LO Housing Snap Shot

I get a kick out of looking at statistics. If you have been reading the blotter for a few years, you’ll also know that I like to do a comparison of most expensive in LO versus least expensive. LO is known for expensive, lake-front homes. However, that is not the definition of Lake Oswego real estate. There is actually quite a wide variety of house values in Lake Oswego. With all of this in mind, I decided to put together a reference chart so that you and I can both see the last 8 years market activity, based upon price range.

I took some liberties here. I lumped the expensive inventory into $2,000,000+. I also lumped the less expensive inventory into $100,000-$300,000. In both cases I did this because there just simply isn’t a lot of houses at either extreme of the spectrum. In between I broke it down into $100,000 increments, but for the sake of time, stopped at $700,000. I may go back and look at the $700,000 to $2,000,000, but that would be in another post.

One last liberty that I took: I did a 2013 January to July and then using that number, projected the full year. There are lots of variables that could affect this final number, so this one is pretty speculative.

These are all single-family, detached homes and not condos.

Here is what I found:

Homes Priced $2,000,000 to $30,000,000 Homes Priced $400,000 to $500,000
2013 1st Six Months/Projected 3/6 2013 1st Six Months/Projected 75/150
2012 7 2012 108
2011 4 2011 86
2010 3 2010 86
2009 8 2009 74
2008 3 2008 74
2007 12 2007 112
2006 7 2006 135
Homes Priced $600,000 to $700,000 Homes Priced $300,000 to $400,000
2013 1st Six Months/Projected 40/80 2013 1st Six Months/Projected 70/140
2012 47 2012 125
2011 45 2011 124
2010 39 2010 113
2009 36 2009 105
2008 46 2008 74
2007 69 2007 94
2006 79 2006 94
Homes Priced $500,000 to $600,000 Homes Priced $100,000 to $300,000
2013 1st Six Months/Projected 53/106 2013 1st Six Months/Projected 39/78
2012 92 2012 130
2011 59 2011 111
2010 76 2010 79
2009 51 2009 51
2008 52 2008 12
2007 97 2007 13
2006 97 2006 21

Here are some of my personal observations:

Those $2,000,000+ houses were selling pretty well before the recession with 12 sold in 2007. They dropped off a bit in the recession, but look at 2009. In the depth of the recession more were sold than were sold in 2006, a peak boom year. 2013 we are on track to be about where we were at in 2012. This market feels stable, to me, but not a sellers market by any shape of the imagination.

In the $600,000 to $700,000 range the market demand dropped by 50% from 2006 to 2009. This price range suffered during the recession. My projection for 2013 puts this price range demand right back where it was pre-recession.

The $500,000 to $600,000 range dropped by nearly 50% between 2006 and 2009, but looking at 2012 and at my projection for 2013, the demand for this price range appears to have recovered.

In the $400,000 to $500,000 range there was a 50% drop in demand from 2006 to 2009. My projection for this year puts the demand at 110% of what it was in 2006. This price range is in high demand.

In the $300,000 to $400,000 range the market is pants on fire. In 2006 94 houses sold in this price range, in 2012 125 sold, and my projection for 2013 is 140. The catch here is that prices are going up so this inventory is shrinking. There may not be enough new listings in this range to meet the demand and so the projection I have done will probably be restricted by lack of homes available.

In the $100,000 to $300,000 range there are only 5 properties currently for sale. In 2006 just 21 homes sold for under 300K. I find this part really interesting. Even in this super affordable part of the Lake Oswego market, in the depth of the recession, there was a fall off of demand. 2008 had just 12 houses sold: anemic for sure. Then look at 2009 and 2010. These were the years of the “first-time home buyer incentive” that was part of the Federal stimulus deal. From 2008 to 2009 there was a 400% increase in sales in this price range. In 2012 130 homes were sold in Lake Oswego for under $300,000. This part of the market is a sellers paradise. This year there have been 39 sales. If I projected the same level of demand to the end of the year that would mean 78 sales. The catch? There are only 5 active listings under $300,000. So that is not going to happen. And the reason there were so few sales in 2006 in this price range? It wasn’t because there was a lack of demand. It was because there was a lack of inventory. So this part of the market has recovered very nicely, indeed.

This brings me back to my original curiosity. What is the most and least expensive house currently for sale in LO?

At a modest price of $9,998,000 you can buy a 13,462 square foot, main-lake home. It features 5 bedrooms, 6 full baths, and 2 half baths. Built in 2009 it has every modern amenity you could imagine.

