This weeks tour kept me going for hours in SW Portland with many new listings to view. Starting adjacent to my neighborhood is Broadmoor, an area known by it's Bauman built homes and amazingly tidy landscaping. It is very much move in ready, with tasteful (if colorful) finishes and certain to be a favorite hang out in the summer with all ones friends with the lovely swimming pool in a very private backyard setting. The four bedrooms are spread between the three floors which many buyers with teen age children seem to prefer, as well as a spacious family room downstairs currently holding several guitars and a pool table. The home seems to beckon with amusements to be had. Previously listed last year at $885,00 and currently listed at $795,000.
Easy Being Green: The Leap Frog House
This special home is on the cutting edge of green features in Portland, and that's saying a lot. The Leap Frog House is practically "off the grid", that is to say it supplies a large part of it's electricity, water, and heat through photovoltaic solar panels and rain catchment and filtration systems. Energy generated to heat the house, stays in the house due to a very tight exterior (envelope). Healthful air is ensured with a ventilation system. Every attention has been given to healthful living, even down to the induction range. Not only does the range top heat foods faster and more efficiently, because there is no gas involved, there are no unhealthy gas fumes. Same with the paint, and all the other materials selected for their low VOC's (volatile organic compounds which release toxic gases over time). Countertops, cabinetry, flooring, stains and other finishes are as local and sustainable as possible. Attention was given to light coming in each room from at least two sides and ceilings are high giving a feeling of more light and space . Showers were constructed to hold in heat and encourage bathers to turn off water in between sudsing and rinsing. An unfinished area of the home offers a space that one could rent, if desired, or expand the house further. Here is a home that you can bask in the glory of being green, with most of the work already having been done for you. Close to Lewis and Clark, Tryon Creek Park and a pretty darn fast commute to downtown. The price is more approachable than last years first list price of $849,000, and has been featured in the Oregonian, Portland Architecture, Portland Spaces, and many other venues. The home is currently listed at $689,000 and I'd love to show it to you.
NE Portland
Pending before I could even blog it, this home was on the market for 8 days. It stands as a good example of what buyers are looking for right now. It fit nicely in the neighborhood, similar in size and style to the others around it. Just south of Killingsworth, it's close to shopping but on a quiet street. Most importantly, it is certified Energy Star Gold. Paints are low VOC, concrete counters, energy efficient furnace and appliances, and dual flush toilets. Energy Star homes go 15% beyond code in their insulation so a Gold rating goes beyond that, meaning hundreds and thousands of dollars of savings in utility bills over the years. I love older homes, but their floor plans are not nearly as desirable today as they were decades ago. Master bath plus hallway bath among the three bedrooms upstairs is another winner. Nicely priced at $399,000
Willamette Heights
Across the bridge on NW Thurman brings you to this home that feels like something from the Queen Anne neighborhood of Seattle- peaceful setting, but overlooking city views of Portland and walkable into all that NW Portland has to offer. A huge kitchen is the heart of this home- apparently the current owner kept a family style table smack dab in the middle of it, and you can probably easily have a table for ten there. Or a kitchen island. Three bedrooms upstairs, so very desirable and traditional layout make this a great family home. The oversize lot does have a treehouse and some raised beds, so whether it's children or vegetables the sunny yard is a great place to raise things. $978,000
Beaumont
Walkable to all the action of Beaumont, this home was actually built in 2004 and is a condominium divided into two levels, this being on the ground floor. Though on the corner of Freemont and Alameda, the interior was surprisingly quiet. A great room floor plan commands most of the 1200 square feet, with the kitchen in the center of all the action. Finishes are contemporary within the traditional exterior. The two bedrooms are on opposite sides of the space and would do well for a room mate or office at home situation. $378,000
Laurelhurst
This nifty little home is just steps from Laurelhurst School and has had many updates, including a great master suite upstairs complete with a shower with a river stone floor and a finished basement. Attention has been given to period choices such as the hexagon tile on the main floor bath. It does overlook some apartments across the street, which is not to everyones taste, and there is not much backyard to speak of, but the home itself is completely move-in ready- a plus for all us busy people. Testing the market at $599,000
Rummer: Vista Brook
In a little neighborhood off Scholls Ferry Road, lies Rummer heaven. Within a stones throw are a dozen of this builder's sought after mid-century homes. This home in particular has retained many of their sought after features: wood paneled living room and study, vaulted living room overlooking lush mature gardens through it's floor to ceiling windows, and a nifty floor plan that gives parents privacy by putting the master on one side of the home and the remaining two bedrooms on the other. While the baths were redone in what looks like the 80's and carpeting covers most of the floors, much original charm remains with great street appeal. The right owner can transform this home into a real showpiece. $500,000
Nel Centro: Portland's Riviera
Usually one would never associate Portland with a town that probably smells like sunscreen year round, but David Machado's newest restaurant, Nel Centro is influenced by the cuisine of the French and Italian Rivieras. I really can't say if they nailed what they were going for with Bain de Soleil being the closest I've ever been to any Riviera, but I will definitely be returning. The space feels modern and sophisticated yet playful. The use of materials is definitely influenced by the mid-century Hotel Modera, that the restaurant is attached to. Floor to ceiling windows let light in from north and south, with the south side facing a courtyard whose evening fire pits you can enjoy while having a drink at the hip and happening bar. As to our meal, the appetizers were gorgeous and the ingredients were local and at their peak. What really slayed us were our entrees. J had a tender piece of pork shoulder, bone in, a portion which will please the manly meat lover. I don't know how they kept it so tender, but they did. The pork was served with a fruit compote that reminded me of a chutney that might fit right in at Machado's Vindalhou in the Clinton neighborhood. My Delmonico steak was also generous and tender, but the clincher was the potato gratin- the best I've ever had. Luckily, you can order the gratin as a side dish, as well as a fennel gratin and pomme frittes. I have a feeling these a la carte sides are going to be destination dishes. After the substantial meal we passed on desert, but were able to take the rest of our wine out to the courtyard, finishing it next to a friendly group of young attorneys from a nearby office building. We were all very happy to have a new restaurant in SW Portland. Along with Clyde Commons, Park Kitchen and Higgens, I'm beginning to feel that downtown Portland's food scene can hope to rival the east side. More must see restaurant, garden and hotel pictures.
