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Lake Oswego Open Houses – April 26-27, 2008

A lot of large Lake Oswego homes on the open house tour this weekend. Here’s the list:

Date Time Address List Price Bdrms Baths Total SF
4/27/08 1-4pm 4458 THUNDER VISTA LN
$339,500
3
2.1
2,200
4/27/08 1-3pm 152 RIDGEWAY RD
$349,900
2
1.1
1,794
4/26/08 12pm-3pm 68 WHEATHERSTONE CT
$374,900
4
3.1
2,465
4/26/08 11am-1pm 5322 CHARLETON CT
$399,990
3
2.1
1,633
4/27/08 12-3pm 1480 HEMLOCK ST
$488,850
4
3
2,246
4/27/08 1pm – 3pm 17 ABELARD ST
$519,000
3
2
2,070
4/27/08 12:00-2:00 5079 W SUNSET DR
$519,850
2
2.1
1,760
4/26/08 1-3pm 5497 Willow CT
$549,900
3
2.1
2,438
4/27/08 1-3pm 5497 Willow CT
$549,900
3
2.1
2,438
4/27/08 1 to 3p 1123 ERICKSON ST
$599,000
4
3
2,893
4/27/08 1-4pm 8 CAMELOT CT
$650,000
5
3
3,080
4/26/08 1-5pm 4608 CHELSEA LN
$719,000
5
2.1
3,092
4/27/08 1-5pm 4608 CHELSEA LN
$719,000
5
2.1
3,092
4/26/08 1-4pm 15837 ALLISON PL
$749,000
4
2.1
3,502
4/27/08 1-4pm 15837 ALLISON PL
$749,000
4
2.1
3,502
4/27/08 1-4pm 435 8TH ST
$749,900
4
3.1
2,505
4/26/08 1-4pm 15815 ALLISON PL
$759,000
4
2.1
3,534
4/27/08 1-4pm 15815 ALLISON PL
$759,000
4
2.1
3,534
4/26/08 11am-5pm 18086 JENIFERS WAY
$779,000
3
2.1
2,566
4/27/08 11am-5pm 18086 JENIFERS WAY
$779,000
3
2.1
2,566
4/27/08 1-4pm 17755 TREETOP LN
$789,000
5
3.1
3,864
4/27/08 2-4pm 5855 STEWART GLENN CT
$830,000
4
2.1
3,758
4/27/08 1:00 – 3:00 4118 GLACIER LILY ST
$888,000
4
3.1
4,452
4/27/08 1-3 PM 18036 SKYLAND CIR
$899,000
3
2.1
3,159
4/26/08 1-3pm 827 8th AVE
$999,000
5
3.1
3,852
4/27/08 1-3pm 827 8th AVE
$999,000
5
3.1
3,852
4/27/08 1-3pm 13744 KNAUS RD
$1,095,000
4
3.1
3,476
4/27/08 2pm-4pm 2080 RIDGE POINTE DR
$1,200,000
5
4
4,587
4/27/08 2-4pm 4316 UPPER DR
$1,258,950
4
3.1
4,376
4/27/08 1-3pm 622 OAK MEADOW DR
$1,325,000
4
3.1
4,168
4/27/08 1-3pm 17464 RIDGEVIEW LN
$1,348,950
4
3.1
4,407
4/27/08 1-3pm 17433 RIDGEVIEW LN
$1,495,000
4
4.1
4,659

Please note, dates and times are subject to change without notice. This list may not contain ALL open houses in the city, but represent those that agents have publicized in the multiple listing service as of Friday afternoon.

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Searching… Searching…

Magnifying GlassOn a recent Broker’s Tour in Lake Oswego, my cohorts and I were discussing how important it is to include accurate information in listings, and we noted how easy it is to inadvertently choose the wrong “field” when entering data etc. I thought it might help the prospective home seller or buyer to know a little about how agents search for houses, specifically in using the basic search fields provided to them on the MLS.