At a slightly more modest price of $225,000 you can buy at 1050 square foot home on a slightly-busy street. It features 3 bedrooms and 1-full bath. Built in 1920 it has a carport and is on a nice sized lot.

I hope you found this enlightening. Statistics can be fun.
Dianne

Market Activity June 10-16, 2013

There was more great real estate activity in Lake Oswego last week with 19 new listings, 18 houses that went pending, and 23 closed sales. Most homes are continuing to sell quickly, and in every price range.
Here is the breakdown of activity according to RMLS:

NEW SALES (June 10-16, 2013):

Address Type Price BR Bths SF
188 Oswego Summit Condo $139,950 2 2 1383
4000 Carmen Dr #12 Condo $158,000 2 2 866
195 Oswego Summit Condo $229,900 2 2 1506
15121 Quarry Rd Detached $344,800 3 2 1284
837 Country Club Rd Detached $425,000 4 3 1750
13198 Peters Rd Detached $434,500 3 2.5 2630
4286 Orchard Way Detached $478,500 3 2 1998
18442 Deerbrush Ave Detached $479,000 4 2.5 2550
18740 Wood Duck Circle Detached $489,000 3 2 2535
5272 Tualata Ln Detached $549,000 4 3 2529
45 Aquinas St Detached $554,000 3 2.5 2981
1931 Park Forest Ct Detached $649,000 5 4.5 3866
4605 Chelsea Ln Detached $649,900 4 2.5 3411
5522 Royal Oaks Dr Detached $683,500 4 2.5 2471
13265 Fox Run Detached $699,000 4 2.5 2614
2833 Rivendell Rd Detached $718,000 4 2.5 3093
13080 Thoma Rd Detached $1,150,000 3 2 2810
3200 Childs Rd Detached $1,295,000 4 3.5 5128
12210 Orchard Hill Rd Detached $1,495,000 4 3.5+.5 4640

PENDING SALES (June 10-16, 2013)

Address Type Price BR Baths SF DOM
4 Touchstone #126 Condo $115,000 2 2 984 87
4 Touchstone #147 Condo $165,000 3 2.5 1351 6
4 Saint Helens Circle Detached $275,000 3 2 1617 11
5432 Kenny St Detached $278,000 3 1 1352 8
79 Kingsgate Rd Detached $359,000 3 2.5 1938 29
6173 Washington Ct Detached $370,000 2 2 1440 55
18971 Indian Springs Circle Detached $375,000 3 2 1525 2
1467 Greentree Circle Detached $412,500 3 2 1896 57
42 Spinosa Detached $439,900 3 2.5 2056 36
8 Hotspur St Detached $440,000 3 2.5 1954 56
2395 Greentree Rd Detached $465,000 4 2.5 2832 14
16976 Cherry Crest Dr Detached $499,000 4 2.5 2655 18
15988 White Oaks Dr Detached $549,999 4 2.5 2854 34
110 3rd St Detached $550,000 1 1 915 130
18183 Westminster Dr Detached $558,000 3 2.5 3066 50
5710 Charles Circle Detached $668,000 4 2.5 3061 4
2896 Tolkien Ln Detached $749,000 5 3.5 5180 15
2719 Rivendell Rd Detached $799,000 4 2.5 3554 20

SOLD (June 10-16, 2013)

Address Type List Price Closed Price Sq Ft CDOM
4620 Lower Dr Condo $75,000 $75,005 1160 107
5533 Tree St Detached $259,500 $263,000 1114 2
72 Greenridge Ct Attached $269,000 $269,000 1824 7
18816 Longfellow Ave Detached $289,900 $279,000 1,033 6
102 Kingsgate Rd Detached $305,000 $312,000 1727 3
18903 Terry Ave Detached $339,000 $330,000 1236 65
13901 Sundeleaf Dr Detached $379,900 $354,900 1900 103
1615 Hallinan St Detached $349,900 $355,000 1500 4
1651 Larch St Detached $364,900 $369,900 2225 3
1720 Mapleleaf Rd Detached $369,000 $380,000 1584 2
1297 Hida A Way Ln Detached $367,500 $390,000 1832 3
14466 Holly Springs Rd Attached $425,000 $410,000 2238 9
17438 Cardinal Dr Detached $420,000 $420,000 2286 29
3140 Royce Way Detached $429,900 $430,000 1923 2
343 3rd St Attached $469,500 $487,000 1959 8
2491 Overlook Dr Detached $609,900 $567,000 3,250 173
320 Berwick Rd Detached $649,000 $649,000 2780 2
13430 Atwater Ln Detached $695,000 $665,000 3557 6
2479 Palisades Crest Dr Detached $799,999 $679,500 6640 510
1979 Country Club Rd Detached $750,000 $752,500 4115 61
2371 Palisades Crest Dr Detached $849,000 $849,000 4182 2
17282 Lake Haven Dr Detached $1,195,000 $985,000 3664 41
17152 Cedar Rd Detached $1,295,000 $1,100,000 3034 35

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings

Open Houses for 6/16/13

Here are today’s open houses.  Enjoy!

