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All About Lake Oswego, Oregon real estate topics

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Market Activity Report August 8th – 14th, 2016

We’ve had a busy week!
24 new listings, 17 pending, and 21 sold!

Looks like the market has been pretty consistent. However, with school starting we may start to see a dip in activity. I knew a few of my friends are looking to buy homes in Lake Oswego, and may be encouraged to really start looking if they feel like there isn’t as much competition. Having been working with buyers as of late, I completely understand the thought process here.

Following is the breakdown for you according to RMLS:

New on the Market (August 8th-14th, 2016)

Address Type Price Bedrooms Bathrooms Sqft
4919 LAKEVIEW BLVD CONDO 129,000 1 1 753
221 CERVANTES CONDO 265,000 2 2.5 1240
15460 BRIANNE CT ATTATCH 320,000 2 2.5 1250
18540 KRISTI WAY DETACHED 329,950 3 1.5 1246
14372 SHERBROOK PL DETACHED 335,000 2 1.5 1216
43 ORIOLE LN DETACHED 385,000 2 2 1810
9 ORIOLE LN DETACHED 419,000 3 3 1928
13142 PETERS RD DETACHED 499,900 4 2.5 2412
72 TOUCHSTONE ST DETACHED 499,900 3 3 3908
1706 MEADOWS DR DETACHED 539,900 3 2 1698
19061 SW INDIAN CREEK AVE DETACHED 544,900 4 3 3070
1920 PARK FOREST AVE DETACHED 575,000 3 3 2679
18183 WESTMINSTER DR DETACHED 720,000 3 2.5 3191
2325 OAKHURST LN DETACHED 799,900 5 2.5 3627
18462 PIONEER CT DETACHED 819,000 5 3 3804
17170 WALL ST DETACHED 835,000 4 3.5 3446
5267 LAKEVIEW BLVD DETACHED 900,000 4 3 3454
1666 LAKE FRONT RD DETACHED 1,279,000 4 3.5 3183
19331 LORNA LN DETACHED 1,335,000 4 3.5 5070
4146 LAKEVIEW BLVD DETACHED 1,380,000 4 3.5 3279
548 RIDGEWAY RD DETACHED 1,560,000 4 3 2830
404 FAIRMOUNT RD DETACHED 1,595,000 4 3 3948
18332 MEADOWLARK LN DETACHED 1,675,000 6 5 6043
980 EVERGREEN RD DETACHED 2,280,000 5 5.5 5644

Pending Sales (August 8th-14th, 2016)

Address Type Price Bedroom Bathrooms DOM
75 GALEN ST CONDO 184,500 2 2 4
58 OSWEGO SMT CONDO 210,000 2 2 24
3932 CARMAN DR CONDO 229,900 2 2 131
2 SW MOUNTAIN CIR ATTACHED 299,000 2 1 32
1223 HEMLOCK ST DETACHED 422,500 2 1 118
18715 INDIAN CREEK DR DETACHED 529,900 3 2 118
4 ESSEX CT DETACHED 549,900 4 2 23
17901 STAFFORD RD DETACHED 599,000 3 2 103
17771 MARYLCREEK DR DETACHED 765,000 4 3.5 17
621 COUNTRY CLUB RD DETACHED 825,000 4 2.5 160
5340 GREYSTOKE DR DETACHED 875,000 3 3 443
18260 RIVER EDGE CT DETACHED 949,000 4 3.5 164
1300 ANDREWS RD DETACHED 1,190,000 5 3 60
862 CEDAR ST DETACHED 1,250,000 4 3.5 170
13060 KNAUS RD DETACHED 1,495,000 4 3.5 48
855 G AVE DETACHED 1,499,000 4 2.5 309
1098 CHANDLER RD DETACHED 1,749,000 4 3.5 432

Sold/Closed (August 8th-14th, 2016)

Address Type List Price Close Price Sqft DOM
47 EAGLE CREST DR #21 CONDO 149,000 138,800 932 767
86 CERVANTES CIR CONDO 158,000 158,000 912 1
3433 MCNARY PKWY CONDO 199,900 208,000 1208 5
750 1ST ST CONDO 279,900 265,000 1350 30
534 2ND CONDO 469,000 469,000 1394 62
528 2ND ST CONDO 489,900 489,900 1703 3
16913 CANAL CIR DETACHED 530,000 530,000 2525 0
30 MORNINGVIEW CIR DETACHED 549,000 543,000 2276 29
16921 KARA LN DETACHED 569,000 556,700 2382 31
171 GREENWOOD RD DETACHED 575,000 585,000 1610 11
300 4th ST ATTACHED 600,000 600,000 1731 0
1002 HEMLOCK ST DETACHED 624,990 617,990 1950 4
41 TOUCHSTONE DETACHED 669,900 653,000 3092 85
3540 UPPER DR DETACHED 659,900 65,500 2716 46
2331 DELLWOOD DR DETACHED 715,000 715,000 2746 4
737 COUNTRY CLUB RD DETACHED 799,900 750,000 3242 72
13366 BOONES FERRY RD DETACHED 875,000 825,000 3564 30
22 GREENWOOD RD DETACHED 850,000 825,000 2701 40
13084 AMBER PL DETACHED 1,199,099 1,150,000 3756 6
1255 CHANDLER RD DETACHED 1,400,000 1,400,000 3212 0
149 FURNACE ST DETACHED 1,688,888 1,600,000 3954 161

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.

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Lets talk about Pokémon Go in Lake Oswego!

