Home for the Holidays | 4192 SW Greenleaf

Spend the holidays in a classic colonial on Greenleaf Drive. Enjoy spacious formal rooms with a fireplace, sip hot cocoa in the eat-in kitchen and cozy family room, rest in the quiet master suite with a spa-like bathroom. Keep guests happy in the additional bedroom suite with garden views. For more information on how you can come home to this fabulous property click here.

Posted on December 10, 2018 at 11:37 pm
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Portland-area real estate: 10 places where home prices are falling

By Elliot Njus | The Oregonian/OregonLive | Posted August 09, 2018 at 06:00 AM | Updated August 09, 2018 at 08:19 AM

Posted on August 14, 2018 at 12:00 am
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Portland-area home prices push higher

By Elliot Njus | The Oregonian/OregonLive
on March 28, 2017 at 8:31 AM, updated March 28, 2017 at 11:48 AM

Home prices in the Portland area, already at record levels, pushed higher in January.

Prices climbed 0.1 percent during what is usually a seasonally slow month, according to the S&P CoreLogic Case-Shiller home price index, reaching a level 9.7 percent higher than a year earlier.

That’s second only to Seattle’s 11.3 percent increase, year over year, in the 20-city index.

The median home price in Portland was $350,000 in January, according to the Regional Multiple Listing Service. It climbed to $353,400 in February.

The limited supply of homes on the market has helped push prices higher. In Portland, the end of February saw just 3,109 homes on the market, according to RMLS.

Prices are rising fastest among the lowest-priced homes, where first-time homebuyers and investors are competing for deals, but middle- and high-priced homes are seeing similar increases.

Climbing prices continue to take a toll on affordability. Mortgage rates have stayed relatively low, helping would-be homeowners maintain their buying power.

Future increases, however, could put a damper on homebuying, said David M. Blitzer, chairman of the index committee.

“At some point, this process will force prices to level off and decline,” he said in a statement. “However, we don’t appear to be there yet.”

Despite the eye-popping annual increases, there are signs that Portland-area home prices are losing steam.

For six months, monthly home-price growth on a percentage basis has hovered near the national average.

Portland area puts brakes on rapidly rising home prices

Rapid increases in Portland metro home prices may have run out of steam in the second half of 2016.

— Elliot Njus


Posted on April 10, 2017 at 7:31 pm
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10 Local Spring Break Ideas Around Portland

by Jamie Hale, The Oregonian | OregonLive

Portlanders don’t need to travel far to get out for spring break – though there are plenty of good day trips around the region. Instead, consider sticking around the city, taking advantage of all Portland has to offer.
With miles of beautiful hiking trails, several top-notch attractions and activities for kids and adults alike, Portland can be a spring break sanctuary, requiring little expense and little trouble getting around: many places on this list are free and several are accessible by public transportation. From spring flowers to LEGO art, here are 10 local excursions for the break.
Randy L. Rasmussen/The Oregonian

It’s never a bad time to visit the Oregon Museum of Science and Industry, but this spring is an especially good time to go. Last month the museum opened its spectacular new LEGO exhibit, “The Art of the Brick.” Featuring large-scale work by acclaimed Oregon-born artist Nathan Sawaya, the exhibit features a 20-foot tyrannosaurus rex skeleton, reproductions of several famous works of art and Sawaya’s famous sculpture “Yellow.”

2. Portland Hikes
When people talk about hiking around Portland they’re not usually talking about the city itself. It’s a shame, because Portland boasts a wide network of incredible hiking trails, from the 30-mile Wildwood Trail in Forest Park to the nine miles of trails atop Powell Butte. Locals might want to visit the lovely Marquam Nature Park in southwest Portland, or tackle the 11-mile Marquam Trail hike from Forest Park to Willamette Park.

3. Oregon Zoo
Even if you’ve spent a lot of time at the zoo, there’s actually a lot that’s new to see at the popular Portland attraction. Last month marked the grand opening of the Oregon Zoo’s new education center, while new polar bear cub Nora is still making a splash. The zoo will also host a spring break day camp from March 27 to 31.

4. Wooden Shoe Tulip Festival
March 24 marks the opening of the always-colorful Wooden Shoe Tulip Festival in 2017, a month-long display of blooming tulips at the Wooden Shoe Tulip Farm in Woodburn. The 40-acre farm lets visitors wander through and take pictures with the flowers, offering wine tastings, cow train rides and fresh-cut flowers to boot.

5. Oregon City
Oregon City isn’t at the top of many travel bucket lists, but it’s a great afternoon trip for Willamette Valley residents or Oregon history buffs. The McLoughlin Promenade walk is a good way to tour the city, going from the lovely main street up the famed Municipal Elevator, past overlooks of Willamette Falls and the Blue Heron Paper Mill, and to the historic McLoughlin House.