April Market Action Report
Excellent news- market inventory has dropped markedly from January where we started our at a whopping 19 months. Our current rate is at 11 months, which means if no other homes were put on the market, at the current rate of sales all properties would be sold- or absorbed, in 11 months. It is generally held that a 6 month inventory is the best balance between a buyers and sellers market. In more good news, sales grew from March to April by 13%, steeper than the usual rate. Prices are on average down from this time last year by 9%. Looking more closely at particular areas, West Portland has the highest DOM (days on market) at 150, but one can also see that West Portland by far has the most new listings and competition is steep to connect with that buyer.
Lake Oswego, Oregon City and Hillsboro are at the top of the loss in sales price from this time last year, at 9%.
Overall, NE Portland has done well with an average of 107 DOM, with year to date sales down by 27%, and the average sales price down from last year by 3%.
New listings are down overall as many builders have lost financing, and sellers that aren't compelled to sell are holding for the time being. Every situation is different and requires individual counseling, but overall it's a great time for first time home buyers and those who are selling and moving up into more house. Sellers needing to move for other reasons, whether because of a move, or a hardship would be well advised to work with someone that has the skill to position their property correctly in the market, and can prepare and present that property to stand out from the 14,000 other homes listed currently. You know where to find me. Read the Entire Market Action
Mother's Day Coupon
When my kids were little, my favorite mothers days usually involved a breakfast, somewhat made by the kids, and a day in the garden- undisturbed. Times have changed and now that they're older I concoct ways to spend time with them, this year trading in that valuable mothers day coupon for a hike in the gorge, with my most excellent husband indulging my plan as well. We had actually wished to visit Triple Falls on the Oneonta Trail. I will only tell you that getting information on the web about a hike is not a good idea. Nevertheless, Ponytail Falls was really exciting, as you can enjoy a misty walk behind the falls courtesy of a cave scooped out in the rocks. We had our lunch with an amazing view of the Columbia, and enjoyed several types of flowers in bloom. And Portland being the small town that it is, we ran into several people we knew including B & W, making it even more of a special day. We have to get there more often. More Pictures.
Bridge Meadows Promises Hope
He told us he tried to commit suicide at age ten, in the softest, calmest voice you can imagine. Mark Mathabane, author of Kaffir Boy, held us in his storytelling grip at a benefit for Bridge Meadows, a future community for foster children in the Portsmouth neighborhood. One might wonder what a South African author that grew up during apartheid in his country has to do with the 15,000 foster children we currently have in Oregon. But the message was hope. Rhonda Meadows of Portland, made the trip several years ago to Chicago to visit a groundbreaking community that "promotes permanency, community, and caring relationships for adoptive families of foster children while offering safety and meaningful purpose in the daily lives of older adults." Over the 14 years of the Chicago Generations of Hope, 90% of the foster children have been adopted. Rhonda brought back the concept to Portland, the city has furnished the former John Ball Elementary school site, and $3,000,000 has been raised towards the project.
Mark Mathabane didn't kill himself those many years ago. His mother convinced him he had value. Mark painted a picture for us, years from now, where one of the graduates of Bridge Meadows will be standing before us, telling us how they discovered the vaccine for Aids, or changed peoples lives with a book they had written.
Windermere has been raising money for the last three years, through our Windermere Foundation, to fund one of the buildings at the community. I'm proud to donate part of every transaction I have to the Foundation, and to work for a company that is part of my community.
