonstop service to Pacific Northwest hubs is the difference between Paine Field functioning as an everyday business-travel airport and not. Alaska’s June 10 PDX restoration is the single largest schedule add of 2026 by destination importance — Portland is the connection that opens the rest of the country efficiently.

    Tucson on November 19 is a quieter add — a seasonal leisure route — but adds further critical mass to the schedule. Both are Alaska continuing to lean into PAE rather than pull back from it.

    Frequently Asked Questions

    When does Alaska Airlines’ Paine Field–Portland nonstop start?

    June 10, 2026. The service operates daily and year-round on Embraer E175 regional jets under the AlaskaHorizon brand.

    How many destinations will Alaska serve from Paine Field as of summer 2026?

    Nine destinations once Portland goes live on June 10, growing to ten when seasonal Tucson service starts November 19, 2026. Total daily departures across the network: 13.

    What aircraft operates the Paine Field–Portland route?

    The Embraer E175, with 12 First Class seats, 16 Premium Class seats, and 36 Economy seats — 64 total. All Alaska/Horizon flights from PAE use the E175.

    Can I connect through Portland to other cities on a single Alaska itinerary from Paine Field?

    Yes. Alaska’s network at PDX includes connections to markets including Houston, Nashville, Orlando, Dallas, Bozeman, Spokane, and Austin. Bookings through to those destinations route as a single itinerary with bag-through service.

    Why did Frontier leave Paine Field?

    Frontier launched PAE service in June 2025 and exited on January 5, 2026, after stepping the schedule down from thrice-weekly to once-weekly in December 2025. The carrier did not publicly disclose specific traffic figures behind the exit.

    Is Paine Field a good alternative to Sea-Tac for Snohomish County travelers?

    For travelers based in Everett, Mukilteo, Marysville, Mill Creek, Lynnwood, and points north, Paine Field is roughly 25 miles closer than Sea-Tac and offers a faster TSA checkpoint and less-congested parking. The Alaska-only commercial operation limits destination choice but covers the major Pacific Northwest, California, and Hawaii markets.

    Are there any new Paine Field routes coming after Portland?

    The next confirmed addition is seasonal Tucson service starting November 19, 2026. No additional routes have been publicly announced beyond Tucson.

    Deeper coverage in the Paine Field PDX Cluster:

  • Boeing’s Path to $3 Billion in Free Cash Flow Runs Straight Through Everett

    Boeing’s Path to $3 Billion in Free Cash Flow Runs Straight Through Everett

    Q: What is Boeing’s free cash flow guidance for 2026, and what does Everett have to do with it?
    A: On its April 22, 2026 first-quarter earnings call, Boeing reaffirmed full-year free cash flow guidance of $1 billion to $3 billion. CEO Kelly Ortberg told CNBC the company is on track for the upper end of that range. The math depends almost entirely on commercial airplane deliveries — and roughly half of those deliveries either originate from or pass through the Everett factory, including the 767, 777, KC-46 tanker, and (later this year) the 737 MAX from the new North Line.

    The “burn era” is ending — and Everett is where the math starts working

    Boeing’s first-quarter 2026 earnings call on April 22 didn’t deliver fireworks on the surface. Revenue rose 14% to $22.22 billion. The net loss narrowed to $7 million from $31 million a year earlier. Operating cash flow was a small negative $0.2 billion. By the standards of any other Fortune 50 company those would be unremarkable numbers.

    For Boeing they were the closest thing to a turning point investors have seen in years. CEO Kelly Ortberg told CNBC immediately after the report that he sees a path to as much as $3 billion in free cash flow this year — the upper end of Boeing’s $1 billion to $3 billion guidance — and that the company’s long “burn era,” the multi-year stretch where it consumed cash faster than it generated it, is finally nearing its end.

    If you live in Everett, that sentence isn’t an abstraction on a financial wire. It is a sentence about your neighbors.

    Why Everett is the cash-flow engine

    Free cash flow at a commercial airplane manufacturer is, more than anything else, a function of one number: deliveries. An airplane on the factory floor is working capital tied up. An airplane handed to a customer is cash in the door. Boeing delivered 143 commercial airplanes in the first quarter of 2026 — its best Q1 since 2019, and the first quarter since 2019 in which it out-delivered Airbus.

    The Everett factory, the 472-million-cubic-foot building south of Paine Field, is a meaningful share of that delivery line.

    • 767 Freighter: Built in Everett. Roughly 29 unfilled orders remain split between FedEx and UPS, on a line scheduled to wind down in 2027 as the program transitions to KC-46-only. Each delivery is high-value cargo cash.
    • KC-46 Pegasus: Also built in Everett. Boeing has guided to roughly 19 deliveries in 2026, anchored to the Pentagon’s Lot 12 and the broader 75-tanker recapitalization plan.
    • 777 family: Including ongoing 777F freighter deliveries and the upcoming 777-8F that rolled out April 23. The 777-9 is still working through certification — Lufthansa now expects its first delivery in Q1 2027 — but every 777 currently leaving Paine Field is a delivery on the books.
    • 737 MAX (coming this summer): The new North Line in Everett is scheduled to begin commercial 737 production this summer. It is the capacity bridge Boeing needs to push the 737 program from rate 42 today to rate 47 by mid-year and rate 52 next year.

    Rate 42 → 47 → 52: the production-rate ladder Everett unlocks

    On the earnings call, Ortberg confirmed that the 737 program is currently producing at 42 jets per month and will move to 47 per month by summer 2026. The further step to 52 per month — which is what gets Boeing to the upper end of free-cash-flow guidance — explicitly depends on the new Everett North Line being online and producing.

    The Renton plant in King County does not have the floor space to push 737 rates above the high 40s while also handling new-build inventory and rework. Everett does. The North Line was designed for that role: a fourth surge line capable of building all three current MAX models (737-8, 737-9, 737-10), with deeper bay capacity and a workforce trained inside Renton, then rotated north.

    This is why the North Line ramp is a financial story, not just a workforce story. Every additional 737 delivered per month is roughly $50 million of revenue and a meaningfully higher contribution to free cash flow once the program clears its accounting reach-forward losses on the MAX 7 and MAX 10 (still in certification).

    The Spirit AeroSystems integration drag

    The $1 billion to $3 billion 2026 guidance includes an explicit roughly $1 billion unfavorable free-cash-flow impact from absorbing Spirit AeroSystems. Boeing closed the Spirit acquisition in December 2025, bringing the structures supplier — and a meaningful share of 737, 767, and 777 fuselage and wing work — back in-house after a 20-year detour.

    For Everett, the Spirit integration is mostly upside in the medium term: the 767 and 777 fuselage work that comes through Spirit’s Wichita facility now gets done under Boeing’s direct production system rather than across an arms-length supplier contract. In the short term it is cash drag — Spirit was burning cash when Boeing bought it, and Boeing is now absorbing that burn while it stabilizes the operation.

    Underlying free cash flow potential, adjusted for these temporary integration items, would be in the high single billions according to management commentary on the call. That number is the real signal of where Boeing thinks the business sits today.

