Tumalo, Oregon Real Estate Market Report for April 2012

Tumalo, Oregon Real Estate Market Report for April 2012In April, the Tumalo Residential With Acreage real estate market was quite active. Surprisingly, although we’ve entered the peak selling season, Tumalo’s already low inventory (a 6.5-month supply) continued to shrink: The number of Active RW listings was down from 50 in March to 45 in April –- compared to 59 in April 2011 and 77 in April 2010.

Another notable aspect of the Tumalo market in April was the sales activity among listings at the higher end of the price scale. Three of the eight Closed sales and four of the 11 Pending sales were above $400,000. Granted, since only six of the 45 Active RW listings in Tumalo is below $400,000, it’s getting tougher and tougher for buyers at the lower end of the price scale to find anything to buy in Tumalo.

By comparison, 15 of the 45 Active listings are above $1 million, and it seems these sellers have their work cut out for them: Tumalo has yet to see the sale of a million-dollar home on acreage. However, Bend, Sisters and Redmond each have had at least one million-dollar sale. No doubt the sales numbers for Tumalo would be even stronger if there were more available properties below $400,000.

As a horse-property specialist, Tumalo has always been of particular interest to me because that’s where you’ll find many of the most desirable horse properties in Central Oregon. Because its boundaries are up to interpretation, please consider the following statistics a general barometer of the area’s real estate activity that includes most, but not necessarily all, of the listings in Tumalo.

Here are a few April highlights of the Tumalo real estate market:

LISTING ACTIVITY
Active Residential With Acreage Listings in Tumalo:
  45
Contingent Residential With Acreage Sales in Tumalo:3
Pending Residential With Acreage Sales in Tumalo: 11
Residential With Acreage Closed Sales in Tumalo: 8
Average Days on Market:      253 days for Active RW listings
200 days for RW listings sold in April

Median Sales Price:
$799,000 for Active RW listings
$286,000  for RW listings sold in April

INVENTORY:
Residential with Acreage: 6.5-month supply (83 sales in the previous 12 months)

SALES PRICE:
Least-Expensive Residential with Acreage Active Listing: $196,900
Most-Expensive Residential with Acreage Active Listing: $3,990,000
Price Point with the Most Active Listings: $1,000,000-$1,249,999 (5 listings)
Listings at $1,000,000 or more: 15

If you’re interested in studying the market in more depth, below are several charts that capture various aspects of the April Tumalo real estate market in detail.

Tumalo, Oregon Real Estate Market Report for April 2012

Tumalo, Oregon Real Estate Market Report for April 2012

Tumalo, Oregon Real Estate Market Report for April 2012

If you’d like to discuss listing your home or would like to receive the latest update on the Tumalo real estate market,  give me a call me at 541-480-0987.

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

Posted in About Tumalo, Oregon, Tumalo Market Reports, Uncategorized | Tagged , | Leave a comment

Sisters, Oregon Real Estate Market Report for April 2012

Sisters, Oregon Real Estate Market Report for March 2012April was an active month for the Sisters residential real estate market, with 14 Closed sales and 13 Pending sales. That’s double the Closed sales for this time last year. April also saw the year’s first multimillion-dollar sale in Sisters: a home in Black Butte Ranch that sold for $2.2 million.

Meanwhile, the median price for Active SFR listings decreased markedly -– it’s down from $439,500 in March to $389,950 in April. That number is also significantly lower than April 2011, when the median was $449,000, and April 2010, when it was $469,000.

Not surprisingly, the bulk of the SFR properties under contract in April were below $300,000, and the inventory of lower-priced homes has been all but depleted: By the end of April, only five of the 89 Active listings were below $200,000. Consequently, we’re seeing more and more homes in the lower price points receiving multiple offers, with some out-of-area buyers leaving the area empty-handed.

The Residential With Acreage segment has also been very active. In fact, there were more RW Closed sales than SFR sales in April. One difference between the two, however, is the price. While the median list price for Active SFR listings decreased, the median price for Active RW listings increased significantly –- up from $624,950 in March to $712,500 in April.  That’s the highest it’s been since January 2010.

Considering that the median price for Active RW listings in April 2011 was $599,000, that’s a bit disconcerting. Only 12 of the 63 Active RW listings were below $400,000; however, the median price for RW listings that sold this month was $199,389. That might indicate that many RW sellers have priced their homes right out of the running for Central Oregon’s summer buyers.

