Lake Oswego Oregon Archives - Page 133 of 140

July 1, 2009July 1, 2009

Observations on Inventory, the S & P Price Index, and Broken Sewers, Oh My!

Today’s editorial post is going to be a bit of a potpouri of information. There were just so many nice tidbits, I couldn’t seem to pick just one.

Observations On Current Inventory

Last February I ran the break down of the Inventory in Lake Oswego. At that time there were 418 detached homes for sale. I think my biggest concern was that of those homes 136 were priced at $1,000,000 or more. That is a lot of high-end homes. And that seems to be the slowest part of the market that is selling. What’s it look like today? Not much has changed. While sales have picked up a bit, the number of new listings coming onto the market is keeping the inventory from diminishing. Here is today’s breakdown:

Homes priced $100,000-$199,000, 1

Homes priced $200,000-$299,000, 19

Homes priced $300,000-$399,000, 46

Homes priced $400,000-$499,000, 54

Homes priced $500,000-$599,000, 51

Homes priced $600,000-$699,000, 38

Homes priced $700,000-$799,000, 35

Homes priced $800,000-$899,000, 30

Homes priced $900,000-$999,000, 31

Homes priced $1,000,000+, 135

That is a total inventory of detached homes of 440 with 135 priced at over $1,000,000. Probably the most interesting observation that I see is that while we have 22 more homes for sale, the $1,000,000+ is about the same. Perhaps people listing their homes this spring are being a bit more realistic and not shooting for the million dollar sales price? At any rate, there are still way more homes over a million than the market activity will support. In the last six months 10 homes over $1,000,000 have sold and 11 have gone pending. At this rate, it will take a little over 3 years to sell all of the high-end inventory.

A Glimmer of Hope

The Standard and Poor’s Case-Shiller Home Price Index was recently released. In the 20-city year-over-year averages the Portland area managed to fair better than most. The average 12-month loss of home values was 18%, while Portland’s was 16%, the eighth best of the report. The best fairing market was Denver with a loss of just 4.9%. The worst was Phoenix with a loss of 35.3% (ouch!)

My personal observation is that things have picked up quite a bit. My listings are getting lots of showings and also receiving offers. It could simply be the normal up-tick that happens with spring and summer, but it could also be a bit of much-needed stability. And even if the market is not necessarily trending up, it does seem to me that it is not getting worse.

Always get a sewer scope!

martha-sewer This is a photo that you really never want to see, but when this sort of thing happens, it is soooooo much better to have it happen before the sale than after. This photo was taken of a home that I have currently got in escrow. The older home was recently remodeled, including a new sewer line from the house to the street. That should be enough and there’s no need for a sewer scope, right? NOT! In the course of the home inspection the buyer did have a sewer scope and a chunk of concrete was found to be blocking the line. In the course of the remodel, a stray piece of concrete had somehow found its way into the line. Who would have known without the sewer scope? And how irritating would it have been to move into a gorgeous home that was fully remodeled just to have the sewer back up immediately? This is a good lesson for one and all. Always get a sewer scope!

LO vs Sellwood

It’s a bit of a habit of mine to compare affordable housing in Lake Oswego vs the popular neighborhood in SE Porltand, Sellwood. I like to do this for two reasons. First, I’ve lived in both areas and just have a general curiosity. Second, I think LO is often overlooked by buyers. There is just a general assumption that LO is full of million dollar mansions and therefore out of the price range of people seeking an affordable home. My definition of affordable is $350,000 or less, and I am only comparing detached homes and not including condos. When I first did this in April of 2008, there were 20 houses in LO and 18 in Sellwood price at $350,000 or less. Today the number is 44 in LO and 25 is Sellwood. So not only does Lake Oswego continue to offer more affordable homes than Sellwood, but the number has increased from a difference of 2 more to a difference of 19 more. In Sellwood the least expensive home currently for sale is 608 square feet, 2 bedrooms and 1 bath, built in 1924. In Lake Oswego the least expensive home currently for sale is 780 square feet, 2 bedrooms and 1 bath, built in 1944. So if you are looking for affordable, sure check out SE Portland, but don’t rule out Lake Oswego. You have options here as well.

I can not let the week go by without wishing everyone a safe and happy 4th of July!

