~ The Dog Whisperer ~

valerie_3There is such a panoply of amenities in Lake Oswego that Dianne and I have been talking about incorporating profiles of local favorites from time to time. I thought I’d begin with a very special person who I would be lost without… my local “dog-whisperer”, Valerie Pulley.

Ever notice that periodically certain topics tend to pop up any time you turn on the television or are in conversations with different groups of people? Lately itnyree1 seems it has been the subject of pets, and dogs in particular. We all know what a Portuguese Water Dog is now, thanks to “Beau” at the White House. I know our own friend & blogging cohort, Ron Ares, wrote a post most recently about his own dog, Nyree (left), adopted by the Ares family to save her from becoming a casualty of foreclosure. I’ve seen pieces on local and national news about the amazing number of dogs that have been abandoned or taken to shelters as fallout from the current economy, and it is heartbreaking to consider.

Recently, a friend of mine who has been experiencing the stress of the economy herself, told me a story that made me race out the door, camera and notepad in hand. My friend’s dog was badly in need of grooming, being a breed that really needs some professional upkeep. It had been awhile, and though she felt horrible about it, she just didn’t have the funds to spare. We both frequent the same wonderful dog groomer, Valerie Pulley, and she told me that Valerie was so concerned about her pooch that she called & asked my friend to please just come in and consider it her gift. Valerie knew the dog needed her attention, and decided that this was the most important thing. Well… word about special people like Valerie spreads quickly in a community like Lake Oswego, and while I don’t want to encourage others to solicit favors : ) I DO want folks to know about her, and others like her, and so a few words about this exceptional person:

Valerie has been a professional dog groomer since 1994 when she completed her schooling in Phoenix. Her mother was a dog breeder, and Valerie’s plan in the beginning was simply to assist her mother. It didn’t take her long to realize that she had a special talent, and wanted to make this her career. Valerie just loves dogs, and they tend to sense it. Her ownkato1 Staffordshire Terrier, Fedore, is her pride & joy, I’ve been taking my crazy black Standard Schnauzer, Kato (right) , to Valerie for years, and she is the only one who can calm him down enough to let his toenails be clipped. Turns out others have noticed this talent as well, and dog owners from far and wide bring their “hard to handle” pets to Valerie for tender loving care. Valerie mentions that “Some dogs have been kicked out of every grooming salon in Portland for biting, scratching, and generally squirming and freaking out. They bring them to me because I am the only one they’ve found to be able to handle them.” I valerie_4ask her why she thinks this is, and she says “I’m just not afraid of them, and I care about them.” She has been working in the Lake Oswego area for around 12 years now, spending some of her career at the Lake Oswego Dog Shoppe, and now is working for Groomingdales in Tualatin on Nyberg Rd., just about five minutes from my house & a toe over the Lake Oswego borderline. A customer notices that I am interviewing Valerie and volunteers “I come here all the way from Sherwood. They’re so nice & so good I wouldn’t go anywhere else.” For my part, I’ll go anywhere Valerie is… and Kato is very grateful.

You can reach Valerie at: 503 692 WOOF (9663).

Market Activity Report for May 4-10, 2009

There were quite a few new listings last week: 27 in all. That is not counting the 14 that I found to be “refreshed”. In other words the listing was pulled and then put in again to look new in the data base. We had a fairly good number of houses that went pending: 14 total. And then there was just one closed sale. While the market is certainly starting to pick up, it is still off of the pace of the spring market in 2007 and 2008. I was also glad to see the pending sale in Cheryl Ct. There is so much high-end inventory that every single sale that happens is important.

Here is the latest market activity for Lake Oswego (see below the tables for additional notes):