At the start of this month one of the biggest smart phone crazes took place with a very popular Nintendo franchise: Pokémon. A small company by the name of Niantic took it upon themselves, with the help of Google Maps, to place Pokémon all over the world.
What does this have to do with houses in Lake Oswego?
Well a lot really: we are seeing a huge rise in foot traffic all over the neighborhood as people young and old wander around with their eyes glued to their phone, in search of these illusive little digital critters.
One major question seems to be popping up from a lot of Lake Oswego home owners: Who is doing this? And why are they putting Pokémon in my house or my back yard?
Well to answer this question I had to investigate: I downloaded the app myself and went about on my own quest to peruse catching as many Pokémon as I could in Lake Oswego (some of you probably saw me wandering around. I think the most embarrassing thing that had happened so far is that I walked into a low-hanging branch. Otherwise I’ve been pretty keen to keep an eye on my surroundings).
What I found was that, not only do Pokémon pop up just about anywhere (and randomly) but that there are a lot of little Pokémon landmarks all over our neighborhood. What once was an old piece of art, playground equipment, or even a sign that tells you to clean up after your pooch, have now become checkpoints (like geocaching) and digital combat zones (where you can compete against other players and fight your little monsters).
Another thing I have found is that Pokémon are invisible until you wander close to them. They are not tied to an exact spot, but are within a vicinity of where you are. This means that even if they are standing across the street from you, that you can engage in catching them as though they are directly in front of you.
Niantic, the company that is responsible for making this game, has made it very easy to AVOID wandering into people houses and back yards by giving your little in-game player a radius to work with, rather than expecting you to stand directly on top of were a Pokémon may be. So there really should be no excuse to have to trespass into other people’s yards. If you cannot get a Pokémon to appear from the street, chances are it won’t appear even if you trespass.
Some companies (like the Baja Fresh off of Boones Ferry Rd, or Pine Shed Ribs next to the Plaid Pantry), have had the luck of becoming poke-stops (a location point that acts as an interactive recharging station, where it is both easier to get more goodies and catch more Pokémon) and can often be found setting out lures to draw in attention from Pokémon Go players, and thus gaining a little extra business. Lures are in essence a paid bonus that you can buy from the in-game store to attach to existing poke stops, to draw more Pokemon to a location, making it easier for Pokemon Go players to hang out and catch Pokémon, rather than wander around physically.
All-in-all Pokemon Go is a very interesting, and fun, digital craze that plans to be around for a while. It provides a remarkable incentive to go on daily walks around your neighborhood, as well as goals to walk impressive distances. However, it does not encourage players to trespass! So rest assured Lake Oswego, there should be no excuse for people to wander onto your property without permission, in an effort to catch invisible critters. Though I do suggest this game for all ages!

Pokemon

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Market Activity Report July 18th – 24th, 2016

The summer continues to hustle and bustle!
26 new listings, 32 pending, 19 houses sold!
Condos continue to be a very hot item on the market! I recently visited a few up by Touchstone and Eagle Crest. Some where just lovely, but some needed some love. Never-the-less all condos seem to be going quick.

New on the Market (July 18th – 24th, 2016)

Address Type Price Bedrooms Bathrooms Sqft
193 OSWEGO SMT CONDO 235,000 2 2 1383
48 EAGLE CREST DR CONDO 250,000 2 2 1443
4325 SILVER CT CONDO 360,000 3 2.5 1844
6040 LAKEVIEW BLVD DETACHED 459,000 3 2 2390
532 2ND ST CONDO 469,900 2 2.5 1395
16287 BONAIRE AVE DETACHED 495,000 2 1 1430
13991 MAJESTIC CT DETACHED 499,900 3 2.5 1325
6244 FROST LN DETACHED 500,000 4 3.5 2304
668 MCVEY AVE #22 CONDO 500,000 3 1.5 992
4 ESSEX CT DETACHED 549,900 4 2.1 2835
6423 FROST ST DETACHED 569,000 3 2.5 2548
17486 CARDINAL DR DETACHED 575,000 5 3 2327
17 LAUREL ST DETACHED 585,000 3 1.5 3096
14555 SHERBROOK PL DETACHED 598,000 4 2.5 2942
2478 MARYLVIEW CT DETACHED 785,000 4 3 3531
19 MONTICELLO DR DETACHED 819,000 6 3 4866
820 BOCA RATAN DR DETACHED 899,900 4 3.5 2628
1601 PINE ST DETACHED 944,900 4 3.5 3711
13079 AMBER PL DETACHED 998,000 5 3 3200
1130 OAK TER DETACHED 1,049,000 4 3.5 3729
4168 CHAD DR DETACHED 1,049,900 4 3.5 3744
18820 GREENBLUFF DR DETACHED 1,475,000 4 4.5 5570
17515 BLUE HERON RD DETACHED 2,495,000 5 5.5 6314
12850 FIELDING RD DETACHED 2,500,000 9 9.5 19444
16715 PHANTOM BLUFF CT DETACHED 3,988,000 4 4.5 4585
1900 TWIN POINTS RD DETACHED 8,680,000 4 3.5 6776

Pending Sales (July 18th – 24th, 2016)

Address Type Price Bedroom Bathrooms DOM
3433 MCNARY PKWY CONDO 199,900 2 2.5 5
58 OSWEGO SMT CONDO 210,000 2 2 4
343 5th ST CONDO 249,000 2 1 27
1400 BONNIEBRAE DR CONDO 254,000 2 1 41
12824 SW BOONES FERRY RD ATTACHED 298,000 2 2.5 7
16250 PACIFIC HWY #76 CONDO 299,900 3 2 9
12842 BOONES FERRY RD CONDO 324,900 2 2.5 98
300 LAKE BAY CT DETACHED 445,000 2 1 88
2255 GREENTREE RD DETACHED 450,000 4 2.5 14
1160 OAK TER DETACHED 450,000 3 2 7
16041 WALUGA DR DETACHED 454,900 4 2 8
1190 OAK TER DETACHED 460,000 4 2 11
5850 BONITA RD DETACHED 475,000 3 2 143
495000 YARMOUTH CIR DETACHED 495,000 2 2 52
1419 HEMLOCK ST DETACHED 500,000 5 3 28
2370 GLEN HAVEN RD DETACHED 539,900 5 2.5 28
4889 HAMPTON CT DETACHED 543,000 3 2.5 4
17312 CHAPIN WAY DETACHED 559,000 3 2 5
1705 LEE ST DETACHED 699,000 4 3.5 79
17323 LAKE HAVEN DR DETACHED 699,900 3 2.5 4
727 LAUREL ST DETACHED 775,000 3 3.5 84
15468 BOONES WAY ATTACHED 800,000 4 2.5 44
1015 SHER LN DETACHED 850,000 5 3 37
412 8th ST DETACHED 899,000 3 2.5 33
18025 SARAH HILL LN DETACHED 899,900 4 3.5 6
834 6th ST DETACHED 1,099,900 4 2.5 12
1175 CHERRY CIR DETACHED 1,325,000 6 4.5 367
3118 DOUGLAS CIR DETACHED 1,339,000 3 2.5 56
149 FURNACE ST CONDO 1,688,888 3 3.5 161
13600 GOODALL RD DETACHED 2,295,000 6 6.5 44
1455 LAKE FRONT RD DETACHED 2,695,000 4 5.5 1085