June 29, 2009

Lake Oswego Market Activity Report ~ June 22-28, 2009

This last week Lake Oswego saw 23 New properties placed on the market, Pending sales at 17 and 11 Sold/closed. Fewer ‘New Listings’ (we were at 33 last week), but a steady uptick in ‘Pendings’ and ‘Solds’. As we’ve been seeing for some time, all price ranges are represented in these three categories as well.

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

NEWLY LISTED (June 22—June 28, 2009)

Address	List Price	# Beds	# Baths	Total SF	Prop Type	List Date
100 KERR PKWY	$124,500	1	1	617	CONDO	6/23/2009
4000 CARMAN DR	$155,000	2	2	866	CONDO	6/26/2009
4 TOUCHSTONE	$179,900	3	2.1	1,351	CONDO	6/24/2009
5064 FOOTHILLS DR	$299,900	2	2	1,308	CONDO	6/27/2009
12806 BOONES FERRY RD	$299,950	3	2.1	1,174	ATTACHD	6/22/2009
17141 SW BRYANT RD	$364,900	3	2	1,228	DETACHD	6/26/2009
127 3RD ST	$395,000	2	2	1,006	CONDO	6/24/2009
17760 SW CARDINAL CT	$404,900	3	2.1	2,147	DETACHD	6/25/2009
623 ATWATER RD	$425,000	3	3	2,009	DETACHD	6/24/2009
14251 CAMDEN LN	$535,900	3	2.1	2,179	DETACHD	6/26/2009
2704 ORCHARD HILL LN	$649,000	5	3	3,207	DETACHD	6/25/2009
535 B AVE	$649,000	2	2.1	1,691	ATTACHD	6/26/2009
17017 CANAL CIR	574900 – 649876	3	2.1	2,665	DETACHD	6/25/2009
1504 OAK ST	$679,900	3	3.1	2,598	ATTACHD	6/26/2009
279 EVERGREEN RD	$689,000	3	3.1	2,136	ATTACHD	6/27/2009
1564 OAK ST	$729,900	3	2.1	3,070	ATTACHD	6/26/2009
1524 OAK ST	$825,000	3	2.1	3,070	ATTACHD	6/26/2009
17177 OLD RIVER DR	$950,000	4	3.1	3,200	DETACHD	6/25/2009
13090 KNAUS RD	$995,000	4	3	5,578	DETACHD	6/25/2009
1584 OAK ST	$1,100,000	3	3	3,674	ATTACHD	6/26/2009
11 HILLSHIRE DR	$1,149,000	5	4.1	5,163	DETACHD	6/26/2009
5770 DOGWOOD DR	$1,295,000	3	3	3,218	DETACHD	6/23/2009
16847 GREENBRIER RD	$1,950,000	3	2.2	2,315	DETACHD	6/24/2009

PENDING SALES (June 22-June 28, 2009)

Address	List Price	# Beds	# Baths	Total SF	Prop Type	CDOM
100 SW KERR PKWY	$95,400	1	1	617	CONDO	70
44 EAGLE CREST DR	$130,000	1	1	798	CONDO	41
82 GREENRIDGE CT	$227,900	3	2.1	2,868	CONDO	79
16428 SW BONAIRE AVE	$249,950	3	1	1,240	DETACHD	35
1695 MEADOWS DR	$344,900	4	3	2,185	DETACHD	396
45 TANGLEWOOD DR	$345,000	5	3.1	3,166	DETACHD	102
17860 Sundown CT	$365,000	4	3.1	3,480	DETACHD	94
14798 DAVIS LN	$399,900	2	2.1	1,670	ATTACHD	67
1462 Worthington ST	$424,000	4	3	1,800	DETACHD	108
4114 GLACIER LILY ST	$529,000	4	2.1	2,470	DETACHD	65
181 3RD ST	$699,000	2	2	1,523	CONDO	196
15195 LILY BAY CT	$788,000	4	2.1	4,099	DETACHD	163
17814 MARYLCREEK DR	$899,000	4	3.1	4,307	DETACHD	56
815 E AVE	$1,185,000	3	2.1	2,676	DETACHD	148
1340 CHERRY LN	$1,200,000	4	4.1	5,795	DETACHD	445
975 LAKE FRONT RD	$1,695,000	3	3	3,232	DETACHD	157
2500 GLEN EAGLES RD	$2,275,000	5	4.1	5,565	DETACHD	431

