condos Archives - Property Blotter

March 5, 2022March 5, 2022

Market Activity Feb 21-27, 2022

Last week in Lake Oswego there were 5 new listings, 22 properties that accepted offers and moved into pending status, and 14 closed/sold homes.

See below for RMLS data.

New listings Feb 21-27, 2022

Address	Type	Price	BR	Baths	Sq Ft
16250 Pacific Hwy #44	Condo	$387,000	2	2	1305
122 Touchstone Terr	Detached	$829,900	4	3.5	2348
353 3rd St	Attached	$909,000	3	3.5	2044
1001 Cedar St	Detached	$909,000	4	3.5	2572
21 D Ave #1	Condo	$2,530,800	2	3	2572

Pending sales Feb 21-27, 2022

Address	Type	Price	BR	Baths	Sq Ft	CDOM
4647 Lakeview Blvd D1	Condo	$229,999	1	1	753	1
47 Eagle Crest Dr #13	Condo	$259,000	2	1	932	5
19 Crestfield Ct	Condo	$310,000	2	1	921	3
209 Cervantes	Condo	$325,000	2	1.5	1216	9
5225 Jean Rd #309	Condo	$360,000	2	2	1100	20
3990 Carman Dr	Condo	$415,900	2	2.5	1098	21
34 Condolea Dr	Condo	$475,000	2	2	1420	17
9 Bloch Terr	Attached	$599,900	3	2.5	1946	7
959 Lee St	Detached	$670,000	3	2	2340	42
67 Condolea Terr	Condo	$675,000	3	3	2409	2
14141 Goodall Rd	Detached	$784,900	3	2.5	1939	2
16946 Lower Meadows Dr	Detached	$839,900	3	2.5	1769	3
4144 Sunset Dr	Detached	$950,000	3	2	2632	4
1150 Greentree Rd	Detached	$965,000	4	2.5	2703	5
14232 Meadow Grass St	Detached	$1,100,000	4	3	2894	4
150 Iron Mountain Blvd	Detached	$1,100,000	4	2.5	2868	3
2650 Overlook Dr	Detached	$1,250,000	4	2.5	3030	12
18002 Pilkington Rd	Detached	$1,599,000	4	3	3629	3
411 Ridgeway Rd	Detached	$1,725,000	3	2.5	3291	3
13348 Leslie Ct	Detached	$1,750,000	4	2.5	3863	1
16881 Canyon Dr	Detached	$2,799,000	5	4	3888	1
5185 Carman Dr	Detached	$3,650,000	3	2.5+.5	6500	360

Sold/Closed Feb 21-27, 2022

Address	Type	List Price	Sold Price	Sq Feet	DOM
45 Eagle Crest Dr #202	Condo	$215,000	$197,000	678	43
4632 Lower Dr B2	Condo	$320,000	$320,000	1170	29
19 Britton Ct	Attached	$535,000	$525,000	1394	5
4503 Black Forest Ct	Detached	$795,000	$840,000	2166	2
277 Evergreen Rd	Condo	$895,000	$902,000	1,950	2
13522 Provincial Hill Way	Detached	$899,000	$965,000	3244	1
14361 Sherbrook Pl	Detached	$899,000	$975,000	2100	2
17154 Loweberg Terr	Detached	$1,295,000	$1,285,000	3412	4
13888 Shireva Dr	Detached	$1,200,000	$1,310,000	3827	4
180 Iron Mountain Blvd	Detached	$1,595,000	$1,350,000	3378	124
589 7th St	Detached	$1,549,000	$1,590,000	3387	3
14711 Upland Dr	Detached	$1,695,000	$1,850,00	3327	3
13286 Goodall Rd	Detached	$2,495,000	$2,471,000	0
13648 Goodall Rd	Detached	$2,499,900	$2,475,000	5288	56

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.

January 23, 2022January 23, 2022

The Best Playground, Ever

The playground at Hallinan Elementary School is, in my opinion, the best playground that I have experienced with both my kids and with my grand kids. It’s HUGE with so many slides, things to climb on, and a vast array of simple to complex physical challenges for kids.

