Lake Oswego Real Estate Blog
Rivergrove attend Lake Oswego schools. So while it may not be Lake Oswego, it is pretty darn close.
There is a wonderful park in Rivergrove called Heritage Park, and in this park is something very special, a tree of gratitude. A small black box is next to the tree with weather-proof tags and sharpie pens for writing what you are thankful for onto the tag. Then you simply hang the tag onto the tree. I just love it!
Dianne
As you know, Linda and I share the task of writing our Market Activity Report and I do one every other week. I find it very important as it has me reflecting on trends and allows me to really have a reading of the changes in the market. What I noticed this week is twofold. First, condos are hot. They are selling like crazy. This is probably because they tend to be less expensive and the words less expensive are hard to come by these days. Second, the surge in inventory that typically happens as we get into spring hasn’t happened yet. The volume of new listings this past week was nearly identical to what it was two weeks ago. At the same time, pending sales seem to be ticking up. This is a formula for increasing prices. It’s a great time to sell a house in Lake Oswego!
Last week in Lake Oswego we had 15 homes enter the market, 26 moving into pending status, and 17 sold/closed properties.
Following is the breakdown for you according to RMLS:
New on the Market (March 26-April 1, 2018)
| Address | Type | Price | BR | Baths | Sq Ft |
| 52 Oswego Summit | Condo | $204,900 | 1 | 1 | 705 |
| 4391 Upper Dr | Detached | $549,000 | 4 | 2.5 | 1740 |
| 5835 Ridgetop Ct | Detached | $675,000 | 4 | 2.5 | 2375 |
| 58 Aquinas St | Detached | $699,900 | 5 | 33 | 3721 |
| 12777 Sierra Vista Dr | Detached | $714,000 | 4 | 2.5 | 3144 |
| 17606 Woodhurst Pl | Detached | $789,900 | 5 | 3.5 | 4707 |
| 17941 Meadowlark Ln | Detached | $849,000 | 4 | 3.5 | 3905 |
| 2420 Palisades Crest Dr | Detached | $929,000 | 5 | 2.5 | 3471 |
| 15545 Village Park Ct | Detached | $935,000 | 4 | 2.5 | 2745 |
| 5566 Luce Ln | Detached | $990,000 | 5 | 3 | 3088 |
| 13613 Provincial Hill Way | Detached | $1,075,000 | 5 | 3.5 | 4327 |
| 17224 Greentree Ave | Detached | $1,279,900 | 4 | 4 | 3545 |
| 4146 Lakeview Blvd | Detached | $1,500,000 | 4 | 3.5 | 3279 |
| 1655 Leslie Ln | Detached | $1,725,000 | 4 | 3.5 | 4805 |
| 1955 Highlands Loop | Detached | $1,995,000 | 4 | 4.5 | 4012 |
Pending Sales (March 26-April 1, 2018)
| Address | Type | Price | BR | Baths | Sq Ft | CDOM |
| 32 Oswego Summit | Condo | $169,900 | 1 | 1 | 752 | 176 |
| 4647 Lakeview Blvd D-1 | Condo | $179,000 | 1 | 1 | 753 | 171 |
| 199 Oswego Summit | Condo | $194,000 | 2 | 2 | 1506 | 41 |
| 45 Eagle Crest Dr #510 | Condo | $246,900 | 1 | 1 | 830 | 32 |
| 4053 Jefferson Pkwy | Condo | $275,000 | 2 | 2.5 | 1462 | 37 |
| 5061 Foothills Dr A | Condo | $309,500 | 2 | 2 | 991 | 140 |
| 6 Britten Ct | Attached | $374,900 | 2 | 1.5 | 1317 | 46 |
| 6243 SW Dawn Ct | Detached | $429,900 | 3 | 1.5 | 1254 | 5 |
| 5861 Benfield Ct | Detached | $449,000 | 4 | 2 | 1557 | 34 |
| 1760 Oak St | Detached | $459,900 | 5 | 2 | 1680 | 1 |
| 17323 Ashley Ct | Attached | $525,000 | 4 | 2.5 | 2117 | 137 |
| 8 Sherwood Ct | Detached | $529,900 | 3 | 3.5 | 3212 | 93 |
| 1660 Woodland Terr | Detached | $538,400 | 4 | 3 | 2728 | 42 |
| 3827 Bass Ln | Detached | $589,000 | 4 | 2.5 | 2302 | 25 |
| 13758 Regency Ct | Detached | $615,000 | 3 | 2.5 | 1986 | 155 |