SOLD (June 22-June 28, 2009)

Address	O/Price	Close Price	# Beds	# Baths	Total SF	Prop Type	CDOM
100 KERR PKWY	$125,000	$120,000	2	1.1	823	CONDO	91
4000 CARMAN DR	$179,900	$170,000	2	2	1,100	CONDO	72
18543 LONGFELLOW AVE	$339,900	$310,000	3	1.1	1,279	DETACHD	97
1107 CEDAR ST	$324,999	$315,000	4	3	2,485	DETACHD	4
1299 HIDE A WAY LN	$425,000	$340,900	3	2	1,893	DETACHD	127
111 3RD ST	$419,000	$390,000	2	2	1,206	CONDO	276
606 2ND ST	$420,000	$390,000	4	3	3,022	DETACHD	34
4116 ORCHARD WAY	$683,950	$610,000	5	3.1	4,078	DETACHD	132
13874 TAYLORS CREST LN	$750,000	$735,000	4	2.1	3,701	DETACHD	3
3515 UPPER DR	$1,098,000	$1,050,000	4	3.1	4,061	DETACHD	275
12901 SW GOODALL RD	$2,395,000	$1,715,000	4	4.1	5,333	DETACHD	679

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.

June 27, 2009June 27, 2009

Lake Oswego Open Houses ~ June 28, 2009

Sunday is supposed to be gorgeous, & there are 37 great properties to see in Lake Oswego. Get out there, maybe stroll the Lake Oswego Festival of the Arts, see some properties and have some fun! Who knows… you might find “the one” you’ve been looking for… Wouldn’t that be great ~ Hey, call Dianne or me if you do! (That is if you do not already have a Realtor : )