NEWLY LISTED (

<

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
LIST DATE
Address List Price # BR # BTHS Total SF Prop Type List Date
45 EAGLE CREST DR $168,950 2 2 1,056 CONDO 5/4/2009
200 BURNHAM RD $204,900 1 1 943 CONDO 5/4/2009
19138 PILKINGTON RD $275,000 3 1.1 1,099 DETACHD 5/4/2009
4214 WOODSIDE CIR $309,900 3 2.1 1,841 ATTACHD 5/8/2009
5918 SEVILLE AVE $315,000 4 2 1,752 DETACHD 5/9/2009
3269 PHYLLIS CT $379,900 3 1.2 1,818 DETACHD 5/4/2009
534 2ND ST $399,000 2 2.1 1,394 CONDO 5/7/2009
5523 ROYAL OAKS DR $475,000 2 2 1,817 DETACHD 5/5/2009
18042 JENIFERS WAY 514900 3 2.1 2,559 DETACHD 5/8/2009
5502 KODERRA AVE 539900 4 2.1 3,058 DETACHD 5/8/2009
5948 BAY POINT DR 539950 4 2.1 2,421 DETACHD 5/6/2009
5525 RACHEL LN 542900 3 2.1 2,375 DETACHD 5/8/2009
17997 BRAEDEN CT 544900 3 2.1 2,142 DETACHD 5/8/2009
18020 JENIFERS WAY 546900 4 2.1 3,086 DETACHD 5/8/2009
17985 BRAEDEN CT 554900 3 2.1 2,559 DETACHD 5/8/2009
3061 WESTVIEW CT 560000 4 3 3,396 DETACHD 5/5/2009
5568 KODERRA AVE 566900 4 2.1 2,997 DETACHD 5/8/2009
16920 GREENTREE AVE 579000 4 2.1 2,830 DETACHD 5/10/2009
952 A AVE 599000 3 2 2,912 DETACHD 5/4/2009
5590 KODERRA AVE 599900 4 2.1 3,072 DETACHD 5/8/2009
11 CELLINI CT 599950 5 3 3,392 DETACHD 5/8/2009
2110 GREENTREE RD 879000 4 3.1 2,852 DETACHD 5/6/2009
2044 RIDGEWOOD RD 895500 4 2 2,466 DETACHD 5/8/2009
1224 TYNDALL CT 965000 5 3.1 4,157 DETACHD 5/6/2009
589 7TH ST 979000 4 3.1 4,382 DETACHD 5/9/2009
18026 SKYLAND CIR 1475000 5 3.1 4,134 DETACHD 5/9/2009
1835 PALISADES TERRACE DR 1899500 4 3 3,380 DETACHD 5/5/2009

PENDING SALES (May 4-May 10, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
DOM
Address List Price # BR # BTHS Total SF Prop Type CDOM
44 EAGLE CREST DR $124,950 1 1 798 CONDO 63
4 TOUCHSTONE $134,900 3 2.1 1,350 CONDO 138
83 OSWEGO SMT $179,000 2 2 1,140 CONDO 280
5831 SEVILLE AVE $199,900 4 1 1,320 DETACHD 253
668 MCVEY AVE $218,000 3 1.1 1,184 CONDO 61
1897 BOCA RATAN DR $237,100 3 2.1 1,739 ATTACHD 24
925 IRON MOUNTAIN BLVD $269,900 3 2 2,070 DETACHD 639
1716 HALLINAN ST $369,500 3 3 1,916 DETACHD 28
108 RIDGEWAY RD 379000 3 1 1,468 DETACHD 493
1462 Worthington ST 424000 4 3 1,800 DETACHD 60
4070 WESTBAY RD 449996 3 2 1,828 DETACHD 6
17102 CAMPUS WAY 475000 4 3 2,621 DETACHD 56
1065 LUND ST 799000 5 3.1 4,584 DETACHD 78
1937 CHERYL CT 1225000 4 3.1 5,065 DETACHD 273

SOLD (May 4-May 10, 2009)

ADDRESS ORIG. PRICE SALE PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
DOM
Address O/Price Close Price # BR # BTHS Total SF Prop Type CDOM
1961 SUMMIT DR $1,180,000 $825,000 3 2.1 3,218 DETACHD 268

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.

Open Houses for Sunday, April 10th, 2009

With this Sunday being Mother’s Day, and the weather forecast looking like it’s going to be spectacular, this Sunday just might be the perfect time to grab your favorite Mom and go house hunting.  The RMLS has 14 houses currently advertised to be open this Sunday, including 41 Hillshire, which is in this week’s featured neighborhood, Westridge.