    What “$3 billion” means in Snohomish County

    Boeing’s free cash flow does not show up directly in Everett paychecks. But the second-order effects are what every aerospace community in the country watches for after a decade of cuts:

    • Hiring continues. Boeing has been hiring at 100 to 140 employees per week factory-wide. That pace requires positive cash flow trajectory to defend internally during budget cycles.
    • Capex stays on schedule. The North Line buildout in Everett, the 777X tooling investment, and the ZeroAvia hydrogen-electric powertrain partnership down at Paine Field’s south end all depend on Boeing not having to pull back on Washington state capital spending.
    • Supplier ecosystem stabilizes. Roughly 600 aerospace suppliers in Snohomish County depend on Boeing demand. Visibility into a $1 billion to $3 billion free cash flow year — versus another year of burn — changes those suppliers’ own hiring and capacity decisions.
    • Apprenticeship and training pipelines hold. The IAM 751 Machinists Institute, Edmonds College’s aerospace programs, the Everett Community College / Washington Aerospace Training and Research Center, and the IAM/Boeing Joint Apprenticeship Program — all of these run on the assumption that Boeing will be hiring on the other side of training.

    The risks Ortberg flagged

    The path to $3 billion is not assumed. Ortberg told analysts that hitting the upper end of guidance requires the 737 rate-47 ramp to land cleanly in the summer, the 737 MAX 7 and MAX 10 to certify on the current 2026 timeline (with deliveries starting in 2027), and the Everett North Line to come online without the kind of stumbles that have plagued Boeing program ramps for the last six years.

    Any one of those three slipping shifts the year toward the $1 billion floor instead. Two of them slipping pushes Boeing back toward break-even free cash flow and another year of conserving cash rather than reinvesting it.

    That is the framing every Snohomish County aerospace worker should be reading the quarterly results through. Not “did Boeing beat estimates?” — they did, modestly. The question is whether the production system in Everett, Renton, and now Wichita can hold the rate ramps and certification milestones that turn the 2026 plan into 2027 momentum.

    Frequently Asked Questions

    What was Boeing’s Q1 2026 free cash flow?

    Boeing reported operating cash flow of approximately negative $0.2 billion and free cash flow that was modestly negative for the quarter, in line with management expectations for a back-half-loaded year.

    What is Boeing’s full-year 2026 free cash flow guidance?

    $1 billion to $3 billion, including roughly $1 billion of unfavorable impact from the Spirit AeroSystems integration. CEO Kelly Ortberg said on April 22 the company is on track to land in the upper portion of that range.

    How does Everett affect Boeing’s free cash flow?

    The Everett factory builds the 767 Freighter, KC-46 Pegasus, 777 family, and (starting this summer) the 737 MAX on the new North Line. Each delivery converts inventory to cash, and the planned 737 production rate increase from 42 to 47 to 52 per month is dependent on the Everett North Line coming online.

    When does the new 737 North Line in Everett start producing?

    This summer. Boeing has been training teammates in Renton on 12-week rotations and rotating them to Everett. Hiring is currently running at 100 to 140 new factory hires per week company-wide, with a meaningful share routing to Everett.

    What is the 737 production rate today and where is it headed?

    Currently 42 jets per month. Boeing is targeting 47 by summer 2026 and 52 in 2027 — a step that requires the new Everett North Line to be producing at scale.

    Is Boeing still losing money?

    Boeing reported a Q1 2026 net loss of $7 million, narrowed substantially from the year-prior loss. Free cash flow guidance for the full year is positive $1 billion to $3 billion, which would mark Boeing’s first meaningfully positive cash year since the 737 MAX grounding in 2019.

    What happens if the 737 rate ramp slips?

    Free cash flow guidance moves toward the $1 billion floor instead of the $3 billion upper end. The rate-47 ramp landing cleanly this summer, plus the MAX 7 and MAX 10 certifying on schedule, are the two largest single variables in the year’s outcome.

    Deeper coverage in the Boeing FCF Cluster:

  • R Harn Thai Just Opened on Hewitt Avenue — Order the Khao Soi

    R Harn Thai Just Opened on Hewitt Avenue — Order the Khao Soi

    R Harn means “food” in Thai. It’s a straightforward name for a restaurant that has quickly become anything but forgettable on a block that already has strong opinions about Thai food.

    R Harn Thai opened in early 2026 at 2011 Hewitt Avenue — the same address that previously housed Thai Gusto — and in a matter of weeks built a rating more than a full star higher than its predecessor. That kind of early momentum on Hewitt Avenue, where the competition is serious and the regulars are loyal, means something. We went to find out what the fuss is about.

    The Setting

    R Harn Thai occupies Suite 3614 at 2011 Hewitt Ave, in the same building that also houses Heritage African Restaurant two doors down, with Angel of the Winds Arena visible from the street. It’s a prime spot on the Hewitt corridor — the same four-block stretch that’s become Everett’s most interesting concentration of international dining, with Italian at Luca, New Mexican at The New Mexicans, West African at Heritage, and now a Thai kitchen that’s drawing its own crowd.

    The room is comfortable without being precious. This is a family-owned restaurant, and the warmth in the service reflects that. The staff know what they’re doing, and the regulars who’d been going to Thai Gusto in the same space are clearly finding the transition worthwhile.

    What to Order

    The khao soi chicken is the order. Khao soi is a northern Thai curry noodle soup — egg noodles in a rich coconut curry broth, topped with crispy fried noodles, pickled mustard greens, shallots, and lime. It’s one of the most complex dishes in the Thai regional canon, and R Harn’s version lands it right: the broth has depth without being heavy, the crispy noodle topping provides the textural contrast that makes the dish, and the seasoning is confident without being timid.

    Kra prau (also spelled pad kra pao) is the other essential order — Thai basil stir-fry with your choice of protein, fish sauce, oyster sauce, and chilies. At R Harn, it’s cooked with the kind of wok heat that most American Thai restaurants don’t consistently achieve. Get it with a fried egg on top. Get the rice.

    The pumpkin curry is a seasonal standout worth ordering while it’s available. Duck curry and salmon curry are both on the menu for diners who want something beyond the standard chicken-or-tofu binary. Crab fried rice, cashew nut chicken, and crispy garlic chicken round out the dishes that regulars keep coming back for.

    The classics — pad thai, spring rolls, crab wontons, chicken satay — are all here and all executed well. But if you’re going to R Harn Thai for the first time and playing it safe with pad thai, you’re leaving the best stuff on the table.

    Hours and Practical Details

    R Harn Thai is closed Mondays. Tuesday through Thursday: 11 AM to 3 PM and 4 PM to 8:30 PM. Friday: 11 AM to 3 PM and 4 PM to 9 PM. Saturday: 12 PM to 9 PM. Sunday: 12 PM to 8 PM.

    The split lunch/dinner service Tuesday through Friday means there’s a gap in the mid-afternoon — plan around it. For a Friday dinner without the wait, showing up right at 4 PM is the move. The restaurant is reachable at (425) 252-3525.

    Delivery is available through Uber Eats and Postmates. The restaurant’s website is rharnthaieverett.com.

    The Hewitt Corridor in 2026

    It’s worth stepping back and noting what Hewitt Avenue has become. Two years ago, the stretch from 14th to 21st was defined by Vintage Cafe’s 50-year anchor presence, a few bars, and some street-level retail. Today it has Luca for Italian, The New Mexicans for Hatch green chile cuisine, Heritage African for Gambian-Senegalese cooking, Obsidian Beer Hall for curated PNW craft beer, Sabai Jai Thai for Bangkok street food, and now R Harn Thai adding northern Thai regional cooking to the mix.

    That’s a serious four-block stretch. Downtown Everett’s food identity has been building quietly and is now hard to ignore. R Harn Thai is the latest piece in that puzzle, and it’s a good one.