| 2220 Hillside Dr | Detached | $625,000 | 3 | 2.5 | 2201 | 3 |
| 17915 Ridge Lake Dr | Detached | $650,000 | 4 | 3.5 | 3304 | 394 |
| 343 3rd St | Detached | $685,000 | 3 | 3.5 | 2044 | 5 |
| 16731 Alder Circle | Detached | $699,000 | 3 | 2.5 | 2301 | 7 |
| 5585 Kilchurn Ave | Detached | $724,900 | 5 | 2.5 | 2929 | 2 |
| 706 2nd St | Detached | $1,159,900 | 4 | 2.5 | 2737 | 173 |
| 13587 Meadowcreek Ln | Detached | $1,195,000 | 4 | 2.5 | 3200 | 178 |
| 505 Iron Mountain Blvd | Detached | $1,245,000 | 5 | 4 | 3015 | 462 |
| 1925 Childs Rd | Detached | $1,290,000 | 5 | 4.5 | 5207 | 125 |
| 3914 Edens Edge Dr | Detached | $1,548,000 | 5 | 5.5+.5 | 6635 | 11 |
| 4262 Upper Dr | Detached | $1,590,000 | 4 | 3.5 | 4096 | 38 |
Sold/Closed (March 26-April 1, 2018)
| Address | Type | List Price | Sold Price | Sq Ft | CDOM |
| 58 Galen St | Condo | $164,000 | $159,000 | 689 | 18 |
| 4 Touchstone #130 | Condo | $215,000 | $200,000 | 984 | 19 |
| 86 Oswego Summit | Condo | $225,000 | $225,000 | 1,140 | 2 |
| 200 Burnham Rd #208 | Condo | $279,000 | $227,500 | 1320 | 195 |
| 16250 Pacific Hwy #60 | Condo | $249,900 | $239,900 | 1305 | 34 |
| 18440 Sandpiper Circle | Detached | $350,000 | $325,000 | 1447 | 28 |
| 16538 Carnegie Ave | Detached | $389,900 | $375,000 | 1182 | 267 |
| 6030 Shakespeare St | Detached | $429,900 | $432,000 | 1056 | 337 |
| 40 Nova Ct | Detached | $519,900 | $513,000 | 2308 | 15 |
| 14595 Sherbrook Pl | Detached | $569,500 | $530,000 | 2028 | 78 |
| 1895 Greentree Rd | Detached | $580,000 | $540,000 | 2861 | 139 |
| 16 El Greco St | Detached | $639,000 | $639,000 | 2826 | 3 |
| 3665 Olson Ct | Detached | $695,000 | $660,000 | 2517 | 82 |
| 4729 Lakeview Blvd | Detached | $679,000 | $665,000 | 2551 | 75 |
| 16034 Inverurie Rd | Detached | $839,900 | $865,300 | 3305 | 18 |
| 1130 Oak Terrace | Detached | $949,000 | $922,500 | 3729 | 0 |
| 14128 Goodall Rd | Detached | $1,090,000 | $1,083,000 | 2960 | 2 |
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.
Dianne and I hope that you, your family and loved ones are enjoying time together this holiday weekend. We wish you joy and success in your adventures, real estate and otherwise, as this spring season unfolds.
Last week 16 New properties entered the market in Lake Oswego, 24 moved to Pending status, and 16 were “Closed”/Sold.
Following is the breakdown for you according to RMLS:
NEW on Mkt (March 19-25, 2018)
| Address | List Price | # Beds | # Baths | Total SF | Prop Type |
| 750 1ST ST E31 | $199,900 | 1 | 1 | 986 | CONDO |
| 47 EAGLE CREST DR #49 | $205,000 | 2 | 1 | 932 | CONDO |
| 67 OSWEGO SMT/Upper | $225,000 | 2 | 2 | 1212 | CONDO |
| 668 MCVEY AVE #74 | $285,000 | 1 | 1 | 636 | CONDO |
| 9 ORIOLE LN | $429,000 | 3 | 3 | 1928 | DETACHD |
| 15256 BOONES WAY | $490,000 | 3 | 2.1 | 1618 | ATTACHD |
| 18440 SW DON LEE WAY | $525,000 | 3 | 1.1 | 1223 | DETACHD |
| 5228 COVENTRY CT | $565,000 | 4 | 2.1 | 2382 | DETACHD |
| 6435 Frost ST #10 | $649,960 | 3 | 2.1 | 1838 | DETACHD |
| 16731 ALDER CIR | $699,000 | 3 | 2.1 | 2301 | DETACHD |
| 6447 Frost ST #9 | $699,960 | 3 | 2.1 | 2227 | DETACHD |
| 19330 River Run DR | $814,900 | 4 | 4 | 3786 | DETACHD |
| 3914 EDENS EDGE DR | $1,548,000 | 5 | 5.2 | 6635 | DETACHD |
| 210 NORTHSHORE RD | $1,575,000 | 4 | 3 | 3148 | DETACHD |
| 1053 C AVE | $1,595,000 | 4 | 3.1 | 3854 | DETACHD |
| 2088 CREST DR | $3,988,000 | 4 | 5.1 | 7737 | DETACHD |
PENDING SALES (March 19-25, 2018)