Before I moved to Lake Oswego, over 20 years ago, I lived in SE Portland. I must have discovered this playground while showing houses in the neighborhood. After I found it, I began driving to Lake Oswego with my children to enjoy it with them.

Along with the playground, there is a huge field that has a walking path around it. When my kids got older, I could bring them there and take a walk while having a visual on them as they played.

Bear in mind that it’s only available when school is not in session. The school is located at 16800 Hawthorne Dr in the Hallinan neighborhood of Lake Oswego.

Get out there and enjoy the fresh air with your kids and your grand kids! And, as always, thanks for reading the blotter.

Dianne

January 21, 2022January 21, 2022

Market Activity January 10-16, 2022

We are still in the slowness of winter with just 4 new listings, 9 pending sales, and 7 sold/closed properties in Lake Oswego last week. Having said that, it’s a hot market. Inventory is just so low and when a house comes onto the market, bidding wars are common. As we move into February, I expect the inventory to improve. It is a great time to list your house for sale!

See below for RMLS data.

New on the Market January 10-16, 2022

Address	Type	Price	BR	Baths	Sq Ft
959 Lee St	Detached	$719,000	3	2	2340
17763 Mardee Ave	Detached	$741,900	5	3	2110
566 4th St	Attached	$1,549,000	4	4.5+.5	3376
5001 Park Bluff Pl	Detached	$2,200,000	4	4	4022

Pending Sales January 10-16, 2022

Address	Type	Price	BR	Baths	Sq Ft	CDOM
4632 Lower Dr B2	Condo	$320,000	2	1.5	1170	29
19 Britten Ct	Attached	$535,000	2	2	1394	5
4 Preakness Ct	Attached	$550,000	3	2	1985	32
17617 Sydni Ct	Condo	$799,900	5	2.5	2634	35
13522 Provencial Hill Way	Detached	$899,000	3	2.5	3244	1
17154 Lowenberg Terr	Detached	$1,295,000	5	3.5	3412	40
180 Iron Mountain Blvd	Detached	$1,495,000	5	4	3378	124
16538 Maple Circle	Detached	$1,550,000	4	3.5	2854	4
567 10th St	Detached	$1,800,000	4	3.5	4706	85

Sold/Closed January 10-16, 2022

Address	Type	List Price	Sold Price	Sq Feet	DOM
58 Galen St	Condo	$224,900	$215,000	687	25
156 Ridgeway Rd	Condo	$450,000	$420,000	1758	174
2320 Glen Haven Rd	Detached	$649,000	$680,000	1346	1
326 Lake Bay Ct	Detached	$820,000	$820,000	1427	3
1500 Morning Sky Ct	Detached	$1,178,000	$1,098,000	4,402	107
769 4th St	Detached	$1,965,000	$1,965,000	3922	29
2643 Southshore Blvd	Detached	$3,300,000	$2,750,000	4543	146

December 16, 2021December 16, 2021

Market Activity Dec 6-12, 2021

While a bit slower than the market when we are not in the Holiday Season, real estate continues to chug along. Last week in Lake Oswego there were 8 new listings, 17 pending sales, and 13 sold/closed transactions. That is strong activity for this time of year.

See below for RMLS data.

New on the Market Dec 6-12, 2021

Address	Type	Price	BR	Baths	Sq Ft
4000 Carman Dr #92	Condo	$349,000	2	2	999
16250 Pacific Hwy #75	Condo	$355,000	3	2	1593
200 Burnham Rd #206	Condo	$358,000	2	1	1199
4 Preakness Ct	Attached	$550,000	3	2	1985
8 Pheasant Run	Detached	$649,950	4	2.5	1845
1720 Kilkenny Dr	Detached	$685,000	3	2.5	1348
17617 Sydni Ct	Condo	$799,900	5	2.5	2634
18000 Sarah Hill Ln	Detached	$1,999,900	4	2.5	3280