Sold/Closed (July 18th – 24th, 2016)

Address Type List Price Close Price Sqft DOM
74 GALEN ST CONDO 159,000 142,464 995 43
44 EAGLE CREST DR CONDO 140,000 152,000 908 4
168800 GALEN ST CONDO 168,800 188,800 923 2
15465 SW TANAGER DR DETACHED 445,000 475,000 1535 2
18906 KRISTI WAY DETACHED 485,000 485,000 1864 2
13449 VERMEER DR DETACHED 495,000 495,000 1877 37
17763 MARDEE AVE DETACHED 519,000 545,000 2300 3
1161 UPPER DEVON LN DETACHED 575,000 574,995 2265 28
4 INDEPENDENCE AVE DETACHED 600,000 605,000 3782 6
5714 CHARLES CIR DETACHED 649,900 625,000 2401 18
8 YORICK ST DETACHED 699,900 686,000 3418 5
13528 TWIN CREEK LN DETACHED 800,000 750,000 3129 52
15964 PARKER RD DETACHED 799,900 785,000 3378 31
2331 PRESTWICK RD DETACHED 825,000 825,000 2613 0
4667 SHEPHERDS LN DETACHED 869,900 869,900 2999 31
348 5th ST DETACHED 875,000 875,000 2019 129
17436 KELOK RD DETACHED 1,050,000 1,050,000 3054 7
16828 ALDER CIR DETACHED 1,550,000 1,550,000 2362 0
2880 UPPER DR DETACHED 1,795,000 1,762,000 5634 76

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.

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Market Activity Report for June 27th to July 3rd, 2016

I hope everybody had a wonderful 4th of July!
The weather was just perfect for it!

Taking a look at our recent activity: there are a LOT of condos that have just sold. Looks like condos are very hot right now in LO!

Over-all we have had 29 new listings, 24 pending homes, and 26 sold!

Following is the breakdown for you according to RMLS:

New on the Market ( June 27th to July 3rd, 2016)

Address Type Price Bedrooms Bathrooms Sqft
4 TOUCHSTONE DR #108 CONDO 136,000 3 2.5 1351
219 CERVANTES CONDO 239,900 2 2 1100
1652 BONNIEBRAE DR ATTACHED 279,900 3 1.5 1303
1223 HEMLOCK ST DETACHED 422,500 2 1 748
1935 FERNWOOD DR DETACHED 515,000 4 3 2100
1935 SW REDWING CT DETACHED 549,900 4 3 2471
4920 CENTERWOOD ST DETACHED 569,000 3 3 2072
48 AQUINAS ST DETACHED 599,000 4 2 2693
17562 BLUE HERON CT DETACHED 599,950 4 3 2812
17901 STAFFORD RD DETACHED 640,000 3 2 2254
16 BECKET ST DETACHED 657,000 3 3 3203
13040 PRINCETON CT DETACHED 674,900 4 2.5 3135
32 DA VINCI ST DETACHED 679,000 5 3 3204
2063 RIDGEWOOD RD DETACHED 679,000 4 2.5 2532
5530 DUNMIRE DR DETACHED 715,000 4 3 3040
3718 RIVERS EDGE DR DETACHED 739,000 4 2.5 2512
19431 KOKANEE CT DETACHED 765,000 3 2.5 2250
17568 BLUE HERON CT DETACHED 789,000 4 3.5 3909
2484 MARYLSHIRE LN DETACHED 849,900 4 2.5 3255
2100 RIDGE POINTE DR DETACHED 875,000 5 5.5 5375
209 RIDGEWAY RD DETACHED 899,000 4 3.5 2600
151 BERWICK RD DETACHED 999,500 4 3 4387
17512 GREENBLUFF DR DETACHED 1,150,000 4 4 4033
629 5th ST DETACHED 1,385,000 4 2.5 2985
17455 RIDGEVIEW LN DETACHED 1,465,000 4 3.5 4570
13012 KNAUS RD DETACHED 1,825,000 4 3.5 4796
14733 UPLANDS DR DETACHED 2,275,000 6 5.5 7694
1455 LAKE FRONT DR DETACHED 2,695,000 4 5.5 6145

Pending Sales ( June 27th to July 3rd, 2016)