| Address | List Price | # Beds | # Baths | Total SF | Prop Type | CDOM |
| 58 GALEN ST/Upper | $154,000 | 1 | 1 | 689 | CONDO | 18 |
| 80 OSWEGO SMT/Upper | $185,000 | 2 | 2 | 1140 | CONDO | 5 |
| 200 BURNHAM RD #101 | $194,900 | 1 | 1 | 959 | CONDO | 181 |
| 4000 CARMAN DR #70 | $237,500 | 2 | 2 | 974 | CONDO | 4 |
| 750 1ST ST C14 | $285,000 | 2 | 2 | 1350 | CONDO | 25 |
| 5061 FOOTHILLS DR D | $294,900 | 2 | 2 | 991 | CONDO | 183 |
| 750 1ST ST #27 | $297,000 | 2 | 2 | 1350 | CONDO | 4 |
| 5059 FOOTHILLS DR G | $309,000 | 2 | 2 | 991 | CONDO | 108 |
| 3912 CARMAN DR | $389,500 | 3 | 2.1 | 1326 | CONDO | 22 |
| 5325 OAKRIDGE RD | $419,900 | 4 | 2 | 1191 | DETACHD | 16 |
| 4324 WOODSIDE CIR | $425,000 | 2 | 2 | 1216 | ATTACHD | 7 |
| 1682 FIRCREST DR | $539,900 | 4 | 2.1 | 2304 | DETACHD | 4 |
| 1612 HIGHLAND DR | $549,900 | 4 | 3 | 2158 | DETACHD | 2 |
| 304 6TH ST | $615,000 | 1 | 1 | 941 | DETACHD | 5 |
| 4729 FIRWOOD RD | $699,000 | 4 | 2.1 | 2647 | DETACHD | 4 |
| 3106 ROSEMARY LN | $729,900 | 3 | 2.1 | 2717 | DETACHD | 75 |
| 17641 BROOKHURST DR | $782,500 | 4 | 2.1 | 3386 | DETACHD | 1 |
| 4985 CASCARA LN | $790,000 | 5 | 2.1 | 3607 | DETACHD | 125 |
| 18341 HEATHER ANN CT | $849,900 | 4 | 3.1 | 2316 | DETACHD | 3 |
| 496 10TH ST | $850,000 | 4 | 2 | 2854 | DETACHD | 15 |
| 16002 INVERURIE RD | $880,000 | 3 | 3 | 3189 | DETACHD | 0 |
| 1565 PINE ST | $950,000 | 4 | 2 | 2830 | DETACHD | 9 |
| 426 7TH ST | $960,000 | 4 | 2.1 | 3088 | DETACHD | 49 |
| 4204 CHAD DR | $1,050,000 | 5 | 3.1 | 3930 | DETACHD | 6 |
SOLD (March 19-25, 2018)
| Address | Opening Price | Closed Price | # Beds | # Baths | Total SF | Prop Type | CDOM |
| 33 OSWEGO SMT/Lower | $184,900 | $162,000 | 1 | 1 | 764 | CONDO | 183 |
| 3433 MCNARY PKWYbv#806 | $214,900 | $219,000 | 2 | 2.1 | 1136 | CONDO | 203 |
| 18179 PILKINGTON RD | $399,950 | $366,000 | 3 | 2 | 1290 | DETACHD | 266 |
| 466 5TH ST / Ground | $389,000 | $387,800 | 2 | 1.1 | 1092 | CONDO | 71 |
| 18966 LONGFELLOW AVE | $459,950 | $435,000 | 3 | 2 | 1330 | DETACHD | 26 |
| 17790 OVERLOOK CIR | $590,000 | $498,750 | 3 | 3 | 3480 | DETACHD | 22 |
| 17 FALSTAFF ST | $599,000 | $580,000 | 4 | 3 | 2450 | DETACHD | 100 |
| 1413 OAK ST | $600,000 | $590,000 | 3 | 3 | 2424 | DETACHD | 23 |
| 1503 PINE ST | $639,900 | $597,515 | 5 | 3 | 2792 | DETACHD | 165 |
| 683 9th ST | $575,000 | $605,000 | 3 | 2 | 1396 | DETACHD | 4 |
| 16982 KARA LN | $615,000 | $620,000 | 4 | 2.1 | 2408 | DETACHD | 2 |
| 17720 OVERLOOK CIR | $615,000 | $620,000 | 4 | 2.1 | 3400 | DETACHD | 12 |
| 4004 MELISSA DR | $709,900 | $709,900 | 4 | 2.1 | 2865 | DETACHD | 8 |
| 127 FURNACE STb #127 | $799,000 | $800,000 | 2 | 2.1 | 1927 | CONDO | 1 |
| 282 GREENWOOD RD | $890,000 | $875,000 | 3 | 2.1 | 2530 | DETACHD | 16 |
| 4660 WILDWOOD ST | $1,289,900 | $1,275,000 | 4 | 4 | 3709 | DETACHD | 36 |
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.
In a condo you are buying the interior walls and everything within the air space that is contained by the interior walls. The exterior walls, the space between the exterior and interior walls, and everything outside of the exterior walls is owned by the home owner’s association. This means that if you own a condo and you get a clog in your toilet, you have to pay for the repair if the clog is in the toilet itself, but as the plumbing for the toilet passes by the interior wall and leaves the condo, the plumbing belongs to the HOA and it becomes their responsibility to repair the clog.