Agents are able to search on the MLS for properties on behalf of a client using several methods, including:

  1. Address Searches – Agents can search a specific area defined by their clients using street addresses and number ranges on specified streets, or a particular house using a specific address.
  2. Area Searches – The MLS now allows agents to search a geographic area by providing a map on which an agent can “draw” boundaries of a search range defined by a client.
    MLS# Searches- Agents can search MLS #’s provided by a client, and generate addresses for either drive-by viewing (prior to a client deciding to take a look inside), or for agent pre-viewing on behalf of a client.
  3. Advanced Searches – This is where I want to focus today, as this is the most common search method utilized in order to find properties that most specifically meet a client’s stated preferences. There are a large number of available search criteria that can be utilized by a listing agent when inputting data in order to present a home in the best light possible, which is of course a good thing… as long as it is accurate information.

When using an Advanced Search, available options include, of course, bedrooms, and the # of baths, but also whether a property has a fireplace (gas or wood?), what the map grid location is, total square footage of the home, approximate square footage of the lot, neighborhood, zip code, year built, style of home, levels, where master bedroom is located (on which level), and many, many more categories including garage description (attached? 2-car?), square footage of bedrooms, accessibility, exterior features, elementary school, etc. The more defined and narrow the search parameters, the fewer homes will appear as options… so, many times only the most important specifics to the client are used in order to provide a variety of choices.

“Property Type” is one important category- options are: Attached (meaning a townhome), Condo, Detached (meaning a separate residence/house), Houseboat, In-Park (meaning a manufactured home in a park), Part-owned, and Residence/Manufactured. A few months back these options were changed and made more detailed so that, for instance, a manufactured home would not appear in a search wherein the client had specified a separate residence/house was what they wanted.

A common example of a simple error is the mistake of referring to a home in the “Style” field as a “Tri-Level” as opposed to the actual appropriate category of “Split-Level”. A tri-level actually has three levels to the home… a split has an entry area, one level down, and one level up.

Bottom line, if you are the Seller, your agent is describing your home in the listing in ways that accentuate its great points while reflecting it accurately. If you are the Buyer, your agent is doing their best to provide you with choices that match your needs, and using the information provided by the listing agents in good faith.

So, if you show up at a property and it was described in the listing in a fashion that makes you feel as if you’ve just wasted your time… you may want to ask your agent to speak to the listing agent about any mistaken data about the home. They will most likely be grateful, and of course, other agents and buyers will benefit from any needed correction.

If you are the Seller, encourage your listing agent to be as creative as possible in selling your home (this is, of course, their job!), but do check for accuracy when reviewing the data to be provided to prospective buyers in your listing.

Happy buying and selling!

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A Birds-Eye View of Lake Oswego Home Construction

Whether you’re in the market for a home in Lake Oswego or not, check out this cool mashup of maps and home construction history.

Developed by online real estate listings site Trulia, this application, called Hindsight, plots a sampling of an area’s home construction dates on top of a Microsoft Virtual Earth map. A timeline automatically starts scrolling from around the turn of the 20th century and as homes were built over time, they ‘bloom’ on the map.

Trulia Hindsight Map of Lake Oswego

The screen image shown here isn’t particularly evocative of the animation, so click on the image or here to experience it.

The Hindsight viewer shows the peak construction periods in Lake Oswego to be the mid 50’s, then throughout the ’70’s, and finally, a boom in the 90’s.

The best way to view this is to stare at the middle of the screen and let your peripheral vision absorb the data as the timeline scrolls. Zoom in for a little more detail, or zoom out to see the Portland metropolitan area.

Is this useful? Well, if you’re not familiar with Lake Oswego, you can pause, then slowly advance the scrollbar on the timeline to see where the homes of your preferred era have been built. For example, if you’re looking for the highest ratio of homes built in the 90’s, you might be attracted to the Westlake area. First Addition might appeal to vintage homeseekers.

Use it for research, or just for fun. Link to Lake Oswego Hindsight map

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Lake Oswego Real Estate Activity – April 14-20, 2008

Sale activity has slowed to a trickle in Lake Oswego, as far as last week goes, anyway. Just 10 properties opened or closed escrow.

