Tag: sold

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Lake Oswego Open Houses ~ June 14, 2009

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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Green Water (ing)

perennialThough you wouldn’t know it today to look out my window (cloudy & some drizzle), it is summer, sunbeams have been out in force, and temps have been shooting up along with the plants in our yards and gardens. Some of this has to do with the heat, and some has to do with the fact that we are watering things while there is heat. At this time of year, and especially during a recession, we all need a refresher course on watering, and Lake Oswego is only too happy to oblige!

7dees2Water conservation experts from the Regional Water Providers Consortium (RWPC) are visiting Lake Oswego for a session with local residents where they plan to hand out free water gauges and lots of good tips for water-efficient landscaping and maintenance. This event will be held this Saturday, June 13th, at Dennis’ 7 Dees Garden Center, 1090 McVey Ave., from 10 AM to 2 PM.

The Consortium has an amazing website that reminds me how much there grass4is to learn. I remember thinking, when I was much younger and of course knew much more than I do today (or thought I did), that being a native of Southern California (Hey… No ribbing… I’ve been here since 1978!) , I had a very hard time believing that there was truly any need to conserve water in Oregon… I mean come on! With all the rainfall, the huge river running through town, the snowy mountain peaks dribbling water through Portland all year long… How was I supposed to believe that we actually needed to pay much attention at all to water consumption? Well, in recent years we have all learned how integral our activities are to maintaining the living environment we so cherish and want to hand to our children. There really are limits to what nature can provide us in our current numbers & given the constraints of our infrastructure. Then, there is that money thing… Practical tips for saving money while saving water? I’m all ears!
Among the vast array of uselful material to be found at the RWPC site are the following good pieces of information:

  • Use Mulch! It is important to know what kind to use however: –Organic Mulches (aged manure, bark chips, wood chips) and compost material will significantly decrease the amount of water you will need for plant health. Specifically, the addition of as little as 5% organic material can quadruple your soil’s ability to store water, decreasing the watering needed. – Inorganic mulches like stones, concrete and gravel can be great for creating landscape patterns etc., but also “re-radiate” the sun’s heat and cause an increase in the amount of water needed to care for surrounding plants.
  • Create Watering Zones – These would be areas of your property wherein similar types of plants reside hopefully having similar watering requirements. (Lawn areas, rose garden, annual garden, perennial garden etc) This way you avoid the “one system fits all” mentality and the over-watering that results for some garden areas.
  • Adjust Watering Schedules Frequently – As the temperatures shift during the summer, you will want to adjust your watering schedules accordingly.
  • Managed Stress in the Landscape – There are all sorts of seemingly complicated formulas to help you determine how much to water a lawn at any given temperature. The RWPC site simplifies this information and helps you understand the “Stressing” concept, which basically means watering as little as possible forcing lawns to use their natural coping mechanisms and give you a green lawn all summer without the heavy over-watering that is so prevalent.
  • Water Plants Thoroughly but Infrequently – This causes roots to go deeper and therefore be more drought resistant/require less watering.
  • Water When Temps are Cooler – Preferably before 10:00AM or after 6:00PM.
  • Use Drip Irrigation Where Possible – Large water droplets close to the ground are much more efficient than sprinkler systems which lose a lot of water to evaporation.
  • Don’t Water in the Rain – Use rain sensors and gauges to eliminate unnecessary automatic watering when it is raining.
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Market Activity for June 1st to 7th, 2009

This past week brought 28 new listings, 10 pending sales, and 6 sold properties.  One of the challenges of doing this report is going back through the data to “weed out” the listings that have new RMLS numbers, but are not truly new to the market.  I try to not include houses that were taken off the market in the last 30-60 days and then re-listed.  Having said that, there are half a dozen houses on this list that came off the market last winter around the holidays and are now re-listed, so they may sound familiar to you.  A couple of them have had huge price reductions.