    R Harn Thai
    2011 Hewitt Ave, Suite 3614, Everett, WA 98201
    Phone: (425) 252-3525
    Tue–Thu: 11 AM–3 PM & 4–8:30 PM | Fri: 11 AM–3 PM & 4–9 PM
    Sat: 12–9 PM | Sun: 12–8 PM | Closed Monday
    Website: rharnthaieverett.com

    Frequently Asked Questions

    What is R Harn Thai?
    R Harn Thai is a family-owned Thai restaurant at 2011 Hewitt Avenue in downtown Everett, WA. It opened in early 2026 in the space formerly occupied by Thai Gusto and quickly built a significantly higher rating. The name means “food” in Thai.

    What should I order at R Harn Thai?
    The khao soi chicken (northern Thai coconut curry noodle soup) and kra prau (Thai basil stir-fry) are the standout orders. Pumpkin curry, duck curry, crab fried rice, and crispy garlic chicken are also excellent. The classics — pad thai, spring rolls, chicken satay — are solid but not where the kitchen’s strengths are most visible.

    What is khao soi?
    Khao soi is a northern Thai specialty: egg noodles in a rich coconut curry broth, topped with crispy fried noodles, pickled mustard greens, shallots, and lime. It’s one of Thailand’s most complex regional dishes and R Harn Thai’s best showcase item.

    Is R Harn Thai open for lunch?
    Yes, Tuesday through Friday from 11 AM to 3 PM. There’s a break in service mid-afternoon; dinner service resumes at 4 PM. Saturday and Sunday lunch service begins at noon with no mid-day break.

    Where is R Harn Thai on Hewitt Avenue?
    R Harn Thai is at 2011 Hewitt Ave, Suite 3614, Everett — directly across from Angel of the Winds Arena and two doors from Heritage African Restaurant. It’s in the heart of the Hewitt Avenue international food corridor.

    Is R Harn Thai available for delivery?
    Yes. R Harn Thai is available for delivery through Uber Eats and Postmates.

  • Ubuntu Bar & Grill Is Serving South African Braai in South Everett — And Almost Nobody Knows About It

    Ubuntu Bar & Grill Is Serving South African Braai in South Everett — And Almost Nobody Knows About It

    The Everett restaurant scene has a well-documented habit of hiding its best options behind unremarkable storefronts in commercial strips that most people only drive through. Ubuntu Bar & Grill, tucked into a suite on Hardeson Road in south Everett, is a textbook example. This South African and Malawian braai spot has been quietly serving some of the most distinct food in Snohomish County — and most of Everett has no idea it exists.

    We went. Here’s what you need to know.

    The Concept: South African Braai in Snohomish County

    If you’re not familiar with braai (pronounced “bry”), the short version is this: it’s South African BBQ, but calling it BBQ sells it short. Braai is a cooking tradition rooted in the indigenous cultures of southern Africa, refined over centuries with Portuguese colonial influences, Indian spice traditions, and the specific fire-cooking culture that defines South African outdoor life. The word itself is Afrikaans for “grill,” but it means something closer to “the way we cook.”

    Ubuntu Bar & Grill brings that tradition to 7425 Hardeson Road, Suite B, Everett — a location that doesn’t hint at what’s inside. Once you’re in, the kitchen does the talking.

    What to Order

    The oxtail stew is the move. It comes out rich and deeply savory, the kind of slow-cooked dish that requires hours of attention and rewards it. Reviewers consistently call it out as the standout item, and we agree — it’s the dish that makes the trip worthwhile on its own.

    Peri peri chicken is the second order you should place alongside it. Peri peri sauce is a southern African chili sauce made from African bird’s eye chilies, garlic, lemon, and herbs — it has heat, but the flavor complexity is what distinguishes it from generic hot sauce. Ubuntu’s peri peri chicken runs $7.50 and comes with the right amount of spice: enough that you feel it, not so much that it drowns the chicken.

    The lamb chops ($5.50 each) are another standout. Grilled over direct heat with garlic and herbs, these are the kind of chops that make you recalculate what lamb is supposed to taste like. Get them with extra peri peri sauce on the side.

    Turkey samosas ($5.50) make for a good starter — crispy, well-filled, and a nod to the Indian influence that runs through South African cuisine’s history. The South African vegetable relish — a spiced mix of cabbage, carrots, onion, garlic, tomato, ginger, and baked beans — is worth ordering as a side just to understand the flavor profile the kitchen is working with.

    Beef ribs at $8.00 round out the main proteins. If you’re going in a group, order across the menu. This is food designed to be shared.

    The “Ubuntu” Philosophy

    Ubuntu is a Nguni Bantu philosophy that translates roughly to “I am because we are” — a statement about human interconnectedness and community. It’s a fitting name for a restaurant built around braai, which is inherently communal. You don’t braai alone. You gather people, you cook together, you eat together.

    The restaurant’s mission is to provide an authentic South African chesanyama (roadside meat grill) experience — high-quality meat, fire-cooked, spiced with southern African tradition, served without fuss. That’s what they’re delivering on Hardeson Road.

    The Practical Details

    Ubuntu Bar & Grill is at 7425 Hardeson Road, Suite B, Everett, WA 98203. Hours are Monday through Sunday, 11 AM to 9 PM. Phone: (425) 754-2419. They’re also available for delivery through DoorDash and Uber Eats, and you can order online through their Toast ordering system.

    Parking is a non-issue — it’s a commercial strip with plenty of lot space. The space itself is casual and welcoming. This is not a white-tablecloth dinner; it’s a braai spot, which means the energy is relaxed and the focus is entirely on the food.

    Why This Matters for Everett’s Food Scene

    Everett has done a remarkable job in recent years of building out genuine international food coverage — the Casino Road corridor alone has Vietnamese, Mexican, Filipino-Hawaiian, Central Asian, and Gambian-Senegalese kitchens within a short drive of each other. Ubuntu adds South African and Malawian cuisine to that list, which is not something you’ll find anywhere else in Snohomish County.

    The Everett Food Truck Park on Beverly Boulevard already hosts Tabassum, the only Uzbek food truck in the Pacific Northwest. Ubuntu Bar & Grill is another data point in the same pattern: Everett’s south and central corridors are quietly building one of the most diverse food scenes in Western Washington, and most of the people driving through those corridors don’t know it yet.

    Go find out.

    Ubuntu Bar & Grill
    7425 Hardeson Road, Suite B, Everett, WA 98203
    Hours: Monday–Sunday 11 AM – 9 PM
    Phone: (425) 754-2419
    Order online: Toast | DoorDash | Uber Eats
    Website: ubuntubarandgrill.com

    Frequently Asked Questions

    What kind of food does Ubuntu Bar & Grill serve?
    Ubuntu Bar & Grill serves authentic South African and Malawian cuisine, centered on the braai (South African BBQ) tradition. Signature items include oxtail stew, peri peri chicken, lamb chops, beef ribs, and turkey samosas.

    Where is Ubuntu Bar & Grill in Everett?
    The restaurant is located at 7425 Hardeson Road, Suite B, Everett, WA 98203, in a commercial suite in south Everett.

    What is peri peri sauce?
    Peri peri is a southern African chili sauce made from African bird’s eye chilies, garlic, lemon, and herbs. It has heat and significant flavor complexity — spicier than most Americanized hot sauces but more aromatic and layered.

    What does “ubuntu” mean?
    Ubuntu is a Nguni Bantu philosophy meaning roughly “I am because we are” — a concept centered on community and shared humanity. It’s a core value in many South African cultures and a fitting name for a restaurant built around communal cooking traditions.

    Is Ubuntu Bar & Grill available for delivery?
    Yes. Ubuntu Bar & Grill is available for delivery through DoorDash and Uber Eats, and accepts online orders through their Toast ordering system.