I am making a big generalization here. Every HOA has it’s own by-laws and conditions, covenants, and restrictions, and there may be provisions in these documents that has an exception for something like a toilet clog, but in general the example holds true.
So with a condo, you rely on the home owner’s association to take care of everything outside of the living space within the condo. This includes the attic, the crawlspace below, all of the exterior paint, roof, parking lot, landscaping etc.
Most condominiums have what are called “limited common areas”. These are usually decks and small patios that are for the use of the individual unit owner, but are maintained by the HOA and for which the HOA may enter to do maintenance work.
In a townhouse you not only own the interior space, but you also own the dirt below the home, the crawlspace, and usually the attic as well. If you have a small yard or deck, it is yours and you maintain it. The usual practice in townhouses is that the HOA owns the roof and exterior siding and they maintain those.
This may seem like splitting hairs, but it is most significant when it comes to bank financing. Banks and mortgage companies look at townhouses the same way that they look at stand alone homes. They are financed the same way and are eligible for FHA and VA financing just like regular homes that get mortgages.
Condominiums are not financed like regular homes. They are financed as condominiums with very specific guidelines and restrictions. If a property is a condominium it must be in an approved complex to qualify for either FHA or VA financing. For conventional financing there are also restrictions, although not quite as stringent.
The word townhouse by practice has come to reference more of an architectural style. The public tends to think that a townhouse is attached to its neighbors only on the sides and that it does not have an attached neighbor either above or below. This is a fallacy. Just because it has a style known as a “townhouse” does not mean that it is not, in fact, a condo. So how do you know if a property is a townhouse or a condo? It’s in the legal description of the property. If it’s a condo, it will have a legal description that includes the word “condominium”.
It can all be a bit confusing. Further mixing folks up is the word “attached”. This word has been used in the RMLS data base for decades. It needs to fall out of use! It may mean that the property is attached to another property, but it does not tell you if it’s a townhouse or a condo. In time, I do think it will fall out of use, but in the mean time I hope this little explanation has helped you to understand what is a condo and what is a townhouse.
Dianne
Our weather may have a few showers, but the sun breaks are beautiful and growing more frequent. Spring truly is spectacular in Oregon, particularly in the Willamette Valley. I also feel that the spring market is in full swing. Well priced homes are selling fast and the inventory remains low. If you are thinking of buying, get pre-qualified, find a good Realtor, and get in the swing of it.
Last week in Lake Oswego we had 14 homes enter the market, 21 moving into pending status, and 17 sold/closed properties.
Following is the breakdown for you according to RMLS:
New on the Market (March 12-18, 2018)
| Address | Type | Price | BR | Baths | Sq Ft |
| 68 Greenridge Ct | Townhouse | $479,000 | 3 | 2.5 | 2868 |
| 4902 Mulholland Dr | Townhouse | $539,900 | 3 | 2.5 | 2495 |
| 304 6th St | Detached | $615,000 | 1 | 1 | 941 |
| 16969 Alder Circle | Detached | $734,900 | 3 | 2 | 1534 |
| 720 Maple St | Detached | $737,000 | 3 | 2.5 | 3966 |
| 18341 Heather Ann Ct | Detached | $849,900 | 4 | 3.5 | 2316 |