Pending Sales Dec 6-12, 2021

Address	Type	Price	BR	Baths	Sq Ft	CDOM
100 Kerr Pkwy #19	Condo	$170,000	1	1	617	52
100 Kerr Pkwy #51	Condo	$179,000	1	1	617	7
58 Galen St	Condo	$209,900	2	1	689	25
9 Oswego Summit	Condo	$218,000	1	1	764	6
44 Eagle Crest Dr #36	Condo	$250,000	2	1	903	3
4000 Carman Dr #81	Condo	$289,000	2	2	1129	4
86 Kingsgate Rd E-203	Condo	$325,000	2	2	924	3
4429 Thunder Vista Ln	Condo	$459,900	2	2.5	2002	111
1455 Hallinan St	Detached	$639,900	3	2.5	1325	5
52 Northview Ct	Attached	$649,900	3	2.5	2198	3
17347 Ashley Ct	Attached	$650,000	4	2.5	2117	34
13470 Peters Rd	Attached	$799,500	2	2.5	2324	4
5756 Ridgetop Ct	Detached	$935,000	4	3	3162	5
1011 Spruce St	Detached	$1,049,000	3	2.5	2101	4
425 Kenwood Rd	Detached	$1,090,000	3	2.5	3527	6
1500 Morning Sky Ct	Detached	$1,148,000	5	3.5	4402	107
1155 Crestline Ct	Detached	$1,995,000`	5	4.5	7438	73

Sold/Closed Dec 6-12, 2021

Address	Type	List Price	Sold Price	Sq Feet	DOM
4 Touchstone #78	Condo	$224,999	$212,000	1351	30
324 Cervantes Circle	Condo	$229,000	$241,000	832	3
204 Cervantes Circle	Condo	$305,000	$332,000	1138	3
5077 W Sunset Dr	Attached	$500,000	$500,000	1720	47
4301 Lakeview Blvd	Detached	$635,000	$617,000	1,223	19
1335 Laurel St	Detached	$850,000	$699,000	1898	62
3225 Tempest Dr	Detached	$799,000	$800,000	2231	12
3795 Tempest Dr	Detached	$815,000	$860,000	2753	19
6810 Childs Rd	Detached	$950,000	$935,000	3282	2
14145 Redwood Ct	Detached	$825,000	$975,000	2519	5
18 Touchstone	Detached	$998,000	$1,055,000	4378	18
17561 Lake Haven Dr	Detached	$500,000	$1,720,000	3879	0
456 Lake Bay Ct	Detached	$1,600,000	$1,725,000	2393	2

November 30, 2021November 30, 2021

Tinseltown Trolley

The Lake Oswego Trolley is a favorite of mine. The trolley runs from State Street, along the Willamette River to the South waterfront in Portland. It’s a blast! One year, I packed a picnic and took my Mom for a trolley ride for her birthday.

The scenery is lovely. It meanders along through Dunthorpe ( a gorgeous neighborhood!) and has expansive views of the river. There is also a long tunnel that is pitch dark inside, except for the lights of the trolley.

This year the trolley is offering a Tinseltown experience. The event is December 10, 11, and 12. Departure times vary with 3 rides on Friday the 10th, 6 on Saturday the 11th. and 6 on Sunday the 12th. The cost is $20 for adults and $17 for youth (0-17). The trolley is decorated for the season and there is a special guest on board from the North Pole. For more details, click here.

What a fun holiday event for everyone!

Seasons greetings, and, as always, thanks for reading the blotter.

Dianne

November 29, 2021November 29, 2021

Market Activity Nov 20-26, 2021

Real estate took a back seat to Thanksgiving last week with only 4 new listings, 13 pending sales and 8 closed/sold properties.

See below for RMLS details.