    Is there other international food near Ubuntu Bar & Grill in Everett?
    Yes. The south and central Everett corridors have a remarkable concentration of international cuisine, including Tabassum (Uzbek food truck, Beverly Food Truck Park), Enseamada Cafe (Filipino-Hawaiian, Evergreen Way), and the Casino Road corridor’s Vietnamese, Mexican, and other kitchens.

  • Scuttlebutt Brewing Has Two Completely Different Locations — Here’s Which One Is Right for You

    Scuttlebutt Brewing Has Two Completely Different Locations — Here’s Which One Is Right for You

    If you’ve been to Scuttlebutt Brewing once, you’ve actually only been to half of it. Everett’s oldest and most decorated craft brewery operates two completely different venues — and most people who’ve been going to one for years have never set foot in the other. That’s a problem worth fixing, because they’re not interchangeable. The right one for you depends entirely on what kind of night you’re having.

    We’ve spent time at both locations this spring and came away with a clear picture of who each one is for. Here’s the breakdown.

    The Family Pub: 1205 Craftsman Way

    This is the Scuttlebutt most people know. The Craftsman Way location is a full-service pub and restaurant — booths, a bar, food that goes beyond bar snacks, and a vibe that works for a date night just as well as a Tuesday afternoon. It sits in the north end near the marina, and it has the feel of a place that’s been doing this for a while without getting sloppy about it.

    The food program is the differentiator here. Fish and chips, burgers, sandwiches, and the kind of pub fare that’s actually cooked well rather than heated from frozen. The beer list covers the full Scuttlebutt catalog — flagships like their American Amber Ale (their longest-running tap, a medium-body malt-forward beer that’s been on since the brewery opened in 1996) alongside whatever seasonal is rotating through. In spring 2026, look for their lighter session ales as they prep for summer patio weather. The pub patio is worth noting — it’s one of the better outdoor setups in the north end when the sun shows up.

    Hours at Craftsman Way run Sunday through Thursday 11 AM to 9 PM, Friday and Saturday 11 AM to 10 PM. The kitchen closes 30 minutes before the pub does, which is worth knowing if you’re coming late.

    This is the location you bring someone who doesn’t drink beer. The food holds up on its own, the space is comfortable, and the service is practiced. It’s also the location for groups — they can handle a bigger party without the chaos that a smaller taproom sometimes struggles with.

    The Cedar Street Taproom: 3310 Cedar Street

    The Cedar Street taproom is a different animal. This is where the brewing actually happens — the production facility is attached, and when you’re sitting at the bar, you’re closer to the tanks than you are at Craftsman Way. The space is smaller, more industrial, and oriented entirely around the beer. There’s no kitchen. Food is not the point.

    What Cedar Street has that Craftsman Way doesn’t: access to pilot batches, one-offs, and taproom-only pours that never make it to the restaurant. If Scuttlebutt’s brewing team is testing a new hop combination or a sour that might not go into production, Cedar Street is where it shows up first. For anyone who wants to drink Scuttlebutt beer specifically and is less interested in a full meal, this is the location.

    Hours at Cedar Street are more limited: Monday through Friday 10 AM to 6 PM, Saturday 10 AM to 5 PM. Closed Sunday. Those hours tell you something about who this space is for — it skews toward people who can pop in mid-afternoon, hop enthusiasts doing research, and the kind of local who treats it as a neighborhood stop rather than a destination evening out.

    Parking at Cedar Street is easier. The neighborhood is quieter. The energy is lower-key. Bring a book or a friend you can actually hear.

    The Beer Itself in 2026

    Scuttlebutt has been brewing in Everett since 1996 — that’s 30 years of operating in the same city, which is genuinely rare in craft beer. Most breweries that have been around that long either got bought, moved production out of town, or quietly coasted on their reputation. Scuttlebutt has done none of those things. They still brew at Cedar Street. They still own both locations. And the beer still wins awards.

    Their flagship lineup is stable in the best way: the Amber Ale remains the house pour, the Hefeweizen is the summer go-to, and their IPA program has gotten more interesting over the past few years as they’ve incorporated more PNW hop varieties. The Paws & Pints collaboration with Everett Animal Shelter — announced earlier this spring, where the winner of a dog photo contest gets a beer named after their dog and a Cal Raleigh–autographed leash — is the kind of thing only a brewery that’s been this embedded in a community for three decades can pull off without it feeling like a marketing stunt.

    The Big Dumper Beer, their Cal Raleigh collab lager, remains available at both locations. It’s a crisp, crushable lager — nothing challenging about it, which is the point. It’s a baseball beer. Drink it on the patio when the Mariners are on.

    Which One Should You Go To Tonight?

    Here’s the simple version: if you want dinner with your beer, go to Craftsman Way. If you want to drink interesting beer and might be in and out in 90 minutes, go to Cedar Street — but check the hours first, because they close early.

    If you’ve only ever been to one of them, go to the other one. You’ll understand Scuttlebutt better after you have.

    Scuttlebutt Brewing — Family Pub
    1205 Craftsman Way, Suite 101, Everett, WA 98201
    Sun–Thu: 11 AM – 9 PM | Fri–Sat: 11 AM – 10 PM
    Full menu, patio, all ages

    Scuttlebutt Brewing — Cedar Street Taproom
    3310 Cedar Street, Everett, WA 98201
    Mon–Fri: 10 AM – 6 PM | Sat: 10 AM – 5 PM | Sun: Closed
    Beer only, taproom-exclusive pours, production facility adjacent

    Frequently Asked Questions

    How long has Scuttlebutt Brewing been open in Everett?
    Scuttlebutt Brewing has been operating in Everett since 1996 — making 2026 their 30th year in business. They are one of the longest-running craft breweries in Western Washington.

    Does the Cedar Street taproom serve food?
    No. The Cedar Street taproom is beer-only. If you want food with your Scuttlebutt beer, go to the Craftsman Way family pub location.

    What’s the difference between the two Scuttlebutt locations?
    Craftsman Way is a full-service pub and restaurant with a complete food menu, longer hours, and a larger space. Cedar Street is the production taproom — smaller, beer-focused, with access to pilot batches and one-off pours, but no kitchen and earlier closing times.

    Is the Big Dumper Beer still available?
    Yes, the Cal Raleigh collaboration lager is available at both Scuttlebutt locations as of spring 2026.

    Can I visit both locations in one day?
    Yes — they’re both in Everett and about a 10-minute drive apart. Cedar Street closes earlier (5–6 PM), so start there and finish at Craftsman Way for dinner.

    Are dogs allowed at Scuttlebutt?
    Dogs are welcome on the patio at the Craftsman Way location. Scuttlebutt has also run dog-friendly events in partnership with Everett Animal Shelter.

  • Snohomish County’s April 2026 Housing Market Has a Number Most Reports Miss: Sales Activity Intensity at 54.9%

    Snohomish County’s April 2026 Housing Market Has a Number Most Reports Miss: Sales Activity Intensity at 54.9%

    What’s the headline number from the Madrona Group’s April 2026 Snohomish County housing report? Sales Activity Intensity came in at 54.9%, down only slightly from 56.0% the month before — meaning more than half of all listings still went pending within the first 30 days. Inventory tightened to 1.6 months. Mortgage rates moved up to 6.45%. Single-family resale prices held near $877,000 with homes selling at 99.8% of list price. The market did not slow down the way the inventory headlines suggested.

    You probably read yesterday’s coverage of Snohomish County’s April housing market — the NWMLS data showing inventory up 51.8% year-over-year, the median sale price at $738,000, the 2.8 months of supply. That is one accurate way to read this market. Here is another, also accurate, with very different implications.