Here are the Lake Oswego real estate market statistics for the week April 13 through 20 (look to the bottom for definitions and research criteria):

New Listings

Address List Price Tot Beds Tot Baths Tot Sq Ft Prop Type List Date
4624 LOWER DR
$178,900
2
1.1
1,170
 CONDO
4/16
4087 JEFFERSON PKWY
$260,000
2
2.1
1,851
 ATTACHD
4/13
6167 SW FERNBROOK ST
$289,900
4
2
1,232
 DETACHD
4/13
18 WHEATHERSTONE PL
$293,000
3
2.1
1,692
 CONDO
4/17
4512 LOWER DR
$339,000
2
2.1
1,636
 ATTACHD
4/17
668 MCVEY AVE
$349,900
1
1
627
 CONDO
4/13
16061 Waluga DR
$384,500
1
1
676
 DETACHD
4/16
5687 SW BONITA RD
$389,950
3
2.1
2,048
 DETACHD
4/16
4964 GALEN ST
$399,950
3
3
1,879
 DETACHD
4/17
4960 GALEN ST
$425,000
2
3
1,772
 DETACHD
4/16
1588 CHERRY LN
$425,000
3
2
2,001
 DETACHD
4/14
10 PREAKNESS CT
$435,000
4
2.1
2,270
 ATTACHD
4/14
3269 PHYLLIS CT
$439,900
3
1.2
1,818
 DETACHD
4/13
5221 ROSEWOOD ST
$464,900
3
2.1
2,226
 DETACHD
4/19
16018 SW WALUGA DR
$499,000
4
2
2,024
 DETACHD
4/17
13340 AUBURN CT
$559,900
3
2.1
2,451
 ATTACHD
4/16
29 DEL PRADO ST
$565,000
3
2
2,972
 DETACHD
4/17
4729 CAMBRIDGE CT
$648,000
2
2.1
3,056
 ATTACHD
4/13
18212 INDIAN CREEK DR
$692,500
4
2.1
2,313
 DETACHD
4/14
17445 LAKE HAVEN DR
$695,000
4
3
2,949
 DETACHD
4/15
13222 DEERFIELD CT
$719,000
4
2.1
3,022
 DETACHD
4/18
17706 MARYLBROOK DR
$724,900
3
2.2
2,977
 DETACHD
4/13
30 WILBUR ST
$775,000
3
2.1
2,664
 ATTACHD
4/13
17454 CANAL CIR
$789,900
4
3
2,475
 DETACHD
4/18
5855 STEWART GLENN CT
$830,000
4
2.1
3,758
 DETACHD
4/17
5437 ROSALIA WAY
$929,000
4
2.1
3,369
 DETACHD
4/16
15459 VILLAGE DR
$949,000
4
3.1
3,059
 DETACHD
4/13
1643 VILLAGE PARK LN
$1,195,000
4
3.1
4,505
 DETACHD
4/16
2200 PRESTWICK RD
$1,200,000
4
2.2
3,356
 DETACHD
4/14
2080 RIDGE POINTE DR
$1,200,000
5
4
4,587
 DETACHD
4/17
4316 UPPER DR
$1,258,950
4
3.1
4,376
 DETACHD
4/14
622 OAK MEADOW DR
$1,325,000
4
3.1
4,168
 DETACHD
4/14
1555 BAY VIEW LN
$1,560,000
4
4.1
5,145
 DETACHD
4/13
581 OAK MEADOW DR
$1,579,900
4
4.1
4,680
 DETACHD
4/14
1075 CHANDLER RD
$2,495,000
5
5
5,946
 DETACHD
4/14
333 NORTHSHORE RD
$3,299,500
4
4.1
4,998
 DETACHD
4/17
961 TERRACE DR
$3,895,000
4
4.2
5,796
 DETACHD
4/16