Address Price Type Beds Baths Open
15205 Boones Way $309,900 Attached 3 2 12 to 2
837 Country Club Rd $425,000 Detached 4 3 2 to 4
16933 Greentree Ave $479,000 Detached 3 2.5 2 to 4
6192 Harrington Ave $489,500 Detached 5 3 1 to 3
2234 Fernwood Circle $499,900 Detached 4 3 1 to 4
1255 Bayberry Rd $549,900 Detached 3 2 1 to 4
11 Tanglewood Dr $578,950 Detached 4 3 1 to 4
14136 Heathrow Ln $599,000 Detached 4 2.5 1 to 3
1931 Park Forest Ct $649,000 Detached 5 4.5 1 to 3
5522 Royal Oaks Dr $683,500 Detached 4 2.5 1 to 4
112 Northshore Circle $1,575,000 Detached 3 3.5 11 to 4
3140 Childs Rd $1,950,000 Detached 5 5.5 1 to 3

You Know It’s Summer When….

LO Farmer's Market

The Farmer’s Market is happening on Saturday mornings.

Every Saturday through October 12th, come and enjoy the Lake Oswego Farmer’s Market.  9:30 am to 1:30 pm, at Millennium Plaza Park, you’ll find a wide array of food and flora.  Several vendors offer fantastic fresh-made breakfast options, so that is a good place to start.  Live music is a plus.  There is even doggie daycare.  Then fill your basket with berries, fresh vegetables, artisian meats and cheeses, and many other lush options that let you know it is the season that fully brings us the fruits of the earth. 

The Vintage Trolley is again on the tracks.

TrolleyTake a historic ride on vintage trolley #514.  It is a replica of the original trolleys that were used in Portland at the turn of the last century.  Wicker seats, brass fixtures, and ornate woodwork will take you back in time.  The ride costs $5 for adults, $3 for children 3-12, and it’s free for kids under the age of 3.  Even better, there will be free rides offered July 4, 5, and 6, from 10 am to 4pm each day.

The ride is currently 20 minutes in lenght.  It stops just North of the Sellwood Bridge, due to the current bridge construction.  It follows the shore of the Willamette River.  There are 2 high-lights:  the 1400 foot Elk Rock tunnel (known as Oregon’s darket tunnel) and 686 foot Long Trestle.  I am a big fan of tunnels and trestles and this little trolley ride is great fun.  For more info, click here.

It’s Summer Concert time!

Suffice it to say that the City of Lake Oswego puts on two wonderful concert series.  The Sounds of Summer series occurs Wednesdays from 6:30 to 8:30 pm.  The concerts are split between Foothills Park and Westlake Park.  Performers this year include Curtis Salgado, Tom Grant, and Johnny Limbo and the Lugnuts.  For the full performance schedule of the Sounds of Summer series, click here.  The Moonlight and Music series occurs Sundays from 6:00-7:30 at Millennium Plaza Park.  Performers in this series include SoulMates, Ian McFeron, and Geoffrey Castle.    For a full concert schedule for the Moonlight and Music Series, click here.   It is pretty much the very essence of summer to spread out a picnic blanket, relax back in the warmth of a summer evening, and listen to some wonderful music.  These concerts are free.

For me, besides being busy with real estate, I enjoy the anticipation of all of the great goings on that are unique to Oregon in the summer.  I think because we have such distinct seasons, with our fair share of cold weather, we really know how to apprecaite and to make the most of the wonderful months of summer.

Enjoy!