6. Fort Vancouver
One of the most popular national park sites in the Pacific Northwest, Fort Vancouver is also by far the most convenient to get to from Portland. Set along the northern shore of the Columbia River, the historic park is a throwback to the pioneer era, complete with blacksmithing demonstrations and reconstructed quarters from the fort’s time of prominence in the Oregon Territory

7. Stiegerwald National Wildlife Refuge
Head across the Columbia River, then drive west past Washougal in the Columbia River Gorge National Scenic Area, and you’ll find a wildlife wonderland that’s definitely worth your time. The Steigerwald Lake National Wildlife Refuge is home to deer, beavers, turtles, toads and more than 200 species of birds. Bring your binoculars and hit the trail, where the animals aren’t exactly shy.

8. Portland Japanese Garden
It’s an exciting time at the Portland Japanese Garden, which on April 2 will open its new Cultural Crossing expansion, including several new garden spaces, a castle wall, Umami Tea Café and several other buildings for educational and shopping purposes. The old garden area will still offer the same tranquility and beauty as always.

9. Umbrella Festival
Highlighting Portland’s colorful underground circus community, the annual Umbrella Festival will run from March 30 to April 2 at the Alberta Rose Theatre in northeast Portland. Every day offers a different show, ranging from youth-oriented and family-friendly shows to performances aimed at adult audiences only.

10. Evergreen Aviation and Space Museum
Located just southwest of Portland in McMinnville the Evergreen Aviation and Space Museum is a great local excursion for all-ages, featuring a hanger full of air and spacecraft, as well as a waterpark, theater and educational events. On March 31, the museum will host a spring break model rocket day camp for kids.

Posted on March 24, 2017 at 8:53 pm
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Portland’s New Housing Stock is Tilting to Accessory Dwelling Units

Created on Thursday, 02 March 2017 | Written by Steve Law

Portland’s new housing stock is getting miniaturized, with builders planning nearly as many accessory dwelling units as regular single-family houses.

Newly released data show the city issued 615 building permits for new accessory dwelling units or ADUs in 2016, approaching the 867 permits issued for regular houses.

Once a tiny niche in the market, ADUs — also called granny flats or mother-in-law apartments — now are poised to surpass regular home construction in the city. Data from the Bureau of Planning and Sustainability and Bureau of Development Services shows ADUs are growing in popularity each year, while the number of new regular houses seems to have plateaued.

In contrast, a decade ago, the city issued 30 times as many permits for single-family houses as ADUs.

“If you look at the growth chart (in ADU permits), it looks kind of exponential,” says Eli Spevak, a developer of co-housing, ADUs and other innovative housing, and a member of the Portland Planning and Sustainability Commission.

The city permit data likely undercounts the number of new ADUs, because many Portlanders are known to do garage conversions without getting permits, or remodel their basements and attics to provide new rentable spaces. The City Council and Planning and Sustainable Commission also are debating a proposal to allow two ADUs on many city lots as part of the city’s infill housing strategy. One ADU would be allowed inside the house and one as a separate building in the yard.

One reason single-family construction seems to have plateaued is the lack of undeveloped large parcels of land, forcing homebuilders to focus on infill homes on vacant lots or replacing demolished homes, rather than traditional subdivisions. But lenient city rules allow an ADU to be built on most single-family lots, meaning there are tens of thousands of available sites remaining. Homeowners can build them next to their main homes without buying land, or paying for costly utility hookups and driveways.

The average cost to build ADUs these days in Portland is about $160,000, typically for the maximum 800-square-foot unit, says Kol Peterson, an ADU consultant and blogger, and co-owner of Caravan, the Tiny House Hotel on Northeast Alberta Street.

The housing affordability crisis and growing traffic congestion are driving up the popularity of ADUs in Portland, especially in close-in neighborhoods. ADUs provide separate spaces for in-laws, adult children returning from college, or for private rentals that supplement homeowners’ incomes. Some are turning their ADUs into Airbnb rentals, which, in desirable locations, often yield higher incomes than regular rentals.

There’s also a growing “cottage industry” of ADU players, Peterson says. Those include developers, builders, architects and lenders. Banks have been slow to gear up lending for new ADU construction. But many people are now financing their ADUs via home equity lines of credit, Peterson says.

Portland has encouraged ADUs like few other municipalities, starting with a 1998 ordinance when Vera Katz was mayor that allowed one on nearly every lot that had enough space.

Perhaps the biggest boon to the ADU industry was the City Council’s moves — starting in 2010 — to exempt ADUs from systems development charges levied on other new development to cover the impact on roads, parks and utilities. So-called SDCs add several thousand dollars to the development cost of new homes.

In 2009, the city issued only 27 permits for new ADUs, but that number more than tripled the next year, when the SDC waiver took effect. The City Council has renewed the waiver twice since then; the current one expires in July 2018.