Here are a few April highlights of the Sisters real estate market:

LISTING ACTIVITY
Active Residential Listings in Sisters:
 152 (89 Single Family Residences; 63
Residential with Acreage)
Contingent Residential Sales in Sisters:  0 (0 SFR, 0 RW)
Pending Residential Sales in Sisters: 13 (9 SFR;4 RW)
Residential Sales in Sisters: 14 (6 SFR; 8 RW)
Average Days on Market:     215 days for Active SFR listings
209 days for Active RW listings
216 days for the SFR listings sold in April
151 days for the RW listings sold in April

Median Sales Price:
$389,950 for Active SFR listings
$712,500 for Active RW listings
$270,000 for the SFR listings sold in April
$199,389 for the RW listings sold in April

INVENTORY
Single Family Residence:  12.3-month supply (87 sales in the previous 12 months)
Residential with Acreage: 9.5-month supply (80 sales in the previous 12 months)

SALES PRICE:
Least-Expensive Single Family Residence Active Listing: $112,000
Least-Expensive Residential with Acreage Active Listing: $165,000
Most-Expensive Single Family Residence Active Listing: $1,350,000
Most-Expensive Residential with Acreage Active Listing: $4,500,000
Price Point with the Most Active Listings:
SFR: $200,000-$249,999 (13 listings) & $250,000-$299,999 (12 listings)
RW:  $850,000-$899,999 (6 listings); $350,000-$399,999, $400,000-$449,999, 650,000-$699,999 & $950,000-$999,999 (each w/5 listings)

If you’re interested in studying the market in more depth, below are several charts that capture various aspects of the April Sisters real estate market in detail.

Sisters, Oregon Real Estate Market Report for March 2012

Sisters, Oregon Real Estate Market Report for March 2012

Sisters, Oregon Real Estate Market Report for March 2012

If you’d like to discuss listing your home or would like to receive the latest update on the Sisters real estate market,  call me at 541-480-0987.

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

Posted in About Sisters, Oregon, Market Reports, Sisters Market Reports, Uncategorized | Tagged , | Leave a comment

Deschutes County Receives High Marks from Major Lender

Deschutes County receives high marks from lenderA recent discussion with one of the mortgage loan officers I work with revealed an interesting tidbit. The bank keeps tabs on the various real estate markets within each state and categorizes them in one of five levels. To arrive at those levels, the bank ranks each location based on three factors: (1) days on market; (2.) price stabilization; and (3) supply vs. demand.

In an area with the top-level rating, potential borrowers have at their disposal the maximum loan options that this bank offers. On the other hand,  a region rated at the lower levels is considered a soft market and may have tighter loan parameters.

Turns out that our fair state has an overall good rating; and right now, Deschutes is the only county in Oregon that holds the highest-level rating. That’s good news for folks wanting to buy property in Bend, Sisters or Redmond.

It’s also yet another indication that our market is on the upswing.

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

Posted in About Central Oregon, Financing, For Buyers, Uncategorized | Tagged , | Leave a comment

From Parcel to Finished Product: A Client Unveils a Passive Solar Home in Sisters

Pine Meadow lot -- Sisters OR

I first met Mark and Cindy Armstrong in October 2010, when I represented them in their purchase of a mountain-view lot in the Sisters subdivision known as Pine Meadow Village.

This is what the property looked like then.

 

 

 

Armstrong Passive Solar House Sisters OR

 

What a difference a year makes: Fast-forward  to October 2011. Work had begun on the Armstrongs’ new passive-solar home.

 

I caught my first peek of the home while driving through Pine Meadow Village one stormy fall day. Every couple of months, I used to drive by and check on the progress. I felt a bit like a proud parent watching her child take his first steps. I couldn’t wait to see what would be unveiled next.

Armstrong Passive Solar House Sisters ORYesterday, I got the grand tour of the just-finished product –- and I have to say, I was impressed. There aren’t a ton of custom homes being built today, so it’s nice to see one that’s been so thoughtfully designed. It’s especially refreshing to see such attention to detail, not just when it comes to the elements of the home that are obvious — high-end finishes and woodwork, for example -– but in the overall construction of the home. This home was built to last –- and to use less energy in the process.

The home was designed by Paul DeJong of Rainbow Valley Design in Eugene. In creating their home, the Armstrongs incorporated what’s known as the Passive House concept, the goal of which is reduce the heating energy consumption of buildings by up to 90 percent — without applying “active” technologies like photovoltaics or solar thermal hot-water systems.

A Passive House is very well-insulated, is virtually air-tight and is primarily heated by passive solar gain and by internal gains by the occupants and by electrical equipment. Energy losses are minimized; and any remaining heat demand is provided by an extremely small source.