| 1804 Oak Knoll Ct | Detached | $875,000 | 4 | 3 | 2667 |
| 17851 Westview Dr | Detached | $890,000 | 4 | 3.5 | 3433 |
| 1565 Pine St | Detached | $950,000 | 4 | 2 | 2830 |
| 1190 Bayberry Rd | Detached | $1,159,000 | 4 | 2.5 | 2732 |
| 17544 Ridgeview Ln | Detached | $1,378,000 | 4 | 3.5 | 4561 |
| 13750 Knaus Rd | Detached | $1,495,000 | 5 | 4 | 4773 |
| 3101 Westview Ct | Detached | $1,550,000 | 4 | 3.5 | 4290 |
| 16865 Greenbrier Rd | Detached | $2,595,000 | 5 | 5 | 6104 |
Pending Sales (March 12-18 , 2018)
| Address | Type | Price | BR | Baths | Sq Ft | CDOM |
| 4 Touchstone #130 | Condo | $215,000 | 2 | 2 | 984 | 18 |
| 86 Oswego Summit | Condo | $225,000 | 2 | 2 | 1140 | 2 |
| 94 Oswego Summit | Condo | $249,000 | 2 | 2 | 1140 | 4 |
| 3844 Botticelli St | Condo | $289,000 | 2 | 1.5 | 1132 | 5 |
| 3986 Carman Dr | Condo | $329,000 | 2 | 2.5 | 1107 | 3 |
| 5051 Foothills Dr C | Condo | $344,900 | 2 | 2 | 991 | 21 |
| 18440 Sandpiper Circle | Detached | $350,000 | 3 | 2 | 1447 | 28 |
| 156 Kingsgate Rd | Detached | $399,900 | 2 | 2 | 2020 | 68 |
| 110 Kingsgate Rd | Detached | $410,000 | 3 | 2.5 | 1669 | 2 |
| 13 Bloch Terr | Attached | $415,000 | 3 | 2.5 | 1972 | 27 |
| 578 2nd St | Condo | $492,000 | 2 | 2.5 | 1361 | 39 |
| 536 2nd St | Attached | $499,000 | 2 | 2.5 | 1394 | 3 |
| 1714 Meadows Dr | Detached | $539,000 | 3 | 2 | 1912 | 5 |
| 313 3rd St | Attached | $679,900 | 3 | 3.5 | 1962 | 4 |
| 17370 Brookhurst Dr | Detached | $729,000 | 4 | 2.5 | 3140 | 3 |
| 13209 Twin Creek Ct | Detached | $729,900 | 4 | 2.5 | 3021 | 8 |
| 5616 Southwood Dr | Detached | $750,000 | 5 | 2.5 | 3043 | 24 |
| 15985 Bonaire Ave | Detached | $900,000 | 3 | 3 | 2910 | 5 |
| 17503 Cherry Ct | Detached | $945,000 | 4 | 3.5 | 4267 | 13 |
| 116 Middlecrest Rd | Detached | $1,075,000 | 4 | 3 | 2545 | 34 |
| 1221 Glenmorrie Dr | Detached | $1,459,000 | 4 | 3.5 | 4231 | 205 |
Sold/Closed (March 12-18, 2018)
| Address | Type | List Price | Sold Price | Sq Ft | CDOM |
| 160 Oswego Summit | Condo | $199,000 | $199,000 | 1383 | 23 |
| 133 Oswego Summit | Condo | $199,900 | $199,900 | 923 | 4 |
| 4000 Carman Dr F90 | Condo | $205,000 | $205,000 | 834 | 9 |
| 668 McVey Ave #46 | Condo | $274,900 | $251,750 | 863 | 49 |
| 5225 Jean Rd #510 | Condo | $274,900 | $274,900 | 1100 | 2 |
| 17484 Bryant Rd | Detached | $409,000 | $412,400 | 1431 | 0 |
| 17522 Bryant Rd | Detached | $450,000 | $452,500 | 1152 | 0 |
| 17460 Schalit Way | Detached | $569,900 | $497,000 | 2190 | 174 |
| 15 Del Prado St | Detached | $520,000 | $520,000 | 2180 | 3 |
| 4745 Cambridge Ct | Attached | $749,900 | $675,000 | 3171 | 145 |
| 4725 Cambridge Ct | Attached | $799,900 | $700,000 | 2942 | 130 |
| 830 Lake Forest Dr | Detached | $789,000 | $722,350 | 2517 | 199 |
| 17167 Cedar Rd | Detached | $764,900 | $745,000 | 2673 | 108 |
| 1418 Maple St | Detached | $825,000 | $775,000 | 2066 | 98 |
| 16931 Maple Circle | Detached | $1,500,000 | $1,500,000 | 3635 | 0 |
| 13705 Knaus Rd | Detached | $1,848,000 | $1,750,000 | 5339 | 625 |
| 16835 Greenbrier Rd | Detached | $5,950,000 | $5,950,000 | 8852 | 1 |
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.
Here is your look at the most recent data for the entire Portland area and how Lake Oswego fits in to this picture just below:
Neighborhoods: February’s Average Sale Price + 12-month Appreciation :
LAKE OSWEGO:
The combined areas of Lake Oswego and West Linn for the month of February 2018 reported:
Lots of activity, and of course we had… sunshine! You should have seen the hordes out in Lake Oswego for the Open Houses this weekend.
Last week 13 New properties entered the market in Lake Oswego, 34 moved to Pending status, and 10 were “Closed”/Sold.