Dianne

 

Market Activity May 27 to June 2, 2013

Last week in Lake Oswego there were 26 new listings, 23 houses that went pending with accepted offers, and 24 closed sales. Here is the breakdown of activity according to RMLS:

NEW SALES (May 27-June 2, 2013):

Address Type Price BR Bths SF
360 Cervantes Cir 14-F Condo $114,500 2 1 832
44 Eagle Crest Dr #3 Condo $139,900 3 2 1085
159 Oswego Summit Condo $179,000 2 2 1506
5432 Kenny St Detached $278,000 3 1 1352
4 Saint Helens Circle Detached $299,000 3 2 1617
8 Weatherstone Condo $309,000 3 2.5 1692
534 2nd St Condo $375,000 2 2.5 1394
5195 Firwood Rd Detached $395,000 3 3 1926
772 Lake Forest Dr Detached $399,500 2 1 888
3140 Royce Way Detached $429,900 3 2 1923
6236 Wayzata Ct Detached $444,500 5 2.5 2752
2 Abelard St Detached $449,900 3 3.5 2435
2395 Greentree Rd Detached $489,000 4 2.5 2832
828 5th St Detached $519,000 2 2 1248
4663 Black Forest Ct Detached $525,000 4 2.5 2168
12991 Sierra Ct Detached $569,900 3 2.5 2544
14 Del Prado St Detached $624,900 5 3.5 4094
2401 Glen Haven Rd Detached $625,000 5 3 2924
785 9th St Detached $649,000 3 2.5 2477
2896 Tolkien Ln Detached $749,000 5 3.5 5180
5507 Bay Creek Dr Detached $799,900 5 3.6 3900
645 Country Club Rd Detached $825,000 4 2.5 3262
14100 Taylors Crest Ln Detached $850,000 4 2.5 4087
4150 Upper Dr Detached $895,000 3 3 3294
1600 View Lake Ct Detached $1,295,000 2 2.5 3335
13310 Atwater Ln Detached $1,450,000 5 4 4648

PENDING SALES (May 27-June 2, 2013)

Address Type Price BR Baths SF DOM
45 Eagle Crest Dr #305 Condo $124,700 2 1.5 1056 71
47 Eagle Crest Dr #60 Condo $139,900 3 2 1026 14
4043 Jefferson Parkway Condo $159,000 2 2.5 1182 31
4417 Thunder Vista Ln Condo $179,000 2 2.5 1455 94
5225 SW Jean Rd #108 Condo $179,000 3 2 1500 16
16006 Kimball St Res-mfg $225,000 2 1 1800 215
15471 Brianne Ct Attached $225,000 2 2.5 1204 6
1706 Boca Ratan Dr Attached $285,000 3 2.5 1739 2
1685 Mapleleaf Rd Detached $324,950 3 2 1426 39
14550 Doris Ave Detached $339,900 3 1.5 1474 1053
6024 Fernbrook Circle Detached $339,900 3 2 1470 97
5745 Windfield Loop Detached $369,900 3 2.5 1885 22
2510 Park Rd Detached $409,000 3 2.5 1960 20
730 Briercliff Ln Detached $465,000 5 3 3275 6
47 Hillshire Dr Detached $519,000 3 2.5 2963 5
3540 Upper Dr Detached $524,900 4 2.5 2716 14
4078 Melissa Dr Detached $535,000 4 2.5 2691 3
10 Scarborough Dr Detached $540,000 4 3 3537 17
14146 Edenberry Dr Detached $675,000 4 2.5 3100 35
3201 Fir Ridge Rd Detached $699,900 4 3 2571 54
17920 Sarah Hill Ln Detached $789,900 4 3 2459 9
2060 Indian Trail Detached $850,000 3 2.5 2377 160
17739 Cardinal Dr Detached $1,095,000 5 3.5 3642 1

SOLD (May 27-June 2, 2013)

Address Type List Price Closed Price Sq Ft CDOM
4075 Jefferson Parkway #18 Condo $172,500 $169,500 1182 4
92 Wheatherstone Condo $250,000 $240,000 2436 25
5910 Shakespeare St Detached $370,000 $350,000 1663 253
536 2nd St Condo $379,000 $369,000 1,394 13
1941 Park Forest Ct Detached $400,000 $400,000 2800 291
16168 Lake Forest Blvd Detached $400,000 $415,000 2276 34
4572 Upper Dr Detached $492,488 $426,000 1454 12
17433 Schalit Way Detached $436,000 $443,000 2350 2
731 Sunny Hill Dr Detached $439,698 $446,000 2396 16
4995 Oakridge Rd Detached $450,000 $470,000 2232 5
7 Westminster Dr Detached $499,950 $494,000 2974 7
6132 Summer Woods Detached $515,000 $510,000 2811 3
2360 Greentree Rd Detached $559,000 $535,000 2271 7
5711 Victoria Ct Detached $610,000 $540,000 2768 61
135 Middlecrest Rd Detached $699,900 $560,000 2882 302
1131 Devon Ln Detached $599,900 $592,000 3,179 230
1921 Glenmorrie Ln Detached $624,000 $600,000 2375 116
1579 Bay View Ln Detached $659,698 $625,000 4685 133
5570 Kilchurn Ave Detached $649,000 $645,000 2931 5
5218 Westfield Ct Detached $665,900 $645,000 3107 22
130 Laurel St Detached $699,000 $704,000 2150 0
14393 Amberwood Circle Detached $820,000 $789,000 3692 23
511 6th St Detached $998,000 $965,000 4052 151
752 Lake Shore Rd Detached $1,379,000 $1,310,000 3389 11

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings

Market Activity May 13-19, 2013

Last week there were 24 New properties going on the market in Lake Oswego, 19 that went to Pending status, and 17 that Sold/Closed.