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

15210 Boones Way $175,000 2 Bd, 1 1/2 Ba Open 11-1

4458 Thunder Vista Ln $299,500 3 Bd, 2 1/2 Ba Open 2-4

12806 Boones Ferry Rd $299,950 3 Bd, 2 1/2 Ba Open 1-4

1140 Hallinan Ct $339,895 3 Bd, 2 Ba Open 2:30-4:30

3269 Phyllis Ct $379,900 3 Bd, 2 X 1/2 Ba Open 1-3

668 McVey Ave #70 $399,850 3 Bd, 1 1/2 Ba Open 1-3

17088 Rebecca Ln $479,000 4 Bd, 3 Ba Open 1:30-3:30

13342 Auburn Ct $489,900 3 Bd, 2 1/2 Ba Open 2-4

2062 Cedar Ct $494,900 3 Bd 2 Ba Open 11-2

3745 Tempest Dr $499,900 4 Bd, 3 Ba Open 12-2

2405 Dellwood Dr $505,000 5 Bd, 3 Ba Open 12-2

3254 Duncan Dr $524,900 4 Bd, 3 1/2 Ba Open 2-4

340 8th St $535,000 3 Bd, 2 Ba Open 1-3

11 Morningview Cir $547,000 3 Bd, 2 1/2 Ba Open 1-3

5830 Sunbrook Dr $549,000 5 Bd, 2 1/2 Ba Open 12-2

952 A Ave $550,000 2 Bd, 2 Ba Open 11:30-1:30

475 10th St $623,500 4 Bd, 2 1/2Ba Open 12-2 & 2-4

4208 Albert Cir $639,900 3 Bd, 3 Ba Open 3-5

2704 Orchard Hill Ln $649,000 5 Bd, 3 Ba Open 1-4

15837 Allison Pl $649,000 4 Bd, 2 1/2 Ba Open 1-3

580 Weidman Ct $659,000 5 Bd, 3 1/2 Ba Open 1-3

1322 Glenmorrie Dr $725,000 3 Bd, 3 Ba Open 1-4

3030 Westview Ct $898,000 4 Bd, 2 1/2 Ba Open 2:30-4

18051 Kelok Rd $899,000 5 Bd, 3 1/2 Ba Open 2-4

511 6th St $928,950 5 Bd, 3 1/2 Ba Open 2:30-4:30

1785 Palisades Terr Dr $960,000 5 Bd, 4 1/2 Ba Open 1-3

3300 River Woods Pl $988,500 4 Bd, 2 1/2 Ba Open 1-4

1015 Andrews Rd $999,900 4 Bd, 3 Ba Open 1-3

900 Fairway Rd $1,094,000 4 Bd, 3 1/2 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 2:30-4:30

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

16737 Maple Cir $1,400,000 3 Bd, 3 Ba Open 12-2

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

June 24, 2009

Lake Oswego Festival of the Arts!!! ~ June 26, 27 & 28

artshow2 The 2009, 46th annual Lake Oswego Festival of the Arts is just a couple of days away! It is always such a thrill to be in Lake Oswego during the festival. There is an air of celebration with pedestrians everywhere in the summer sun walking from the Lakewood Center for the Arts to George Rogers Park and local eateries and gathering places. Of course residents wade through some additional traffic, but we don’t seem to mind… taking in the sights and sounds of art, music, and visitors from all over.

This year the event includes the exhibit, “Cutting Edges: Contemporary Mosaic Art”, and it promises to be one for the record books. Aside from being an awesome display of mosaic work by an international group of participating artists, it is also the largest mosaic fine art exhibit ever offered in the United States (wow). World-renowned artists will display gorgeous pieces using stone, metal, precious jewels, glass, recycled and found items. You may wish to stroll and take it all in at the Lakewood Center, and/or take the opportunity provided to learn about the history of the ancient art, its materials and methods.

Downstairs in the first floor hallway you may enjoy the juried exhibit, “The Artist’s Vision” by Northwest artists. Also here you will find the “Visual Arts Invitational Chronicle” exploring the artist’s vision of Lake Oswego, and at the end of the hall is art from our Lake Oswego Grade Schools and Jr. High Schools. Outside in the pavilion tent will be more than 1,000 pieces of art by both professional and emerging artists, along with the High School exhibit, and hands-on activities for children.

All the artwork at the Lakewood Center will be offered for sale, with the exception of some of the school pieces.

Across the street at George Rogers Park you will be able to stroll through the juried “Fine Arts Crafts Faire” and take in a visual feast from more than 110 artisans. Enjoy music while you do from such artists as Linda Hornbuckle & Janice Scroggins, Marv & Rindy Ross, the Crazy 8’s, Ellen Whyte, 3 Leg Torso and others! Kids will enjoy the “Missoula Children’s Theatre” and “Kids Day in the Park”, and Mom & Dad might enjoy a cold beer or glass of wine at the pavilion staffed by the Lake Oswego Chamber of Commerce.

Music at the Lakewood Center will include a wide array of delectable fare including piano, saxophone, samba guitar, and jazz from artists including Hailey Niswanger, Ronnie Robbins, John NIlsen, and many more.

For more information on exhibit locations, music schedules, activity schedules, parking & shuttle locations, please visit: http://www.lakewood-center.org/pages/lakewood-festival-events

See you at the Festival!

June 23, 2009

Lake Oswego Market Activity Report ~ June 15 – June 21, 2009

This last week Lake Oswego saw 33 New properties placed on the market, Pending sales at 15 and 9 Sold/closed.

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

NEWLY LISTED (June 15—June 21, 2009)