The Armstrongs interviewed several builders before choosing Sisters-based John Nordquist, owner of North Branch Building & Design. I like Nordquist’s philosophy: “We believe that truly green building means more than just using a few eco-friendly products, like low-VOC paint and bamboo flooring. We believe it starts with very simple things—as simple as using trees to provide shade. They aren’t expensive, reduce energy and water use, and don’t require giving up creature comforts. Today we call it “green”; we used to just call it well-built.”

Nordquist believes “in building smaller houses but designing them better to ‘live’ bigger than they are and be generous in spirit.”

A few more of Nordquist’s recommendations:

  1. Return to the wisdom of regional architecture rooted in place. In Central Oregon, for example, it makes sense to place windows and design roof overhangs for maximum summer shade, winter solar gain, and good natural light.
  2. Increase the life expectancy of homes by raising our standard for quality and our expectations for durability.
  3. Reduce energy use and operating costs through insulating everything to the maximum and using high-efficiency HVAC, lighting, appliance and window products.

All of those elements have been incorporated into the Armstrong home. In that regard, the home is similar to a current listing I have in Bend, the Vidas-Staley residence, a LEED Platinum green-built home that combines superior construction with state-of-the-art sustainable design. Both have staggered-stud walls; in-floor radiant heat; blown-in insulation; tile or hardwood floors; deep-set, super-insulated windows; an UltimateAir whole-house ventilation system with ERV; solid fir trim; and slate accents.

However, there are a few key differences: the Armstrong house is constructed of insulating concrete forms (ICF) and incorporates both eyebrow solar shading (above the south-facing windows) and an earthtube, which I had never heard of before. Also known as an underground heat exchanger, an earthtube uses the Earth’s subterranean temperature to warm and cool the air in a home.

The Armstrongs’ geothermal earthtube is eight inches in diameter and 150 feet long, 120 feet of which is buried 6 feet underground on the inside of the foundation. It loops up through the garage (where an air filtration box is housed) to the attic, where it provides clean air to the ERV. (You can see photos of the installation here.)

Talk about a hands-on project. Not only did Mark Armstrong install the home’s tile flooring, he also surveyed the property, designed and installed the ERV, and helped with installation of the earthtube. Good job, Mark!

Want a closer look at the Armstrong Passive House? Below are a few photos from their recent Open House.  (You can also see extensive photos of the home on their listing on the Vacation Rental By Owner website.)

the heart of the Armstrong Passive Solar Home in Sisters OR

Builder John Nordquist & owners Mark & Cindy Armstrong celebrate completion of  the Armstrong Passive Solar Home in Sisters OR

Owner Mark Armstrong in the kitchen of the Armstrong Passive Solar Home in Sisters ORCelebrating the completion of the Armstrong Passive Solar Home

 The Armstrong Passive Solar Home in Sisters OR

Celebrating the completion of the Armstrong Passive Solar Home in Sisters OR

The office of the Armstrong Passive Solar Home in Sisters OR

 The upstairs media room of the Armstrong Passive Solar Home in Sisters OR

 The upstairs media room of the Armstrong Passive Solar Home in Sisters OR

One of the upstairs bedrooms in the Armstrong Passive Solar Home in Sisters OR

 

The master bath in the Armstrong Passive Solar Home in Sisters OR

Builder John Nordquist discussing  the Armstrong Passive Solar Home in Sisters OR

Mark & Cindy Armstrong and their Passive Solar Home in Sisters OR

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

Posted in About Central Oregon, About Sisters, Oregon, Green Building, Home & Design, Photos of Central Oregon, Uncategorized | Tagged , , , | Leave a comment

I’ve Got the Broker Tour Blues

Sisters Broker Tour Yesterday, I should’ve been making the rounds viewing new listings on our Sisters’ Broker Tour. Every two weeks, 20 to 30 area agents gather at the community room at Ray’s Food Place at 8:30 in the morning and caravan to a handful of properties to get our first peek at what’s new on the market (we’re a small town, so every new listing counts!). During the peak season, we might tour as many as a dozen or so properties over a three-hour period. In the winter months, we often go a month or more without a tour.

Now that spring’s here — bringing with it the beginning of our primary home-selling season — you’d think that our tour would be picking up speed. Alas, you’d be wrong. We didn’t have a tour yesterday because there weren’t enough new listings to warrant one (only two agents signed up; we don’t hold a tour unless there are at least four).