Address Type Price Bedroom Bathrooms DOM
74 GALEN ST CONDO 149,500 2 2 43
86 CERVANTES CIR #86 CONDO 158,000 2 1.5 1
14 OSWEGO SMT CONDO 165,000 2 2 6
4000 CARMAN DR #26 CONDO 189,000 2 2 3
79 OSWEGO SUMMIT #79 CONDO 199,900 2 2 3
3940 CARMAN DR CONDO 229,900 2 2.5 13
3930 CARMAN DR CONDO 229,900 2 2.5 67
16850 CORTEZ CT DETACHED 375,000 3 1.5 16
17470 HILL WAY DETACHED 398,000 3 2 4
14854 TWIN FIR RD DETACHED 415,000 3 2 19
438 ASH ST DETACHED 439,900 4 3 3
5895 BURMA RD DETACHED 440,000 4 2.5 43
18906 KRISTI WAY DETACHED 485,000 3 2 2
528 2ND ST ATTACHED 489,900 2 2.5 3
171 GREENWOOD RD DETACHED 575,000 4 2 11
19 FALSTAFF ST DETACHED 579,000 4 2.5 70
17658 BROOKHURST DR DETACHED 734,900 3 3 41
3180 WESTVIEW CIR RES-MFG 749,000 3 2.5 1
13596 STEAMSIDE DR DETACHED 758,000 4 2.5 55
13825 MELROSE PL DETACHED 765,000 5 4.5 165
12870 ELK ROCK RD DETACHED 769,000 4 3 310
348 5th ST DETACHED 875,000 3 2.5 129
3130 DOUGLAS CIR DETACHED 1,499,999 4 2.5 4
17210 CEDAR RD DETACHED 1,795,000 4 3 165

Sold/Closed ( June 27th to July 3rd, 2016)

Address Type List Price Close Price Sqft DOM
100 KERR PKWY # 37 CONDO 109,900 104,550 617 27
100 KERR PKWY #12 CONDO 115,000 113,500 617 43
65 GALEN ST CONDO 135,000 141,500 689 4
334 CERVANTES CIR ATTACHED 145,000 144,350 832 2
100 KERR PKWY #10 CONDO 150,000 149,500 823 7
3922 CARMAN DR CONDO 234,900 225,000 1137 52
4083 JEFFERSON PKWY CONDO 245,000 239,000 1210 5
241 CERVANTES CONDO 262,900 265,000 1384 0
4422 THUNDER VISTA LN CONDO 279,000 288,500 2040 61
48 EAGLE CREST DR CONDO 277,500 281,000 1550 5
11 BRITTEN CT ATTACHED 296,500 311,500 1318 3
210 S STATE ST CONDO 354,500 333,000 1614 100
19 AQUINAS ST DETACHED 479,000 497,100 2379 5
1730 YARMOUTH CIR DETACHED 519,000 514,500 1770 15
4734 LAMONT CT DETACHED 529,000 529,000 1856 1
18978 INDIAN SPRINGS RD DETACHED 529,900 529,900 2860 6
937 OAK ST DETACHED 595,000 545,000 3080 85
16545 INVERURIE RD DETACHED 569,000 606,500 2300 19
1400 HORSESHOE CURV DETACHED 679,000 679,000 2248 6
20 MONTICELLO DR DETACHED 599,900 705,000 3848 4
3560 TEMPEST DR DETACHED 675,000 705,000 2847 5
5598 LUCE LN DETACHED 798,000 790,000 3372 2
1287 BICKNER ST DETACHED 825,000 799,000 2665 6
301 IRON MOUNTAIN BLVD DETACHED 1,095,000 1,082,500 2946 32
3101 WEMBLEY PARK RD DETACHED 1,365,000 1,365,000 3820 121
1136 NORTHSHORE RD DETACHED 2,500,000 3,200,000 3698 3

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.

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Seismic Retrofitting

Is-Your-Home-Ready-for-an-Earthquake-Free-Eval-and-Estimate_2As part of my continuing education I attended a class this morning put on by Zach Smith of Earthquake Tech and Gemmell Construction. Living on the West coast earthquakes are something most of us are aware of. The large quakes in California are recent enough to be remembered by most of us. The 2011 quake and Tsunami in Japan directly affected our coast line (and still does with garbage washing ashore), but for the most part it seems far away and not directly important to our lives. That changed with the publication of a New Yorker article on July 20, 2015 (“The Really Big One” by Kathryn Schulz). It brought front and center the issue that the Pacific Northwest is grossly under prepared for a major earthquake.

Some back ground is needed here. There have been 41 significant quakes (we are talking huge, like 9.0) that have happened in the Cascadia Subduction Zone off of the Oregon Coast in the last 10,000 years. The major fault in this zone is the San Juan de Fuca plate which runs from Northern California to Vancouver Island. The average occurance is every 243 years. The last quake was 9.0 on January 26, 1700. So we are now 316 years into a 243 year cycle. Of course these quakes don’t occur on a specific time schedule. This is an average. Some quakes have been many hundreds of years apart and some less than a hundred. When the next quake will occur is a complete unknown. What is known is that it will happen, we just don’t know when.

koso300So, we know it will come, but what should we do about it? There are some really basic steps that are promoted as earthquake preparedness:
* Seismically retrofit your house if it is older than about 1980. If it was built since 1980 you should still have it examined to see if there is anything more that you can do. Retrofitting should include strapping your house to it’s foundation, strapping the water heater to brace it against a secure part of the house, brace your chimney, at a minimum put a shut-off wrench next to your gas meter, or better yet, install an automatic shut off valve that will engage as soon as it detects that the house is moving.
* Get earthquake insurance. Earthquake damage is not covered in standard home insurance policies. It is a rider to the policy and must be purchased separately.
* Have a supply of water that will last for enough time to provide 1 gallon of water per day for each person in the house. Different experts suggest different times to expect utilities to be down, a few days or a few weeks, store what you can manage.
* Have a supply of non-perishable food
* Have earthquake preparedness kits in your home, your car, and your office. Don’t forget supplies for your pets.

Juan.de_.Fuca_1I think the big question is how much does it cost to retrofit a house. I was surprised this morning to learn that on average it runs $2000-$8000 for homes built from the turn of the Century to the 1970’s. The cost is dependent upon how big the house is and the condition of the foundation. If the house has a bad foundation (Zach referred to brick foundations a “standing rubble”) then the cost goes up significantly in the range of $50,000-$200,000. I felt encouraged that the average house can be done for under 10K.

I was extremely impressed with Zach’s presentation this morning. If your home is within the metro area he will come and give you an estimate at no charge. For information on Earthquake Tech click here.