Here are further details regarding last week’s Market Activity according to RMLS:

NEW SALES (May 13-19, 2013):
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Address Type Price BR Bths SF
4000 Carman Dr #23 Condo $109,000 2 2 866
47 Eagle Crest Dr #60 Condo $139,900 3 2 1026
5225 Jean Rd #108 Condo $179,000 3 2 1500
4302 Botticelli St #2 Condo $243,900 3 3.5 2298
5062 Foothills Dr A Condo $269,000 1 1.5 1252
79 Kingsgate Rd Detached $369,000 3 2.5 1938
5915 Burma Rd Detached $379,900 5 3 3891
1129 Cherry Ln Detached $379,900 4 2.5 2421
1716 Hallinan St Detached $449,900 3 3 1916
343 3rd St Attached $469,500 3 3.5 1959
16933 Greentree Ave Detached $498,900 3 2.5 2276
12 Monticello Dr Detached $499,000 4 2.5 3658
3540 Upper Dr Detached $524,900 4 2.5 2716
10 Scarborough Dr Detached $560,000 4 3 3537
20 Cellini Ct Detached $594,000 4 3 2876
15837 Allison Pl Detached $599,900 4 2.5 3534
2440 Overlook Dr Detached $625,000 4 3 3876
5052 Woodcrest Ln Lot 12 Detached $669,900 4 3.5 3340
17303 Grandview Ct Detached $699,000 4 3.5 3661
2183 Hillside Ct Detached $849,000 4 3.5 4473
215 Chandler Pl Detached $875,000 4 2.5 3118
769 2nd St Detached $899,000 4 3.5 2862
12800 Goodall Rd Detached $4,850,000 4 4 3780
1865 Palisades Terrace Dr Detached $7,900,000 5 5.5+.5+.5 8800

PENDING SALES (May 13-19, 2013)

Address Type Price BR Baths SF DOM
4043 Jefferson Parkway Condo $159,000 2 2.5 1182 16
10 Oriole Ln Detached $234,900 2 2 1654 85
88 Kingsgate Rd Detached $299,500 3 2.5 1675 8
3550 Lake Grove Ave Detached $319,900 3 2 1577 423
18410 Indian Creek Dr Detached $324,000 4 2 1739 6
1615 Hallinan St Detached $349,900 4 2 1500 4
1745 Mapleleaf Rd Detached $389,900 3 2 1518 3
598 Milburn Ct Detached $399,900 4 2.5 3036 6
31 Nova Ct Detached $423,000 4 2.5 2106 10
15939 Twin Fir Rd Detached $475,000 3 2 2480 483
1701 Highland Dr Detached $479,000 4 3 3126 66
18207 Westminster Dr Detached $489,000 4 2.5 2258 9
5880 Meadowcreek Ct Detached $625,000 3 2.5 2905 5
980 B Ave Detached $679,900 3 2.5 2999 90
1667 Village Park Ln Detached $849,000 5 3.5 5027 74
14530 Uplands Dr Detached $929,000 4 3.5 3998 228
760 7th St Detached $969,000 4 4.5 4536 33
310 Iron Mountain Blvd Detached $987,000 4 2.5+.5 3503 539
17282 Lake Haven Dr Detached $1,050,000 4 2.5 3664 41

SOLD (May 13-19, 2013)

Address Type List Price Closed Price Sq Ft CDOM
3433 McNary Pkwy #106 Condo $124,900 $114,900 1008 30
4 Touchstone #152 Condo $140,000 $135,000 1351 35
63 Greenridge Ct Attached $270,000 $270,000 1788 1
1505 Eastview Ct Detached $499,900 $325,000 2,887 513
4264 Westbay Rd Detached $369,000 $380,000 1308 12
4471 Chapman Way Detached $395,000 $395,000 1989 1
15495 Tanager Dr Detached $450,000 $405,000 2255 140
1429 Greentree Circle Detached $472,900 $445,000 2599 298
4986 Mulholland Dr Detached $469,900 $465,000 2503 3
7 Hillshire Dr Detached $499,500 $499,500 2978 3
5624 Southwood Dr Detached $575,000 $535,000 3120 6
1267 Cherry Ln Detached $615,000 $615,000 3311 0
5148 Woodcrest Ln Detached $665,000 $655,000 3110 8
868 7th St Detached $729,000 $686,000 2690 26
1670 Village Park Ln Detached $779,000 $715,000 3466 44
17625 Woodhurst Pl Detached $949,000 $920,000 4197 206
13068 Knaus Rd Detached $1,699,000 $1,265,000 6512 267