Following is the breakdown for you according to RMLS:
NEW on Mkt (March 5-11, 2018)
| Address | List Price | # Beds | # Baths | Total SF | Prop Type |
| 3844 BOTTICELLI ST | $289,000 | 2 | 1.1 | 1132 | CONDO |
| 5325 OAKRIDGE RD | $419,900 | 4 | 2 | 1191 | DETACHD |
| 3827 BASS LN | $589,000 | 4 | 2.1 | 2302 | DETACHD |
| 14 OTHELLO ST | $649,000 | 4 | 2.1 | 2464 | DETACHD |
| 496 10TH ST | $850,000 | 4 | 2 | 2854 | DETACHD |
| 15985 BONAIRE AVE | $900,000 | 3 | 3 | 2910 | DETACHD |
| 17390 GRANDVIEW CT | $915,000 | 4 | 4.2 | 4502 | DETACHD |
| 3940 Canal RD | $1,050,000 | 4 | 3.1 | 3838 | DETACHD |
| 2643 RIVENDELL RD | $1,100,000 | 5 | 3.1 | 3466 | DETACHD |
| 12975 SW ELK ROCK RD | $1,279,000 | 5 | 3.1 | 4579 | DETACHD |
| 13310 FOX RUN | $1,330,000 | 4 | 3.1 | 3741 | DETACHD |
| 18137 MEADOWLARK LN | $1,399,000 | 4 | 4.1 | 5306 | DETACHD |
| 612 RIDGEWAY RD | $2,798,000 | 4 | 4.1 | 4106 | DETACHD |
PENDING SALES (March 5-11, 2018)
| Address | List Price | # Beds | # Baths | Total SF | Prop Type | CDOM |
| 4 TOUCHSTONE #109 | $195,000 | 2 | 2 | 989 | CONDO | 3 |
| 3433 MCNARY PKWY #405 | $198,000 | 2 | 2.1 | 1208 | CONDO | 3 |
| 4 TOUCHSTONE #141 | $210,000 | 2 | 2 | 979 | CONDO | 12 |
| 5056 FOOTHILLS DR C | $332,750 | 2 | 2 | 1252 | CONDO | 30 |
| 825 OAK ST | $449,000 | 3 | 2 | 1350 | DETACHD | 3 |
| 5861 BENFIELD CT | $449,000 | 4 | 2 | 1557 | DETACHD | 11 |
| 18963 LONGFELLOW AVE | $449,750 | 3 | 1.1 | 1239 | DETACHD | 201 |
| 200 BURNHAM RD #211 | $450,000 | 3 | 2 | 1862 | ATTACHD | 6 |
| 4912 LOWER DR | $475,000 | 3 | 2 | 1557 | DETACHD | 2 |
| 121 3RD ST #121 | $499,000 | 2 | 2 | 1065 | CONDO | 5 |
| 40 NOVA CT | $519,900 | 4 | 2.1 | 2308 | DETACHD | 15 |
| 19050 PILKINGTON RD | $529,900 | 3 | 3 | 1991 | DETACHD | 250 |
| 559 SUNNY HILL DR | $577,500 | 4 | 2.1 | 2234 | DETACHD | 129 |
| 5687 BONITA RD | $589,900 | 3 | 2.1 | 2048 | DETACHD | 0 |
| 120 CONDOLEA DR | $599,900 | 3 | 3 | 2958 | ATTACHD | 5 |
| 1503 PINE ST | $600,000 | 5 | 3 | 2792 | DETACHD | 165 |
| 16982 KARA LN | $615,000 | 4 | 2.1 | 2408 | DETACHD | 2 |
| 16 EL GRECO ST | $639,000 | 4 | 2.1 | 2826 | DETACHD | 3 |
| 16834 CHERRY CREST AVE | $649,900 | 4 | 2.1 | 2598 | DETACHD | 2 |
| 13602 PROVINCIAL HILL WAY | $675,000 | 3 | 2.1 | 2420 | DETACHD | 6 |
| 3088 ROSEMARY LN | $719,000 | 4 | 2.1 | 3233 | DETACHD | 23 |
| 4198 GLACIER LILY ST | $724,900 | 4 | 3 | 2806 | DETACHD | 4 |
| 3106 ROSEMARY LN | $729,900 | 3 | 2.1 | 2717 | DETACHD | 65 |
| 1691 HIGHLAND DR | $799,900 | 4 | 2.2 | 3314 | DETACHD | 17 |
| 1 MOUNTAIN VIEW LN | $800,000 | 4 | 2.1 | 3352 | DETACHD | 19 |
| 1130 OAK TER | $949,000 | 4 | 2.1 | 3729 | DETACHD | 0 |
| 16860 CORTEZ CT | $1,079,900 | 4 | 3.1 | 3322 | DETACHD | 0 |
| 3485 UPPER DR | $1,121,000 | 4 | 2.1 | 3332 | DETACHD | 119 |
| 19354 LORNA LN | $1,249,900 | 4 | 3.1 | 4169 | DETACHD | 356 |
| 2735 GLEN EAGLES RD | $1,379,900 | 4 | 3.1 | 2938 | DETACHD | 35 |
| 14190 SUNDELEAF DR | $1,399,000 | 4 | 4 | 3671 | DETACHD | 0 |
| 2230 WEMBLEY PARK RD | $1,449,950 | 5 | 4.1 | 4597 | DETACHD | 216 |
| 149 PINE VALLEY RD | $1,450,000 | 4 | 2.1 | 3220 | DETACHD | 6 |
| 951 WESTPOINT RD | $3,865,000 | 6 | 4 | 4144 | DETACHD | 520 |
SOLD (March 5-11, 2018)
| Address | Opening Price | Closed Price | # Beds | # Baths | Total SF | Prop Type | CDOM |
| 45 OSWEGO SMT | $196,875 | $218,500 | 1 | 1 | 764 | CONDO | 13 |
| 17380 MARJORIE AVE | $509,000 | $519,000 | 4 | 2 | 1816 | DETACHD | 5 |
| 25 TOUCHSTONE | $599,000 | $600,000 | 4 | 3 | 2194 | DETACHD | 2 |
| 19 HIDALGO ST | $725,000 | $712,500 | 4 | 3.1 | 4500 | DETACHD | 11 |
| 17594 SHEPHERDS CT | $825,000 | $800,000 | 4 | 2.1 | 3001 | DETACHD | 26 |
| 1898 OAK KNOLL CT | $850,000 | $836,000 | 4 | 3 | 3102 | DETACHD | 184 |
| 625 CARRERA LN | $998,000 | $890,000 | 4 | 3.1 | 5288 | DETACHD | 76 |
| 4136 CASEY CT | $999,000 | $999,000 | 5 | 3.1 | 4070 | DETACHD | 1 |
| 2135 RIDGE POINTE DR | $1,796,000 | $1,580,000 | 5 | 4.2 | 6755 | DETACHD | 247 |
| 1103 LAKE SHORE RD | $2,595,000 | $2,330,000 | 3 | 3 | 3647 | DETACHD | 169 |
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.