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

NEWLY LISTED (June 1—June 7, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
LIST DATE
Address List Price # BR # BTHS Total SF Prop Type List Date
4629 LAKEVIEW BLVD $179,900 2 2 1,178 CONDO 6/4/2009
188 OSWEGO SUMMIT $195,500 2 2 1,383 CONDO 6/3/2009
16584 ROOSEVELT AVE $263,000 3 1 1,188 DETACHD 6/5/2009
17570 MARDEE AVE $264,900 3 1 1,050 DETACHD 6/5/2009
4433 THUNDER VISTA LN $275,000 2 2.1 1,980 CONDO 6/5/2009
15265 BOONES WAY $349,900 2 2.1 1,560 ATTACHD 6/1/2009
2315 SOUTHSHORE BLVD $350,000 3 1 1,970 DETACHD 6/1/2009
26 BRIARWOOD RD $389,900 4 2.2 2,554 DETACHD 6/3/2009
17280 WESTVIEW DR 399900 3 2.1 2,324 DETACHD 6/1/2009
2745 GREENTREE RD 400000 2 1 1,219 DETACHD 6/5/2009
762 LAKE FOREST DR 412125 4 3 1,970 DETACHD 6/1/2009
19 TOUCHSTONE 415000 4 3 2,789 DETACHD 6/2/2009
14433 HOLLY SPRINGS RD 419900 4 2.1 1,939 DETACHD 6/1/2009
692 2ND ST 425000 3 1 1,700 DETACHD 6/1/2009
13899 MAJESTIC CT 439000 3 2 2,357 DETACHD 6/1/2009
410 LAUREL ST 499000 4 2.1 2,064 DETACHD 6/5/2009
4043 ORCHARD DR 635000 4 2.1 3,339 DETACHD 6/6/2009
2834 GLENMORRIE DR 669000 3 2.1 2,459 DETACHD 6/1/2009
17473 REDFERN AVE 719950 4 2.1 3,052 DETACHD 6/5/2009
7 SCARBOROUGH DR 724950 4 2.1 3,367 DETACHD 6/5/2009
4070 VIRGINIA WAY 749000 3 2.1 3,510 DETACHD 6/4/2009
160 GREENWOOD RD 799950 4 0.2 2,448 DETACHD 6/3/2009
2681 SOUTHSHORE BLVD 890000 3 2.1 2,760 DETACHD 6/4/2009
19010 BRYANT RD 899000 4 3.1 4,878 DETACHD 6/5/2009
16461 CHAPIN WAY 947500 4 2.1 4,271 DETACHD 6/1/2009
18246 BELLA TERRA DR 1294000 4 3.1 4,052 DETACHD 6/4/2009
18493 RAY RIDGE DR 1359000 4 3.3 4,401 DETACHD 6/1/2009
17211 KELOK RD 1399000 3 3.1 5,384 DETACHD 6/5/2009

PENDING SALES (June 1-June 7, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
DOM
Address List Price # BR # BTHS Total SF Prop Type CDOM
15010 TWIN FIR RD $284,905 8 2.1 3,526 DETACHD 92
800 WOODWAY CT $339,000 4 3 2,066 DETACHD 55
1234 MAPLE ST $345,000 3 2 1,947 DETACHD 141
4070 WESTBAY RD $449,996 3 2 1,828 DETACHD 33
6091 FROST LN $479,900 5 2.1 2,540 DETACHD 210
523 2ND ST $485,000 2 2 1,274 CONDO
2860 DELLWOOD DR $505,000 4 2.1 2,966 DETACHD 34
1510 FERNWOOD DR $574,950 5 3 3,291 DETACHD 123
17141 WALL ST 619000 4 3 3,540 DETACHD 354
4076 Orchard DR 719000 4 3.1 3,991 DETACHD 34

SOLD (June 1-June 7, 2009)