Address	List Price	# Beds	# Baths	Total SF	Prop Type	List Date
89 GALEN ST	$107,500	1	1	550	CONDO	6/17/2009
29 CRESTFIELD CT	$154,900	2	2	995	CONDO	6/16/2009
3688 SPRING LN	$179,900	2	2	1,120	CONDO	6/19/2009
12822 BOONES FERRY RD	$234,900	2	2.1	1,136	CONDO	6/16/2009
3480 DEVONSHIRE DR	$308,000	2	2.1	1,649	ATTACHD	6/20/2009
4948 SW MEADOWS AVE	$319,000	3	2	2,491	DETACHD	6/19/2009
1140 HALLINAN CT	$339,895	3	2	1,875	DETACHD	6/21/2009
4310 SILVER CT	$367,500	2	3.1	1,996	CONDO	6/18/2009
104 KINGSGATE RD	$379,500	3	2.1	2,000	ATTACHD	6/16/2009
668 MCVEY AVE	$399,850	3	1.1	985	CONDO	6/17/2009
1651 LARCH ST	$399,900	4	3	2,225	DETACHD	6/18/2009
17349 BANYON LN	$419,900	5	2.1	2,846	DETACHD	6/15/2009
540 2ND ST	$425,000	2	2.1	1,520	CONDO	6/17/2009
4693 LAKEVIEW BLVD	$449,000	3	2.1	1,728	DETACHD	6/19/2009
13342 AUBURN CT	$489,900	3	2.1	2,389	ATTACHD	6/20/2009
2405 Dellwood DR	$505,000	5	3	2,336	DETACHD	6/17/2009
11 MORNINGVIEW CIR	$547,000	3	2.1	2,921	DETACHD	6/17/2009
16925 Depot	$549,000	4	2.1	2,500	DETACHD	6/19/2009
668 MCVEY AVE	$549,000	3	1.1	997	ATTACHD	6/18/2009
953 A AVE	$599,000	3	2	2,628	DETACHD	6/15/2009
475 10TH ST	$623,500	4	2.1	2,932	DETACHD	6/19/2009
14121 GABRIELLE CT	$624,900	4	2.1	3,006	DETACHD	6/16/2009
4208 ALBERT CIR	$639,900	3	3	2,777	DETACHD	6/18/2009
113 FURNACE ST	$669,000	2	2.1	2,154	CONDO	6/19/2009
22 INDEPENDENCE AVE	$724,000	7	4.1	4,066	DETACHD	6/21/2009
4304 WESTBAY RD	$729,000	4	3.1	2,973	DETACHD	6/18/2009
13461 STREAMSIDE DR	$749,000	4	2.1	3,321	DETACHD	6/15/2009
898 CORNELL ST	$759,000	3	2.1	3,000	DETACHD	6/21/2009
3220 SOUTHSHORE BLVD	$1,199,999	3	3	3,629	DETACHD	6/18/2009
2070 RIDGE POINTE DR	$1,225,000	4	5	5,530	DETACHD	6/16/2009
1933 SUMMIT DR	$1,675,000	5	4.1	4,925	DETACHD	6/18/2009
2557 SOUTHSHORE BLVD	$1,895,000	3	3.2	3,604	DETACHD	6/15/2009
102 3RD ST	$1,999,999	4	4	3,400	DETACHD	6/18/2009

PENDING SALES (June 15-June 21, 2009)

Address	List Price	# Beds	# Baths	Total SF	Prop Type	CDOM
100 KERR PKWY	$125,000	2	1.1	823	CONDO	91
47 EAGLE CREST DR	$129,900	2	1	932	CONDO	52
276 CERVANTES	$183,000	3	2	1,209	CONDO	27
5063 Foothills DR	$229,000	2	2	1,031	CONDO	213
4366 WOODSIDE CIR	$319,000	3	2.1	1,762	ATTACHD	97
13840 VERTE CT	$324,900	3	2	1,926	DETACHD	8
18481 WAXWING CIR	$375,000	3	2.1	1,840	DETACHD	13
1299 HIDE A WAY LN	$399,000	3	2	1,893	DETACHD	127
17985 BRAEDEN CT	$554,900	3	2.1	2,559	DETACHD	38
762 3RD ST	$639,900	3	2.1	2,590	DETACHD	309
17751 MARYLCREEK DR	$690,000	4	3	3,505	DETACHD	112
15535 VILLAGE DR	$799,000	5	3	3,421	DETACHD	88
17215 LOWENBERG TER	$850,000	4	2.1	2,819	DETACHD	550
13010 KNAUS RD	$1,199,000	4	3.1	4,312	DETACHD	945
17334 BERGIS FARM DR	$1,399,000	5	4.1	5,654	DETACHD	335

SOLD (June 15-June 21, 2009)

Address	O/Price	Close Price	# Beds	# Baths	Total SF	Prop Type	CDOM
668 MCVEY AVE	$239,900	$220,000	3	1.1	1,184	CONDO	61
204 CERVANTES	$249,900	$246,000	3	1.1	1,138	CONDO	79
2130 WEMBLEY PARK RD	$379,000	$299,900	3	1.1	1,544	DETACHD	280
1716 HALLINAN ST	$369,500	$362,000	3	3	1,916	DETACHD	47
12103 ORCHARD HILL WAY	$429,000	$399,000	4	2.1	2,332	DETACHD	226
17445 LAKE HAVEN DR	$539,900	$537,000	4	3	2,949	DETACHD	9
15713 TARA PL	$615,000	$580,000	4	2.1	3,442	DETACHD	143
17970 ROYCE WAY	$995,000	$900,000	4	4.2	5,226	DETACHD	285
2605 SOUTHSHORE BLVD	$1,395,000	1340000	3	4.1	4,750	DETACHD	234