Pending Sales

Address List Price Tot Beds Tot Baths Tot Sq Ft Prop Type DOM
6929 SW MONTAUK CIR
$159,900
2
1
968
 CONDO
233
3852 SW Botticelli ST
$229,900
3
2
1,224
 ATTACHD
33
15486 BRIANNE CT
$299,947
2
2.1
1,246
 ATTACHD
44
960 BULLOCK ST
$448,900
3
2
2,550
 DETACHD
8
1440 CHERRY CREST AVE
$539,900
3
2.1
1,938
 DETACHD
14
2934 TOLKIEN LN
$765,000
5
3.1
3,851
 DETACHD
462
2188 GLENMORRIE LN
$850,000
5
3
3,200
 DETACHD
73
701 OAK MEADOW CT
$1,095,000
5
3.1
4,055
 DETACHD
230

Sold Properties

Address Sale Price Tot Beds Tot Baths Tot Sq Ft Prop Type DOM
18620 INDIAN CREEK DR
$387,500
3
2
2,064
 DETACHD
21
1098 CHANDLER RD
$1,800,000
4
3.1
3,696
 DETACHD
63

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.

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Lake Oswego Open Houses – April 19-20, 2008

Home seekers had nearly eighty-degree weather for last weekend’s open house tour. This weekend, though, you’d better bring your parka!

It’s also the weekend for the Oregonian’s Ultimate Open House New Home Tour.

Here’s this weekend’s Open House list for Lake Oswego real estate offerings:

Date Time Address List Price Bdrms Baths Total SF
4/20/08 2pm – 4pm 4087 JEFFERSON PKWY
$260,000
2
2.1
1,851
4/20/08 1:00-4:00 11 SUMMIT RIDGE CT
$319,000
2
2.1
1,576
4/20/08 2-4 pm 4070 VIRGINIA WAY
$350,000
4
2
1,728
4/20/08 2-4 pm 800 WOODWAY CT
$425,000
4
3
2,066
4/19/08 12:00 – 2:00 820 MCVEY AVE
$434,500
3
1.1
1,446
4/19/08 1-4pm 17870 DEERBRUSH AVE
$449,900
3
2.1
1,912
4/20/08 12-3pm 1480 HEMLOCK ST
$488,850
4
3
2,246
4/20/08 1-3pm 3 MASARYK ST
$599,000
4
3
4,283
4/20/08 1 to 3 3254 DUNCAN DR
$649,000
4
3.1
3,997
4/20/08 1-3pm 2584 PARK RD
$679,000
4
2
2,302
4/20/08 1-4 PM 435 8TH ST
$749,900
4
3.1
2,505
4/19/08 10-5pm 18086 JENIFERS WAY
$779,000
3
2.1
2,566
4/20/08 10-5pm 18086 JENIFERS WAY
$779,000
3
2.1
2,566
4/20/08 1-3PM 770 5TH ST
$779,000
3
2.1
2,721
4/20/08 1-3pm 5437 ROSALIA WAY
$929,000
4
2.1
3,369
4/20/08 1-4pm 17644 WOODHURST PL
$974,000
4
2.1
4,539
4/20/08 1-3pm 161 FURNACE ST
$999,990
2
2
2,134
4/20/08 2-4 PM 17075 OLD RIVER DR
$1,095,000
3
3.1
3,237
4/20/08 2-4 PM 15540 VILLAGE DR
$1,099,000
5
2.1
3,780
4/20/08 2-4pm 1835 CEDAR CT
$1,169,000
3
3.1
3,148
4/20/08 1:00 -3:00 1630 COUNTRY COMMONS
$1,184,000
4
2.1
3,776
4/20/08 1-3pm 622 OAK MEADOW DR
$1,325,000
4
3.1
4,168
4/20/08 1-3pm 17464 RIDGEVIEW LN
$1,348,950
4
3.1
4,407
4/20/08 2-4pm 1501 COUNTRY CLUB RD
$1,425,000
4
4
4,687
4/20/08 1-3pm 17433 RIDGEVIEW LN
$1,495,000
4
4.1
4,659
4/20/08 2-4 PM 670 IRON MOUNTAIN BLVD
$2,275,000
4
3.2
5,208
4/20/08 2-4pm 1673 CHERRY LN
$2,350,000
4
4.3
5,732

Please note, dates and times are subject to change without notice. This list may not contain ALL open houses in the city, but represent those that agents have publicized in the multiple listing service as of Friday afternoon.