When I council people who are wanting to sell a house the subject of home staging often comes up. Is it worth the cost? Will it result in a higher sales price? Good questions that I am going to tackle here.
First of all, selling home does require preparing the house. As I have mentioned before, getting it really clean is the first and most important thing that you are going to do. No one wants to buy someone else’s dirt. A dirty house will sell for significantly less than a clean house, in my opinion.
Assuming the house is clean and has good carpet and paint, do you need to go one step further and have the house professionally staged with furniture and art work? I think it depends. If your property is in a high-demand price range, and in Lake Oswego that would be $500,000 or less, I just don’t think that home staging is necessary. A house in this price range is going to be given attention by buyers simply because it is affordable.
If your property is priced over $500,000 I do think staging is something that you may want to consider.
If you live in the house I don’t think you necessarily need to pay for the full services of a staging company that would require removal of your possessions and then the rental of new furniture and art. Rather, I think you may want to consider a one time consultation for a few hundred dollars. Actually, this is a service that I often do for my clients at no additional charge. I am not a professional stager, but I do have a sense of what looks good and what does not. The basic premise is remove clutter and over crowded furnishings to make rooms feel as large as possible.
If your house is clean and decorated in a tasteful manner I don’t think that you will sell for a greater final price with professional staging services. I do however think that your house will sell more quickly. This means that if your home is at a higher price point, staging can make your house stand out to buyers and can trigger a quicker offer.
Costs associated with home stage run as little as $200 for an hour’s consultation. If you do choose to have the house staged with furnishings and art, you pay by the size of the house and the length of time that the furnishings are rented. An average home runs about $3500 a month and a huge home can be as much as $9000 a month. On average sellers will rent the furnishings for a couple of months.
What it comes down to is the decision to stage or not to stage needs to be made on a case-by-case basis. Please give Linda or myself a call if you would like to get our opinion about your home. We are both familiar with the concept of home staging and we both have companies that do professional staging that we would be happy to refer you to.
Thanks for reading,
Dianne
Photos courtesy of stagetomove.com
Last week in Lake Oswego there were 15 new listings that came onto the market, 25 that accepted contracts and went into pending status, and 22 sold/closed sales. I always look for what my take away is when I do this. What I noted this week is how many of the pending and sold properties had been on the market for more than 100 days. 11 of the 25 that went pending, and 8 of the 22 that closed. I think this continues to be a refection of the low inventory. After such extended market time sellers rarely get the asking price, but buyers also hate to haggle over price. With many of these houses selling, I think it indicates the buyers are ready to do some negotiating because the house may be over priced, but it remains a good option with so few houses for sale.
Following is the breakdown for you according to RMLS:
New on the Market (Feb 26-March 4, 2018)
| Address | Type | Price | BR | Baths | Sq Ft |
| 58 Galen St | Condo | $164,000 | 1 | 1 | 689 |
| 3433 McNary Pkwy #405 | Condo | $198,000 | 2 | 2.5 | 1208 |
| 45 Eagle Crest Dr #510 | Condo | $250,000 | 1 | 1 | 780 |
| 16250 Pacific Hwy #76 | Condo | $360,000 | 3 | 2 | 1745 |