I was shocked, and more than a little bummed, that this was the case. Right now, I — like most of the agents in my office — are working with a number of folks who would like to buy property in Sisters. There is, no question, a heightened degree of buyer activity in our market. However, we don’t have a ton of options to offer buyers. Our inventory is quite low — especially in the lower end of the price spectrum  (under $300,00). So I was looking forward to calling several buyers yesterday afternoon to discuss the new options I had just seen. No such luck.

But the problem isn’t just that there aren’t enough new listings. Since I was concerned about the dearth of new listings on tour, I researched the Active listings bracket a little further. Turns out that 23 Sisters homes were listed on the MLS between April 1 and April 22 (the tour cut-off date) that have not been on tour. And that’s a real shame.

You’d think that everyone here would realize the benefits of the broker tour (especially for a home on acreage), but apparently that isn’t the case. Perhaps these sellers didn’t consider their homes ready to tour (if that’s so, I would ask them, why are you listed?). Or maybe the listing agent didn’t consider the tour a priority. I do.

Final thoughts:  If you’re considering selling your home in Sisters (especially if it’s under $400,000), this would be a great time to do so. There are buyers who want to move here! And if perchance you did recently list your property, I recommend that you instruct your agent to schedule your property for the Sisters broker tour  as soon as possible. It’s a great marketing tool — especially now that we have so many active buyers. The more familiar that local agents are with your property, the easier it is for them is to sell it.

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

If you’d like to discuss listing your home with Lisa, call 541-480-0987.

Posted in About Central Oregon, About Sisters, Oregon, For Buyers, For Sellers, Real Estate News, Uncategorized | Tagged , , | 4 Comments

Earth Day Festivities in Central Oregon

Earth Day activities in Central OregonSunday is the 42nd annual Earth Day, which was created to elevate the importance of environmental issues around the world. Although it was first observed in San Francisco and other cities on March 21, 1970 (the first day of spring in the northern hemisphere), the genesis of Earth Day is credited to Gaylord Nelson (a U.S. Senator from Wisconsin) after witnessing the ravages of the 1969 massive oil spill in Santa Barbara, Calif.

Earth Day is now coordinated globally by the Earth Day Network and is celebrated in more than 175 countries every year. It’s estimated that one billion people around the globe will participate in Earth Day-related activities.

Here in Central Oregon, you have a number of opportunities this weekend to participate in Earth Day events. Here’s a quick rundown of options:

Friday, April 20

CHIMPANZEE EVENT — View the Art Walk all weekend, featuring art from local artists that is inspired by Earth. See the new movie, Chimpanzee; talk to representatives from Chimps Inc., and learn about the chimps that currently live in Central Oregon (also, learn how you can Adopt a Chimp). 3-8 pm. Old Mill 16 Theatre. 541-312-2866

Saturday, April 21

BEND EARTH DAY FAIR AND PARADE — A costume parade through downtown Bend kicks off the festivities. The Parade gathering begins at 10:30 a.m., on Louisiana and Troy field; the parade starts at 11:00. Come dressed as your favorite animals on the planet (no motorized vehicles, no written words and no pets). The fair, which runs from 11:30-3, features interactive activities, art, live music, a bike rodeo and more, including face painting from 9-3; more than 30 local organizations; a stage of local music, including Box Car String Band, Extra Blue and Wild Rye; local food vendors, such as Spork, Pizza Cart, DumpCity, Strictly Organic, Kombucha Mama, and Kettle Korn; free plantings in the Kansas Avenue Learning Garden; a hybrid car from Toyota and biodiesel-converted trucks from Import Performance; local artists selling creative up-cycled and recycled crafts; a climbing wall to test your strength; interactive activities for kids in Troy Field; bike safety checks with Bicycle Re-Source of Bend; and a bike rodeo with Commute Options and Bend Endurance Academy. Free. The Environmental Center, 16 N.W. Kansas Ave. 541-385-6908, ext. 15 or www.envirocenter.org..

REDMOND EARTH DAY FAIR — Volunteer your morning for Spring Clean-Up along the Dry Canyon Trail or participate in the development of a community garden (meet at the volunteer booth at 10 a.m. at American Legion Park to get started; all volunteers receive a token for a hot lunch prepared on site after the work is done; preregistration requested but not required at susan.bailey@ci.redmond.or.us). Then visit the fair from 11:30-3:30, featuring booths, live music by Moon Mountain Ramblers, craft and costume making and a recycled-costume parade at 2 pm. Free; proceeds benefit the Redmond Parks Foundation. American Legion Park, 850 S.W. Rimrock Way; www.redmondearthday.com.