82 Oswego Summit, $234,900. 1212 square feet, 2 BR, 2 BTHS, open 2-5

4465 Golden Lane, $275,000. 1980 square feet, 2 BR, 2.5 BTHS, open 1-4

4458 Thunder Vista Ln, $310,000. 2200 square feet, 3 BR, 2.5 BTHS, open 1-4

4325 Country Woods Ct, $334,900. 1346 square feet, 3 BR, 2 BTHS, open 1-4

41 Hillshire Dr, $498,500. 2670 square feet, 4 BR, 3 BTHS, open 1:30-3:30

13500 Twin Creek Ln, $572,500. 3049 square feet, 4 BR, 2.5 BTHS, open 1-4

11 Cellini Ct, $599,950. 3392 square feet, 5 BR, 3 BTHS, open 1-4

17464 Ridgeview Ln, $1,298,950. 4407 square feet, 4 BR, 3.5 BTHS, open 2-4

622 Oak Meadow Dr, $1,325,000. 4171 square feet, 4 BR, 3.5 BTHS, open 2-4

664 Oak Meadow Dr, $1,355,000. 4198 square feet, 4 BR, 3.5 BTHS, open 2-4

657 Oak Meadow Dr, $1,395,000. 4371 square feet, 4 BR, 3.5 BTHS, open 2-4

16359 Chapin Way, $1,398,000. 4158 square feet, 4 BR, 3.5 BTHS, open 1-4

17364 Ridgeview Ct, $1,425,000. 4436 square feet, 4 BR, 3.5 BTHS, open 2-4

17433 Ridgeview Ct, $1,495,000. 4704 square feet, 4 BR, 4.5 Bths, open 2-4

Have a great weekend and Happy Mother’s Day.

Featured Neighborhood: Westridge

westridge-sign1It’s time to showcase another of Lake Oswego’s wonderful neighborhoods, Westridge. Westridge is not very large.  According to city-data.com, it is  just .238 of a square mile. It is bordered on the West by Bryant Rd, on the North by Royce Way, on the East by Cooks Butte Park, and on the South by Childs Rd. The population of the neighborhood is about 650 people, which translates to about 300 houses. It’s been my experience that people who live in Westridge love it. They will often move within the neighborhood rather than move out of it. So what’s the attraction?

First, it’s a very quiet area. There are no through streets that people use to get from one part of town to another. There are only neighborhood streets. So the only cars driving into the area are those of people who live there or their guests.

westridge-trail1Second, it has two terrific parks. Cooks Butte Park is on the Eastern edge of Westridge. It’s 42 acres of natural area. It’s what is called a passive park. In other words, it is left quite natural with soft-surface trails for hiking, but not a lot of development such as picnic structures or play grounds. It is best enjoyed for the trees, the trails, and the views. The top of the park has an elevation of 718′. It’s a wonderful spot to hike up to and then sit and watch the sunset. The other park is Westridge Park. It’s adjacent to Westridge Elementary School. It’s 2.2 acres and has a playground, a volleyball area, and a soccer/little league field. This is where you take the kids to burn off some energy and to enjoy a fine, sunny afternoon.

Last is the reputation of Westridge Elementary School. It is a very highly regarded school. While the schools in Lake Oswego all have good reputations, Westridge Elementary seems to stand out. It has a Distinguished Great Schools rating of 10 out of 10, according to the website greatschools.net.

westridge-park1Housing in Westridge is all single family homes. There are no condominiums or apartment buildings. The pricing of what is currently for sale goes from a low of $498,500 for a 2670 square foot home with 4 bedrooms and 3 baths, to a high of $899,900 for a 3243 square foot home also with 4 bedrooms and 3 baths. I would say that the most basic criteria for the variation in pricing is whether the home has been updated or not. The neighborhood was mostly built in the 1970’s and 1980’s. So if the house still has original kitchen, baths, woodwork and windows, it is just not going to be worth as much as a house that is
all updated. I also know that there are homes in Westridge that easily exceed $1,000,000. It is just that none of the higher-end homes are currently for sale. The homes that are the most expensive often are on extremely large lots. On the South edge of Westridge are Barton and Hilltop roads. These streets have houses on acreage, and those properties more closely resemble estates.

westridge-house1I want to point out a house that Linda and I visited on Broker’s tour on May 5th, 9 Westminster Dr. This home is an excellent example of great value. Built in 1976, it has been extensively updated. The kitchen and baths are all recent. There is new paint and flooring. The house has 3814 square feet, with 4 bedrooms and 2 1/2 baths. Probably the most distinguishing feature is a wonderful sunroom that allows you to sit and enjoy the garden all year round. The landscaping is exceptional. There is extensive brick work in patios and outdoor entertaining areas. The yard has sprinklers and it looks to me as though a professional was involved in the layout. It is really wonderful. Priced at just $597,000 it is a stand out for value. I tell people that in this market it is both a beauty pageant and a price war. I think this house wins in both categories.

So it’s easy to see the attraction of the Westridge area. If you’d like information on homes currently for sale in Westridge, please contact either Linda or myself, and we would be happy to send you more information.

Market Activity Report ~ April 27th- May 3rd, 2009

We’re seeing activity at all phases and in all price ranges. Take a look at the spread- New listings, Pending sales, and Sold properties are coming in well represented from the lower to the higher ends of the price spectrum, and more higher-end homes are coming on the market. What we want to see is that “Sold” number start to climb, and this week we are at 8 of them, with 15 in Pending status, and 17 New properties coming on the market.