ADDRESS ORIG. PRICE SALE PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
DOM
Address O/Price Close Price # BR # BTHS Total SF Prop Type CDOM
44 EAGLE CREST DR $124,950 $125,000 1 1 798 CONDO 63
12826 Boones Ferry RD $299,900 $228,000 2 2.1 1,398 CONDO 156
1615 HALLINAN ST $299,900 $277,750 3 1.1 1,500 DETACHD 231
18307 LONGFELLOW AVE $339,900 $319,000 3 2 1,457 DETACHD 262
13470 PETERS RD $474,900 $474,900 3 2.1 2,324 ATTACHD 15
569 6TH ST $800,000 $490,000 4 2 2,168 DETACHD 359

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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First Time Home Buyer? ~ What to Expect:

house

I was reading an article recently regarding the $8,000. tax credit for first time home buyers, and the writer expressed shock at how many people are completely unaware of it. I have noticed in my own practice recently that the larger PR machine has evidently not been doing a very good job at educating the public, as some of my clients reveal innocence on this subject as well when they discuss their leisurely plans to purchase “sometime in January of next year” etc. (the tax credit is only applicable if the home purchase is completed before December 1st of this year.) I also have heard more & more folks lately talking about attending “First Time Home Buyer Classes” presented usually by Realtors and Mortgage Brokers as a service to the public.

It seems to me that there is a real need for information out there right now. I thought I’d give a little primer below on at least the basics of what to expect during your first home-buying experience. Hope you find it helpful!

(Note: The sequence below does not apply to each and every transaction as each is individual and scenarios/time lines obviously vary. Your Realtor will be doing many more things behind the scenes than I indicate below as well, but I am sticking to outlining YOUR experience and how you can expect that to unfold… generally speaking.)

  • Retain services of a mortgage professional (lender) to give you best options for financing, and have an approval letter ready for you when you make an offer. Discuss “closing costs” with your mortgage professional, and review the “good faith estimate” that they will provide to you. (If you have a relationship with a Realtor first, ask them to recommend good resources for you.)
  • Work with your Realtor to find the home that meets your needs.
  • Work with your Realtor to determine appropriate offer & details/then write it up.
  • Realtor submits offer to Seller along with approval letter from lender and earnest money check. Note: The EM check is to show good faith, and is applied to the sale should your offer be accepted and proceed to close. Talk with your Realtor about what amount will put your best foot forward. (*Sometimes Promissory Notes may be used, and/but I highly recommend using an EM check to be taken most seriously.
  • Receive response/acceptance/counter from Seller in time frame you specified on the offer (in a normal transaction you typically ask for response within 24 hours, but if it is a “short sale”, the process of hearing back that you are indeed accepted by all parties concerned can take months.)
  • Upon mutual acceptance (usually within 1-3 days), schedule an inspection ASAP (you have 10 business days to conduct inspections & may back out if concerns arise during this time). Your Realtor will help you with this- Ask him or her for good resources to guide you through the process of inspecting the home. Prices vary, but a 2000 square foot house will often run around $400. more or less, and size as well as other factors come into play in the cost of an inspection.
  • Upon mutual acceptance, your earnest money check is sent to the Escrow Office, and held by them on your behalf until closing, or until nullification of the offer if this occurs within your inspection period.
  • Realtor writes and negotiates any Inspection Addendum items during this period according to your wishes (you will work with your Realtor to discuss and determine any give and take in the negotiation process that may occur. Your Realtor will offer you information and give professional advice, negotiating on your behalf and with your permission. You are in the driver’s seat, and you make the final decisions albeit under good counsel.
  • Upon mutual acceptance & reaching the end of your inspection period, your Realtor notifies the lender who orders the appraisal.
  • Your Realtor continues to work with the lender as the lending process moves forward. As long as the appraisal comes back at or above sale/offer price, you will proceed to closing through the underwriting process of the lender. Should the property not appraise for at least the sale amount, the lender will bring this to your attention and there will be some decisions for you to make around the sale price and your desire for the home (you are not required to pay any monies over and above the appraisal amount, and lenders will not lend more than the appraised value generally speaking.)
  • You may be requested by the underwriter to provide additional information on a case by case basis. Your Realtor will work with you and help in any way possible and appropriate to facilitate the flow of information required from you, but you are in the driver’s seat as far as responsibility to provide the necessary information to the lender.
  • When all underwriter/lender requirements have been met, the file is signed off by the underwriter, and passed to Escrow. The whole lender process usually takes around 3-4 weeks.
  • Escrow processes all paperwork, title insurance, and all distribution of funds between you and the seller as per the contract provisions agreed upon between you and the Seller. Documents are drafted, and a “signing date/time” is scheduled. (“Signing” is not the same as “Closing”.)
  • Your Realtor will often attend your signing with you to help with any questions that arise, and to offer moral support. (Frankly, I just love being a part of the exciting culmination of the home buying adventure!)
  • Escrow will then send signed documents back to the lender, and to the county. The transaction will then “close” or “fund & record” in 1-2 days after signing, at which time you will receive a call that you are a homeowner!
  • Your Realtor will usually meet you at your new home and deliver you the keys. (More fun!)
  • The whole process from offer to close usually takes around 30 days… sometimes 40-45. It can take a little longer depending on the lender, and sometimes it takes less time than that. You and your Realtor will assign a “no later than” date on your offer in conjunction with talking to the lender about their current load & closing time line. All parties are then obligated to “perform” within that time frame, or draft an addendum extending the closing date if that proves necessary and IF all parties agree to do it. (Because there always exists the possibility that one party may not agree to sign an extension addendum, and the contract specifically states “on or before” a particular date, the closing date is a binding contractual agreement and should be taken very seriously. As a buyer, your earnest money is at stake if you should not “perform” to contact terms.)