MEDITATION HIKE AT WHYCHUS CANYON PRESERVE — Take a moment to pause and reflect on nature. for meditation hike at Whychus Canyon Preserve. The moderate 3-4 mile hike will go to a bouldered outcrop at the Preserve, where you can observe wildflowers and other nature on the way. Then, host Maret Pajutee will lead a guided meditation to help bring you to a new level of relaxation and awareness in nature. Bring snacks/lunch, water, hiking boots, seating pad or cushion; dress for the weather. Free, but must register online at http://deschuteslandtrust.org/events. 10 am-1 pm. Whychus Canyon Preserve. Sponsored by the Deschutes Land Trust. (541) 330-0017.

CHIMPANZEE EVENT — View the Art Walk all weekend, featuring art from local artists that is inspired by Earth. See the new movie, Chimpanzee; talk to representatives from Chimps Inc., and learn about the chimps that currently live in Central Oregon (also, learn how you can Adopt a Chimp). Noon-8 pm. Old Mill 16 Theatre. (541) 312-2866

Sunday, April 22

EARTH DAY HIKE AT WHYCHUS CANYON PRESERVE — Join the Deschutes Land Trust and Karen Parker for an Earth Day hike at Whychus Canyon Preserve. The moderate 3-4 mile hike will follow a trail through native bunchgrass and juniper forests to a boulder outcropping with amazing views of Whychus Creek and the canyon. Along the way, you’ll observe birds and early spring wildflowers, look for signs of wildlife, and take in the scenic views. Free, but must register online at http://deschuteslandtrust.org/events. Bring snacks/lunch, water, hiking boots, seating pad or cushion; dress for the weather. 10 am-1 pm. Whychus Canyon Preserve.10 am- 2 pm. (541) 330-0017.

CHIMPANZEE EVENT — View the Art Walk all weekend, featuring art from local artists that is inspired by Earth. See the new movie, Chimpanzee; talk to representatives from Chimps Inc., and learn about the chimps that currently live in Central Oregon (also, learn how you can Adopt a Chimp). Noon-8 pm. Old Mill 16 Theatre. (541) 312-2866.

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

Posted in About Central Oregon, Central Oregon Events, Uncategorized | Tagged , , | Leave a comment

Lessons from a Blind Dog

Mariah, our blind Chocolate labThis is Mariah, our supposedly temporarily adopted Chocolate lab. As you can see, she’s a real sweetheart, but she does have her issues. For one, she’s diabetic. Jack’s daughter Sarah rescued her from a breeder who kept her confined to a small outdoor kennel for, I assume, her entire life. Her sole purpose there was to produce puppies, a job that took its toll. By the time Sarah was introduced to her, Mariah was skin and bones (a result, no doubt, of the undiagnosed diabetes). By the time Mariah found herself at our place a few months later, she had gone blind.

Mariah, bless her heart, doesn’t know she’s blind. Neither would you, if you happened to pass us on our morning walk through my rural neighborhood. Of the five of us — Mariah, me, Danny (my Aussie/Border Collie rescue dog), Lucky (my orange rescue cat) and Cowboy (my gray rescue cat — notice a trend here?) —  she’s inevitably the one in front. Barreling full-throttle down the dirt road of our sleepy cul de sac like a woman on a mission. You’d think she had eyes on the side of her head.

Not long ago, she went for a walk — by herself. To do that she had to first navigate the front yard, which is no mean feat, what with two sets of porch stairs, the sidewalk, two rows of bushes, various scattered ornamental rocks (including a few boulders), various clusters of tall grasses and the winding gravel driveway. From there, she had to avoid the fencing, find the front gate (which is typically open), navigate it and then take a hard left to proceed down to the road. If she were to miss the turn and keep walking straight ahead, she’d end up in the neighborhood irrigation ditch. Not a pretty picture.

The walk was an accident, of course. It never occurred to Jack or me that Mariah would venture off on her own. She had been tagging along with Jack while he did his morning horse-related chores. It wasn’t until after he came back into the house that he realized she was gone. I looked out the living room window, scanned the property for any sign of her, and finally spied her ambling down the long shared driveway in front of the house, not far from the main road.

I was immediately terrified for her. What if a car drove by? What if another dog from the neighborhood showed up? What if she got confused and ended up in the ditch? As for Mariah, she was having a grand old time — sniffing the side of the road, her big, broad tail aloft, wagging contentedly as she sidled toward potential oblivion. Happily ensconced in her own world.

Like Mariah (and unlike me), Jack always remains calm, no matter the potential disaster. At my insistence, however, he headed for the front door and released one of his signature blood-curdling whistles. Darned if she didn’t immediately raise her head, turn toward us and trot amiably back toward the house, turning just as she reached our gate. Then, finding the sidewalk without incident, she headed for the house, dead-center, and marched up the stairs and into the front door, as casually as you please.