Peterson fears if the waiver isn’t renewed, it could destroy momentum in the ADU market. In his annual tours of ADUs around town, attended by several hundred people interested in adding ADUs to their lots, he asks people if they’d build them if they had to pay $17,000 in SDCs. About three-fourths of the people say they wouldn’t, he says.

Spevak isn’t so sure, because fees for ADUs could be based on their size, making them half the price of SDCs for regular single-family homes.

“It all has to do with how they’re set,” says Spevak, who owns Orange Splot LLC. “It’s fair to charge SDCs for new ADUs,” he says. However, in his view, “they should be quite a bit less than single-family homes.”

While developers and homebuilders often face the wrath of neighbors when they build infill houses or demolish homes to build replacements, there’s been relatively little neighbor opposition to ADUs.

Just because the city issues a permit for an ADU or a single-family house doesn’t mean it will get built. But a permit for an ADU costs $5,000, Peterson says, so he calculates that 92 percent of those getting permits wind up building. A permit to build a new single-family house costs even more, says Ross Caron, spokesman for the city Bureau of Development Services, so those shelling out such sums usually wind up building.

Peterson, who is writing a book about ADUs, says Vancouver, British Columbia, has issued about 6,600 permits for them, tops in North America. With unpermitted ADUS added in, that city claims more than 20,000 of them, he says.

Portland has the most in the United States, with some 2,200 ADU permits issued cumulatively, he says. Industry observers calculate that there is a far larger number of units here that were never permitted, though Peterson senses that share is declining.

What is an ADU?
Accessory dwelling units are secondary homes on residential lots. They can be inside a house or an outbuilding in the yard.

Under city rules, they can be no more than 800 square feet in size or three-fourths the size of the main house, whichever is smaller.

What about tiny homes?
There’s also a parallel boom in Portland for “tiny homes.”

Those can get smaller than 300 square feet, and could be classified as an ADU if they are built as permanent housing, such as on a slab of concrete or a foundation.

But many tiny homes are built on wheels so they can be moved easily. Under current city code, they are classified as RVs for residential purposes, making them illegal for habitation in peoples’ yards.

As with ADUs, though, tiny homes can provide an economical solution for Portland’s housing affordability crisis. City officials and homeless advocates are exploring ideas to make tiny homes more widespread in Portland.

Posted on March 22, 2017 at 7:58 am
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More People Are Arriving: Oregon Remains a Top Relocation Spot, Study Finds

Janet Eastman | The Oregonian/OregonLive By Janet Eastman
on January 03, 2017 at 11:00 AM, updated January 03, 2017 at 8:58 PM
Moving vans are on the roll and many continue to head to Oregon, according to a migration study released by Atlas Van Lines.

The moving company found that Oregon continues to be a top relocation spot, ranking second in inbound moves, percentage-wise.

That’s no surprise to the people already living here. After topping 4 million people for the first time in 2015, new residents have been arriving at a rate not seen since the 1990s.

Last month, the Census Bureau reported that Oregon had grown by 1.71 percent in the past year, making it the sixth-fastest-growing state by percentage. Its 69,000 new residents also make it the ninth-fastest-growing state in absolute numbers.

Most of the state’s population growth came from migration, which tends to follow the health of the economy. Oregon’s job market has been growing faster than the nation overall.

Each January, moving companies Atlas and United Van Lines reveal the percentage of inbound and outbound moves in each state to define trends in nationwide migration, which has slowed slightly, according to Atlas.

Oregon has been classified since 2012 as an inbound state, that is, more out-of-staters are renting moving vans to come here than residents leaving, according to Atlas.

In 2016, 62 percent of Oregon’s moves were into the state, according to Atlas’ latest findings. In 2015, Atlas found that 64 percent of moves in Oregon were inbound, propelling it to the top moving destination.

United Van Lines’ 40th Annual National Movers Study, which also tracks customers’ state-to-state migration patterns over the past year, found South Dakota narrowly overtook Oregon, which held the top spot for the previous three years as the nation’s Top Moving Destination. Vermont holds the second position, with Oregon rounding out the top three.

The influx of new residents has been one factor in rising home values and low vacancy rates among rentals. Prices in the Portland metro area grew 10.3 percent year over year, according to the S&P CoreLogic Case-Shiller home price index. The city saw the second-largest increase among the 20 metro areas included in the index, following Seattle’s 10.9 percent jump.

Nationwide in 2016, the total number of interstate and interprovincial moves by Atlas Van Lines reached 75,427, down from 77,705 in 2015. For the fifth consecutive year, the states with the highest number of total moves were California (14,995), Texas (11,973) and Florida (10,231).

“We are cautiously optimistic that we will see an uptick in 2017 for all types of moves, but we are aware of the economic headwinds that lie ahead of us,” said Jack Griffin, CEO and Vice Chairman of Atlas World Group, in a news release. The company has conducted the migration study since 1993.