Dolph Park
A small neighborhood bordering Grant Park, Dolph Park is one of my favorites in Portland. Graceful homes line the wide streets, yards are simple and well kept, and a peaceful dignified prosperity presides . Prices here, like everywhere, have fallen and two years ago this home would have been well over $700,000. A very hard to find 4 bedrooms and two baths lie on the second floor. The home is in excellent showing condition, and though the back yard feels a bit constrained, and the home currently lacks a family room, it was a pleasure to visit and would meet many homeowners needs. $670,000
Hawthorne: Aberdeen Condo
Under $100,000. Never see it, so luckily the opportunity arose today. Smack dab on Hawthorne and 15th, the attractive 1923 building appears well kept inside and out with a lovely garden and secure front door. This unit is a lower level and as snug as a bug at 360 square feet. Luckily Ikea makes scaled down pieces for just this challenge. Surprisingly, it felt bigger than what I imagined, and has an actual bedroom as opposed to a studio. There is an onsite laundry room and storage facilities.I would have loved it in my single days. $99,000 with HOA dues of $137 a month.
Clinton/Hawthorne
This home actually is better in person than with photographs. The layout is really great, with a proper entry area, and a graceful stairway leading upstairs facing away from the entry. Much of the original trim and architectural details are in place, though painted. The kitchen is surprisingly big, and I can imagine updating it without a whole lot of cost involved. Upstairs, there are three bedrooms, and the master has a walk-in closet. Fir is said to be under the unfortunate carpeting. The third floor has more unfinished space, and could be a great office. Drawbacks are a shared driveway, though there is a garage, a yard on the smaller side, and location close to busy 39th. If purchased at the right price, this house could be really special. $569,000
Hawthorne: SE 42nd
I wanted to see this home as the pictures looked great on line, and it sits back off Hawthorne a few blocks on a quiet street. On arriving, I met one of the owners, and found that the home was a flip. I'm always leery of the quality of this type of remodel- after all a true homeowner has more of a vested interest in the longevity of their updates. Wonder as well where the room for profit is on such a venture at this time of the market. They reconfigured the upstairs for two larger bedrooms, one clearly being the master, and cleverly put a pass through bath between the two. Another bedroom is on the first floor, an office perhaps, or an older child? Always the challenge. The home does have a backyard and a garage, two big plusses. With profit, $494,000
Brookford
A small neighborhood near Bridlemile Elementary School and Hillsdale, Brookford is well known for it's proximity to lovely Albert Kelly Park, and it's small but sturdy one-level ranches. It's not really on the way to anything, so it tends to be a quiet little pocket of very similar homes. This listing in particular couldn't be any cuter. It sits back from the street, and one enters through a little wooden door into a secret garden courtyard. From there, entering the house, it's neat as a pin and it's kitchen is smartly updated. The killer is the back yard, a rolling stretch of grass that makes ones mind relax immediately, as it's a wonderful buffer from the rest of the world (and surrounding homes), and is perfectly viewed through floor to ceiling windows in the kitchen. All on one level, perfect family or downsizing home. $525,000
Raleigh Park
This little board and batten cottage sits up off the street, and it's low profile belies the space within- 2,400 square feet on one level. Small but very private backyard complete with a treehouse. Very close to Raleigh Park Elementary and the adjoining park. Asking price is $569,000 which is on the higher side for the square footage.
Makes Me Want to Move Here
Portland just hit the front page of the Sunday travel section and the article really picks up on Portland's special energy. While it's not uncommon for me to feel a touch of irritation when an "outsider" comes in for the weekend and reports on our lifestyle as if we were some kind of previously unknown island tribe, author Matt Gross gets a lot of things right. Frugal Portand: NY Times Article.
Radon Facts
I'm not one for conspiracy theories, and tend to take big media stories with a big pinch of salt, but radon is present in parts of Portland and a genuine hazard. Radon is a naturally occurring gas that tends to collect in confined spaces, such a basements. The Environmental Protection Agency estimates radon causes up to 21,000 cases of lung cancer in non-smokers in the U.S. every year. In Portland, basements abound, as do daylight ranches.
When we bought our home in the West Slope area, we had the downstairs of our daylight ranch tested for radon, since two of our bedrooms were located there. Even though our neighborhood is not in the highest risk areas of town, the test numbers came back high enough to warrant mitigation.
It's a pretty simple process, and at the time was about $1,500. Basically, a hole was created in the slab, a pipe system was inserted into the hole, and a fan pulls the radon out of the home to the outdoors.
The first step is testing. You can buy inexpensive kits online, at Home Depot, or have the home professionally tested. By most accounts the test is most accurate when done over a several day period in an undisturbed area to get the best results. The kit is then sent into a lab (usually part of the cost of the kit) and you can either rest easy or pay some money to rest easy. Isn't that the way it always is? More information.
Vynil Goes Live
Like many homeowners, we have more projects planned than completed, so it was great fun to finally install our Vynil that we had ordered from France a year ago. Vynil is the brainchild of designers Stéphane Aurriubergé and Christine Montard who opened up a "publishing house" called Domestic. Designers from the world over create the stick on graphics, a wallpaper alternative. While most wallpaper does not excite me, I found it hard to choose between the dozens of designs available at Domestic. The Vynil package does offer a picture, and rather like the serving suggestion found on a cereal box, one can mix and match between the designs and allow your inner artist free reign. Although pretty expensive for "stickers," they are cheaper than buying a piece of art to decorate with, and will make shaving a lot more fun. Before and after pics.