Turns out, Mariah is also an excellent guard dog. The other day, our next-door neighbors were walking down the road in front of our house. At the time, Mariah was outside with Jack, who was working in the shop, but she took off like a bullet toward the front gate the instant she smelled the neighbors (I assume) — barking for all she was worth at the same time. It’s a pretty intimidating bark, I might add — low, guttural and quite loud.  To the uninitiated, she must have looked rather menacing.

“Will she bite?” our neighbors yelled to Jack, more than a little concerned for their safety.

“Oh, no,” Jack responded casually. “She’s blind and diabetic.”

They looked at him like he was a crazy man.

It isn’t just the neighbors who aren’t quite sure what to think about Mariah. Cowboy, Jack’s wacky character of a cat, has not adjusted well to her presence at all. He can’t figure out why she isn’t intimidated by his ferocious facade.
Cowboy on the ProwlTo the rest of the world, this scrappy bow-legged runt of a barn cat is not to be tangled with. Look at him sideways, and he will rip you a new one. He once faced off with a neighbor’s German Shepherd and won.

Poor Cowboy has no idea that Mariah can’t see him strutting his stuff in front of her. So every time she unintentionally steps on his tail or crashes into him broadside, he stretches tall and swats her face in angry defiance. Mariah, for her part, simply takes the lashing in stride.

Which I guess is the thing that most amazes me. Nothing fazes Mariah. Not the times she collides with a juniper tree or runs face first into the basketball goalpost or misses a step and falls off the deck. With each misstep, I still expect to hear a yelp or see a flinch or to witness some sign of distress. But they never come. They never come.

Because Mariah is, without a doubt, content with her life. Instead of focusing on her limitations, she is adept at adapting to whatever the latest challenge might be. For example, her broad feet have, in a sense, become her eyes. When she’s moving at a fast clip or negotiating stairs, she’ll lift her legs quite high, spread her toes like a duck and reach out as far and wide as she’s able, to deflect whatever objects might be in her path. And then she proceeds ahead — often at a run. When Sarah’s boyfriend Matt saw this clever move in action, he promptly nicknamed Mariah “Paddles.” It is definitely a term of endearment.

These days, it’s easy to focus on the challenges in life. Jack and I, both self-employed, have been hard hit by the economic downturn. Luckily, I’m married to an inherently glass-full kind of guy, which has made traveling this path much more bearable. But even Jack is inspired by Mariah. Who wouldn’t be? She’s fearless. And she loves her life, pure and simple. No complaints. No excuses. No regrets.

Mariah, our blind Chocolate labShe’s the kind of gal I aspire to be.

Posted in Life Lessons, Uncategorized | Tagged | Leave a comment

Tumalo, Oregon Real Estate Market Report for March 2012

Tumalo, Oregon Real Estate Market Report for March 2012In March, the Tumalo Residential With Acreage real estate market was all about price. On the one hand, you have more and more high-end listings being added (the most popular price point in March was $850,000-$899,999). However, when it comes to what sold in March, it’s still the low end of the price spectrum that is the most active: All seven Closed sales were below $410,000, and seven of the 13 Contingent and Pending sales were below $500,000. (It does appear as if there will be more activity among mid-range properties in April: Three of the nine Pending sales were between $500,000 and $700,000.)

Tumalo is in much better shape inventory-wise than last year at this time, when there was a 10.5-month supply. March’s seven-month supply did represent a slight increase in inventory, up from a six-month supply in February. However, Tumalo could use some more listings, especially on the lower end of the scale. Although there was an increase this month (from 43 Active RW listings in February to 50 in March), the number is down from March 2011, when there were 62 Active RW listings. Of those 50 Active RW listings for March, only 12 were below $400,000.

Meanwhile, the number of million-dollar listings is creeping up again: There were 16 Active million-dollar listings in March, compared to 13 in February –- which matches the number of million-dollar listings in March 2011 (keeping in mind, however, that there are fewer overall listings). To put things in perspective, there was not a single million-dollar Residential with Acreage (RW) listing sold this year between January and March in Tumalo, Bend, or Sisters. (As of March 31, Redmond had one RW million-dollar sale.) Looks like there are still few luxury buyers in Central Oregon. However, that might well change: Last year, all six of the million-dollar RW saies occurred between May and December.

As a horse-property specialist, Tumalo has always been of particular interest to me because that’s where you’ll find many of the most desirable horse properties in Central Oregon. Because its boundaries are up to interpretation, please consider the following statistics a general barometer of the area’s real estate activity that includes most, but not necessarily all, of the listings in Tumalo.