We’re also seeing that same trend continuing of properties achieving Pending status after only a week to 2 months, while the remainder of them are properties that have been on the market for 200 & 300+ days. Dianne and I both believe this is a “priced-right” signal, in that newer listings are priced to market demand, and more seasoned listings are finally at prices that meet the buyer where the buyer is comfortable.

Here is the latest market activity for Lake Oswego (see below the tables for additional notes):

NEWLY LISTED (April 27—May 3, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
LIST DATE
Address List Price # Beds # Baths Total SF Prop Type List Date
4000 CARMAN DR $149,500 2 2 935 CONDO 4/28/2009
5051 FOOTHILLS DR $209,900 2 2 991 CONDO 4/30/2009
4325 COUNTRY WOODS CT $334,900 3 2 1,346 DETACHD 4/27/2009
1858 SOUTHSHORE BLVD $449,900 4 2 1,762 DETACHD 4/27/2009
4070 WESTBAY RD $449,996 3 2 1,828 DETACHD 5/1/2009
2 PIMLICO TER $479,900 4 2.1 2,301 DETACHD 4/27/2009
17144 Warren CT $529,000 4 2.1 2,725 DETACHD 4/27/2009
13500 TWIN CREEK LN $572,500 4 2.1 3,049 DETACHD 5/2/2009
4076 Orchard DR $719,000 4 3.1 3,991 DETACHD 4/30/2009
1785 PALISADES TERRACE DR $960,000 5 4.1 5,052 DETACHD 5/1/2009
17814 MARYLCREEK DR $985,000 4 3.1 4,307 DETACHD 5/1/2009
3940 Canal RD $999,900 4 3.1 3,922 DETACHD 5/3/2009
900 FAIRWAY RD $1,094,000 4 3.1 3,508 DETACHD 4/28/2009
2778 GLENMORRIE DR $1,750,000 5 4.3 6,263 DETACHD 5/3/2009
3917 SOUTHSHORE BLVD $2,390,000 3 4.1 3,975 DETACHD 5/1/2009
1719 LAKE FRONT RD $3,888,850 4 5.1 5,251 DETACHD 5/3/2009
1901 PALISADES TERRACE DR $5,950,000 5 4.1 7,284 DETACHD 4/27/2009

PENDING SALES (April 27-May 3, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
DOM
Address List Price # Beds # Baths Total SF Prop Type List Date CDOM
4000 CARMAN DR $144,000 2 2 932 CONDO 4/19/2009 8
16446 INVERURIE RD $259,900 3 1 2,100 DETACHD 1/21/2009 303
15450 SW KIMBALL CT $260,000 4 1.1 1,104 DETACHD 10/4/2008 208
4724 SW FIRWOOD RD $279,900 3 1.1 1,240 DETACHD 7/7/2008 296
2130 WEMBLEY PARK RD $299,900 3 1.1 1,544 DETACHD 1/14/2009 280
6025 KENNY ST $299,900 3 1.1 1,258 DETACHD 4/16/2009 11
605 COUNTRY CLUB RD $399,900 4 2.1 3,422 DETACHD 3/28/2009 163
2 OTHELLO ST $405,000 4 3 2,265 DETACHD 11/18/2008 166
2957 GLEN EAGLES RD $429,900 4 3 3,288 DETACHD 2/3/2009 87
54 AQUINAS ST $499,900 3 2.1 2,802 DETACHD 4/7/2009 25
569 6TH ST $550,000 4 2 2,168 DETACHD 4/22/2009 359
5868 SUNCREEK DR $659,000 4 2.1 3,174 DETACHD 2/23/2009 68
5392 SOUTHWOOD DR $774,900 5 3 3,871 DETACHD 4/15/2009 14
3515 UPPER DR $1,098,000 4 3.1 4,061 DETACHD 3/27/2009 275
18253 Siena DR $1,197,950 5 4 4,281 DETACHD 4/11/2008 382

SOLD (April 27-May 3, 2009)

ADDRESS ORIG. PRICE SALE PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
DOM
Address O/Price Close Price # Beds # Baths Total SF Prop Type List Date CDOM
47 EAGLE CREST DR $139,900 $130,000 2 1 947 CONDO 1/30/2009 56
3844 BOTTICELLI ST $219,900 $219,373 2 2 1,132 CONDO 3/31/2009 5
17079 CHERRY CREST AVE $430,000 $390,000 3 2.1 3,002 DETACHD 11/3/2008 154
1009 CUMBERLAND PL $525,000 $395,000 4 3 2,294 DETACHD 11/12/2008 332
4676 WINTHROP CT $639,900 $525,000 4 2.1 3,112 DETACHD 11/18/2008 172
5772 BAY CREEK DR $599,000 $543,000 4 3 3,242 DETACHD 2/5/2009 58
14133 AMBERWOOD CIR $850,000 $740,000 4 2.1 3,200 DETACHD 6/12/2008 278
18475 CRESTLINE DR $1,548,500 $1,420,000 4 4.1 4,660 DETACHD 10/27/2008 148

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.