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Why those little lots?

vineyard.jpgIf you prefer a newer home, but also want a big back yard, then you will find yourself in a quandary. There are new houses, and there are large lots, but they just don’t seem to be found together. What’s up with that?

Those little lots are a direct result of Oregon’s land use laws. In the 1970’s a statewide commission was formed, the Land Conservation and Development Commission, also known as LCDC. The purpose of this commission was to develop a plan to conserve farm and forest land and keep Oregon from experiencing urban sprawl. Oregon’s greatest fear, at that time, was becoming California. And California was full of urban sprawl. There was talk that some day Portland would stretch south to Salem and there’d be no open fields: just miles and miles of strip malls and suburbs. The LCDC developed the statewide Urban Growth Boundary. This boundary is basically a line that is drawn around all urban areas. Inside the line the urban community is allowed to develop with residential housing and all of its supporting infrastructure. Outside of the boundary is mandated to be preserved for farm and forest use. This forces the infill of the property inside of the urban growth boundary. Every single city and town in the State of Oregon has an urban growth boundary. Compounding the issue is the 2040 Plan. This is a plan, developed in 1992, that projects the population growth of the state to the year 2040 and requires municipal planning departments to control new construction to accommodate those projected population needs.

So the State of Oregon has limited the supply of residential land and at the same time required planning to allow for future growth. Thus, the requirement that new homes be placed onto smaller lots. Even if a builder wants to build houses on larger lots, the planning process will likely force him to build on small lots, or his plans will not be approved.

There has been some back lash to the strict land use laws in the form of two recent ballot measures. Both ballot measures were designed to benefit people who had owned property since before the land use laws went into effect in the 1970’s. Ballot Measure 37 was passed in 2004. It allowed people who have owned property since the 1970’s to either develop the land as they saw fit or be reimbursed by the government for the loss of value that they had experienced from the land use laws. Ballot Measure 49 was passed in 2007. It modified measure 37 to allow for development of up to 4 home sites easily and more than 4 home sites to be a much harder process.

Oregon is the champion state for land use planning. It’s a highly charged subject that can stimulate rather heated conversation. But this is Oregon and that’s just how it’s done here. And those big new houses on smaller lots are what we often find as a result.

On a side note, there just isn’t much land left in Lake Oswego for the building of new homes. This has got the builders buying up old homes and tearing them down to build new houses on the old lots. In this case, the lots are very often not only large but in beautiful, established neighborhoods. And, yes, you do see quite a bit of this in Lake Oswego.

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Lake Oswego Real Estate Activity – April 7-13, 2008

At a steady, albeit slower, pace than last year, the Lake Oswego real estate market continues to plug along.

Nineteen properties either sold or went pending (under contract), while 38 new listings appeared. Total active listings in the Lake Oswego market now number 588.

Here are the Lake Oswego real estate market statistics for the week April 7 through 13 (look to the bottom for definitions and research criteria):