    The Madrona Group dropped its April 2026 Snohomish County report this week, and it does not look like a market that lost its footing. It looks like a market that is moving slower at the top of the funnel — fewer homes coming on, fewer offers per listing, more buyer hesitation — but where the deals that do happen are happening fast and at strong prices.

    The number we want to focus on is Sales Activity Intensity — and we are going to explain it because it is not a number that shows up in every market report and most readers have never seen it framed this way.

    What Sales Activity Intensity actually measures

    Sales Activity Intensity is the share of all active listings that go pending within the first 30 days on the market. Not closed — pending. Pending is the moment a buyer’s offer has been accepted and the deal is moving toward closing. It is the moment when the market said yes.

    A 54.9% Sales Activity Intensity in Snohomish County for April 2026 means that more than one out of every two homes that listed last month had a buyer say yes within 30 days. That is a fast market. It is fast even after a small dip from March, when the same number was 56.0%.

    For comparison, a market that is genuinely cooling — homes sitting, sellers cutting prices, buyers waiting — typically shows Sales Activity Intensity drop into the 30s or below. When intensity drops below 30%, sellers start to see real concessions show up at the closing table. That is not what we have right now.

    What’s behind the number

    Three factors are working at once in the April 2026 Madrona Group data, and none of them point in the same direction:

    Mortgage rates moved up to 6.45%. That is up from earlier in the year and up enough to price some buyers out at the margin. Higher rates almost always slow demand. They have slowed it some — but they have not killed it.

    Inventory tightened to 1.6 months. A balanced market in real estate is usually 4 to 6 months of inventory. At 1.6 months, Snohomish County is still well into seller’s-market territory. Note this is the Madrona Group’s specific measurement — the broader NWMLS data on the same county shows 2.8 months because the two reports use slightly different inventory definitions and time windows. Both are true. The Madrona number is the tighter view.

    Single-family resale prices held near $877,000 with homes selling at 99.8% of list price on average. When buyers are paying within 0.2% of the asking price, they are not negotiating much. They are competing.

    Put the three factors together: rates went up, but the homes that are listed are still moving fast and selling at almost full asking. The buyers who are still in the market have stopped flinching.

    What this looks like on the ground in Everett

    Everett sits inside the Snohomish County data but does not behave exactly like the county average. The city’s median sale price runs lower than the county figure — Redfin had Everett’s most recent typical home value near $620,000, well under the $738,000 county median that NWMLS reported. The reasons are familiar: more starter homes, more condos, more older housing stock, more variation between neighborhoods.

    The Sales Activity Intensity dynamic still applies in Everett. A waterfront condo at Sawyer or Carling priced reasonably is going pending in days, not weeks. A starter home in Delta or Riverside priced at the neighborhood median is doing the same thing. What sits is what is overpriced. What sits is what assumes the market is still set to 2022.

    We have seen this pattern in our own coverage — the April 2026 condo market story we published last week showed Snohomish County condo averages up 4.4% year-over-year and Everett condos selling in a 22-day median at 99% of list. That is the same fast-but-narrow market the Madrona report is describing, just on a different property type.

    What this means for buyers right now

    If you are buying in Snohomish County in May 2026 and you have been waiting for the market to break, the Madrona data is the latest signal that a wholesale break is not coming. Specific properties will be soft. Specific sellers will negotiate. But the broad market is still leaning seller.

    A few practical takes from how this number sits:

    • Stop waiting for the price to come down before you make an offer. At 54.9% Sales Activity Intensity, the home you are watching probably already has another offer. The price you saw on Zillow last Tuesday may not be the price that closes.
    • Get rate-locked before you write an offer. With rates at 6.45% and trending up rather than down, the rate you can get this week is probably better than the rate you can get if you wait three weeks. A 0.25% rate move on a $620,000 Everett home is roughly $90 a month for the life of the loan.
    • The 99.8% of list price number is the real number. If you are writing offers at 95% of list and watching them lose, that is why. The market is not built for 95% offers right now.

    What this means for sellers right now

    If you are selling in Snohomish County, the Madrona data is telling you something sellers sometimes miss: price-to-list discipline matters more than ever.

    • Price it right and it goes pending in 30 days. Price it 5% high and it sits — and the market has been trained to read sitting as a problem. The 30-day window is the window where intensity captures your home as a fast mover. Past 30 days, you are competing with newer listings.
    • The 99.8% of list price number cuts both ways. You probably will not get more than asking. You also will not have to take much less than asking. So price it where you are happy to close.
    • Inventory is tight but moving up. The Madrona number says 1.6 months, the NWMLS number says 2.8 months — both are tighter than 4-6, but both are looser than 12 months ago. If you have been on the fence about listing, the supply side is finally giving you some company on the market. Earlier was easier. Now is still good.

    How this fits with everything else we know about Snohomish County in April 2026

    This week alone we have seen:

    • The NWMLS report showing 51.8% year-over-year inventory growth and 2.8 months of supply
    • The Madrona Group report showing 1.6 months supply and 54.9% Sales Activity Intensity
    • Snohomish County condo data showing 4.4% YoY appreciation and 22-day Everett median time on market
    • Mortgage rates moving up to 6.45%, the highest level since fall 2025
    • The Sage Investment Econo Lodge studio-apartment conversion announcement in South Everett — 124 new units coming online by August 2026

    None of those data points contradict each other. They are all measuring different parts of the same market. The market is more inventory than it had, fewer offers than it had, slower at the top of the funnel — and still selling fast and near asking when the property is priced right. That is a more complicated story than “the market is hot” or “the market is cooling.” It is the market being different things at the same time depending on which lens you bring.

    The Madrona Group report adds a useful lens: the velocity at which deals close, not just the count of homes listed. That velocity number is what tells you whether the market still works. In April 2026, in Snohomish County, it still works.

    Frequently Asked Questions

    What is Sales Activity Intensity in real estate?

    Sales Activity Intensity is the percentage of all active listings that go pending — meaning a buyer’s offer has been accepted — within the first 30 days on the market. It is a velocity measure of how fast the average home is moving. Above 50% indicates a fast seller’s market; below 30% indicates real cooling.

    What was Snohomish County’s Sales Activity Intensity in April 2026?

    54.9%, according to the Madrona Group’s April 2026 Snohomish County housing market report. That is down slightly from 56.0% in March. Both numbers indicate a strong seller’s market.

    What are mortgage rates in Snohomish County right now?

    The 30-year fixed rate referenced in the April 2026 Madrona report is 6.45%. Rates have ticked up from earlier in the year. Individual rate quotes vary by lender, credit score, down payment, and loan size.

    Why does the Madrona Group report say 1.6 months of inventory and the NWMLS report say 2.8 months?

    They use slightly different inventory definitions and time windows. The Madrona Group’s measure tends to capture a tighter view focused on actively moving listings. NWMLS uses a broader inventory definition that includes some listings the Madrona view excludes. Both are accurate; both reflect a Snohomish County market still well below the 4-6 month range that defines balance.

    What is the median home price in Snohomish County in April 2026?

    The April 2026 NWMLS report listed the county median sale price at $738,000. The Madrona Group report references single-family resale prices holding near $877,000, which uses a different scope (single-family resale only, with different geographic weighting). The two numbers describe overlapping but not identical slices of the market.

    Is now a good time to buy a home in Everett?

    “Good” depends on your specific situation — your down payment, your job stability, your timeline, the neighborhood you’re targeting. What the April 2026 data says broadly: prices are not falling, inventory is up but still tight, and rates are higher than they were earlier in the year. Waiting for a wholesale price break is currently not what the data supports. Talk to a local agent and a local lender about your specific math.

    Is now a good time to sell a home in Everett?