June 19, 2009

Open Houses for Sunday, June 21st, 2009

Along with being Father’s Day, this Sunday will find 24 open houses in Lake Oswego:

15210 Boones Way, $175,000. 1124 sq. feet, 2 BR, 2 BTHS, open 1:30-4:30

109 Oswego Summit, $182,900. 1212 sq. feet, 2 BR, 2 BTHS, open 2-5

12844 Boones Ferry Rd, $229,900. 1136 sq. feet, 2 BR, 2.5 BTHS, open 1-4

4447 Golden Ln, $249,000. 1980 sq. feet, 2 BR, 2.5 BTHS, open 2:30-5

4465 Golden Ln, $259,000. 1980 sq. feet, 2 BR, 2.5 BTHS, open 2-4

16964 Gassner Ln, $330,000. 2208 sq. feet, 3 BR, 3 BTHS, open 1-4

5096 Tree St, $334,900. 1410 sq. feet, 3 BR, 1.5 BTHS, open 2-4

2315 Southshore Blvd, $335,000. 1970 sq. feet, 3 BR, 1 BTH, open 2-4

140 Touchstone Ct, $339,900. 1964 sq. feet, 3 BR, 2.5 BTHS, open 12-2

15265 Boones Way, $349,900. 1560 sq. feet, 2 BR, 2.5 BTHS, open 1-3

2705 Orchard Hill Pl, $434,900. 2250 sq. feet, 3 BR, 2.5 BTHS, open 1-4

41 Hillshire Dr, $474,000. 2670 sq. feet, 4 BR, 3 BTHS, open 1:30-3:30

11 Morningview Cir, $547,000. 2921 sq. feet, 3 BR, 2.5 BTHS, open 2-4

16920 Greentree Ave, $579,000. 2830 sq. feet, 4 BR, 2.5 BTHS, open 2-4

11 Celllini Ct, $584,950. 3392 sq. feet, 5 BR, 3 BTHS, open noon-2

2814 Vale Ct, $659,000. 3192 sq. feet, 4 BR, 3 BTHS, open 1-4

18246 Bella Terra Dr, $1,294,000. 4052 sq. feet, 4 BR, 3.5 BTHS, open 1-3

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

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

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

18110 Siena Dr, $1,394,000. 4311 sq. feet, 4 BR, 3.5 BTHS, open 1-3

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

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

17433 Ridgeview Ln, $1,495,000. 4704 sq. feet, 4 BR, 4.5 BTHS, open 2-4

Enjoy your weekend and a very Happy Father’s Day to the wonderful men in our lives, whether they be your father or simply someone who brings that fatherly spark to your day.

June 17, 2009

1-Level Homes

verte-front There are many reasons why a person might prefer to live in a single level home. Some are purely by choice. Things like the easy of movement while carrying laundry, or the preference for vaulted ceilings. Others are truly out of necessity due to disabilities whether they be mobility problems, advancing age, or even blindness. But for many people, living in a 1-level home is their preference.

For these people, when they go to purchase a home, it means that they have a much smaller inventory of homes to select from. And for the seller of a 1-level home, it means that they have a very specific niche in the real estate market. So when a single level home comes up for sale, it is likely to be well received by buyers.

Some quick statistics: in the year 2000, the size of the U.S. population that was age 65 or older was 35,000,000 people or 12.4% of the population. It is projected that by the year 2030 that percentage will grow to 19.6%, or 71,000,000 people. This means that the desirability of a one-level home is only going to increase.

Now the twist, just as the demand for single level homes in increasing, the availability of land to build single level homes is decreasing, at least in Oregon. Every city and county has building codes that require specific distances, or set backs, from the property lines. A builder is simply restricted to foundations that fit within the set backs of any particular piece of property. Because a 1-level home usually has a larger foundation, it means that the smaller lots that are common in today’s developments do not have the area necessary to build 1-level homes. And this means that the land that is big enough to build a 1-level home will cost more because it is larger. It also means that the 1-level homes that currently exist will be high-demand and valuable into the future.