New Listings

Address List Price Tot Beds Tot Baths Tot Sq Ft Prop Type List Date
4615 LAKEVIEW BLVD
$137,500
1
1
753
CONDO
4/6
42 OSWEGO SMT
$139,900
1
1
764
CONDO
4/7
47 EAGLE CREST DR
$152,500
2
1
932
CONDO
4/6
4640 LOWER DR
$164,000
2
1.1
1,170
CONDO
4/8
210 Ridgeway RD
$199,900
1
1
778
CONDO
4/11
15210 BOONES WAY
$235,000
2
2
1,124
CONDO
4/10
1543 BONNIEBRAE DR
$270,000
3
1.1
1,303
ATTACHD
4/12
11 SUMMIT RIDGE CT
$319,000
2
2.1
1,576
ATTACHD
4/7
31 ORIOLE LN
$349,000
3
3
1,968
DETACHD
4/7
642 EVERGREEN RD
$395,000
2
1
800
DETACHD
4/8
55 NORTHSHORE RD
$399,000
1
1
1,478
CONDO
4/12
960 BULLOCK ST
$448,900
3
2
2,550
DETACHD
4/7
13395 VERMEER DR
$469,698
4
2.1
2,461
DETACHD
4/8
4761 LAMONT WAY
$475,000
3
2
1,816
DETACHD
4/10
2955 WEMBLEY PARK RD
$499,000
4
2
2,620
DETACHD
4/8
15547 SW PARTRIDGE DR
$544,900
4
3
2,266
DETACHD
4/11
5746 CHARLES CIR
$649,000
4
2.1
2,737
DETACHD
4/9
19664 RIVER RUN DR
$649,000
4
2.1
3,051
DETACHD
4/6
4786 AVERY LN
$684,000
4
2.1
2,927
DETACHD
4/6
279 EVERGREEN RD
$735,000
3
3.1
2,136
ATTACHD
4/6
18086 JENIFERS WAY
$779,000
3
2.1
2,566
DETACHD
4/10
18020 JENIFERS (Lot 7) WAY
$825,000
3
2.1
2,600
DETACHD
4/8
1273 WELLS ST
$899,900
3
3
4,001
DETACHD
4/6
5525 RACHEL (Lot 3) LN
$985,000
4
2.1
3,200
DETACHD
4/8
17997 BRAEDEN (lOT 5) CT
$999,000
4
1
3,300
DETACHD
4/8
1630 Country Commons
$1,184,000
4
2.1
3,776
DETACHD
4/10
4311 HAVEN ST
$1,200,000
5
4
3,816
DETACHD
4/6
18253 Siena DR
$1,274,500
5
4
4,281
DETACHD
4/10
18231 Siena DR
$1,425,000
4
3.2
4,064
DETACHD
4/10
18224 Bella Terra DR
$1,495,000
4
4
4,050
DETACHD
4/10
18209 Siena DR
$1,525,000
5
4.1
4,400
DETACHD
4/10
2943 LAKEVIEW BLVD
$1,569,000
4
3
3,794
DETACHD
4/12
2495 PALISADES CREST DR
$1,585,000
4
3.1
5,700
DETACHD
4/6
13701 SW KNAUS RD
$1,595,000
5
4.1
5,730
DETACHD
4/9
18110 Siena DR
$1,650,000
4
3.1
4,311
DETACHD
4/10
448 COUNTRY CLUB RD
$1,750,000
4
3.1
4,565
DETACHD
4/6
3102 DOUGLAS CIR
$1,794,000
5
4.1
4,618
DETACHD
4/6
17555 UPPER CHERRY LN
$1,799,000
5
3
6,000
DETACHD
4/12

Pending Sales

Address List Price Tot Beds Tot Baths Tot Sq Ft Prop Type DOM
16584 SW ROOSEVELT AVE
$199,000
2
1
1,188
DETACHD
4/10
15254 BOONES WAY
$368,850
3
2
1,600
ATTACHD
4/9
4630 WILDWOOD ST
$429,900
3
2
2,067
DETACHD
4/10
1307 CEDAR ST
$447,500
4
3
2,162
DETACHD
4/7
17380 CANYON DR
$522,722
4
2.1
2,526
DETACHD
4/10
5808 BAY POINT DR
$599,900
4
2.1
2,860
DETACHD
4/6
17878 HILLSIDE DR
$625,000
5
3
3,449
DETACHD
4/9
2445 PARK RD
$659,900
5
3
3,200
DETACHD
4/8
165 FURNACE ST
$829,000
2
2.1
2,175
CONDO
4/8

Sold Properties

Address Sale Price Tot Beds Tot Baths Tot Sq Ft Prop Type DOM
48 OSWEGO SMT
$187,350
2
2
1,140
CONDO
133
6301 ALYSSA TER
$335,000
3
2.1
1,546
ATTACHD
17
1530 ASH ST
$374,000
3
2
1,887
DETACHD
11
3 TANGLEWOOD DR
$407,500
3
3
2,879
DETACHD
10
4958 GALEN ST
$435,000
3
2.1
2,190
DETACHD
361
12883 SIERRA CT
$500,000
4
3
2,996
DETACHD
382
785 9TH ST
$610,930
3
2.1
2,477
DETACHD
313
13348 LESLIE CT
$1,125,000
4
2.1
3,500
DETACHD
267
635 IRON MOUNTAIN BLVD
$1,450,000
5
3.1
4,658
DETACHD
148
1584 VIEW LAKE CT
$1,550,000
7
7.1
7,009
DETACHD
18

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.