The above may be missing some pieces of the puzzle as each transaction is different, and various issues can arise during the process, but hopefully this give you a basic idea of how it will go!

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Market Activity for May 18-24, 2009

Lots of houses continue to come onto the market, as is typical in the spring. Even with the holiday weekend there were 25 new listings in Lake Oswego. We also saw 21 houses receive offers and go pending and 2 closed sales.

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

NEWLY LISTED (May 18—May 24, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
LIST DATE
Address List Price # BR # BTHS Total SF Prop Type List Date
100 KERR PKWY $94,900 1 1 617 CONDO 5/21/2009
45 EAGLE CREST DR $139,900 1 1 768 CONDO 5/20/2009
86 KINGSGATE RD $149,900 2 2 849 CONDO 5/20/2009
276 CERVANTES $183,000 3 2 1,209 CONDO 5/21/2009
235 CERVANTES $188,000 2 2 1,100 CONDO 5/21/2009
16250 PACIFIC HWY $220,000 1 1 841 CONDO 5/19/2009
16428 SW BONAIRE AVE $269,950 3 1 1,240 DETACHD 5/19/2009
16250 PACIFIC HWY $274,500 2 2 1,305 CONDO 5/19/2009
4 WHEATHERSTONE $334,950 3 2.1 1,692 CONDO 5/18/2009
6321 ALYSSA TER $339,000 3 2.1 1,582 ATTACHD 5/18/2009
14141 GOODALL RD $389,900 3 2.1 1,907 DETACHD 5/22/2009
19221 REDWING CT $397,500 3 2 1,374 DETACHD 5/22/2009
147 6TH ST $425,000 3 1 1,584 DETACHD 5/18/2009
668 MCVEY AVE 425000 – 450000 3 1.1 992 CONDO 5/20/2009
16950 LAKERIDGE DR $479,000 4 2.1 2,305 DETACHD 5/23/2009
4938 MULHOLLAND DR $529,900 3 2.1 2,498 ATTACHD 5/19/2009
4959 BILFORD LN $547,500 3 2.1 2,456 DETACHD 5/19/2009
475 COUNTRY CLUB CT $549,000 3 2.1 1,705 DETACHD 5/18/2009
5400 BAY CREEK DR $550,000 4 2.1 2,856 DETACHD 5/22/2009
686 SUNNY HILL DR $569,500 4 2.1 2,300 DETACHD 5/21/2009
4305 UPPER DR $749,000 4 2.1 3,474 DETACHD 5/20/2009
1755 SOUTHSHORE BLVD $949,000 5 3.1 4,757 DETACHD 5/21/2009
943 SW ATWATER RD $975,000 4 2.1 3,874 DETACHD 5/21/2009
14480 KRUSE OAKS BLVD $1,149,000 4 3.1 4,661 DETACHD 5/18/2009
18042 SKYLAND CIR $1,499,000 4 3 4,800 DETACHD 5/22/2009