An important concept to understand when you are buying or selling a single level home is how the value compares to other properties. Why is it that a 1500 square foot, single level home, can sell for as much as a 2000 square foot 2-story home? This goes back to the construction of the building. The two most expensive components in building a home are the roof and the foundation. When you have a 2-story house, this big expense goes twice as far. So a 1-level home is more expensive to build per square foot, and through out it’s life of being purchased and sold it will continue to pass along this higher expense.

So if you are lucky enough to have a 1-level home, I hope that you feel good about your investment. If you are looking to buy a 1-level home, there are currently 70 of them for sale in Lake Oswego. The least expensive is 1346 square feet with 3 bedrooms, 1 1/2 baths, and was built in 1956. It is listed for $229,900. The most expensive is 5389 square feet, with 4 bedrooms, 3 1/2 baths, and was built in 1993. It is listed for $1,850,000. The other 68 single level homes for sale cover every sort of size and pricing.

Whether you are wanting to buy or sell, whether you want a 1-level or several levels, Linda and I are here to help. Please do not hesitate to give us a call or to drop us an e-mail.

Dianne

June 16, 2009

Market Activity for June 8-June 14, 2009

I know that in my personal business it feels like things have picked up a bit. I think last week’s market activity also reflected that. We had 19 new listings come on the market, 12 homes go pending, and 14 sales that closed.

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

NEWLY LISTED (June 8—June 14, 2009)

Address	List Price	# BR	# BTHS	Total SF	Prop Type	List Date
15210 BOONES WAY	$175,000	2	2	1,124	CONDO	6/8/2009
109 OSWEGO SMT	$182,900	2	2	1,212	CONDO	6/8/2009
44 EAGLE CREST DR	$185,000	3	2	1,085	CONDO	6/11/2009
212 RIDGEWAY RD	$204,900	1	1	778	CONDO	6/12/2009
41 GREENRIDGE CT	$249,900	3	2.1	1,652	ATTACHD	6/8/2009
4438 THUNDER VISTA LN	$265,000	2	2.1	2,040	CONDO	6/8/2009
1432 LAUREL ST	$275,000	2	1	920	DETACHD	6/8/2009
3 SUMMIT RIDGE CT	$300,000	2	2.1	1,576	ATTACHD	6/11/2009
343 5TH ST	315000	2	1	910	CONDO	6/11/2009
16808 INVERURIE RD	324900	3	2	1,182	DETACHD	6/8/2009
16964 GASSNER LN	330000	3	3	2,208	DETACHD	6/8/2009
6310 CARMAN DR	349900	3	2.2	1,270	DETACHD	6/9/2009
19040 INDIAN SPRINGS CIR	369950	5	2	2,050	DETACHD	6/9/2009
5037 CENTERWOOD ST	379000	3	1.1	1,340	DETACHD	6/13/2009
2705 ORCHARD HILL PL	434900	3	2.1	2,250	DETACHD	6/12/2009
16439 LEXINGTON CT	474900	2	2	1,563	DETACHD	6/9/2009
891 G AVE	529900	5	2.1	2,420	DETACHD	6/11/2009
17471 CARDINAL DR	850000	4	2.1	3,056	DETACHD	6/9/2009
667 IRON MOUNTAIN BLVD	1650000	5	4.1	5,000	DETACHD	6/8/2009

PENDING SALES (June 8-June 16, 2009)

Address	List Price	# BR	# BTHS	Total SF	Prop Type	CDOM
3876 BOTTICELLI ST	$169,900	2	2	1,275	ATTACHD	202
668 MCVEY AVE	194900 – 224876	2	1	852	CONDO	765
4325 COUNTRY WOODS CT	$299,900	3	2	1,346	DETACHD	40
17850 PILKINGTON RD	$372,000	3	2.1	3,222	DETACHD	388
762 LAKE FOREST DR	$412,125	4	3	1,970	DETACHD	9
14371 HOLLY SPRINGS RD	$414,900	4	2.1	1,939	DETACHD	354
131 WILBUR ST	$425,000	2	2	1,312	DETACHD	106
16919 LAKERIDGE DR	$425,000	4	3	2,710	DETACHD	295
4181 COBB WAY	429900	4	3	2,248	DETACHD	28
15713 TARA PL	615000	4	2.1	3,442	DETACHD	143
17600 UPPER CHERRY LN	699000	4	3.1	3,867	DETACHD	133
17090 FERNWOOD DR	765000	4	3.1	3,998	DETACHD	302