New on the Market Nov 20-26, 2021

Address	Type	Price	BR	Baths	Sq Ft
4083 Jefferson Pkwy	Condo	$366,900	2	2	1202
871 Country Club Rd	Detached	$625,000	3	1.5	1449
4080 Coltsfoot Ln	Detached	$899,900	4	2.5	2884
312 9th St	Detached	$1,650,000	3	2.5	2686

Pending Sales Nov 20-26, 2021

Address	Type	Price	BR	Baths	Sq Ft	CDOM
156 Ridgeway Rd	Condo	$429,000	3	2.5	1758	174
5077 W Sunset Dr	Attached	$500,000	2	2.5	1720	47
5020 Jean Rd	Detached	$599,000	3	2	1837	3
16989 Tualatin St	Detached	$650,000	3	2.5	1491	29
1407 Greentree Circle	Detached	$835,000	4	2.5	2201	3
5431 Bonita Rd	Detached	$859,000	4	3	2784	15
4939 Hampton Ct	Detached	$875,000	4	2.5	2971	62
365 3rd St	Attached	$899,000	3	3.5	2154	3
770 5th St	Detached	$975,000	3	3.5	3180	5
17288 Blue Heron Rd	Detached	$1,200,000	4	2.5	4128	405
14405 Pfeifer Dr	Detached	$1,250,000	5	3	3853	4
1300 Tyndall Ct	Detached	$1,299,950	5	4.5	3866	7
4247 Lords Ln	Detached	$2,275,000	4	3.5	3785	57

Sold/Closed Nov 20-26, 2021

Address	Type	List Price	Sold Price	Sq Feet	DOM
5051 Foothills Dr D	Condo	$340,000	$330,395	991	14
3433 McNary Pkwy #804	Condo	$329,000	$337,000	1136	3
239 Cervantes	Condo	$399,000	$367,500	1100	48
14798 Davis Ln	Attached	$590,000	$595,100	1698	3
32 Aquinas St	Detached	$600,000	$657,010	1,596	2
18470 Ray Ridge Dr	Detached	$1,350,000	$1,295,000	4329	136
18939 Palisades Lake Ct	Detached	$1,499,000	$1,535,000	4570	34

November 20, 2021November 20, 2021

Worshipping options in and near Lake Oswego

I once worked with a family who was being transferred from another part of the country. One of the first questions that I was asked was, does it matter what church you belong to? It was the one and only time that I’ve ever gotten that question. And it’s a fair question.

My answer was then, and still is today, no. There is no social pressure to be affliated with an organized faith group. However, there are quite a few worship options should you be inclined to want to join one.

Lake Oswego has 25 christian churches, including a Mormon Temple. There is also a Jewish Synagogue. 2 miles South of Lake Oswego is the Cambodian Buddhist Society. Within 5 miles of Lake Oswego there is a Hindu Temple and 3 more Jewish Synagogues.

I hope you find this information helpful, and, as always, thank you for reading the blotter.

Dianne

March 26, 2017March 26, 2017

A bit About Condos

I have always felt that my real estate business goes in waves. There have been times when I was heavily working waterfront on the lake, times when all my business seemed to be new construction, and times when I seemed to be selling older houses. Today I am in a condo wave. I have two listings that are condos and this weekend I have written offers on two more condos. I am up to my ears in condos. I think it is the universe telling me that I need to write a blog post about condos. So here are a few things to keep in mind if you are considering buying a condo.

First, and in my opinion the most important, is that you are not just buying a home, you are buying into a community. Condominiums are governed by Home Owner’s Associations. Your home inspection will have all of the usual criteria for checking out the structure and the components, but you will also have an inspection of the HOA documents.

HOA documents include rules and regulations that tell you what is and what is not allowed. All usually have a clause for “nuisance” behavior, but some can be pretty restrictive. I have seen rules that don’t let you have anything showing inside of your window that could be objectionable. The two most common issues that you will want to be sure of is whether or not pets are allowed and whether or not rentals are allowed. You need to know these things going in and not after you own it.