    Yes, if it is priced right. The market data says homes priced at the neighborhood median are going pending within 30 days at 99.8% of list. Homes priced 5%+ above the neighborhood median sit. Pricing discipline is the difference between a fast sale and a long sit.

  • Everett Mall’s Hub Vision Just Got Smaller: Brixton Capital Files for Self-Storage and Office Where Topgolf Was Going

    Everett Mall’s Hub Vision Just Got Smaller: Brixton Capital Files for Self-Storage and Office Where Topgolf Was Going

    What just changed at Everett Mall? Brixton Capital — the mall’s owner — has scheduled a May 19, 2026 pre-application meeting with the City of Everett to convert a portion of the existing enclosed mall into a self-storage facility, with a 60,000-square-foot proposed office sitting where Topgolf’s hitting bays were going to go. Topgolf was supposed to be the Hub @ Everett’s anchor tenant. Now it may not happen at all.

    For two years the story we got told about Everett Mall was the Hub. Brixton Capital — the San Diego-based real estate group that bought the property — and the City of Everett came out together in 2024 with renderings of an outdoor walkable destination, retail recolored from the inside out, and a 68,000-square-foot, three-level Topgolf as the anchor pulling everyone in. The permits were filed. The 11-acre site was mapped. The narrative held.

    That narrative is now bending.

    On the City of Everett’s permitting portal this week, Brixton Capital has scheduled a May 19, 2026 pre-application meeting for a project described as “the interior demolition of the existing enclosed mall structure and the conversion of a portion of the building into a self-storage facility. The scope also includes subdivision actions to place the proposed storage use on a separate legal parcel.”

    That alone would just be news that the demolition we’ve all been waiting for is finally getting paperwork moving. But the latest site plan that came in with the application tells a different story.

    What the new site plan shows

    Two things sit on the new Brixton site plan that were not on the Hub renderings.

    The first is a single-story building labeled “Everett Mall Self Storage.” It sits where a parking lot was going to be in the Hub vision — so it is not directly displacing Topgolf. But it is also not what anyone signed up for when this redevelopment started. There are already a dozen self-storage facilities within five miles of the mall. None of them are destinations. None of them generate the foot traffic that a mall reinvention needs to work.

    The second is more telling: a 60,000-square-foot building labeled “Proposed Office” that sits squarely on the footprint where the Topgolf hitting bays and outfield were going to go. The old LA Fitness building, which was supposed to come down to make room for Topgolf, now appears in the plan as something that will either be salvaged or replaced to provide that office space.

    Topgolf needs the area marked for the office. The office is in the area Topgolf needed.

    The two plans cannot both be true.

    Why this might be happening

    Topgolf’s parent company has been in restructuring mode since the same window the Everett permits were getting approved. Topgolf Callaway Brands announced a corporate split, then Topgolf CEO Artie Starrs left for Harley-Davidson in 2025. On January 1, 2026, private equity firm Leonard Green & Partners completed an acquisition of a 60 percent stake in Topgolf from Topgolf Callaway Brands for approximately $1.1 billion. Industry coverage has framed the entertainment chain’s recent decline as a problem of over-expansion — too many venues opened too fast, with the new ones cannibalizing the older ones.

    In other words: Topgolf is in pullback mode, not expansion mode. New venues that were promised but never officially confirmed by Topgolf corporate — like Everett — are exactly the kind of project that quietly disappears in a private-equity restructuring.

    Neither Brixton Capital nor Topgolf has officially said the Everett venue is dead. The City of Everett has not announced a change. But the new site plan does the talking.

    What we covered before — and what’s different now

    We wrote about The Hub @ Everett a week ago, on April 25, when the story was that Topgolf was stuck — permitted in January 2025, but on hold pending corporate restructuring. The construction never started. The 11-acre footprint sat untouched. At that point the question was whether Topgolf would eventually break ground or whether Brixton would have to find a new anchor.

    The May 19 pre-application meeting is the answer to that question. Brixton is not waiting on Topgolf anymore. Brixton is moving forward with a different building program for that footprint. Even if Brixton hopes Topgolf eventually shows up, the site plan being submitted to the City does not assume Topgolf shows up. That is the meaningful change.

    It is also a quiet downgrade of what The Hub was supposed to be. A self-storage building and a 60,000-square-foot office building are not the kind of tenants that bring people to a mall on a Saturday. Alderwood Mall down in Lynnwood is full on Saturdays. People circle the parking lot waiting for spots. That is what a working mall in 2026 looks like. A storage facility and a cubicle building is not in that category.

    What this means for the larger Everett Mall picture

    The Hub @ Everett sits on 11 acres in the Twin Creeks neighborhood and is the largest single retail-redevelopment project in South Everett. The mall as a whole is roughly 800,000 square feet of building on a much larger campus. Brixton’s original sales pitch for The Hub assumed Topgolf would draw the foot traffic, which would justify upgrades to the rest of the campus — Ulta Beauty and At Home are already moving into the former Sears box, and the relocated Mall Station opened in December 2025. The walkable outdoor reorientation only works if the anchor pulls.

    If the anchor turns out to be a storage building and an office, the rest of the upgrade math gets harder. Tenants pay rent based on the foot traffic they expect. Foot traffic projections that assumed a Topgolf are not the projections you get with self-storage.

    There is still room for another pivot. Brixton could find another entertainment anchor — a movie theater, a family entertainment center, a fitness destination — and the storage and office plans become the backup. The May 19 meeting is a pre-application discussion, not a building permit. Things can still change between now and the actual permit filing.

    But for right now, what the City of Everett’s permitting portal shows is a mall that planned to be a destination and is being re-planned around uses that nobody drives across town to visit.

    The May 19 pre-application meeting: what it is and what it isn’t

    A pre-application meeting in Everett is the very first formal step a developer takes with the city before submitting actual building permits. It’s a planning-staff conversation — the developer brings their concept, the city tells them what regulations will apply, what studies they’ll need, what review process the project will go through. It is not a public hearing. There is no vote. There is no decision.

    But it does signal seriousness. Pre-application meetings cost money to schedule and prepare for. Developers don’t book them for ideas they’re not pursuing. When a project shows up on the pre-app calendar, it means the developer has internal alignment to keep moving forward with that specific concept.

    So the May 19 meeting is the equivalent of Brixton telling the city: this is what we’re actually planning to build now. The Hub @ Everett brochure is no longer the operative document. The new site plan is.

    What we’ll be watching

    A few things to track in the coming weeks:

    • The actual building permit application. A pre-application meeting usually produces a building permit application within three to nine months. Whatever Brixton submits formally will tell us whether the storage-and-office concept holds or whether they pivot again.
    • Any official Topgolf statement. Leonard Green & Partners has been making public moves since taking control on January 1. A formal cancellation of Pacific Northwest expansion would clarify a lot.
    • Brixton’s leasing posture for the rest of The Hub. If self-storage and office are now in the program, the retail pitch to other tenants changes. Watch for tenant announcements that downshift from the original Hub vision.
    • City of Everett response. The original Hub deal involved zoning and permitting cooperation from the city. A meaningful program change at the site may trigger new city review — especially if the storage building requires the subdivision Brixton is also proposing.

    Frequently Asked Questions

    Is Topgolf coming to Everett Mall?

    As of May 2026, no construction has started, no Topgolf representative has confirmed the Everett location publicly, and Brixton Capital — the mall owner — has filed a pre-application with the City of Everett showing a 60,000-square-foot office building in the exact footprint Topgolf was going to occupy. The official permits from January 2025 are still on the books, but the new site plan does not assume Topgolf is happening.

    Who owns Everett Mall?