Here are the 10 states with the highest percentage of inbound moves and outbound moves as reflected in moves handled by Atlas. This is the first year Idaho has been the study’s inbound leader. Wyoming topped the outbound list back in 2012 as well.

Top inbound states:

Idaho (63 percent)
Oregon (62 percent)
North Carolina (61 percent)
Tennessee (60 percent)
Alaska (59 percent)
Washington (58 percent)
Michigan (57.2 percent)
Washington D.C. (57.1 percent)
Florida (56 percent)
New Hampshire (55.1 percent)
Top outbound states:

Wyoming (63 percent)
Nebraska (61 percent)
Illinois (60 percent)
Delaware (59.5 percent)
Louisiana (59 percent)
Connecticut (58.9 percent)
New York (58.7 percent)
West Virginia (58.6 percent)
Indiana (58 percent)
South Dakota (57.6 percent)
View the full results of the 2016 migration patterns, along with a nationwide map and annual histories for each state.

– Janet Eastman


Posted on January 10, 2017 at 10:43 pm
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145 NW Pittock

pittocck new price

Posted on August 24, 2016 at 6:59 pm
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Portland Home Values Grew Fastest in US for 8th Straight Month

By Allan Brettman | The Oregonian/OregonLive 
Email the author | Follow on Twitter 
on July 26, 2016 at 3:09 PM, updated July 26, 2016 at 4:33 PM

Home values in May in the Portland region grew faster than any of the other 20 major metro areas measured in the monthly Standard & Poor's Case-Shiller home price index — the eighth straight month Portland topped the list, according to the list released Tuesday.

Local home values posted a 12.5 percent year-over-year increase in May, slightly higher than the 12.3 percent year-over-year increase the Portland market posted in April. The Portland area also posted a 12.3 percent growth rate in March.

The second- and third-highest ranked cities remained unchanged from April. Seattle posted a 10.7 percent year-over-year growth rate for the month; Denver's was 9.5 percent. Eight cities reported greater year-over-year price increases for May compared to April.

Homes across the country saw an annual increase in value of 5 percent in May, the same growth rate as April.

"Home prices continue to appreciate across the country," David M. Blitzer, chairman of the index committee, said in a statement. "Overall, housing is doing quite well. In addition to strong prices, sales of existing homes reached the highest monthly level since 2007 as construction of new homes showed continuing gains."

While the slim inventory of available homes likely accounts for the Portland price surge, the Regional Multiple Listing Service issued a report earlier this monthshowing the real estate market may be loosening.

Among other findings, the report showed housing inventory edging up slightly. It also showed prices jumped to an average of $412,000 in June, up from $402,500 in May and $369,500 in June 2015. The median rose to $362,000, up from $320,000 in June 2015.

— Allan Brettman

Posted on August 1, 2016 at 8:06 pm
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Portland Home Values Continue to Grow at Nation’s Fastest Pace

Home values in the Portland area continued to grow faster than any other metro area in the nation for the sixth straight month in March, according to the Standard & Poor's Case-Shiller home price index, released Tuesday.

The local market in March posted 12.3 percent year-over-year gains in home values, which was the largest increase by a significant margin among the 20 metro areas surveyed. Seattle (10.8 percent) and Denver (10 percent) were the only other two regions to post double-digit annual gains.

"It remains a tough home buying season for buyers, with little inventory available among lower-priced homes," said Svenja Gudell, chief economist at Zillow, in an email. "The competition is locking out some first-time buyers, who instead are paying record-high rents."

Portland's inventory has been historically low recently. The latest report from the local Regional Multiple Listing Service showed inventory at a miniscule 1.4 months in April. The figure estimates how long it would take for all current homes on the market to sell at the current pace. (Six months of inventory indicates a balanced market.)

Prices have also reached record highs; the average sale price in the Portland area was $397,700 in April and the median reached $350,000.

Nationally, home values in March posted annual gains of 5.2 percent, the Case-Shiller report found, down from 5.3 percent the previous month.

"Home prices are continuing to rise at a 5 percent annual rate, a pace that has held since the start of 2015," said David M. Blitzer, chairman of the index committee, in a news release. "The economy is supporting the price increases with improving labor markets, falling unemployment rates and extremely low mortgage rates."

Blitzer added that the number of homes currently for sale is "less than two percent of the number of households in the U.S., the lowest percentage seen since the mid-1980s."

"The Pacific Northwest and the west continue to be the strongest regions," Blizter said.

— Luke Hammill 

Posted on May 31, 2016 at 11:58 pm
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Downtown Portland Shopping Guide


alder and co

Find out which one of your favorite downtown Portland shops made the Oregonian's list for their Downtown shopping guide 

Posted on May 16, 2016 at 8:46 pm
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