Lake Oswego Open Houses – Sunday, May 3rd, 2009

There are 26 great properties to see on Sunday in Lake Oswego. Get out there, have fun & tour!

Here are those that will be held open according to RMLS:

30 Condolea Dr $275,000 2 Bd, 2 Ba Open 1-3

4465 Golden Ln $299,900 2 Bd, 2 1/2 Ba Open 1-4

5094 Galen St $299,999 3 Bd, 2 1/2 Ba Open 1-3

16266 Lake Forest Blvd $374,999 3 Bd, 2 Ba Open 12-2

16824 SW Inverurie Rd $389,900 3 Bd, 3 Ba Open 1-3

3009 Wembley Park Rd $395,000 3 Bd, 1 1/2 Ba Open 1-3

624 Livingood Ln $549,900 4 Bd, 3 Ba Open 1-3

4672 Auburn Ln $575,000 3 Bd, 3 1/2 Ba Open 1-4

4114 Glacier Lily St $599,000 4 Bd, 2 1/2 Ba Open 2-4

5382 Royal Oaks Dr $600,000 4 Bd 2 1/2 Ba Open 1-3

4076 Orchard Dr $719,000 4 Bd, 3 1/2 Ba Open 2-4

17878 Hillside Dr $970,000 5 Bd, 3 Ba Open 12-4

17512 Greenbluff Dr $1,074,900 4 Bd, 4 Ba Open 1-4

18106 Pilkington Rd $1,095,000 4 Bd, 4 1/2 Ba Open 12-2

18224 Bella Terra Dr $1,294,000 4 Bd, 4 Ba Open 1-3

17464 Ridgeview Ln $1,298,950 4 Bd, 3 1/2 Ba Open 2-4

622 Oak Meadow Dr $1,325,000 4 Bd, 3 1/2 Ba Open 2-4

664 Oak Meadow Dr $1,355,000 4 Bd, 3 1/2 Ba Open 2-4

18110 Siena Dr $1,394,000 4 Bd, 3 1/2 Ba Open 1-3

657 Oak Meadow Dr $1,395,000 4 Bd, 3 1/2 Ba Open 2-4

16359 Chapin Way $1,398,000 4 Bd, 3 1/2 Ba Open 1-4

17364 Ridgeview Ct $1,425,000 4 Bd, 3 1/2 Ba Open 2-4

17433 Ridgeview Ln $1,495,000 4 Bd, 4 1/2 Ba Open 2-4

17554 Greenbluff Dr $1,499,900 4 Bd, 2 1/2 Ba Open 1-4

16737 Maple Cir $1,500,000 3 Bd, 3 Ba Open 2:30-4:30

3114 Douglas Cir $1,650,000 4 Bd, 4 Ba Open 1-4

Condos, Town Homes, HOA’s, Oh My!

townhomeWhen looking for a new home and desiring easy care and potential community amenities such as pool, larger grounds, meeting space etc (without the responsibility of upkeep), most people will consider either a condo or a town home. Most also aren’t necessarily familiar with several relative factors important to the selection process, so I thought I’d highlight just a few for you here.

First of all, there is a difference between a condo and a town home ~

Let’s start with condos: A condo (condominium) is a kind of home ownership wherein the purchaser owns the air space inside the unit and joint interest in the common areas, typically the grounds, parking lot, any structures and amenities such as swimming pool, meeting rooms etc. Condo owners belong to an HOA (homeowners association) and pay dues for common expenses such as insurance and maintenance of common areas.

Townhomes are what we call “attached” homes, considered not free-standing and usually containing two or more stories. A purchaser owns the structure and the land on which it sits, and like a condo, generally joint interest in the common areas . Often with town homes you will have a small backyard or patio area which is in excess of what many condos provide, so gardeners or pet owners often find this more attractive. As in condo ownership, the town home owner typically pays monthly dues for upkeep of common areas and other amenities. It is wise to check into the insurance setup of on HOA to find out if it is supplied and therefore included in the monthly dues, or whether the town home purchaser needs to secure their own hazard insurance on the property.