I also want to give a shout out to Jay Kushner of Seismic Technologies. I have been referring clients to Jay for years. He is knowledgeable and a tremendous resource for assessment of the seismic preparedness of homes. For his information click here.

Let’s hope we never have The Big One happens in our life times, but let’s also be aware and pro-active so that if it does, we have the best chances possible for our homes and for our families.
Dianne

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What Color Should I Paint My Home?

Paint 1I just got done with my own house-painting project, and didn’t think it would take as much of my time or thought process as it did!  Being in this business, you’d think I’d sail right through that one, and/but when it is your own home, its always a different experience. There are lots of things to think about. Color is the first one.  I gave myself weeks of driving around and consciously looking at homes and trying to picture myself coming home to that color.  As time went on, I noticed that I was attracted to a particular color combination which I had used on a previous home. I had really wanted to try something new, but in the end, the color combo I chose is what made ME feel that “home” feeling.

Here are a few things that came up for me, and that you might find helpful:

  • You’ll want to think about how many colors to employ. Some people use one color for the main body of the home, another for the basement (if there is one) and another for eves or dormers or other accent features. Others use one color for the whole body.  If your home is small, consider that it may look larger if you avoid visually chopping it up by, for instance, painting the basement a different color. If it is a larger home, a little contrast may be nice. Also, remember the porch.
  • If you have a comp roof, what color is it?  Take that into consideration as you contemplate complimentary color schemes.
  • If you are selling your home, talk to your Realtor and/or the paint store about popular colors. Its wise to stay neutral, and/but you don’t want to be boring!
  • Walk around your neighborhood. Take a look at the colors on the block. It may inform you as to what will be appealing from the street.  You don’t want three dark grey w/white trim houses right next to each other…
  • I was advised (and it turned out to be true) that the color will show up a little lighter on the walls than it looks inside the paint store.
  • In addition… I’ll share a little superstition with you that I find charming. Many believe that it is a good idea to paint the underside of your porch’s ceiling blue.  It is considered Good Luck. You can Google it & find out more. Bottom line? I like Good Luck (I don’t see a downside : )  I am loving my blue ceiling on the porch.
  • Many people use more than one color on the trimwork & windows.  As in beige with black accents, green with beige accents.  If you are going for contrast and/or just like white trim, most professionals will tell you to use an off-white as it shows wear (and dirt) less.
  • Consider paint quality and your priorities.  If you are staying in your home for the long-term, you may choose a higher-quality paint (I did ). It wears longer and means you won’t likely need to paint for many years to come. If you are selling your home and spending money on multiple projects, you may want to choose a standard paint. Most reputable paint companies have great quality standard paints that last a long time!
  • Ask for referrals from friends and/or your Realtor when you choose a painter. You want someone who knows what they are doing and is responsible, licensed and bonded. I’d advise getting three bids.  I found there to be a wide variety of pricing and professionalism.
  • Lastly… Make sure YOU are happy with your color choice. Don’t let anyone talk you into something that doesn’t feel like “home” to you.
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Market Activity Report May 23rd to May 29th, 2016

Gosh is it hot! Summer is excited to be here! The real estate market in Lake Oswego continues to be strong, with 23 new listings, 27 pending properties, and 17 sold homes.
I noticed a lot of houses above the 1 mil mark this time around. We have some beautiful and extravagant homes available for those looking to live in luxurious Lake Oswego.

Following is the breakdown for you according to RMLS:

New on the Market (May 23-29, 2016)

Address Type Price Bedrooms Bathrooms Sqft
100 KERR PKWY #37 CONDO 109,900 1 1 617
4 TOUCHSTONE #90 CONDO 199,000 3 2.5 1351
61 OSWEGO SMT #61 CONDO 215,000 2 2 1212
4974 SUNTREE LN ATTACHED 429,950 2 2.5 1,652
1730 YARMOUTH CIR DETACHED 519,000 2 2 1770
2350 SOUTH SHORE BLVD DETACHED 530,000 3 2.5 2174
30 MORNING VIEW CIR DETACHED 549,000 4 3 2276
13930 MAJESTIC CT DETACHED 579,000 3 2.5 2956
18521 WAXWING CIR DETACHED 625,000 3 2.5 2936
4801 WILDWOOD ST DETACHED 549,950 4 3 2963
2931 ORCHARD HILL PL DETACHED 785,100 4 2.5 3108
16060 WHITE OAKS DR DETACHED 825,000 4 3.5 3420
13366 BOONES FERRY RD DETACHED 875,000 4 2.5 3564
1235 ANDREWS RD DETACHED 898,800 3 2 2506
17951 MEADOWLARK LN DETACHED 1,299,000 4 3.5 5065
18060 MEADOWLARK LN DETACHED 1,300,000 4 3.5 4659
3118 DOUGLAS CIR DETACHED 1,339,000 3 2.5 3570
2786 GLENMORRIE DR DETACHED 1,500,000 5 4.5 6095
15365 TWIN FIR RD DETACHED 1,500,000 5 3.5 4974
13750 KNAUS RD DETACHED 1,595,000 5 4 4773
980 EVERGREEN RD DETACHED 2,280,000 5 5.5 5644
1193 FAIRWAY RD DETACHED 2,998,000 5 4.5 7028
16865 GREENBRIER RD DETACHED 3,199,897 5 5 6237

Pending Sales (May 23-29, 2016)