Other important documents are about the financial health of the association. You want to see that they have money in reserve to take care of maintenance and repairs. This will include the current year’s budget, and also a reserve study. The reserve study projects into the future for replacement of big items like roofs and siding. While I know everyone hates to pay a monthly HOA fee, and often will rule out buying a condo because the fee seems too high, it is actually super important that the fees collected are enough to not just pay for the current maintenance like mowing the lawns and paying for garbage removal, but also are enough to over time add up to some rather significant amounts of savings. If proper saving isn’t done, then when the time comes to do major repairs the association will be forced to do a special assessment to cover the costs. A special assessment is much more financially painful than smaller amounts collected monthly over time.

You will also want to see the meeting notes from the HOA meetings of the last year. If there is a problem in the complex, they are likely talking about it at the meetings.

Financing of a condo can also be challenging when you go to get a mortgage. Most HOA’s restrict how many units can be rented out and this is important. Fannie Mae lending guidelines require that at least 50% of the units be owner occupied. For financing such as VA and FHA, the criteria to obtain these types of loans require that the Home Owner’s Association apply for the qualification. The VA loan application is a one time issue and runs with the complex forever once it’s approved. FHA is more complicated and must be renewed every few years at a cost of both time and money. So to have FHA approval it requires a Board of Directors that is motivated and on the ball.

Condos are terrific because they are generally less expensive than a house, require much less personal labor to up keep, and are ideal if you want a lifestyle where you can lock your door and be away for extended periods. With the cost of housing being a premium, they are truly the only option for many people.

There are also a really wide variety of condos. Some are super luxurious with top-of-the-line finishes and services. Others are bare bones and feel like what they once were, apartments. The least expensive condo for sale in Lake Oswego right now is a 1 bedroom, 1 bath unit on State Street. It has 829 square feet and is for sale for $170,000. The most expensive has 4 bedrooms, 4.5 baths, with 4911 square feet and is listed for $1,798,000.

If you have other questions, please contact any one of us. Linda, Whitney and I are all here to help.
Dianne

October 26, 2011

Buying A Condo

Condos appeal to buyers for a couple of very specific reasons. First is the appeal of having all of the exterior maintenance taken care of for them. If you travel a lot, are physically unable to do yard work, or simply prefer having someone else take care of things, a condo might be a good fit in your life. The other significant reason people may choose a condo is it is a great first purchase. Condos can often be bought for significantly less than a detached home.

Lake Oswego has a very large assortment of condos. Mountain Park was one of the first planned communities in the U.S. and a big part of that plan was an assortment of condominiums. At the very top of Mountain Park is Oswego Summit with it’s 2 swimming pools and views of Mt. Hood. Then there are the luxury condos that have been built on the Willamette River, on the Lake, and in First Addition. These complexes are located in highly desirable areas and have features such as secured parking and large terraces.

Some quick stats:
There are currently 68 condos for sale in Lake Oswego priced from a low of $43,500 (932 square feet with 2 bedrooms and 1 bath) to a high of $1,895,000 (on the Willamette River with 4784 square feet, 3 bedrooms and 3 1/2 baths).

21 Condos are in escrow with accepted offers waiting to be closed.

54 condos have sold in the last 6 months.

At any given time you’ll find a good selection to choose from.

There are some specific things you need to think about if you are considering a condo purchase. When you make an offer, make sure it is subject to review of these items:

Ask to read the last 12 months of minutes from the Home Owner Association meetings. If there are problems in the complex, people will be talking about them at these meetings. This is probably the easiest way to find out issues.

Make your offer subject to obtaining and approving of financial statements for the HOA (Home Owner’s Association). You want to see that the HOA has been doing maintenance and upkeep. That they have reserves being built up on account for significant repairs such as roof replacement or paving. And you want to see that they are projecting future expenses and not just working on an emergency basis.

Ask the seller for full disclosure of any upcoming special assessments or any litigation that the HOA may be involved in.

When you have your home inspection done, have the inspector walk the complex and inspect it as well. Does he/she see dry rot on decks or worn roofing shingles? If so, find out if the HOA has plans to address correcting these issues.

Buying a condo is different from buying a house. You are buying into a community with shared responsibilities and obligations. You want to make sure the HOA will be a good fit for you and not throw any surprises your way after you move in.