Generally speaking, condos and town homes are attractive for more reasons than just low maintenance and the amenities they afford. They usually are priced well below what one would pay for a similar detached single family residence… or “house”. One thing to give attention to however, is finding out how much the HOA dues are, and what they cover. Does the HOA offer parking? water & sewer? trash collection? cable TV? Take these things into consideration and ask yourself how positively you are offset financially (or not) by being free of these normal expenses of home ownership.

Another thing to take into consideration is the solvency and efficiency of the HOA. I have listed condos and town homes and experienced neighbors in surrounding HOA’s visiting on Open House days, exploring the option of getting out of their own nearby complexes! This is reportedly due to the perception of either oppressive or mis-managed HOA’s. I’ve heard stories of frequently raised dues, extreme restrictions, and just plain inattentiveness… while the HOA next door treats its members with appreciation and service. Bottom line- check out the HOA:

  • Call & obtain copies of at least the two most recent board meeting minutes,
  • Obtain financial statements,
  • Take a look at the Bylaws and Regulations,
  • Find out how much the HOA has in reserves so you have an idea of whether they are in need of maintenance funds,
  • Talk to a few neighbors and get a feel for their level of satisfaction ,
  • Find out whether you might or might not be able to rent your unit out in the future if you so choose,
  • Ask how many units are in the complex, and how many are allowed to be rental units,
  • Does the HOA allow gardening in the back patio area?
  • Are there any restrictions that will impact your lifestyle?
  • Determine if there are any lawsuits anticipated or pending,
  • Ask whether there are any big improvement projects planned which will require capital infusion (i.e. significant dues increases).

Condos and town homes are wonderful options for home ownership, and can be a great place to start as first time buyers, as well as a fantastic way to downsize once the kids are gone. Talk to your Realtor about what makes sense for you, and be sure to get all the facts!

Market Activity Report for April 20-26, 2009

Last week brought us 20 genuinely new listings, 10 Pending sales, and 6 closed sales. It was a very slight up-tick in all 3 areas. Probably the normal activities associated with the spring market, but still well behind the spring sales of the last few years.

NEWLY LISTED (April 20—26, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
LIST DATE
Address List Price # BR # BTHS Total SF Prop Type List Date
47 EAGLE CREST DR $137,500 2 1 932 CONDO 4/26/2009
65 OSWEGO SMT $169,900 2 2 1,140 CONDO 4/23/2009
65 CHURCH ST $179,900 2 1.1 1,040 CONDO 4/23/2009
4000 CARMAN DR $179,900 2 2 1,100 CONDO 4/21/2009
578 S STATE ST $209,500 2 1 914 CONDO 4/20/2009
17928 ROYAL CT $299,900 3 2 1,272 DETACHD 4/22/2009
16266 LAKE FOREST BLVD $374,999 3 2 1,860 DETACHD 4/20/2009
440 BOCA RATAN DR $419,900 3 2 1,932 DETACHD 4/20/2009
14798 DAVIS LN $424,900 3 2.1 1,670 ATTACHD 4/22/2009
2851 PARK RD $429,950 4 2.1 2,674 DETACHD 4/20/2009
875 LEE ST $499,900 3 2 2,442 DETACHD 4/23/2009
9 SW WESTMINSTER DR $597,000 4 2.1 3,814 DETACHD 4/24/2009
13275 TWIN CREEK CT $599,000 4 2.1 3,041 DETACHD 4/25/2009
5382 ROYAL OAKS DR $600,000 4 2.1 2,970 DETACHD 4/21/2009
17950 MEADOWLARK LN $665,000 5 3 2,710 DETACHD 4/21/2009
2814 VALE CT $719,900 4 3 3,192 DETACHD 4/25/2009
14135 EDENBERRY DR $799,900 4 2.1 3,174 DETACHD 4/24/2009
17512 GREENBLUFF DR $1,074,900 4 4 3,777 DETACHD 4/21/2009
1901 CHERYL CT $1,399,500 4 4.1 4,863 DETACHD 4/20/2009
13575 GOODALL RD $1,599,000 4 4.1 4,271 DETACHD 4/26/2009

PENDING SALES (April 20-26, 2009)

table >

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
DOM
Address List Price # BR # BTHS Total SF Prop Type CDOM
4 TOUCHSTONE $93,000 2 2 979 CONDO 10
100 KERR PKWY $132,500 2 1.1 823 CONDO 35
204 CERVANTES $248,900 3 1.1 1,138 CONDO 79
925 IRON MOUNTAIN BLVD $269,900 3 2 2,070 DETACHD 626
5054 FOOTHILLS DR $278,500 2 2 1,312 CONDO 295
820 MCVEY AVE $299,900 3 1.1 1,446 DETACHD 489
18601 WAXWING ST $425,000 4 2 1,908 DETACHD 26
1699 VILLAGE PARK LN $675,000 3 2.2 2,936 DETACHD 44
5868 SUNCREEK DR $694,000 4 2.1 3,174 DETACHD 56
115 BERWICK RD $998,000 4 3.1 4,000 DETACHD 39