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings

Remodeling for Resale

RMS_Uptown-Foursquare_kitchen-remodel-backsplash-after_s3x4_lgIt’s spring and we are heading into the season when home owners are taking on home projects. This is a great time of year to clean up the yard, touch up the paint, and perhaps consider doing some remodeling. I thought I’d share some of my thoughts so that not only will your remodeling bring you additional pleasure as you live in your home, but it may also help you when it comes time to sell.

Best bang for the buck
Without question the best return on the investment in remodeling is the front door. Time and again when the National Association of Realtors puts out their annual rate of return on investment, the front door holds the top position. In fact, it is the only area of the home where you can gain more than the cost of the remodel.

Consider a new door if the door you currently have is beat up or out of character to the house. If it’s a nice door that needs new life, consider paint and new hardware. Also, pay attention to the weather stripping and the threshold. Clean it, paint it, repair it.

As a real estate agent, I know the front door makes the first impression. As I take the time to open the lockbox and unlock the door, my client is looking about and deciding what they think. If they like what they see, they enter the house looking to re-enforce that good impression. If they don’t like what they see, they enter the house ready to criticize.

Kitchen and Baths are the King and the Queen
Buyers today want large, functional kitchens and baths, particularly master baths, that meet contemporary needs. Especially when you get up into higher-end homes, buyers have expectations that the kitchen will have plenty of cabinets, lots of counter tops, and perhaps a pantry. The master bath should have a walk-in shower, a bathtub, double sinks, and perhaps a separate water closet for the toilet.

When showing property in the $600,000+ range, if it does not have the sort of kitchen and baths that I am describing, the house just is not going to sell at top value. Buyers are going to look at the cost to purchase and then calculate the cost to remodel. They will base their offer on that total sum. There is an exception to this broad opinion. Houses with unique features such as waterfront, views, or lush lots are exempt from this. However, it is my opinion that for your standard house on your standard lot, there is a $100,000 difference in value when a house has been properly updated.

Keep the remodeling in character to the house
While it is tempting to gut the house and put in 2013 everything, it may just shoot you in the foot. What is in fashion today will be out of fashion tomorrow. If you intend to sell soon, this year or next, you are probably OK going with 2013 everything because it is shiney and new and popular today. But if you are doing remodeling and not intending to sell immediately, please consult a designer and get advice on sticking with classic elements that will not be be based on fads.

There is nothing worse than a 1940’s house with a 1980s update. There is a fine line between remodeling and destroying. If your house has classic elements such as built-ins, moldings, brick, flagstones and fine touches from it’s original construction, those elements will retain value over time. Perhaps those elements can be salvaged and re-used? Be creative. Get good professional advice from designers and architects.

Most bang for the buck #2
Paint and clean, there is nothing cheaper that goes so far. Declutter, sort out closets, have a garage sale or donate that clutter to a good charity. You will find enjoyment in living in your house when it is fresh and clean, and you will have taken a big step towards having it re-sale ready.

This particular post is based upon my personal experience and opinion. I hope you find it helpful. I hope you can get yourself going and enjoy the rewards of taking good care of your home.
Dianne

Market Activity April 15-21, 2013

There were some interesting things about last week’s market activity that popped out at me. First, condominium sales are picking up pretty aggressively. Several complexes that I have been following have had recent sales SIGNIFICANTLY higher in value than just a year ago. I attribute this to the fact that the foreclosures are sold and actual market value is taking over. The other trend I am noticing is houses that sat on the market, did not sell, were taken off the market a year or two ago, are now being re-listed and selling quickly.

Lake Oswego had 34 new listings last week, 26 pending sales, and 9 closed transactions.