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Lake Oswego Open Houses – April 12-13, 2008

Should be a decent weekend to tour some open houses, so here is the PropertyBlotter’s Open Houses in Lake Oswego list. Be sure to say hi to our very own Linda Trotta at 1448 Greentree Circle on Sunday from 2 to 4pm.

Date Time Address List Price Bdrms Baths Total SF
4/13/08 1:00 – 3:00 4000 CARMAN DR
$175,000
2
2
925
4/12/08 1-4pm 11 SUMMIT RIDGE CT
$319,000
2
2.1
1,576
4/13/08 1-3 PM 39 ORIOLE LN
$345,000
2
1.1
1,310
4/13/08 2-4 pm 4070 VIRGINIA WAY
$350,000
4
2
1,728
4/13/08 1-3pm 4902 SW CHILDS RD
$385,000
3
1.1
1,370
4/13/08 1-3pm 19250 SW MAREE CT
$395,000
3
2.1
1,519
4/13/08 1-4 pm 16443 SW LAKE FOREST BLVD
$397,000
3
2
1,474
4/13/08 1-3PM 17650 ARBOR LN
$419,000
3
3
2,043
4/13/08 2-4pm 1448 GREENTREE CIR
$588,000
4
2.1
2,587
4/13/08 11:00-1:00 3355 UPPER DR
$599,900
4
2
3,205
4/13/08 1-4pm 5772 BAY CREEK DR
$674,500
4
3
3,242
4/13/08 1-4PM 34 HILLSHIRE DR
$740,000
4
2.1
3,822
4/13/08 1-4pm 435 8TH ST
$749,900
4
3.1
2,505
4/13/08 12:00-3:00 3211 ALBER SPRING CT
$825,000
4
2.1
2,993
4/13/08 12-3pm 161 FURNACE ST
$1,024,900
2
2
2,134
4/13/08 2:30-4:30 17075 OLD RIVER DR
$1,095,000
3
3.1
3,237
4/13/08 1pm – 3pm 17760 LAKE HAVEN DR
$1,169,000
4
2.1
2,051
4/13/08 2-4pm 1835 CEDAR CT
$1,169,000
3
3.1
3,148
4/13/08 1-3pm 622 OAK MEADOW DR
$1,325,000
4
3.1
4,168
4/13/08 1-3pm 17464 RIDGEVIEW LN
$1,348,950
4
3.1
4,407
4/13/08 1-3pm 17433 RIDGEVIEW LN
$1,495,000
4
4.1
4,659
4/13/08 3:30-5:30 670 IRON MOUNTAIN BLVD
$2,275,000
4
3.2
5,208

Please note, dates and times are subject to change without notice. This list may not contain ALL open houses in the city, but represent those that agents have publicized in the multiple listing service as of Friday afternoon.

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Lake Oswego Real Estate Market Results – Q1 2008

The 1st quarter Lake Oswego real estate results for 2008 are in the books. Heading into the prime buying and selling season, how did the market fare?

For home sellers, the news wasn’t particularly heartening. Over the first quarter of 2008, Lake Oswego sold 125 condo, attached, and single-family homes. That figure is down 40% from the same period in 2007.

Across all property types, the average price came in at $591,131, which is up 7% from last year. The median (middlemost) value in the range is $495,000 (vs. $449,000 in 2007).

Following is a breakdown of property types by average sale prices, market time, and size:

LAKE OSWEGO MARKET ACTIVITY – JANUARY 1 – MARCH 31, 2008

PROPERTY TYPE
QUANTITY SOLD
AVG SALE PRICE
AVG SQ. FT.
SALE PRICE VS. ORIG. LIST PRICE
AVG MARKET TIME*
Condominiums
31
$223,935
1,156
88%
113
Attached Homes
6
$481,187
2,149
96%
24
Single Family Detached Homes
88
$727,981
2,808
92%
82
SUMMARY
125
$591,131
2,367
92%
87

Conclusions?