    Brixton Capital, a San Diego-based real estate firm, owns Everett Mall. Brixton acquired the property and announced The Hub @ Everett redevelopment plan in 2024.

    What is the Hub @ Everett?

    The Hub @ Everett is the marketing name Brixton Capital and the City of Everett gave to the planned redevelopment of the existing enclosed Everett Mall into a more walkable, outdoor-oriented retail and entertainment destination. The original anchor was supposed to be a 68,000-square-foot Topgolf venue.

    When is the Brixton pre-application meeting?

    May 19, 2026, with the City of Everett’s planning staff. This is a pre-application discussion, not a public hearing — there is no public comment period and no vote.

    What did Brixton apply to build?

    According to the City of Everett’s permitting portal, the May 19 application covers the interior demolition of the existing enclosed mall, conversion of a portion of the building into a self-storage facility, and subdivision of the storage use onto its own legal parcel. The accompanying site plan shows a 60,000-square-foot proposed office building in the area where Topgolf was going to be built.

    Is the rest of The Hub redevelopment still happening?

    Yes — Ulta Beauty and At Home are still moving into the former Sears box, the relocated Mall Station opened in December 2025, and other tenant work continues. The pre-application change appears specific to the Topgolf footprint and the previously-planned parking lot area where the storage facility would now sit.

    When would construction actually start?

    A pre-application meeting is the first step. A formal building permit application typically follows three to nine months later, and construction starts after the permit is issued. So even if the storage-and-office concept holds, ground-breaking is at minimum late 2026 and more likely 2027.

    Deeper coverage in the Hub @ Everett Pivot Cluster:

  • Hood Canal Shellfish Season Is Coming: Your Belfair Summer Outdoor Planner for 2026

    Hood Canal Shellfish Season Is Coming: Your Belfair Summer Outdoor Planner for 2026

    If you’ve been waiting for Hood Canal’s legendary shellfish season to kick off, now is the time to start planning. Summer 2026 brings a fresh lineup of outdoor opportunities for our North Mason community — from the tide flats at Belfair State Park to the deeper waters of Marine Area 12, the Canal is waking up.

    Belfair State Park Shellfish Season Opens July 15

    Mark your calendars: the clam, mussel, and oyster season at Belfair State Park’s Hood Canal tide flats opens July 15, 2026, and runs through December 31. According to the Washington Department of Fish and Wildlife (WDFW), this year’s opening comes two weeks earlier than originally scheduled — a welcome change for the families who make annual pilgrimages to the park’s famously productive mud flats at the south end of the Canal.

    Belfair State Park sits on 3,720 feet of Hood Canal shoreline at 1002 NE Beck Road, Belfair WA 98528. The beach is known for oysters in particular, though portions near the tideline are soft mud, so waterproof boots are non-negotiable. Harvesters need both a valid WDFW shellfish/seaweed license and a current Department of Health (DOH) beach approval to take anything home. Check the WDFW “Find a Beach” tool at wdfw.wa.gov before you go — health closures can happen with little notice.

    Standard Puget Sound daily limits apply: 18 oysters, 10 clams, and 10 mussels per person. Children 15 and under harvest free without a license.

    Dungeness Crab Season: Summer 2026 in Marine Area 12

    For crabbers, WDFW has confirmed that Hood Canal’s Marine Area 12 recreational Dungeness crab season will open in summer 2026 — exact dates to be announced. Watch the WDFW crab seasons page at wdfw.wa.gov/fishing/shellfishing-regulations/crab for the opening announcement, which typically drops a few weeks before day one.

    The standard Hood Canal setup: five male Dungeness, hard-shell, 6¼-inch minimum carapace width, recorded immediately on your catch record card. Crabbing has historically run Thursdays through Mondays in this marine area. The south end of the Canal near Belfair and Union tends to fish well early in the season.

    Belfair State Park Camping: All Loops Open Mid-May

    Planning to combine a shellfish trip with a weekend on the water? Belfair State Park’s full campground opens all loops by mid-May. The park offers 184 mixed-use sites — including 41 full hookup sites and 8 cabins — spread across three loops on the Canal shoreline. The Tree Loop (tents and rigs under 18 feet) is the most popular and fills fast.

    Book at washington.goingtocamp.com or call 1-888-226-7688. Summer weekends typically fill months in advance, so check availability now if you haven’t already.

    Theler Wetlands: Free Spring Birding Right Now

    While the shellfish season is still weeks away, the trails are open today. The Mary E. Theler Wetlands Nature Preserve off SR-3 in Belfair, located at 600 NE Roessel Rd, offers more than three miles of accessible trails through 139 acres of salt marsh and estuary. May is peak migration season on Hood Canal — shorebirds, herons, and songbirds work the Union River estuary. The trails are free, open dawn to dusk, and the main boardwalk sections are ADA accessible.

    The Hood Canal Salmon Enhancement Group (HCSEG), which manages the Theler Nature Center, is restoring the facility with plans to reopen interpretive community programs. Check pnwsalmoncenter.org for upcoming event announcements.

    Before You Harvest

    Shellfish closures can happen any time based on water quality. Always verify both the WDFW season status and the DOH health approval before harvesting at any beach. The DOH Shellfish Safety hotline is 1-800-562-5632. Same rule applies to every beach on Hood Canal — no exceptions.

    The Canal belongs to all of us. Harvest within limits, pack out your gear, and leave the tide flats better than you found them.

    Related Coverage from Belfair Bugle

    This summer planner has been expanded into a verified 2026 cluster:

  • Hood Canal Spot Shrimp Season Opens May 10 — and a Wetlands Restoration Is Reshaping Belfair’s Shoreline

    Hood Canal Spot Shrimp Season Opens May 10 — and a Wetlands Restoration Is Reshaping Belfair’s Shoreline

    Hood Canal Spot Shrimp Season Opens May 10 — and a Wetlands Restoration Is Reshaping Belfair’s Shoreline

    Mason County’s outdoor calendar heats up this May with two significant developments along Hood Canal: the first spot shrimp opening of the year arrives Saturday, May 10, giving local shrimpers one of the most anticipated mornings on the water, while just north in Belfair, a long-running restoration project at the Mary E. Theler Wetlands Nature Preserve is entering its most visible phase yet — the construction of a 1,200-foot elevated boardwalk through a newly rehabilitated salt marsh.

    Both stories speak to what makes Hood Canal worth protecting and celebrating: the fishery that feeds families across the county, and the habitat that makes those fisheries possible in the first place.

    Spot Shrimp Season: Hood Canal Gets the First Opener

    For recreational shrimpers, Marine Area 12 — Hood Canal — is the place to be on the morning of May 10. The Washington Department of Fish and Wildlife (WDFW) has confirmed that Hood Canal will receive an early opportunity this year, opening a full two weeks before most of the rest of Puget Sound, where the broader season begins May 24.

    The 2026 Marine Area 12 schedule runs on specific dates: May 10, May 24, May 26, June 7, and June 21. Each opening is tightly windowed — anglers may fish from 9 a.m. to 1 p.m. only. WDFW has noted that additional dates may be announced later in the season depending on stock assessments.

    The daily limit remains 80 spot shrimp per licensed fisher, with a combined total weight limit of 10 pounds (whole shrimp) for all shrimp species. Shrimpers who retain only spot shrimp may remove and discard the heads while still on the water; those retaining any other shrimp species must keep the heads until they are back on shore to allow compliance verification with the weight limit.