Here are further details regarding last week’s Market Activity, according to RMLS:

NEW SALES (Apr 15-21, 2013):

Address Type Price BR Bths SF
4000 Carman Dr #60 Condo $165,000 2 2 866
4075 Jefferson Pkwy #18 Condo $172,500 2 2.5 1182
16250 Pacific Hwy #64 Condo $225,000 2 2 1305
15472 Brianne Ct Attached $239,000 2 2.5 1208
52 Greenridge Ct Attached $275,000 3 2.5 2524
14854 Twin Fir Rd Detached $297,500 3 2 1287
5686 Washington Ct Detached $310,000 2 2 1342
14 Polonius St Detached $329,900 4 4 2828
5753 Windfield Loop Detached $330,000 3 2 1503
825 Oak St Detached $359,000 3 2 1350
6173 Washington Ct Detached $370,000 2 2 1440
17521 Hill Way Detached $375,000 3 2 2283
821 Evergreen Rd Detached $394,900 2 1 920
1467 Greentree Circle Detached $420,000 3 2 1896
8 Hotspur St Detached $450,000 3 2.5 1954
5570 Kilchurn Ave Detached $649,900 4 2.5 2931
816 9th St Detached $650,000 4 3 3033
2002 Cedar Ct Detached $659,000 3 2 2945
14350 Meadow Grass St Detached $674,900 4 3 3329
13210 Deerfield Detached $679,900 4 2.5 3341
1876 Palisades Lake Ct Detached $694,900 3 2.5 3178
17450 Treetop Way Detached $695,000 4 3 3752
13100 Boones Ferry Rd Detached $695,000 3 2 2370
19201 Maree Ct Detached $749,000 5 2.5 4070
17485 Brookhurst Dr Detached $749,500 4 3.5 4550
13836 Amberwood Circle Detached $769,000 3 2.5 3985
3600 Southshore Blvd Detached $824,900 3 2.5 2117
3012 Rivendell Rd Detached $900,000 5 4.5 4607
760 7th St Detached $969,000 4 4.5 4536
SW Ash St Detached $1,200,000 4 3.5 3600
18325 Crestline Dr Detached $1,275,000 5 4 5784
17485 Cardinal Dr Detached $1,325,000 4 3.5 3406
705 Terrace Dr Detached $1,795,000 4 3.5 3686
2500 Glen Eagles Rd Detached $2,295,000 5 4.5 5565

PENDING SALES (Apr 15-21, 2013)

Address Type Price BR Baths SF DOM
4 Touchstone #152 Condo $135,000 3 2.5 1351 35
206 Oswego Summit Condo $175,000 2 2 1506 71
4417 Thunder Vista Ln Condo $179,000 2 2.5 1455 49
51 Greenridge Ct Attached $205,000 2 2 1348 10
5813 SW Kennycroft Way Detached $222,000 3 1 1182 3
5056 Foothills Dr D Condo $259,000 2 2 1252 47
72 Greenridge Ct Attached $269,000 3 3 1824 7
63 Greenridge Ct Attached $270,000 3 2 1788 1
2256 Glenmorrie Dr Detached $299,500 3 2 1628 87
769 2nd St Detached $310,000 3 1 1200 497
18903 Terry Ave Detached $339,000 3 2 1236 65
1720 Mapleleaf Rd Detached $369,000 3 2 1584 2
497 Livingood Ln Detached $375,000 3 2.5 2144 87
13242 Vermeer Dr Detached $408,000 3 2.5 2100 8
618 5th St Detached $425,000 4 2.5 2320 201
16168 Lake Forest Blvd Detached $449,900 4 3 2276 34
7 Westminster Dr Detached $499,950 5 3 2974 7
1131 Devon Ln Detached $599,900 3 3.5 3179 230
16723 Bonaire Ave Detached $619,500 4 3 2847 6
1921 Glenmorrie Ln Detached $624,000 3 3 2375 116
1579 Bay View Ln Detached $659,698 4 3 4685 117
1222 Glenmorrie Dr Detached $699,999 4 3 2875 49
19371 SW Riverwood Ln Detached $875,600 4 4.5 5048 244
1000 Upper Devon Ln Detached $895,000 4 3.5 3535 472
752 8th St Detached $969,000 4 3.5 4550 495
1075 Chandler Rd Detached $1,495,000 5 4.5 5710 5

SOLD (Apr 15-21, 2013)

Address Type List Price Closed Price Sq Ft CDOM
100 Kerr Pkwy #26 Condo $69,900 $67,000 617 32
18959 Kristi Way Detached $350,000 $350,000 1778 33
2 Sherwood Ct Detached $509,995 $405,000 3306 305
19226 Megan Pl Detached $549,500 $500,000 3,392 264
2830 Park Rd Detached $524,900 $510,000 3115 7
831 Northshore Rd Detached $800,000 $785,000 2113 348
1291 Lake Garden Ct Detached $897,500 $897,500 3254 268
661 6th St Detached $795,000 $927,738 2741 232
399 Furnace St Attached $2,150,000 $1,585,000 3664 379

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings

Home Owner’s Associations 101

Oswego Summit
Oswego Summit
The Terraces
The Terraces

Home Owner’s Associations are extremely common. They occur in condominium developments, townhouse developments, and even neighborhoods of single family homes. Basicly they are a set of rules that are recorded with the title to the property and that transfer when the property is sold. So when you buy a property that has a Home Owners Association, you are not just buying the property, you are also buying membership in the HOA.