There is a tendency to want to buy a condo with small HOA dues. The HOA dues are paid monthly, in most cases, and cover things like landscape maintenance and repair of the exterior of buildings. Sure, it’s nice to have small monthly expenses. But the problem with small HOA dues is that money is then not collected for future expenses. And when those expenses arise and there is not enough money in reserve, then all of the members of the HOA have to pony up and pay a special assessment. These assessments can be in the thousands of dollars. So do your homework and get to know the HOA before you buy. Don’t necessarily opt to buy a condo just because the HOA dues are small. Small monthly dues can mean big special assessments later.

Please let us know if you have any questions about condos. Linda and I are here to help.
Dianne

June 10, 2009June 10, 2009

Green Water (ing)

perennial Though you wouldn’t know it today to look out my window (cloudy & some drizzle), it is summer, sunbeams have been out in force, and temps have been shooting up along with the plants in our yards and gardens. Some of this has to do with the heat, and some has to do with the fact that we are watering things while there is heat. At this time of year, and especially during a recession, we all need a refresher course on watering, and Lake Oswego is only too happy to oblige!

7dees2 Water conservation experts from the Regional Water Providers Consortium (RWPC) are visiting Lake Oswego for a session with local residents where they plan to hand out free water gauges and lots of good tips for water-efficient landscaping and maintenance. This event will be held this Saturday, June 13th, at Dennis’ 7 Dees Garden Center, 1090 McVey Ave., from 10 AM to 2 PM.

The Consortium has an amazing website that reminds me how much there grass4 is to learn. I remember thinking, when I was much younger and of course knew much more than I do today (or thought I did), that being a native of Southern California (Hey… No ribbing… I’ve been here since 1978!) , I had a very hard time believing that there was truly any need to conserve water in Oregon… I mean come on! With all the rainfall, the huge river running through town, the snowy mountain peaks dribbling water through Portland all year long… How was I supposed to believe that we actually needed to pay much attention at all to water consumption? Well, in recent years we have all learned how integral our activities are to maintaining the living environment we so cherish and want to hand to our children. There really are limits to what nature can provide us in our current numbers & given the constraints of our infrastructure. Then, there is that money thing… Practical tips for saving money while saving water? I’m all ears!
Among the vast array of uselful material to be found at the RWPC site are the following good pieces of information:

Use Mulch! It is important to know what kind to use however: –Organic Mulches (aged manure, bark chips, wood chips) and compost material will significantly decrease the amount of water you will need for plant health. Specifically, the addition of as little as 5% organic material can quadruple your soil’s ability to store water, decreasing the watering needed. – Inorganic mulches like stones, concrete and gravel can be great for creating landscape patterns etc., but also “re-radiate” the sun’s heat and cause an increase in the amount of water needed to care for surrounding plants.
Create Watering Zones – These would be areas of your property wherein similar types of plants reside hopefully having similar watering requirements. (Lawn areas, rose garden, annual garden, perennial garden etc) This way you avoid the “one system fits all” mentality and the over-watering that results for some garden areas.
Adjust Watering Schedules Frequently – As the temperatures shift during the summer, you will want to adjust your watering schedules accordingly.
Managed Stress in the Landscape – There are all sorts of seemingly complicated formulas to help you determine how much to water a lawn at any given temperature. The RWPC site simplifies this information and helps you understand the “Stressing” concept, which basically means watering as little as possible forcing lawns to use their natural coping mechanisms and give you a green lawn all summer without the heavy over-watering that is so prevalent.
Water Plants Thoroughly but Infrequently – This causes roots to go deeper and therefore be more drought resistant/require less watering.
Water When Temps are Cooler – Preferably before 10:00AM or after 6:00PM.
Use Drip Irrigation Where Possible – Large water droplets close to the ground are much more efficient than sprinkler systems which lose a lot of water to evaporation.
Don’t Water in the Rain – Use rain sensors and gauges to eliminate unnecessary automatic watering when it is raining.