Do the results suggest that prices in Lake Oswego are still rising? In 2007, single family detached homes made up 56% of the total housing mix; this year, it’s 70% of the mix, having a much greater influence on the overall housing average. Looking just at single family homes, the average sale price is down 4% from last year’s first quarter.

A note of caution: Final sale prices on single family homes are coming in at 92% of the original list price, suggesting that sellers may be better off starting their pricing at a level reflective of a slowing market.

* Market time or Days on Market (DOM) refers to the number of days between the time the listing becomes active in the multiple listing service and the date of when an offer has been accepted by the seller.

Data courtesy of RMLS.

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Main Property Photos – The Good, Bad & Ugly

Let me start by saying that I am not perfect by any means, and all real estate professionals have had their share of difficult photo situations when it comes to showing a house to its fullest potential. That being said, I have a few tips regarding photos for those who wish to sell their homes… specifically for the Main Photo which will show first on the MLS, and usually all flyers etc.

Looking through the MLS for examples of “do’s and don’ts”, I was frankly surprised to find so many “don’ts” from which to choose.

I find that the most common mistakes fall into four categories:

darkness.JPG‘Shady’ Homes…

If you want potential buyers to be attracted to your home, they must at minimum be able to see it. If the time of day is just wrong, as far as shade goes, ask your agent to come later that day, or the next day to make sure that the home is looking bright and shiny in that all-important Main Photo. And if it is evening when you sign that listing agreement, ask your agent to come back when the sun is out to photograph your home! Photo editing tools, and house lighting can also help to lighten a dark photo.

lost-again-again.jpG‘Lost in the Woods’ Homes…

Here in Lake Oswego, we are blessed with an overabundance of gorgeous greenery, and trees are revered and protected by the city and citizens alike. When you are taking a photo of your home, you want that potential buyer (who will give it a maximum of two seconds worth of attention before moving on to the next home in their Internet search) to say “Wow! Let’s look at this one honey.” So… work with every angle.

lostfront.JPGIf you have to, take a shot closer-in to the front of the property that actually shows the house, and feature more photos showing the larger area in subsequent photos (you now have the option of including 16 photos on the MLS). In the most difficult cases, short of drastically trimming the trees, another option is to give your agent a photo of the home that has been taken in winter or fall when the trees were bare of leaves so that the house is visible… and attractive to a buyer!

garage_1.jpGThe ‘Star Garage’ Home…

Now, I don’t need to tell you that there is probably a better angle for each of these homes (and no, garbage cans are not an attractant). Yes, some of our beautiful homes have garages that are prominent to the street.

garage_2.jpGThere are ways to shoot these homes that really show off the beauty of their entirety. This usually involves taking the photo from the non-garage-prominent side of the house at an angle.

And though there are several more “dont’s” categories we could go over, one more that I found prevalent is the…

“Look At My Entry or Driveway” Home…

entry_drive.JPG entry_2.JPGentry_1.JPG entry_3.jpG

Bottom line, the Main Photo needs to be your “Showcase”. It should show off your real estate and really be a beautiful shot representing the front of your home in the best way possible. Circular driveway shots and other yard features can be highlighted after you come up with that one great, frontal shot of the house itself.

mthood.jpgAnd, last but not least, remember that your Main Photo needs to be of your house on the MLS…
Although you may have an incredible view of Mt. Hood, or treetops, or the valley, that Main Photo actually needs to be of your house. Please add gorgeous feature shots like this one after the Main Shot.

kilkennydrawing_a.jpg

So…. Show off architecture ~ Present more than one shot to highlight that big, beautiful porch, etc. Or have a drawing commissioned if the season (or available angle) is just not right.

If your home is up above street level, consider climbing a ladder leaned on a streetlight pole (be careful!) to get that impossible shot of your home

But use your Main Photo wisely… it is the first (and can easily be the last) impression you make.

high-up.JPG