SOLD (June 8-June 16, 2009)

Address	O/Price	Close Price	# BR	# BTHS	Total SF	Prop Type	CDOM
5101 JEAN RD	$295,000	$235,000	3	1	1,012	DETACHD	233
16446 INVERURIE RD	$349,900	$250,000	3	1	2,100	DETACHD	350
17071 BRYANT RD	$435,000	$320,000	3	2	1,500	DETACHD	302
1666 LAKE FRONT RD	$874,900	$395,000	4	3	2,825	DETACHD	680
13581 GOODALL RD	$1,100,000	$475,000	3	2	1,220	DETACHD	575
54 AQUINAS ST	$575,000	$485,000	3	2.1	2,802	DETACHD	249
11 BECKET ST	$550,000	$487,500	3	2.1	4,030	DETACHD	111
19431 KOKANEE CT	$529,000	$520,000	4	2.1	2,250	DETACHD	8
5868 SUNCREEK DR	749900	645000	4	2.1	3,174	DETACHD	68
2317 STONEHURST CT	$945,900	660000	4	2.1	4,455	DETACHD	374
4155 CANAL RD	$1,199,000	685000	4	2.1	3,736	DETACHD	678
2900 WEMBLEY PARK RD	697000	690000	4	2.1	3,383	DETACHD	4
3407 LAKE GROVE AVE	$1,298,000	875000	4	3.1	4,475	DETACHD	402
18224 Bella Terra DR	1495000	1275000	4	4	4,050	DETACHD	397

June 13, 2009

Lake Oswego Open Houses ~ June 14, 2009

There are 33 great properties to see on Sunday in Lake Oswego. No matter what price level or type of home you are looking for, you will be sure to find some fun options on the list below! Enjoy a beautiful Sunday!

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

12846 SW Boones Ferry Rd $209,000 2 Bd, 1 1/2 Ba Open 9-11

16501 Lake Forest Blvd $319,900 3 Bd, 1 Ba Open 1-3

13840 Verte Ct $324,900 3 Bd, 2 Ba Open 1-3

3009 Wembley Park Rd $379,900 3 Bd, 1 1/2 Ba Open 1-4

16824 SW Inverurie Rd $389,900 3 Bd, 3 Ba Open 1-4

1023 Lund St $412,500 4 Bd, 2 1/2 Ba Open 1-4

1531 Woodland Ter $429,000 3 Bd, 2 1/2 Ba Open 1-4

1858 Southshore Blvd $449,900 4 Bd, 2 Ba Open 2-4

42 Hillshire Dr $474,000 4 Bd, 3 Ba Open 1:30-3:30

16439 Lexington Ct $474,900 2 Bd 2 Ba Open 3-5

15943 White Oaks Dr $495,500 4 Bd, 2 1/2 Ba Open 2-4

4959 Bilford Ln $547,500 3 Bd, 2 1/2 Ba Open 2-4

16920 Greentree Ave $579,000 4 Bd, 2 1/2 Ba Open 2-4

11 Cellini Ct $584,950 5 Bd, 3 Ba Open 12-2:30

17879 Hillside Dr $619,900 3 Bd, 3 Ba Open 12-2

580 Weidman Ct $659,000 5 Bd, 3 1/2 Ba Open 2:30-4:30

401 Ash St $680,000 5 Bd, 4 Ba Open 1-3

550 Middlecrest Rd $699,000 3 Bd, 2 1/2Ba Open 1-3

220 Greenwood Rd $785,000 3 Bd, 4 Ba Open 1-4

2688 Rivendell Rd $835,000 4 Bd, 3 Ba Open 1-3

15540 Village Dr $879,900 4 Bd, 2 1/2 Ba Open 1-3

3030 Westview Ct $898,000 4 Bd, 2 1/2 Ba Open 2:30-4

577 Middlecrest Rd $999,900 4 Bd, 2 1/2 Ba Open 1-3

14480 Kruse Oaks Blvd $1,149,000 4 Bd, 3 1/2 Ba Open 1-3

18246 Bella Terra Dr $1,294,000 4 Bd, 3 1/2 Ba Open 1-4

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

624 Atwater Rd $1,338,000 5 Bd, 3 1/2 Ba Open 1-3

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

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

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.