PENDING SALES (May 18-May 24, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
DOM
Address List Price # BR # BTHS Total SF Prop Type CDOM
45 EAGLE CREST DR $134,900 2 1.1 1,056 CONDO 6
4000 CARMAN DR $149,900 2 2 925 CONDO 699
4000 CARMAN DR $179,900 2 2 1,100 CONDO 72
1602 BONNIEBRAE DR 224900 – 254876 2 1 864 ATTACHD 256
103 KINGSGATE RD $299,900 3 2.1 1,352 DETACHD 56
18543 LONGFELLOW AVE $305,000 3 1.1 1,279 DETACHD 97
5918 SEVILLE AVE $315,000 4 2 1,752 DETACHD 14
45 TANGLEWOOD DR $345,000 5 3.1 3,166 DETACHD 71
15 MASARYK ST $349,900 3 3 3,680 DETACHD 131
111 3RD ST $399,900 2 2 1,206 CONDO 276
815 10TH ST $399,950 3 2 2,190 DETACHD 298
606 2ND ST $420,000 4 3 3,022 DETACHD 34
17825 SARAH HILL LN $464,900 4 2.1 2,525 DETACHD 5
2 PIMLICO TER $479,900 4 2.1 2,301 DETACHD 21
14412 MEADOW GRASS ST $500,000 4 2.1 3,563 DETACHD 364
5026 HARTFORD PL $524,900 5 2.1 3,253 DETACHD 319
17445 LAKE HAVEN DR $539,900 4 3 2,949 DETACHD 9
1245 BAYBERRY RD $559,000 3 2 1,728 DETACHD 342
5590 KODERRA AVE $599,900 4 2.1 3,072 DETACHD 10
5322 Langford LN $759,000 4 2.1 3,218 DETACHD 178
17970 ROYCE WAY $995,000 4 4.2 5,226 DETACHD 285

SOLD (May 11-May 17, 2009)

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ADDRESS ORIG. PRICE SALE PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
DOM
Address O/Price Close Price # BR # BTHS Total SF Prop Type CDOM
4724 SW FIRWOOD RD $299,900 $279,900 3 1.1 1,240 DETACHD 296
13805 REGENCY CT $419,000 $373,000 4 2.1 2,045 DETACHD 29

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 ~ May 11 – 17, 2009

This last week Lake Oswego saw 23 new properties placed on the market, Pending sales at 12 and 4 Sold/closed. We’re still seeing buyers out for all price ranges, and the trend continuing of newer listings selling as well as homes that have been on the market for extended periods… it is one or the other it seems!