Here are a few highlights of the March Tumalo real estate market:

LISTING ACTIVITY
Active Residential With Acreage Listings in Tumalo:
  50
Contingent Residential With Acreage Sales in Tumalo:2
Pending Residential With Acreage Sales in Tumalo: 9
Residential With Acreage Closed Sales in Tumalo: 7
Average Days on Market:      221 days for Active RW listings
142 days for RW listings sold in March

Median Sales Price:
$775,000 for Active RW listings
$275,000  for RW listings sold in March

INVENTORY:
Residential with Acreage: 7-month supply (86 sales in the previous 12 months)

SALES PRICE:
Least-Expensive Residential with Acreage Active Listing: $139,900
Most-Expensive Residential with Acreage Active Listing: $3,990,000
Price Point with the Most Active Listings: $850,000-$899,999 (6 listings)
Listings at $1,000,000 or more: 16

If you’re interested in studying the market in more depth, below are several charts that capture various aspects of the March Tumalo real estate market in detail.

Tumalo, Oregon Real Estate Market Report for March 2012

Tumalo, Oregon Real Estate Market Report for March 2012

Tumalo, Oregon Real Estate Market Report for March 2012

 

If you’d like to discuss listing your home or would like to receive the latest update on the Sisters real estate market,  call me at 541-480-0987.

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

Posted in About Central Oregon, About Tumalo, Oregon, Tumalo Market Reports, Uncategorized | Tagged , , | Leave a comment

Sisters, Oregon Real Estate Market Report for March 2012

Sisters, Oregon Real Estate Market Report for February 2012The March Sisters residential real estate market was most notable for two things, both involving price. On the positive side, sales of both Single Family Residential (SFR) and Residential with Acreage (RW) listings were up (from 11 in February to 18 in March); and the majority of the homes sold had been on the market a very long time (for example, 415 days, 454 days, 826 days, 1228 days and 1481 days).

It’s always a relief to see a stale listing sell, so to see nine of them in Sisters move in a single month is really heartening. The reason for the lengthy days on market here: Yes, three were short sales, but several others were simply overpriced. The average sale price compared to list price of those nine properties was 85.41 percent. By the way, that percentage doesn’t factor in the original price for listings that were taken off the market for a few months and then relisted (as was the case for several of these listings).

Which brings me to the other price-related shift, which relates to the Active listings. There’s been a notable increase in list price –- especially when compared to a year ago at this time. In March 2011, the median price for Active SFR listings was $414,000; in March 2012 it was $439,500 (and in February 2012 it was $399,495). Meanwhile, the median price for Active RW listings in March 2011 was $499,500, while the March 2012 median price was a whopping $624,950.

Folks, the market hasn’t improved that much since this time last year. The median price for the 32 SFR listings that sold from January through March 2011 was $154,500, while the 24 SFR listings that sold so far this year (through March) is $186,375. Similarly, the median price for the 20 RW listings that sold from January through March 2011 was $290,500, while the 19 RW listings that have sold through March of 2012 is $360,000. As you can see, there’s a significant gap between list price and sales price, which tells you that many Sisters sellers have been and still are overvaluing their properties.

So if you’re thinking of listing your home this spring and “testing” the market at a high price to see what will happen, accumulating days on market is most likely the result you can expect. Consider the additional cost (both financially and emotionally) of having a home on the market for two to three years, and the idea of holding firm to an unrealistic price is foolhardy.

Here are a few March highlights of the Sisters real estate market:

LISTING ACTIVITY
Active Residential Listings in Sisters:
 140 (82 Single Family Residences; 58 Residential with Acreage)
Contingent Residential Sales in Sisters:  1 (1 SFR, 0 RW)
Pending Residential Sales in Sisters: 13 (7 SFR; 6 RW)
Residential Sales in Sisters: 18 (8 SFR; 10 RW)
Average Days on Market:     212 days for Active SFR listings
201 days for Active RW listings
332 days for the SFR listings sold in March
322 days for the RW listings sold in March

Median Sales Price:
$439,500 for Active SFR listings
$624,950 for Active RW listings
$199,625 for the SFR listings sold in March
$379,500 for the RW listings sold in March

INVENTORY
Single Family Residence:  11.4-month supply (86 sales in the previous 12 months)
Residential with Acreage: 9.4-month supply (74 sales in the previous 12 months)

SALES PRICE:
Least-Expensive Single Family Residence Active Listing: $112,000
Least-Expensive Residential with Acreage Active Listing: $169,900
Most-Expensive Single Family Residence Active Listing: $2,350,000
Most-Expensive Residential with Acreage Active Listing: $4,500,000
Price Point with the Most Active Listings:
SFR: $250,000-$299,999 (12 listings) & $350,000-$399,999 (11 listings)
RW:  $850,000-$899,999 (6 listings); $400,000-$449,999 & $650,000-$699,999 (each w/5 listings)

If you’re interested in studying the market in more depth, below are several charts that capture various aspects of the March Sisters real estate market in detail.