Address Type Price Bedroom Bathrooms DOM
566 S STATE ST CONDO 209,900 1 1 2
3922 CARMAN DR CONDO 229,900 2 2.5 52
3929 CARMAN DR CONDO 229,900 2 2.5 31
4083 JEFFERSON PKWY CONDO 245,000 2 2.5 5
206 OSWEGO SMT CONDO 249,000 2 2 9
15490 BRIANNE CT ATTACHED 315,000 2 2.5 18
1225 CORNELL ST CONDO 329,900 3 2 118
4300 SILVER CT CONDO 399,900 3 3.5 2
18547 TIMBERGROVE CT DETACHED 439,900 4 2 7
13278 VERMEER DR DETACHED 469,900 3 2.5 8
4199 FRUITWOOD CT DETACHED 535,000 3 2 6
32 SPINOSA DETACHED 549,500 4 3.5 8
16545 INVERURIE RD DETACHED 569,000 4 3 19
5581 YORKSHIRE PL DETACHED 575,000 4 2.5 1
4231 SUNSET DR DETACHED 599,000 4 2 18
4070 WESTBAY RD DETACHED 649,000 3 2 105
1837 CEDAR CT DETACHED 649,900 4 3 3
2 SW CARMAN DR DETACHED 750,000 3 2.5 265
18573 WESTVIEW DR DETACHED 790,000 3 3 0
5598 LUCE LN DETACHED 798,000 3 3 2
1623 GLENMORRIE DR DETACHED 850,000 4 4.5 23
4667 SHEPHERDS LN DETACHED 869,900 4 3 31
454 9th ST DETACHED 1,198,000 3 4 25
13800 KNAUS RD DETACHED 1,995,000 5 3.5 42
1617 LAKE FRONT RD DETACHED 3,250,000 4 4.5 6
7 PEACOCK PL DETACHED 400,000 3 2.5 4
19505 OLSON AVE DETACHED 714,500 5 2.5 54

Sold/Closed (May 23-29, 2016)

Address Type List Price Close Price Sqft DOM
45 CRESTFIELD CT CONDO 165,000 165,000 923 0
16250 PACIFIC HWY CONDO 265,000 265,000 1305 14
154 RIDGEWAY RD CONDO 275,000 295,000 1791 4
456 5th ST CONDO 336,900 342,000 1092 5
16748 LAKE FOREST BLVD DETACHED 325,000 355,000 1076 4
1402 PARRISH ST CONDO 379,000 367,000 1862 46
2488 DEVONSHIRE DR ATTACHED 399,900 410,000 1647 4
18630 KRISTI WAY DETACHED 399,900 435,000 1743 2
15911 FIR GROVE CT DETACHED 585,000 603,500 2584 4
18386 DEERBRUSH AVE DETACHED 639,000 625,000 2420 25
17890 ROYCE WAY DETACHED 664,000 625,000 3134 60
313 3RD ST ATTACHED 639,900 650,000 1962 11
187 FURNACE ST DETACHED 724,900 725,000 1927 0
16633 WOODSMAN CT DETACHED 899,000 835,000 4131 239
14380 UPLANDS DR DETACHED 1,150,000 1,089,500 2996 7
4018 COHO LN DETACHED 1,199,000 1,199,000 5128 47

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.

Posted on

Let’s Talk Permits

LakePermits are a subject that comes up fairly often in my business. Buyers want to know if work on a house was permitted, and sellers want to know if they need to take out a permit. I am not an expert on the permitting process, when they are and are not needed, nor the exact specifics of permits, but I can tell you what I have seen and learned in 28 years of doing this.

Question #1, was the work permitted? Public records are pretty easy to research, both on line and with a personal visit to the local planning department. When you are buying a home and you have this sort of a question, do some research and find out. The owner of the home may have knowledge and they are specifically asked this question on the property disclosure statement. So the seller may know. But it’s also possible that work done pre-dates this owner’s knowledge of the home. So if they have no clue, you should still do your own research.

Should you buy a house where work was not permitted? That depends. How extensive was the work? Were structural changes made or was the electric or plumbing involved? If these were a part of the remodel then you should care if it was permitted. A good home inspector can tell you their opinion of how the work was done. It is also possible that a bank appraiser could find the house suspicious and ask for evidence of permitting, but that is not likely unless it is a total nightmare. What it will more likely come down to is do you accept the fact that work was not permitted and do you still want the property enough to buy it anyway.

I would caution you that it could have an impact on a home owner insurance claim. If the defective remodeling is the source of a house fire, I think it could be possible that it could become a claim issue.

Question #2, do you need to get a permit? I think it varies from jurisdiction to jurisdiction. So what Lake Oswego requires may not be the same as what West Linn requires. I go back to what I stated above. If it is structural, or involves plumbing or electricals, yes, you probably need a permit. I also think it is better to error on the side of caution. I am aware of a very nice home near Lake Oswego High School that had a beautiful bedroom suite addition put onto the house and none of it was permitted. That seller had so much trouble with sales falling through because of this that they took the house off of the market and went back to obtain permits before putting the house back on the market again with the problem solved. So permitting will, in my opinion, make selling your home easier and likely for a higher price.

Now I’m going to share two specific examples of permitting that should have been done and was not.

I sold a house years ago that had a shed built onto the back of the garage. It had a concrete foundation and a composition roof, but no plumbing and no electric. The home owner had built it without permits. We simply disclosed the lack of permits and the house sold easily with no impact on the price. But this was a really low-impact addition that pretty much was for housing a lawn mower. Just not a big deal.

I have also sold a house that had an entire apartment built into what had previously been a tall crawls space of a house on a hillside. This apartment had a separate entry, a full kitchen, and a full bathroom. It was done with zero permits. I contacted the permitting department of the city the house was located in, West Linn, and came clean with a planner. He told me that the city is aware that people do this and that the city did not have the resources to go after people when this happens. The way that the home owner and I handled this is that we did not give any value to the apartment when we priced the house. We then did full disclosure to the buyer who bought it. It was clearly explained in the seller’s property disclosure statement. We were able to find a buyer who accepted this and the house sold with no issues. So lack of permits did not prevent the sale of a house, but it did have an impact on the value because the house was sold without including the value that the apartment would have had if it had been permitted.

So that’s my take on permits. Please let me know if you have any questions,
Dianne

Posted on

Portland Houses in High Demand

Hello everybody!

This spring has been super active in the Real Estate market, and I am sure all of you have noticed that buying a house right now can lead to a scramble to out-bid other buyers – especially in Portland.