SOLD (April 20-26, 2009)

<

ADDRESS ORIG. PRICE SALE PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
PROP TYPE
DOM
Address O/Price Close Price # BR # BTHS Total SF Prop Type CDOM
6317 CARMAN DR $275,000 $219,000 3 1.1 1,344 DETACHD 77
1043 HALLINAN ST $499,900 $385,000 4 2.1 2,484 DETACHD 196
1265 ROCKINGHORSE LN $499,900 $395,000 4 3 2,402 DETACHD 237
845 LAKE FOREST DR $459,000 $399,000 3 1.1 1,359 DETACHD 68
17960 RIDGE LAKE DR $720,000 $607,500 4 2.1 3,124 DETACHD 271
1667 VILLAGE PARK LN $1,100,000 $845,000 6 3.1 4,743 DETACHD 279

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.

Open Houses for Sunday, April 26, 2009

There are currently 17 houses promoted on the RMLS as open houses this Sunday:

100 Kerr Parkway, $97,900. 617 sq. feet, 1 BR, 1 BTH, open 1:30-3:30

4447 Golden Ln, $264,900. 1616 sq. feet, 2 BR, 2.5 BTHS, open 2-5

4465 Golden Ln, $299,900. 1980 sq. feet, 2 BR, 2.5 BTHS, open 1-4

18530 Pilkington Rd, $319,000. 1925 sq. feet, 3 BR, 2 BTHS, open 1-4

5096 Tree St, $334,900. 1410 sq. feet, 3 BR, 1.5 BTHS, open 2-5

2838 Greentree Rd, $429,950. 1781 sq. feet, 4 BR, 2.5 BTHS, open 2-4

14431 Orchard Springs Rd, $439,900. 1960 sq. feet, 4 BR, 2.5 BTHS, open 2-4

41 Hillshire Dr, $498,500. 2670 sq. feet, 4 BR, 3 BTHS, open 1:30-2:30

3254 Duncan Dr, $549,900. 3997 sq. feet, 4 BR, 3.5 BTHS, open 2-4

26 Westridge Dr, $569,000. 2862 sq. feet, 4 BR, 3 BTHS, open 12-2

340 8th St, $575,000. 1992 sq. feet, 3 BR, 2 BTHS, open 1-3

4114 Glacier Lily St., $599,000. 2470 sq. feet, 4 BR, 2.5 BTHS, open 2-4

2830 Park Rd, $625,000. 3116 sq. feet, 4 BR, 3.5 BTHS, open 1-3

2688 Rivendell Rd, $835,000. 3729 sq. feet, 4 BR, 3 BTHS, open 1-3

4625 Firwood Rd, $899,900. 4976 sq. feet, 3 BR, 3 BTHS, open 1-4

2811 Arrowhead Ct, $1,499,000. 3740 sq. feet, 4 BR, 3.5 BTHS, open 1-3

16737 Maple Circle, $1,500,000. 1683 sq. feet, 3 BR, 3 BTHS, open 2-4

Have a wonderful weekend!

Buying a House on the Lake

west-bayWhile waterfront living is not for everyone, it is certainly a feature that draws people to Lake Oswego.  Think about it.  You are 15 minutes from downtown Portland, but you can water ski in the morning before you go to work.  Or if you don’t water ski, you can canoe, and swim, and just enjoy the serenity of living with a view of the water.  If you are someone who thinks living on the lake sounds like a wonderful idea, there are a few things that you’ll want to consider.  I am going to discuss the 3 specific areas of the lake and the current pricing for those 3 areas.  I am not going to go into the history of the lake or the details of its management.  For that, I’d like to refer you back to a previous post :  About the Lake.