Being of a positive nature, I want to start with the good aspects of belong to a HOA (Home Owner’s Associaiotn).

HOAs are ideal for the person who wants someone else to do exterior yardwork and maintenance, who likes the ammenities that often come with the HOA, and also someone who likes the idea that they can close the door, lock it, and go away knowing that the property will be cared for while he or she is gone.

My Mother is a perfect example. She’s in her 80’s and can not physically maintain a house. But she’s still capable and independent, so not ready for assisted living. She lives in a condominium complex here in Lake Oswego. I like the idea that she has neighbors close by who know and care about her. The lady across the hall happens to also be a nurse and she has a key to my Mom’s front door. It is a great comfort to me to know that my Mom has help 6 feet across the hall.

Now the downside to HOAs.

When you buy a property that has an HOA, your home inspection should not just be for the physical dwelling, it should also include the fitness of the HOA. Condition your purchase on reveiw of the Conditions, Covenants and Restrictions, reading the last 2 years notes from HOA meetings, a copy of the financil status of the HOA including review of the long-term reserve studies, a copy of the rules and regualtions, and any and all pertinent information.

The normal thought process when buying into an HOA is that you want to keep the cost down and so tend to be attracted to HOAs that have low monthly fees. This may be incorrect thinking. The HOA is likely responsible for long-term maintenance of some very expensive items such as roofs, decks, and swimming pools. If they are not collecting money to build up a savings account for these expensive items, then the HOA will have to cover these expenses with a special assessment. This is all too common!

In addition, HOAs often have expenses that a single family residence does not. Think about the parking lot through a normal condominium development. It will need to be re-paved, re-striped, and get annual snow and leaf removal.

You want to belong to an HOA with solid financial management that has performed a full study that projects for these future expenses and then collects money in the monthly HOA fees to build up the necessary reserves to meet these expenses.

If a large expense arrises that the HOA does not have money to do, those famous special assessments happen. I am aware of an HOA here in Lake Oswego that had a special assessment about 15 years ago that average $10,000 per unit. That same HOA, just last week, had a meeting of the unit owners and announced that a similar special assessment will be happening this year as well.

Be aware that there are actually insurance policies you can purchase to protect you from special assessments. I have a personal friend who owns such a policy. It costs her $10 per month for coverage up to $10,000. Seems like a good investment that is pretty cheap.

The other concern with HOAs is the possibility of lawsuit. There is a condominium complex here in Lake Oswego that was a 1950’s apartment building that was converted to condos in 2006. Since the conversion the complex has experienced extensive water problems. The HOA is now suing the developer who did the condo conversion. Banks will not lend on units in the complex until the lawsuit is settled. This means that condos can only be sold on private contract or with all cash. This severely limits the pool of capable buyers and is consequently suppressing the re-sale value for those trying to sell now.

The bottom line is that you need to know what you are doing if you want to buy a property that has an HOA. It really is the reason you should be working with a good Realtor.

Have a great day!
Dianne

Spring Around the Lake

I so look forward to spring. Longer days of sunlight, gradual warming, mowing the lawn for that first time, and the abundance of colorful flowers, it feels new everytime it happens.

I thought I’d share with you some of the gorgeous spring color, and also a poem by William Stafford. Mr. Stafford was a resident of Lake Oswego and is the City’s Poet Laureate.

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Malheur before Dawn

An owl sound wandered along the road with me.
I didn’t hear it–I breathed it into my ears.

Little ones at first, the stars retired, leaving
polished little circles on the sky for awhile.

Then the sun began to shout from below the horizon.
Throngs of birds campaigned, their music a tent of sound.

From across a pond, out of the mist,
one drake made a V and said its name.

Some vast animal of air began to rouse
from the reeds and lean outward.

Frogs discovered their national anthem again.
I didn’t know a ditch could hold so much joy.

So magic a time it was that I was both brave and afraid.
Some day like this might save the world.

Spring flowers 001

Spring flowers 003

Happy spring,
Dianne