We are seeing a huge increase of interest in houses, which leads to competition. Something I was talking with one of my buyers about recently was: what is going on with the market and why are there so many people looking to buy houses right now?

Well one of the big reasons is that there are more jobs available. Millennials, who graduated in a time of recession, are now landing career jobs and are able to afford loans to buy their first home. Not to mention there is financial help (such as grants) for new home buyers.

Another big reason for increased demand would be that there are more buyers! Those who went through bankruptcy during the recession have resolved their debt and are able to apply for loans again. Which is wonderful news.

And lastly: Portland is still one of the most popular cities to move too. According to CNN, as of January 4th, Oregon remains one of the most popular places for people to move to (Article can be found here: http://money.cnn.com/2016/01/04/real_estate/oregon-most-popular-moving-states-2015/).

There are a myriad of other reasons as to why there is so much demand, but I feel that these three reasons are some of the larger reasons as to what is going on with the increased demand.

Anyway, thank you all for reading. And as always if you have any questions regarding Real Estate in the Portland Metropolitan area, feel free to contact us.

Posted on

Market Activity Report April 25th – April 8th, 2016

Hey all!
Looks like I missed out on posting the market analysis report for April 25th through to May 1st. So to make up for it I am doing a full market report from the 25th to the 8th. Should be a big chunk of info!
Actually while I was doing this I noticed that a lot of condos had gone pending and have been sold. Looks like condos are pretty hot on the market!

Spring has so far been very busy, and I honestly can’t believe it is May already. Time is going by so fast!

Hope you all had a wonderful cinco de mayo!

Following is the breakdown for you according to RMLS:

New on Market (Apr 25- May 08, 2016)

Address Type Price Bedrooms Bathrooms Sqft
65 GALEN ST CONDO 135,000 1 1 689
30 CERVANTES CIR CONDO 159,000 2 1.5 1112
10 SAINT HELENS CIR DETACHED 300,000 3 2 1410
26 PEAKNESS CT ATTACHED 375,000 2 1.1 1,464
3488 DEVONSHIRE DR ATTACHED 399,900 2 2 1647
17335 ASHLEY CT ATTACHED 475,000 4 3 2161
300 LAKE BAY CT DETACHED 475,000 2 1 1480
580 2ND ST CONDO 479,000 2 1.5 1464
13449 VERMEER DR DETACHED 495,000 3 2.5 1877
6094 FROST LN DETACHED 519,900 4 2.5 2040
26 NORTHVIEW CT ATTACHED 525,000 2 3 2095
28 AQUINAS ST DETACHED 529,000 3 2 1960
17436 WREN CT DETACHED 529,000 4 3 2278
4231 SUNSET DR DETACHED 599,000 4 2 2272
20 MONTICELLO DR DETACHED 599,900 3 3.5 3848
17935 LAKE HAVEN DR DETACHED 647,500 5 3.5 3500
2601 LOOKOUT CT DETACHED 650,000 3 2.5 2400
17901 STAFFORD RD DETACHED 699,000 3 2 2184
3540 UPPER DR DETACHED 729,900 4 2.5 2716
18411 TAMAWAY DR DETACHED 739,000 4 2.5 2576
1705 LEE ST DETACHED 749,000 4 3.5 3036
1510 CHERRY CREST DR DETACHED 759,900 6 4 3786
13596 STREAMSIDE DR DETACHED 788,000 4 2.5 3430
13483 SNOWBERRY CT DETACHED 799,000 3 2.5 3308
3909 BASS LN DETACHED 849,000 5 3.5 3876
1920 GLENMORRIE DR DETACHED 849,000 3 3.5 4370
1623 GLENMORRIE DR DETACHED 850,000 4 4.5 5677
727 LAUREL ST DETACHED 850,000 3 3.5 2924
4667 SHEPHERDS LN DETACHED 869,900 4 3 2999
2110 GREENTREE RD DETACHED 899,000 4 3.5 2908
4378 ALBERT CIR DETACHED 939,000 5 3 3734
14261 UPLANDS DR DETACHED 989,000 5 4 3843
454 9TH ST DETACHED 1,225,000 3 4 3278
14112 HEATHROW LN DETACHED 1,295,000 5 3.5 4828
12812 ALTO PARK RD DETACHED 1,314,000 4 3.5 4040
2707 SOUTHSHORE BLVD DETACHED 1,449,000 3 3.5 3122
1820 NORTHSHORE RD DETACHED 1,795,000 3 2.5 2808
16 DOVER WAY DETACHED 1,998,000 5 5.5 8147
1115 LAKE FRONT RD DETACHED 2,395,000 4 4 3900
13959 FOSBERG RD DETACHED 2,500,000 4 5.5 5075
420 RIDGEWAY RD DETACHED 2,995,000 4 4 3503
1300 FAIRWAY RD DETACHED 3,490,000 4 3.5 8428

Pending Sales (Apr 25- May 08, 2016)