| 3912 Carman Dr | Condo | $399,900 | 3 | 2.5 | 1326 |
| 200 Burnham Rd #211 | Condo | $450,000 | 3 | 2 | 1862 |
| 121 3rd St | Condo | $499,000 | 2 | 2 | 1065 |
| 120 Condolea Dr | Attached | $599,900 | 3 | 3 | 2958 |
| 13602 Provincial Hill Way | Detached | $675,000 | 3 | 2.5 | 2420 |
| 14145 Redwood Ct | Detached | $675,000 | 4 | 3 | 2558 |
| 4198 Glacier Lily St | Detached | $724,900 | 4 | 3 | 2806 |
| 17668 Woodhurst Pl | Detached | $895,000 | 4 | 2.5 | 4281 |
| 19320 Lorna Ln | Detached | $1,199,000 | 4 | 3.5 | 4192 |
| 149 Pine Valley Rd | Detached | $1,450,000 | 4 | 2.5 | 3220 |
| 17442 Ridgeview Ln | Detached | $1,475,000 | 4 | 3.5+.5 | 5063 |
Pending Sales (Feb 26-March 4, 2018)
| Address | Type | Price | BR | Baths | Sq Ft | CDOM |
| 103 Oswego Summit | Condo | $199,900 | 2 | 1.5 | 1116 | 42 |
| 3433 McNary Pkwy #806 | Condo | $214,900 | 2 | 2.5 | 1136 | 203 |
| 4 Touchstone #130 | Condo | $215,000 | 2 | 2 | 984 | 5 |
| 4000 Carman Dr A11 | Condo | $249,900 | 2 | 2 | 869 | 18 |
| 3802 Botticelli St | Condo | $280,000 | 3 | 2 | 1224 | 26 |
| 18440 Carnegie Ave | Detached | $379,900 | 3 | 1.5 | 1182 | 267 |
| 466 5th St | Condo | $389,000 | 2 | 1.5 | 1092 | 71 |
| 47 Condolea Ct | Condo | $400,000 | 2 | 2.5 | 2157 | 1 |
| 4470 Golden Ln | Condo | $459,000 | 3 | 3.5 | 2102 | 3 |
| 1515 Cloverleaf Rd | Detached | $495,000 | 3 | 2.5 | 2206 | 7 |
| 1895 Greentree Rd | Detached | $549,500 | 4 | 3 | 2861 | 139 |
| 17790 Overlook Circle | Detached | $590,000 | 3 | 3 | 3480 | 22 |
| 17360 Hunter Ct | Detached | $645,900 | 4 | 2.5 | 3272 | 178 |
| 16977 Cherry Crest Dr | Detached | $649,900 | 4 | 2.5 | 3002 | 236 |
| 2401 Mayors Ln | Detached | $649,900 | 4 | 3 | 3004 | 1111 |
| 4729 Lakeview Blvd | Detached | $679,000 | 3 | 2.5 | 2551 | 75 |
| 13171 Sandalwood Ct | Detached | $685,000 | 4 | 2.5 | 3325 | 50 |
| 4745 Cambridge Ct | Attached | $699,900 | 2 | 2.5 | 3171 | 145 |
| 17110 Lowenberg Terr | Detached | $749,000 | 4 | 2.5 | 2732 | 145 |
| 4933 Lakeview Blvd | Detached | $996,000 | 4 | 3 | 3988 | 226 |
| 4591 Dogwood Dr | Detached | $1,100,000 | 4 | 3.5 | 4177 | 6 |
| 1144 Bayberry Rd | Detached | $1,449,000 | 5 | 3 | 3523 | 6 |
| 17104 Cedar Rd | Detached | $1,599,000 | 3 | 3 | 3345 | 163 |
| 13705 Knaus Rd | Detached | $1,848,000 | 4 | 3.5 | 5339 | 625 |
Sold/Closed (Feb 26-March 4, 2018)
| Address | Type | List Price | Sold Price | Sq Ft | CDOM |
| 86 Kingsgate Rd C202 | Condo | $175,000 | $225,000 | 924 | 39 |
| 5225 Jean Rd #313 | Condo | $270,000 | $265,000 | 1,200 | 155 |
| 1776 Bonniebrae Dr | Townhouse | $331,000 | $313,950 | 1,525 | 17 |
| 15494 Brianne Ct | Attached | $335,000 | $336,500 | 1250 | 2 |
| 4000 Carman Dr #49 | Condo | $350,000 | $360,000 | 1004 | 4 |
| 17755 Overlook Ln | Detached | $529,900 | $404,000 | 3198 | 131 |
| 19241 Longfellow Ave | Detached | $439,900 | $450,000 | 1188 | 3 |
| 16150 Lake Forest Blvd | Detached | $524,900 | $527,000 | 2302 | 4 |
| 1601 Woodland Terrace | Detached | $609,900 | $547,000 | 2594 | 126 |
| 780 Briercliff Ln | Detached | $599,900 | $550,000 | 2502 | 97 |
| 21 Masaryk St | Detached | $615,000 | $565,000 | 2773 | 80 |
| 1033 Spruce St | Detached | $575,000 | $576,000 | 1623 | 6 |
| 17420 Schalit Way | Detached | $749,000 | $675,000 | 2823 | 150 |
| 5925 Sunbrook Dr | Detached | $699,000 | $690,000 | 3540 | 43 |
| 5693 Victoria Ct | Detached | $790,000 | $690,000 | 3540 | 43 |
| 18336 Tamaway Dr | Detached | $745,000 | $745,000 | 3372 | 6 |
| 803 Clara Ct | Detached | $769,000 | $759,000 | 2857 | 54 |
| 17421 Brookhurst Dr | Detached | $779,000 | $785,000 | 3756 | 10 |
| 18440 Delenka Ln | Detached | $799,900 | $785,000 | 4668 | 234 |
| 13644 Melrose Pl | Detached | $869,000 | $810,000 | 3564 | 154 |
| 19419 East Side Rd | Detached | $1,300,000 | $1,190,000 | 4682 | 134 |
| 1316 Cedar St | Detached | $935,000 | $825,000 | 3140 | 257 |
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.