    For Mason County families, the May 10 opener is more than a fishing trip — it is an early-summer tradition along the entire Hood Canal corridor, from Hoodsport down through Union and north toward Belfair. Spot shrimp, known for their rich, sweet flavor, are among the most prized recreational catches in the state. Demand for the limited openings is high, and experienced shrimpers typically arrive early to launch before the 9 a.m. window.

    Before heading out, anglers should confirm current rules at wdfw.wa.gov, as emergency closures and rule changes can occur on short notice based on stock conditions. A valid Washington recreational fishing license is required. The WDFW hotline and website are the definitive sources for any last-minute schedule adjustments.

    Theler Wetlands: A 1,200-Foot Boardwalk Is Coming to Belfair This Summer

    A few miles north of Highway 3 in Belfair, a quieter but equally significant outdoor story is unfolding at the Mary E. Theler Wetlands Nature Preserve. This summer, WDFW and the Hood Canal Salmon Enhancement Group (HCSEG) will begin construction of a 1,200-foot elevated, piling-supported boardwalk through the heart of a newly restored estuary — the capstone of a multi-year effort to bring Hood Canal summer chum salmon back to the Union River system.

    The Theler Wetlands restoration project has been restoring approximately 7 acres of estuarine wetland habitat at the southeast end of Hood Canal. Work that concluded in fall 2025 included removing a failing levee, replacing a 12-inch metal culvert with a 15-foot-wide concrete box culvert, digging a new sinuous tidal channel, and raising a section of Northeast Roessel Road to serve as a set-back levee. The goal: reconnect the tidal processes that were disrupted when the wetlands were diked decades ago.

    Hood Canal summer chum salmon are listed as threatened under the federal Endangered Species Act. The Theler Wetlands sit at the mouth of the Union River, which is critical spawning and rearing habitat for that run. By expanding tidal connectivity, the restoration creates the shallow, food-rich, low-salinity estuarine conditions that juvenile summer chum need to grow before entering Hood Canal.

    The summer 2026 boardwalk construction will be the project’s most visible phase for the public. The elevated structure — built in the footprint of the removed levee — will reconnect the preserve’s currently fragmented trail network, giving visitors and birders full access to what will become a restored salt marsh. The Theler Wetlands is already one of Mason County’s most-visited nature spots, drawing birdwatchers, school groups, and families year-round. The new boardwalk will make the wetlands more accessible and complete the loop trail that has been partially closed during construction.

    The preserve is located at 22871 NE SR-3 in Belfair, just off the highway before the town center. Visitors are welcome during daylight hours. For project updates and trail access status, check the HCSEG website at pnwsalmoncenter.org or WDFW’s habitat recovery pages.

    What to Watch This Season

    Taken together, these two stories reflect the dual outdoor identity of Hood Canal and Mason County’s shoreline: a working fishery used by thousands of families every spring and summer, underpinned by habitat restoration work that most people never see but everyone benefits from. The spot shrimp fishery depends on a healthy canal; the canal depends on functioning estuaries like the one being rebuilt at Theler.

    For residents looking to get outside this May, both opportunities are close and accessible. The shrimp opener on May 10 is days away — time to get gear ready, check your license, and confirm the launch site. And when construction wraps at Theler Wetlands later this year, the newly completed boardwalk trail will be one of the more remarkable walks in all of Mason County: a path through restored tidal marsh, built where a levee used to be, beneath skies that — if the restoration takes hold — should one day carry kingfishers and herons back to a corner of Hood Canal that had been quiet for a very long time.

    Sources

    Related Expansion Coverage

  • The West End Is Open: Hoh Rain Forest and Rialto Beach Are Ready for You This Weekend

    The West End Is Open: Hoh Rain Forest and Rialto Beach Are Ready for You This Weekend

    If you’ve been waiting for the right weekend to make the drive to the West End of the Olympic Peninsula, this is it. Two of the most iconic destinations on this stretch — the Hoh Rain Forest and Rialto Beach — are both fully open right now, and one of them won’t stay that way past July. Here’s what you need to know before you go.

    Hoh Rain Forest: The Visitor Center Is Open Today

    The Hoh Rain Forest sits about 31 miles southeast of Forks along Upper Hoh Road, and as of this weekend, the entire area is operating normally — trails, parking areas, restrooms, and the Visitor Center. That last detail matters: the Hoh Rain Forest Visitor Center runs on a Friday through Sunday schedule from 9am to 4pm, which means today is one of only three days a week you can actually walk inside, talk to a ranger, and get current trail conditions straight from the source.

    The two signature trails are the reason most people make this drive. The Hall of Mosses Trail is a 0.8-mile loop through old-growth Sitka spruce hung with club moss so thick it looks like something from a fantasy novel. The trees here are enormous — some over 300 years old — and the light filters through in a way that makes even an overcast day feel dramatic. The Hoh River Trail sets off from the same trailhead and runs deep into the park; you can walk as little or as much as you want, following the braided river through stands of spruce and maple.

    Hoh Campground is currently first-come, first-served, which means you can drive in this weekend without a reservation and claim a site. That window closes June 12, when reservations become required through September 6. If you’ve been meaning to camp in the rainforest, the next six weeks are your easiest shot at a spontaneous overnight. Come prepared for weather regardless of the forecast — the Hoh receives over 140 inches of rain annually, and conditions can shift from sunny to soaked in under an hour. Waterproof layers are non-negotiable. Road and conditions hotline: 360-565-3131.

    Rialto Beach: Open Now, Closed July 8 — Plan Accordingly

    Rialto Beach is accessed via Mora Road off Highway 101, about 14 miles of winding two-lane road through the Quillayute River bottomlands. Right now, Mora Road and Rialto Beach are fully open. Starting July 8 and running through October 5, both lanes of Mora Road will be closed beyond Mora Campground for permanent road repairs — meaning Rialto Beach will be completely inaccessible by vehicle for nearly three months.

    This construction has been coming for a while. Back in 2019, severe winter flooding eroded the riverbank at mile marker 1.25, and the emergency riprap installed at the time was always a temporary fix. The permanent repair is necessary and overdue, but the closure window is real, and if you want to visit Rialto Beach this summer, your window is now through July 7.

    Rialto Beach is one of those places that rewards the effort. The beach is wide and wild, littered with enormous drift logs bleached silver by the salt air. Sea stacks rise from the surf in both directions. About 1.5 miles north along the shoreline, the Hole-in-the-Wall sea arch cuts through a headland — a walk that’s entirely doable at low tide, though you’ll want to check a tide chart before heading out. The Pacific coast moves fast, and sneaker waves are a real hazard anywhere along this stretch.

    Mora Campground, located before the closure zone, is open first-come, first-served through May 14. Starting May 15, reservations are required (available at recreation.gov), running through September 20. If you want to base camp here before the road closes, this coming week is your last spontaneous-arrival window.

    Plan Your Visit

    Both destinations are day-trip distance from Forks, which sits at the crossroads of the West End. For the Hoh Rain Forest, allow at least two to three hours minimum — longer if you want to walk the Hoh River Trail beyond the first mile. For Rialto Beach, budget time for the 1.5-mile beach walk to Hole-in-the-Wall and back if tides allow; check tide tables in advance at tidesandcurrents.noaa.gov (La Push / Quillayute River, station 9442396).

    Current road and conditions for all Olympic National Park areas: call the recorded information line at 360-565-3131. America the Beautiful passes and Olympic National Park annual passes are accepted at both entrance points. The Hoh Rain Forest entrance station is on Upper Hoh Road; the Rialto Beach / Mora area uses the same pass. Day-use fee without a pass is $35 per vehicle.

    The West End is at its best in late spring — crowds haven’t arrived yet, the forest is saturated green, and the beach is still yours for the walking. Don’t sleep on it.