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

NEWLY LISTED (May 11—May 17, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
LIST DATE
Address List Price # Beds # Baths Total SF Prop Type List Date
45 EAGLE CREST DR $134,900 2 1.1 1,056 CONDO 5/14/2009
3433 MCNARY PKWY $157,500 2 2.1 1,208 CONDO 5/11/2009
86 KINGSGATE RD $159,900 2 2 924 CONDO 5/11/2009
45 EAGLE CREST DR $259,900 3 2 1,348 CONDO 5/13/2009
222 CERVANTES $259,990 3 1.1 1,464 CONDO 5/15/2009
16850 CORTEZ CT $285,000 4 1.1 1,232 DETACHD 5/12/2009
16501 LAKE FOREST BLVD $319,900 3 1 1,429 DETACHD 5/13/2009
13024 ROGERS RD $389,900 4 1 1,826 DETACHD 5/15/2009
12519 27TH PL $399,000 3 2.1 1,975 DETACHD 5/11/2009
4181 COBB WAY $429,900 4 3 2,248 DETACHD 5/14/2009
17825 SARAH HILL LN $464,900 4 2.1 2,525 DETACHD 5/15/2009
14 TANGLEWOOD DR $499,999 5 3 3,384 DETACHD 5/14/2009
2062 CEDAR CT $525,000 3 1 1,800 DETACHD 5/15/2009
17445 LAKE HAVEN DR $539,900 4 3 2,949 DETACHD 5/11/2009
4040 VIRGINIA WAY $595,000 4 2.1 2,484 DETACHD 5/11/2009
18490 RAY RIDGE DR $679,900 4 3 3,426 DETACHD 5/15/2009
17455 BLUE HERON RD $850,000 3 2 2,572 DETACHD 5/13/2009
3967 CANAL RD $1,150,000 4 4 3,800 DETACHD 5/12/2009
2625 SUMMIT DR $1,337,500 4 3.1 4,212 DETACHD 5/11/2009
624 ATWATER RD $1,438,000 5 3.1 4,465 DETACHD 5/11/2009
18977 BARTON RD $1,695,000 4 3.1 4,648 DETACHD 5/15/2009
397 FURNACE ST $1,850,000 3 2.1 2,864 DETACHD 5/13/2009
13701 GOODALL RD $2,475,000 4 4.1 6,028 DETACHD 5/14/2009

PENDING SALES (May 11-May 17, 2009)

ADDRESS
LIST PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
DOM
Address List Price # Beds # Baths Total SF Prop Type List Date CDOM
1897 BOCA RATAN DR $237,100 3 2.1 1,739 ATTACHD 4/13/2009 33
5101 JEAN RD $242,000 3 1 1,012 DETACHD 1/22/2009 233
200 Burnham RD $264,850 2 2 1,313 CONDO 6/30/2007 682
1615 HALLINAN ST $279,000 3 1.1 1,500 DETACHD 2/17/2009 86
1107 CEDAR ST $324,999 4 3 2,485 DETACHD 5/11/2009 4
18307 LONGFELLOW AVE $329,900 3 2 1,457 DETACHD 5/7/2009 262
18929 TERRY AVE $356,950 4 2 2,065 DETACHD 3/30/2009 44
2317 STONEHURST CT $749,900 4 2.1 4,455 DETACHD 5/1/2009 374
13874 TAYLORS CREST LN $750,000 4 2.1 3,701 DETACHD 5/11/2009 3
5513 RACHEL LN $799,999 4 2.1 3,149 DETACHD 4/16/2009 435
18224 Bella Terra DR $1,294,000 4 4 4,050 DETACHD 4/11/2008 397

SOLD (May 11-May 17, 2009)

ADDRESS ORIG. PRICE SALE PRICE
TOT. BEDS
TOT. BATHS
TOT. SQ FT
 PROP TYPE
DOM
Address O/Price Close Price # Beds # Baths Total SF Prop Type List Date CDOM
4 TOUCHSTONE $93,000 $86,000 2 2 979 CONDO 4/10/2009 10
5235 OAKRIDGE RD $324,900 $290,000 3 2.1 1,576 DETACHD 11/18/2008 129
5441 DENTON DR $599,000 $599,000 3 2.1 3,331 DETACHD 1/26/2009 242
17706 MARYLBROOK DR $685,000 $623,500 3 2.2 3,039 DETACHD 12/14/2008 392

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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~ The Dog Whisperer ~

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

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

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

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

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

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Market Activity Report for May 4-10, 2009

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

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

NEWLY LISTED (

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

PENDING SALES (May 4-May 10, 2009)

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

SOLD (May 4-May 10, 2009)

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

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer.

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

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

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

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

NEWLY LISTED (April 27—May 3, 2009)

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

PENDING SALES (April 27-May 3, 2009)

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

SOLD (April 27-May 3, 2009)

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

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer.

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Condos, Town Homes, HOA’s, Oh My!

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

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

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

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

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

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

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

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