The lake has 715 single family homes and 4 condominium developments.  Of those properties, there are currently 43 houses for sale and 11 condos.

main-lake-1Let’s start with the Main Lake. This is where you will find the highest prices.  The most expensive house for sale in the lake right now is a private island that is accessed from Northshore Rd.  It’s priced at $19,500,000.  The house has 13,500 square feet, with 5 bedrooms, 6 full baths, and 2 half baths.  The island is pretty good sized.  I recall years ago calculating that it could be divided into multiple home sites.   So there is a good deal of value in the land and not just in the house.  The least expensive house on the main lake is priced at $829,000.  It has 2484 square feet with 4 bedrooms and 2 full baths.  OK.  That is just amazing.  Why?  Because the availability of buildable lots on the lake is extremely limited.  3 years ago there was quite a lot of buying and tearing down of old houses in order to build a new house.  And the going price on the tear downs was running about $1,400,000, which made land value alone over a million dollars.  So to see this house for sale for $829,000, that’s pretty amazing.

main-lake-4There are a couple of characteristics to houses on the main lake that affect the home that buyers select.  First, the North shore of the lake has much better sun exposure.  If you want to have full  sun while you swim, you should look seriously at the North side.  The South side has a large hill immediately South of it, which creates shade and less full sun.  In addition, with the sun coming from the South, the front of the house will get more sun than the back, and the lake is on the back of the house.  You should also know that on the North side there is a rail road track that runs very close to many of the houses.  So if you think that the sound of a train will bother you, then you should be looking on the South side of the lake.

Beside the main lake, there are also two bays:  West Bay and Lakewood Bay. The bays are not as expensive as the main lake.  They have narrow inlets from the main lake that open out to create a smaller versions of the main lake.  They are more shallow than the main lake.  Lakewood Bay is used on the 4th of July for a water skiing exhibition.  The most expensive house currently for sale on a bay is priced at $2,775,000.  It has 4ooo square main-lake-3feet, with 4 bedrooms and 3 and 1 half baths.  The least expensive is priced at $1,395,000.  It has 3190 square feet, with 4 bedrooms and 3 full and 1 half baths.  One of the unique areas on the bays is the Cabanas.  These are homes that are built out over the water.  They have a very small front yard and no backyard.  Instead, they have decks that hang out over the water.  You could literally fish off of your back deck.  In addition, many have attached boat houses.  Just like you enter a garage from a home, these cabanas allow you to get into your boat right from your house.  It is an easy-care lifestyle for those who would rather go boating than mow a lawn.

Last are the houses on the Canals. There are 2 true canals and 1 that is more of an inlet.  The Main Canal was originally the creek that fed Oswego Lake from the Tualatin River.  The advantage to this canal is that while it has been deepend and excavated to allow boats, it is still a moving body of water.  It continues to be the route for the water than comes into Oswego Lake from the Tualatin River.  The other canal is Blue Heron.  Blue Heron is lovely, especially where it widens out just before it goes into the lake.  The canals have the most affordable waterfront houses.  The most expensive is currently $1,179,000.  It has 4800 blue-heronsquare feet, with 5 bedrooms and 3 full plus 1 half baths.  The least expensive is $599,000.  It needs quite a bit of work, but still strikes me as an incredible deal with 3458 square feet.  It has 3 bedrooms and 3 full baths.

Most of the lake is developed with single family homes, but there are Condominiums as well.  There are 3 condominium developments plus a short stretch of Northshore that is a collection of duplexes, four-plexes, and very small condo complexes.  All of these condominiums have some access to the lake, whether in the form of boat slips, docks, and grassy yards with picnic facilities, with the exception of the Lakewood Bay Condominiums and Lofts.  That development sits next to the lake, with great views, but does not actually own any waterfront.  The City owns the land between the condominiums and the lake and it is developed as a small waterfront park.  Pricing for one of the condos along the lake goes from a high of $699,850 for 985 square feet with 3 bedrooms and 1 full plus 1 half bath, to a low of $219,990 for a condo that has 852 square feet with 2 bedrooms and 1 bath.  The difference in pricing with these units has a lot to do with how well they can actually see the lake.  The expensive ones have full views and perhaps even a private boat slip.  The less expensive ones are going to be in the back of the complex with a peek-a-boo view, if any view at all.

main-canalI hope this helps you to get a sense of what pricing is like to live on Oswego Lake.  I’ve been around Lake Oswego for a very long time.  One of the things I see is that when people want to live on the lake, they often start out in a condominium or along a canal.  And then as they mature and their income increases, they move to get onto the main lake.  I also know of one couple who buys the run down houses and lives in them while they fix them up.  They have lived in many homes on the lake, and made a good deal of money too.

There are two more things I want you to keep in mind.  First, when you buy a house (not a condo) on the lake, you will have to pay a 1-time fee of $5000.  Second, remember that the sewer interceptor project is going to require that the water level be drawn down for a period of several months.  This is going to happen in the next couple of years.  For details, please go to one of our previous postings, Where did the Lake go?

So as the nice weather begins to make being out doors nicer and nicer, you may want to think about ways to enjoy Oswego Lake.  And one of those ways is to find a way to actually live on it.