Sisters, Oregon Real Estate Market Report for March 2012

Sisters, Oregon Real Estate Market Report for March 2012

 

Sisters, Oregon Real Estate Market Report for March 2012

 

If you’d like to discuss listing your home or would like to receive the latest update on the Sisters real estate market,  call me at 541-480-0987.

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

Posted in About Central Oregon, About Sisters, Oregon, Market Reports, Sisters Market Reports, Uncategorized | Tagged , , | Leave a comment

Design Trend Spotting: Stumbling Upon This Spring’s Flea Market Influences

Let me just say I love my husband, but he’s no home design trend-setter. For example, last week we were in Costco casually perusing the aisles, when he spied some pretty good-looking patio furniture.

“Hey, that would look great in our dining room!” he offered. Not about to take the bait, I quietly sighed and made a beeline for the next aisle.

Home Design Trend Spotting: Stumbling Upon This Spring’s Flea Market Influences

So imagine my surprise when I picked up the debut issue of Flea Market Decor magazine a few days ago (which, sadly, doesn’t have an online version that I can send you to). I had grabbed it, along with numerous other flea-market-related publications, to investigate what is clearly a trend (seeing as how there are numerous magazines devoted strictly to flea market design. But that’s another story.)

There it was, in an article detailing the “Top 12 Finds for 2012” in spot No. 2: Outdoor furniture. According to Rick McConn, owner of the Marburger Farm Antiques Show (which is held in the flea-market mecca of Round Top, Texas, so you know McConn knows his stuff), more and more homeowners are bringing the outside in. Popular outdoor options include vintage wicker, metal garden chairs and glass-top dining tables. Hmm. Turns out Jack was onto something.

The next day, during our bi-weekly Sisters broker tour, I stumbled upon several more of the aforementioned flea-market trends in one very stylish home — including numerous takes on the number one trend: galvanized metal. In the most out-of-the-box version, the homeowners had incorporated galvanized metal as shower wall material — very cool (check it out in the photo here).Home Design Trend Spotting: Stumbling Upon This Spring’s Flea Market Influences

While touring the home, I also spied Trend #5 (wireware);  Trend #11 (wood furniture); and Trend #8 (primitives). Check out another of the homeowners’ clever use of materials: the vintage farmhouse screen door turned pantry door, shown below, along with a few more photos from the home showing how they incorporated wireware, wood furniture and galvanized metal.

Home Design Trend Spotting: Stumbling Upon This Spring’s Flea Market Influences

Home Design Trend Spotting: Stumbling Upon This Spring’s Flea Market Influences

Home Design Trend Spotting: Stumbling Upon This Spring’s Flea Market Influences

Who knows, if I had had the time to study the house at my leisure (a luxury we never have on tour), I might’ve found everything on the list in that single home. Kudos to these sellers! I had no idea little Sisters was on the cutting edge of home design.

Here’s Flea Market Decor’s complete list of “Top 12 Finds for 2012”:
1. Galvanized metal (i.e., tubs, buckets, milk pails)
2. Outdoor furniture, especially vintage wicker
3. Smalls, such as tea cups, creamers, silverware and Limoges
4. Aubusson and kilim rugs
5. Wireware (i.e., baskets, shelves, candleholders)
6. Lighting (crystal chandeliers, sconces and chandeliers made from industrial parts)
7. Kitchenware (i.e., old sifters and baking tools)
8. Primitives (from dolls to furniture — simple and utilitarian)
9. Portraits
10. Antique books
11. Wood furniture (natural and painted)
12. Religious artifacts (rosary beads, crosses, crowns)

Are you selling your home this spring or summer? Consider staging it with a few of the trends mentioned here to really wow potential buyers. And, of course, if you are thinking about selling your home, give me a call. I’d love to get it sold for you.

About the Author
Lisa Broadwater, GRI, CDPE, is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Bend and Redmond.

Posted in About Sisters, Oregon, For Sellers, Home & Design, Homeowner Tips, Photos of Central Oregon, Uncategorized | Tagged , , | Leave a comment