Address Type Price Bedroom Bathrooms DOM
100 KERR PKWY #53 CONDO 110,000 1 1 16
86 KINGSGAGE RD C201 CONDO 149,900 2 2 3
77 GALEN RD CONDO 164,900 2 2 41
167 OSWEGO SUMMIT CONDO 180,000 2 2 27
342 CERVANTES CIR CONDO 185,000 2 1.5 5
44 EAGLE CREST DR #28 CONDO 199,000 3 2 47
154 RIDGEWAY RD CONDO 275,000 3 1.5 4
48 EAGLE CREST DR 5B CONDO 277,500 3 2 5
45 EAGLE CREST DR #509 CONDO 285,000 2 2 264
4422 THUNDER VISTA LN CONDO 288,500 2 2.5 8
4465 GOLDEN LN CONDO 299,500 2 2.5 3
456 5th ST CONDO 336,900 2 1.5 5
4322 SILVER CT CONDO 339,900 3 3.5 13
3525 UPPER DR DETACHED 350,000 2 1 2
4131 OLD GATE RD DETACHED 369,950 4 2 36
5 SUMMIT RIDGE CT ATTACHED 379,900 2 2.5 8
12 SUMMIT RIDGE CT ATTACHED 389,900 2 2.5 4
16510 MAPLE CIR DETACHED 399,000 1 1 7
18820 65th AVE DETACHED 420,000 3 2.5 3
2545 ORCHARD HILL LN DETACHED 435,000 3 2 5
19060 INDIAN SPRINGS CIR DETACHED 439,000 3 2 2
2280 FERNWOOD CIR DETACHED 449,950 3 2 6
15 MASARYK ST DETACHED 499,950 4 3 41
13005 PRINCETON CT DETACHED 529,900 3 2.5 3
18715 INDIAN CREEK DR DETACHED 539,000 3 2 25
5 PARTRIDGE LN DETACHED 559,000 3 2.5 5
16545 INVERURIE RD DETACHED 569,000 4 3 3
19201 REDWING CT DETACHED 599,900 4 3 109
4729 LAKEVIEW BLVD DETACHED 625,000 3 2.5 4
51 HILLSHIRE DR DETACHED 650,000 3 2.5 87
1805 GLENMORRIE TER DETACHED 689,000 3 2.5 150
14540 UPLANDS DR DETACHED 699,999 3 2.5 52
1121 LAUREL ST DETACHED 719,900 3 2.5 4
13978 WESTCOTT CT DETACHED 735,000 3 3 14
4137 ORCHARD WAY DETACHED 750,000 5 2.5 28
17519 BROOKHURST DR DETACHED 789,900 4 4 74
18153 WESTMINSTER DR DETACHED 789,900 4 2.5 54
1471 WOODLAND TER DETACHED 819,000 5 4.5 58
16633 WOODSMAN CT DETACHED 849,900 4 4 239
39 HILLSHIRE DR DETACHED 894,500 4 4.5 7
645 COUNTRY CLUB RD DETACHED 899,000 4 2.5 5
14435 UPLANDS DR DETACHED 965,000 4 3.5 2
4745 LAMONT WAY DETACHED 975,000 4 3 42
18320 RIVER EDGE LN DETACHED 1,020,000 4 4 385
6720 CHILDS RD DETACHED 1,295,000 6 5.5 147
3914 EDENS EDGE DR DETACHED 1,425,000 5 5.5 7

Sold/Closed(Apr 25- May 08, 2016)

Address Type List Price Close Price Sqft DOM
84 OSWEGO SMT CONDO 199,000 129,050 764 12
86 KINGSGATE RD CONDO 145,000 147,000 849 14
36 OSWEGO SMT CONDO 175,000 170,000 1140 3
47 GREENRIDGE CT ATTACHED 229,900 22,500 1176 102
16250 PACIFIC HWY CONDO 249,000 265,000 1305 5
5100 UPPER DR DETACHED 349,900 324,000 956 83
11 SUMMIT RIDGE CT ATTACHED 349,900 342,500 1576 42
5998 SHAKESPEAR ST DETACHED 362,900 370,000 1227 13
2 EAGLE CREST DR DETACHED 395,000 385,000 1830 5
2500 GREENTREE RD DETACHED 399,900 438,500 1502 4
826 CORNELL ST DETACHED 447,500 443,660 1184 14
3365 UPPER DR DETACHED 399,900 450,000 1378 4
1244 HALLINAN CIR DETACHED 499,500 460,000 2485 50
1304 LAUREL ST DETACHED 417,500 463,300 1540 6
1531 WOODLAND TER DETACHED 448,000 476,000 1986 4
668 MCVEY AVE CONDO 445,000 495,000 992 2
16969 ALDER CIR DETACHED 569,000 510,000 1534 61
17755 HILL WAY DETACHED 475,000 521,000 1907 4
44 DA VINCI ST DETACHED 519,000 546,000 2005 4
17510 CARDINAL DR DETACHED 599,500 570,000 2550 36
16773 ALDER CIR DETACHED 485,000 575,000 2590 3
16017 OAKRIDGE CT DETACHED 569,000 580,000 1971 3
919 CUMBERLAND RD DETACHED 605,000 605,000 2828 25
17455 BROOKHURST DR DETACHED 648,950 648,000 2884 36
17126 HOFER CT DETACHED 668,000 660,000 2637 38
18000 CARDINAL DR DETACHED 674,900 660,000 2750 50
0 SW CARMAN DR DETACHED 699,000 699,000 2751 213
5336 LOWER DR DETACHED 699,000 720,062 2526 61
18056 SW WESTMINSTER DR DETACHED 744,000 744,000 2914 2
17343 BROOKHURST DR DETACHED 749,000 755,000 3443 11
5632 GRAND OAKS DR DETACHED 765,000 765,000 2898 3
568 WEIDMAN CT DETACHED 819,000 775,000 3702 27
1662 WOODSMAN CT DETACHED 779,000 779,000 3196 11
625 3RD ST ATTACHED 837,000 815,000 2643 183
17193 LOWENBERG TER DETACHED 889,900 890,000 2973 6
4255 CHAD DR DETACHED 899,900 900,000 3853 7
14626 UPLANDS DR DETACHED 934,900 934,900 2951 4
18945 BRYANT RD DETACHED 987,000 957,500 4755 133
4367 HAVEN ST DETACHED 1,070,000 1,070,000 3617 7
531 7TH ST DETACHED 1,125,000 1,089,000 2818 135
2809 ARROWHEAD CT DETACHED 1,560,000 1,250,000 2624 20
2120 GLENMORRIE DR DETACHED 1,395,000 1,350,000 4383 2
654 CABANA LN DETACHED 1,995,000 1,900,000 3100 0
1970 TWIN POINTS RD DETACHED 2,200,000 2,100,000 4649 182
16835 GREENBRIER RD DETACHED 5,950,000 5,400,000 8852 624

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.